5.b) Receive Report on Hilltop Water Company Barn Meeting Date: 6/1/2010
Agenda Item: ���� �-,, �
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City Council Agenda Report
City of Scandia
14727 209`h St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: Receive a report from Susan Rodsjo and Greg Benson regarding the
Hilltop Water Company building, and consider a proposal for the city
to assume ownership of the property.
Deadline/ Timeline: N/A
Background: • In October of 2009, Planning Commissioner Susan Rodsjo
approached the City Council with an idea to preserve the "tower
barn" owned by the water company.
• The water company hired an engineer to inspect and evaluate the
structure. The report made recommendations for the barn
structure and for the water systems serving the Village area of
Scandia.
• The water company submitted a memo indicating that their long-
term plan would be to remove the building and install a small
pump house for the well, unless the city takes over the building for
restoration and community use. Conditions would include
continued use of and access to the site by the water company, and
that the water company and the city would share the cost for
interconnecting the well with the city's Uptown water system.
• Ms. Rodsjo proposes a fund-raising effort to pay for restoring and
remodeling the building for an arts center that could be used for
small plays, concerts, and recitals, and also function as a space for
small classes or possibly an art gallery.
Recommendation: I recommend that the Council receive the information. You may wish
to set a date for discussion at a future meeting, as this is a complex
issue and the June 1 meeting will be a brief session.
The proposed project may be an opportunity to save a distinctive
structure important to Scandia's historic character. I have prepared a
preliminary list of issues for further investigation should the Council
determine it wishes to proceed with a project (see separate memo,
attached.)
Page 1 of 2
OS/26/10
Attachments/ • Excerpt of Council Minutes of October 6, 2009
Materials provided: . Inspection and Evaluation of Hilltop Water Company Barn, Paul
Bergson MS PE (dated February 21, 2010)
• Memo from Hilltop Water Company(received May 24, 2010)
• Memo from Anne Hurlburt, Issues for Hilltop Water Company
Building (dated May 25, 2010)
Contact(s): Sue Rodsjo (651 433-3917)
Greg Benson (651 433-2646)
Prepared by: Anne Hurlburt, Administrator
(Hilltop Watcr Coirpany Building)
Page 2 of 2
OS/26/10
October 6, 2009
Scandia City Council
Page 3 of 4
city and �;overnrnent plans which offer high-deductible health plans combined with I-�e�
Savin�;s /�ccounts. 1_hese plans typically offer 100% single coverage and 80% fami coverage.
Mayor Seefeldt called for a vote on the motion. Voting yes to adopt Res��tion 10-06-09-02:
Amos, ('rum, Seefeldt. Voting no: Lindell. The motion passed 3-1. ����'
�
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UTILITY PERM[T, FRON'I'IF.R COMMUNICATIONS ,�ra^�'
1�rontier Con��nlunications has applied for a utility permit to b �`�a telephone service line at
10434 2 i0`�' Street Crum, Seefeldt, moved to approve t Ttility Permit for Frontier
Comrnunic�tions for work at 10434 230t" Street, co gent on all fees being paid and
�om���iance �vith the city's utility/ROW require ts. The motion passed unanimously.
C(;13TIFI('�.'i'E OF COMPLICANCE FO GRICULTURAL BUILDING ROBIN
13(�t)IZI+',N, 1l_529 MAYBERRY TRAIL SOLUTIONI0-06-09-03
Robin l3o�re;n, I 1529 Mayberry Trail, "�applied for a Certificate of Compliance to construct a
3,200 squai�e ,00t agricultural buildi �.�All setbacks requirements are met. Building Otficial
'l'(�orp has recommended approva indell, seconded by Crum, moved to approve Resolution
10-OG-U9-03, Certificate of C pliance for Robin Booren. The motion passed unanimously.
Tlre P/nyrning Commissi ineeting was ca//e�l to order at 7:31 p.m. The following were
nrc�sent: C'oinmission :air Chris Ness, Commissioners Christine Maefsky, Susan Rodsjo and
Feler Sel�wnrz. Ahs t: Commissioner Tom Krinke.
