HomeMy WebLinkAbout10F - 16000 Main Avenue
MEETING DATE:
AGENDA #:
PREPARED BY:
AGENDA ITEM:
DISCUSSION:
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372-1714
CITY COUNCIL AGENDA REPORT
June 8, 2005
10F
Robert D. Hutchins, Building Official
CONSIDER APPROVAL OF A REPORT FROM THE BUILDING OFFICIAL
WITH RESPECT TO THE CITY-OWNED RESIDENTIAL STRUCTURES AT
16000 MAIN AVENUE.
History:
On March 15, 1999, the City Council approved the purchase of the 15.18 acre
Kop farmstead. As part of the transaction, John and Meda Kop had a lifetime
estate. Mr. Kop passed away a few years ago and Mrs. Kop earlier this year.
The adult children, Jack and Jessie, have conducted an auction of the estate
belongings and now only the smaller belongings remain to be removed from
the house. We have been advised that within weeks the family will have no
further need to access the property or buildings. The City Manager has asked
me to review the buildings and materials on the property for the following
reasons:
1. The main building appears to be in dire need of repair or replacement.
2. Numerous outbuildings on the property are in a similar dilapidated
cond ition.
3. The property is dominated by various inoperable farm-related tools and
equipment which appear to have no value.
4. Once the property was vacated, unknown individuals have taken it upon
themselves to dispose of trash and refuse on the property.
5. Cats live on the property and are being regularly fed by someone.
The five conditions referred to above have the potential of being or becoming a
threat to the public health, safety and welfare. Based on my concerns, I
conducted an onsite inspection of each building on the property to recommend
a course of action with respect to each.
CURRENT Below are the results of my inspection of the property and each building
CIRCUMSTANCES: thereon completed on May 2, 2005. Pictures are enclosed. My report also
includes recommendations, which in my judgment as the responsible building
official, mitigate the threats posted by the existing conditions.
Two-story house:
The two-story style structure on the property dates back many years. Four
additions were added later to the property including a front porch, side
entrance, attached single stall garage and an addition to the single stall
garage.
The house is in poor physical condition due to age and lack of maintenance.
The original foundation supporting the structure is failing with voids
apparent at the ground line. Inside, concrete masonry foundation was
erected to support the above-grade framing. There is water leakage
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through the inside foundation in numerous places in the basement. Trees
are growing directly adjacent to the exterior wall surface in four locations.
These trees will impact the foundation over time.
The exterior of the house is a brick veneer over a wood frame. The face of
the wood has sustained water damage. The water damage, together with
the foundation shifting over time, has created cracks in the brick and
mortar. In some places, bricks have become dislodged and fallen from the
wall. On the north side wall the brick is separated from the wood frame wall
and in danger of collapsing. The gap includes both the wall and the
chimney, and is wide enough that birds have built nests in it.
The windows and door frames are in poor condition and in some cases
rotted, inoperable and in need of caulking and painting. The roof has leaked
for years to the point where the lath and plaster on the second level are
water stained, cracked and separated from the lath. I believe that the roof
damage goes beyond the three layers of shingles and roof decking and
includes the trusses.
In those areas where the exterior is wood and not brick, the exterior wood
is rotted and missing in various areas.
The floors in the interior of the structure are uneven. The staircase to the
basement requires reinforcement while the staircase going upstairs lacks a
handrail. Both are constructed at a steeper pitch than current code
requirements.
In my judgment, repair of the house, to meet code, would require a
wholesale rebuild. Virtually every major housing system (electrical, HVAC,
gas, sewer, water, insulation, etc.) does not meet current code
requirements and would need to be replaced.
If the building is to be used for public purposes, then an even more
comprehensive rebuild would be necessary including widening all door
openings, archways and halls in addition to fire and security alarm systems.
Larae Quonset Buildina:
While the building does not meet city code requirements, and will need
considerable fire suppression attention, it is presently being used to store
the Prior Lake-Savage Hockey Association Zamboni year around.