API'OINT PI N1NG COMMISSION REPRESENTATIVE TO PROJECT ADVISORY
COMMIT' ,E PAC FOR ZAVORAL MINING ANll RECLAMATION PROJECT EIS
��s part o �: process for preparation of the EIS for the Zavoral Mining and Reclamation
Proi�:c � e City Council is appointing an advisory committee. The committee will have up to 12
n�err er�. Schwarz, seconded by Ness, moved to appoint Commissioner Tom Krinke as the
�'I� e�in� C'ommissian representative to serve on the PAC. The motion passed unanimously.
6JIS�CI?SSION ON THE HILLTOP WATER COMPANY WELL BUILDING
Comanissioner Rodsjo presented information concerning the status of the historic well building
in the Viilage Area. It is currently managed by the non-profit Hilltop Water Company and houses
the we)l pumps serving a section of residents in the Village Area on the private well system. The
huilding is in need of repair and in danger of being torn down. Commissioner Rodsjo suggested
that the city purchase the building for a minimal amount and in turn apply for grant funds which
arc availabEe for the presel•vation of historic structures. To qualify for the grant funds, the
building inust be used for community activities. 1'here is a house and lot next to tlle building
which is fot- sale and could be purchased to expand the parking area. Commissioner Rodsjo
asl<cd ihe council if there would be any interest in pursuing this idea.
C�"il.y� �d�alinirtrator suggested that additional information be gathered, such as an engineering
stu�y� �to ci��ier���ine the actual costs of renovation. The costs to insure this type of building will
also t�e invcsiigated. Prior to organizing a committee to further study this, Commissione�r Rodsjo
���ill hrin�, ba:.k cost estimates and potential for uses.
February 21, 2010
Mr. Greg Benson - Treasure
Hilltop Water Company
21120 Olinda Trail North
Scandia, MN 55073
Re: Inspection and Evaluation of the Hilltop Water Company Barn
Mr. Benson:
As per your request dated November 9, 2009, I have completed an evaluation and site inspection
of the Hilltop Water Company Barn. The purpose of this evaluation and inspection of the
structure is to provide the Hilltop Water Company with information regarding the integrity of the
building and this includes: a structural asscssment and foundation review, site layout, concerns
regarding the well and ancillary equipment (i.e. the pressure tanks), and potential for the building
to be used as a community building while maintaining a functional well.
I made three site visits to the Hilltop Water Company Barn. The first visit was on November 14,
2009 with Mr. Greg Benson, Treasure for the Hilltop Water Company, to walk through to obtain
past, current, and future use needs for the Hilltop Water Company. The second visit was on
November 18, 2009 to review in detail the structure, footings, site layout, well location, and
equipment housed within the building. The third and final visit was February 13, 2010, to
observe snow build-up on the roof, snow-melt and water run-off from the roof, and snow
removal and placement activities for the parking area.
Hilltop Water Company Barn
The building comprises two attached structures, Photo P-1. The original structure ("Barn") may
have been constructed in the 1890's�'Z and was constructed using hand-hewn lumber and mortise
and tenon construction methods. It is unknown when the second structure ("Add-on") was built,
but this structure is constructed of dimensional lumber and includes timber supports that were
probably removed from the Barn hay loft support system(i.e. columns).
The upper level of the Barn was probably a hay loft and there is evidence of feed slots in the
floor of the hay loft, Photo P-2. The Barn also supports the Cupola, and the Cupola may have
contained a water tank as evidence indicatcs a heavy load being supported in the hay-loft space
with timber cribbing below and heavy framing support adjacent and around the Cupola, Photo P-
3. Also, there is a pipe (possibly 1" or more diameter) that is installed within this space that may
have been used to fill the water tank.