Pole Barn:
This building is in reasonably sound condition.
Detached buildinas 1 - 5:
Each of these buildings is in poor condition.
Conclusion:
The City Council should determine whether it desires to obtain an independent
assessment of the condition of each building, and if appropriate, a cost
estimate to repair those buildings which are seriously deteriorated. The
council may also determine whether the threats to the public health, welfare
1:\COUNCIL\AGNRPTS\2005\06060516000 Main Ave property. DOC
ISSUES:
FINANCIAL
IMPACT:
ALTERNATIVES:
RECOMMENDED
MOTION:
and safety posed by one or more of the structures, as well as the property
becoming used to discard refuse, warrant the demolition of structure(s). My
report contains information and findings regarding the structures and property.
Attached are excerpts from the 2003 Minnesota Building Code which adopts
the 2000 International Residential Code. These are provisions which the two-
story house does not comply with.
I recommend that the City retain the large Quonset building and the pole barn.
The remaining buildings should be removed, in my opinion.
Since the property is unoccupied, it could be attractive to vandals and youth
leading to further building damage or personal injury. The two-story house and
five outbuildings are in an unsafe condition and, in my opinion as the Prior
Lake Building Official, the buildings constitute a hazard to the public health and
safety.
An expenditure of public funds would be involved if the City Council decides to
solicit another opinion, remove the buildings or repair the buildings.
Four alternatives are available to the City Council:
1. Take no action.
2. Authorize an independent evaluation of each structure on the property.
3. Authorize the removal of the two-story house and the five outbuildings.
4. Authorize an independent evaluation of the two-story house and removal of
the five outbuildings.
At minimum, the five outbuildings should be removed together with the
miscellaneous equipment stored around the propert .
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1:\COUNCIL\AGNRPTS\2005\06060516000 Main Ave property. DOC
Kop Demolition agenda
veneer on the North side of the building has pulled away from the framework,
revealing the wood frame below. Birds have built nests in-between the wood
structure and the backside of the brick face veneer.
The roof has deteriorated to the point of water leakage into the house resulting in
damage to the lath and plaster on the second story ceiling and sidewalls causing
the plaster to crack and show water stains on the surface. The Citities Park and
Recreation Department installed a temporary roof on the south side of the
original house in 2003. This was to stop water leakage into the main house. The
temporary roof was installed over three layers of roofing.
The City has adopted the 2003 Minnesota State Building Code (MSBC) which
adopts the 2000 International Residential Code (IRC). The two story house is in
violation of the following code items:
~ MSBC 1300.0180 UNSAFE BUILDINGS OR
STRUCTURES. The building official may order any
building or portion of a building to be vacated if
continued use is dangerous to life, health, or safety of the
occupants. The order shall be in writing and state the
reasons for the action.
All unsafe buildings, structures, or appendages are public
nuisances and must be abated by repair, rehabilitation,
demolition, or removal according to Minnesota Statutes,
sections 463.15 to 463.26.
~ IRC R309.2 Garages and carports. The garage shall be
separated from the residence and its attic area by not less
than ~"-inch gypsum board applied to the garage side.
~ MSBC 1309.0314 SECTION R314, STAIRWAYS. IRe
Section R314 is amended to read as follows:
R314.1 Width. Stairways shall not be less than 36 inches
(914 nun) in clear width at all points above the permitted
handrail height and below the required headroom height.
Handrails shall not project more than 4.5 inches ( 114 nun)
on either side of the stairway and the minimum clear
width of the stairway at and below the handrail height,
including treads and landings, shall not be less than 31.5
inches (787 nun) where a handrail is installed on one side
and 27 inches (698 mm) where handrails are provided on
both sides.
~ IRC R317.1 Single-and multiple-station smoke alarms.
Single-and multiple-station smoke alarms shall be
installed in the following locations:
1. In each sleeping room.
2. Outside of each separate sleeping area in the
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