The majority of the hay loft beam floor support columns have been removed, and evidence
suggests that there were stalls in the Barn at ground levcl. Also, beams supporting the hayloft
show that the column supports have been removed and the Barn also includes dimensional
lumber, but only in a few locations.
It is unclear what the purpose for the Add-on was, but it may have been constructed for
additional storage fort the Scandia Mercantile. The Add-on gable roof connects to the Barn
Gable roof gable, Photo P-4, and the Add-on upper level floor is offset from the Barn hay loft.
' Based on verbal information from numerous sources.
2"Scandia—Then and Now",Anna Engquist,The Croixside Press,Stillwater, Minnesota, 1974.
Thc original well may have been installed in the Barn on the north end and directly below the
Copula, and probably constructed of a shaft fully lined with rock. The current well pit shows
evidence of rock and concrete construction, but this may suggest a hand-dug well prior to the
first"deep well." Photo P-5 shows the rock wall and the concrete wall to the north. The well-pit
is constructed of stone and concrete and contains the pressure tanks for the Hilltop Water
Company and the first deep-well stand-pipe. The active well, drilled in 1972, is outside the
building structure on the north side of the Add-on, Photo P-6. Direct access to the pit containing
the pressure tanks is from with-in the Barn, but there is a slab outside the Barn on the north side
with a removable cap, and this may have been installed to service the original well, Photo P-6.
The Barn and Add-on is currently being used for storage on the lower level (ground level) and
houses the electrical and pressure tanks for the Hilltop Water Company. The upper level is
basically empty, however there are misccllaneous items that should be removed. Also, access to
the Cupola is from the upper level.
Immediate Concerns, Observations, and Recommendations
During the November 18, 2009 walkthrough there were items that require attention to reduce
deterioration of the Barn, minimize the potential to contaminate the well, and providc clear
access to the well pit in the event of equipment failure. This includes:
1. A 2x4 rafter is broken/split in thc Add-on on the south side near the entrancc to upper
level, P-7. This is a simple fix, but should be made soon to prevent overloading other
rafters.
2. Level out low/sagging areas on the roof structure with-in the Add-on roof system to
minimize the potentia] for ponding from snow melt and ice. This may require temporary
shoring within the structure.
3. Install gutters, down spouts, and re-roof areas as needed. The critical areas are the Add-
on gable and Barn gable intersection and the east side of the Barn. This will prevent rain
and snowmelt water from running down the siding. Also, the water can be directed away
from the structure to prevent additional degradation of the foundation.
4. Direct runoff water and snow plow activities away from the building to preserve the
footings and lower portions of the siding and wal] framing/sill boards for the Barn and
Add-on. However, the water run-off may be a concern for the nearby residences.
5. Clean out the 2nd level and especially the bird guano. This is a health hazard and the
bird guano is potentially corrosive to metals (i.e. nails or other metal connectors). Before
cleaning the structure I recommend not using a shop vac directly in the space and shovel
and clean as much as possible. Wear a dust mask with a Nema 95 or better rating. If you
use a shop vac make certain the vacuum exhaust is outside and not blowing within the
upper level space.
6. Clean near the well tank pit and remove/reposition items near the pit so there is not a
potcntial source of contamination or blockage for access in the event of a tank failure.
7. The cap on the active well, Photo P-6, needs to be secured (locking bolts were missing
during the November 18, 2009 visit) and I also recommend a locking well cap and
installing a fence or concrete curb to prevent impact damage.
8. Secure the removable concrete cap outside the Barn directly above the pressure tank pit,
Photo P-6, to prevent water from lcaking in or other debris from falling in.
9. The ladder to access the Cupola is not safe and should be removed to prevent access to
the Cupola.
Observations made on February 13, 2010
1. Water run-off from the barn (i.e. from snow melt or rain) is as expected.
2. The snow removal around the structures is sufficient and keeping snow build-up away
from the building footings and siding is imporiant.
3. The snow load on the building is not of concern at this time, but, repairs to the Add-on
roof joist described above need to be completed if not finished yet.
4. Photo P-8 and P-9 is a comparison between the November 18, 2009 and February 13,
2010 visit. The structure is not showing additional signs of distress.
Future Structure Use and Recommendations
The Hilltop Water Company Barn is a unique structurc and a recognizable structure. This is a
signature structure for Scandia, and a structure that connects local history to generations of
residents, old and new. Visitors who stop in Scandia for brcakfast, lunch, or dinner also cherish
this structure. I recommend the Hilltop Water Company pursue ways to prescrve this structure
and involve the local community to pursue potential sourccs of funding.
The structure necds much attention beyond the recommendations listed above for it to remain
standing for the long-term. If the Hilltop Water Company chooses to pursue restoration work
and continued use, I can assist. However, I strongly recommend the Hilltop Water Company
involve the local community and discuss potential use changes. I also recommend the Hilltop
Water Company begin monitoring the structure for out-of-plane or unwanted movements using a
combination of digital photos from fixed locations, simple yearly survey checks, and routine
visual observations.
Unforiunately, to preserve the Hilltop Water Company Barn and provide for a potential
community use, there are regulations and rules from the Minnesota Depart of Health ("MDH")
that may need the Hilltop Water Company to pursue a variance far continued well use. The
alternative is a possible well relocation if the building were to stay. The current well is
"grandfathered" in and the present location is not idle because of the proximity to the nearby
house, Olinda Trail, the current businesses (Scandia Cafe, Vet Clinic, and Store, etc), parking to
serve these businesses, and the local sanitary system.
Long-Term Well/Water Recommendations
Scandia currently has at-least 5 deep wells that serve various locations within the community.
Besides the Hilltop Water Company, there is a well serving the Community Center, a well
serving homes to the north of Highway 97, a well serving the housing development to the west of
Scandia, and the well serving the Scandia Fire Rescue. Unfortunately these wells are not
connected to support down-time, maintenance, or use for fire-support activities. I strongly
recommend pursuing connecting these wells, and installing locations for the Scandia Fire Rescue
to have immediate access to water.
Directional drill/bore is a method that can connect these wells and provide for redundancy and
continued water use. I can facilitate discussion and I strongly recommend the Hilltop Water
Company pursue connection with the well north of Highway 97 and the community center.
Final Comments and Opinions
It is my professional opinion that the Hilltop Water Company makes an effort to salvage and
restore the Hilltop Water Company Barn. The Barn/Add-on structure is a piece of history and to
tear down or move the structure would be a loss to the community. The Hilltop Water Company
should pursue involving the local community to preserve the structure far community use.
In addition, I suggest working with the Scandia City Council to connect all community wells for
redundancy. The local water companies in Scandia should begin pursuing a community well or
well towers for sustainability rcasons. This could include multiple water towers that can be
designed and constructed to appear like a silo, efficient ways to recharge these towers and keep
pressure, and use green energy to recharge the water towers (i.e. wind or solar power).
Thank you for the opportunity to provide an assessment regarding the Hilltop Water Company
Barn. If you have questions do not hesitate to contact me.
Sincerely,
Paul M. Bergson, MS PE
PE#23340
25655 Quail Ridge Trail
Lindstrom, MN 55045
Phone: 651-257-9214
Cell: 651-470-9732
ber sg 013(�umn.edu
Cc: Susan Rodsjo, City of Scandia Planning Commission
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�il(to� Water Company Document: CITY OF SCANpIA
During the past few years the Hilltop Water Company has looked at thc possibility
of renting or updating or selling the tower barn building in Scandia. Its current use
is only to house the well equipment of the water company. We havc decided that the
cost as well as the permit and zoning issues make it impossible for us to make it
financialiy viabie. It is our long term goal to raise the funds from water users to
rernovc the building and build a small pumphouse near the well for our we)1
equipinent.
W� have also taken the pulse of the shareholders (users)who would like to see if the
t�uilc�in� could be saved. We feel the only entity that could restore the building for
sc1�e use would be the City of Scandia. It would be nice to see a historic building in
Scandia saved. Our town is about history and tradition and most of the old
buildings have been destroyed. It would be a loss to Scandia to destroy the building.
If tne City of Scandia has any interest in loo'ng at taking over the building for
some type of restoration and community use, the Water Company would be willing
to danate the building and land to the City (shareholders must approve)with
certain conditions.
�a� exchange for the building and property the City would provide:
1) Permanent water rights to the Water Company and have some legal document
(easement) for the Water Company to enter the building to service the equipment.
2) A smalt co�-ner of the building or a separate pump house near the building for the
valves and Pressure tanks for the well; the equipment would be brought above
ga•ound.
�) The Water Company would retain the right to drill a new well near the current
well if the current well failed.
4) �f'he Water Company and the City would share the cost to connect each of their
respeclive��ater systems under Oakhill Road so that each entity woald have a back-
up source of water temporarily while repairs were being made to either system. We
be[eeve this is a recommendation from the Department of Health for both systems.
'�'l�e I�illtop Water Company would like the City of Scandia to consider these
c���tions. 'I'hank you.
��il8tv� VVater Company
S�anclia, Minnesota
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Memo � �
To: Mayor and Council
From: Anne Hurlburt,City Administrator
Date: May 25,2010
Re: Potential Hilltop Water Company Building Project
At the June 1,20l 0 City Council meeting,the Council will hear a proposal that the City consider
taking ownership of the historic barn owned by the Hilltop Water Company.
The following is a preliminary list of issues that the Council may want to consider when evaluating
the proposal.
1. Potential Use of the Building
• What community needs could this building fill?
• Could the building exteriar be stabilized without a major remodeling of the interior?
2. Renovation and Remodeling Costs
• What will be the source of funds? Grants may require matching funds.
• A significant amount of repairs appear to be needed. How much should the water
company contribute?
• Costs will be highly dependent on the end use; a public assembly use will require
more extensive remodeling(sanitation facilities,handicapped accessibility, etc.)than
would a storage use.
3. Site Issues
• The site is small (approximately 48 feet wide by 109 ft. deep.) A survey should be
obtained to locate boundaries and the location of existing improvements.
• There is no sewer system on site, and currently no capacity in the city's Uptown
Sewer System. The cost of increasing sewer capacity for a future use of this building
should be considered as part of the project cost.
• The site is used for parking by the Scandia Cafe, with a gavel surface up to the
foundation, and no landscaping. The structure should be protected and the entryway
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would need to be improved,which may reduce the area available for parking. Hard
surfacing the parking area should be considered, along with an ageement with the
Cafe concerning their use of the area.
• The amount of available parking is small. However, a new use could have hours
complementary to the cafe or have a low parking demand.
4. Liability
• The City would need to be careful not to assume liability far the water company's
existing or future use of the site. It is unknown whether they currently cany liability
insurance for any potential contamination of the well. What if the city's activities
caused a problem with the well?
• The advice of the ciry's insurer(LMCIT) is to proceed with a great deal of caution. A
carefully crafted legal agreement,backed up by the appropriate insurance,would be
needed.
5. Operation and Maintenance Costs
• Operation of the site for a public use would require an ongoing commitment from the
city far staffing, security,utilities, cleaning, snow removal and building maintenance.
While smaller in scale,the responsibilities would not be dissimilar to what is required
at the Community Center.
• The city's current rate for property insurance is $l.10 per$100.00 of value. Until it is
improved,the city could decide not to insure the structure. However,once it is
remodeled,the insurance costs would need to be budgeted.
6. Water System Connection
• The technical requirements and costs to connect the Hilltop water system with the
city's Uptown system, as requested by the water company, are unknown. An
engineering report would be needed.
• Health Department requirements for any water system connections should be
explored. There may be costs for testing, wellhead protection or operator
requirements.
• Does the Council want to consider any other of the more extensive suggestions from
the water company's engineer for connecting water supplies in the Village area of
Scandia?
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