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C. Historic St. Hubert's Church CITY OF CHANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.1110 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard Phone: 952.227.1400 Fax: 952.227.1404 Planning & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site VNNI.ci .chanhassen. mn. us ~1- ~ ........- ~ ~~ MEMORANDUM TO: Mayor & City Council FROM: Todd Gerhardt, City Manager DATE: ~. March 23, 2009 SUBJ: Discuss the Future of Historic St. Hubert's Church At our November worksession, the City Council asked staff to meet with St. .Hubert's Church and the Chanhassen Historical Society to discuss their vision for the long term use of historic St. Hubert's Church. The City Council also extended the city's lease of the property to April 1, 2009 with the condition that St. Hubert's pay half of the utilities (which they have). Council members Ernst and Litsey and staff met with the group on Tuesday, March 17. The Historical Society's vision for the church is to raise money through a variety of fund raisers and to apply for grants that would be used to renovate the building. They would also use the church for a variety of special events throughout the year. At this point, the Historical Society does not have the revenue to pay one-third of the utility costs; however, St. Hubert's is willing to pay their portion of the utilities until they have the revenue. Staff believes that we are down to two options: Option 1: St. Hubert's Church would be responsible for 2/3 of the costs of the utilities, all the maintenance, management, and capital costs. The city would provide 1/3 of the costs of the utilities (currently the total gas and electric bills are averaging about $225 per month plus $2,000 per year for general liability insurance), but no contribution towards maintenance or capital costs. Additionally, the city would require fee title/ownership of the church. This would allow the Historical Society to apply for grants and also justify our contribution towards the utility costs. If the City Council agrees to this option, staff should be directed to work out a purchase/lease agreement with St. Hubert's. This agreement would be scheduled for approval at a future City Council meeting (no later than August 1,2009). During this time, St. Hubert's Chanhassen is a Community for Life. Providing for Today and Planning for Tomorrow Mayor & City Council March 23, 2009 Page 2 should pay 2/3 of the utilities and all maintenance or capital costs beginning April 1, 2009. Option 2: The city sends St. Hubert's a notice to terminating our lease agreement as of March 31, 2009. St. Hubert's Church and the Chanhassen Historical Society will be present at Monday's meeting to encourage the City Council to accept Option 1. I have placed this item on the regular agenda for the City Council to take formal action. A TT ACHMENTS 1. Staff Report dated November 20, 2008 CITY OF CIlANHASSEN 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Administration Phone: 952.227.1100 Fax: 952.227.111 0 Building Inspections Phone: 952.227.1180 Fax: 952.227.1190 Engineering Phone: 952.227.1160 Fax: 952.227.1170 Finance Phone: 952.227.1140 Fax: 952.227.1110 Park & Recreation Phone: 952.227.1120 Fax: 952.227.1110 Recreation Center 2310 Coulter Boulevard . Phone: 952.227.1400 Fax: 952.227.1404 Plann ing & Natural Resources Phone: 952.227.1130 Fax: 952.227.1110 Public Works 1591 Park Road Phone: 952.227.1300 Fax: 952.227.1310 Senior Center Phone: 952.227.1125 Fax: 952.227.1110 Web Site ~^wl.ci.chanhassen.m n.us :L MEMORANDUM TO: Mayor & City Council FROM: Todd Gerhardt, City Manager oW' DATE: November 20, 2008 SUBJ: Discuss the Future of Historic S1. Hubert's Church BACKGROUND A lease exists between St. Hubert's Church and the City of Chanhassen for the rental of historic S1. Hubert's Church next to the old Village Hall. The lease will expire on December 31, 2008, at which time St. Hubert's will become responsible for the car~ and maintenance of the building. HISTORY During the 1976-78 time frame, S1. Hubert's undertook a process of determining its needs for the historic building that was vacated when they built a new church across the street. The congregation was split as to whether the building should remain as a community building or be demolished or moved. The issue was presented to the city and the council incorporated the property into the downtown redevelopment plan, which at the time Included a central city park that would encompass the Pauly's Bar/Bottle Shop, old Village Hall, the vacated Great Plains Boulevard, and the ch~rch area. Following this decision, the city and St. Hubert's Church entered into a long- term lease (20 years), which was td be renewed (renegotiated) at five-year I intervals. Various community and private groups used the building during 1979/80. Monies received were minor. The church had not been maintained for several years and the city completed some major improvements, including a new furnace, rafter repairs, re-Ieading stained glass windows, a new roof, etc: From 1980-89, the city entered into a sub-lease agreement with Family of Christ Lutheran Church. In mid-1989, after Family of Christ moved into their new facility, the city entered into a sub-lease agreement with the Colonial Church at Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow Mayor & City Council November 21,2008 Page 2 Heritage Square. They moved out in 2002 and the building has been vacant ever since. In 1981, the church was placed on the National Historic Register. SUMMATION Both S1. Hubert's Church and the Chanhassen Historical Society (CHS) have asked to meet with the City Council to discuss the city's interest in collaborating on the preservation of the church. Staff has discussed the limited role that the city may play in this collaboration, such as providing 1/3 of the costs of the utilities, but no contribution towards maintenance or capital costs. Additionally, the city would require fee title/ownership of the church. This would allow the Historical Society to apply for grants and also justify our contribution towards the utility costs. My expectation for Monday's meeting is for both S1. Hubert's Church and the Chanhassen 'Historical Society to explain their interest/vision for the bui Iding and to determine the city's interest in collaborating on the building's preservation. Attached please find S1. Hubert's and the Historical Society's interests in historic S1. Hubert's. ATTACHMENT 1. Interests of S1. Hubert's and Chanhassen Historical Society. 2. Utility Costs for Historic S1. Hubert's Church. 3. Information from Daniel J. Hoisington, Preservation Consultant g:\admin\tg\st huberl work session 12-I-08.doc Historic St. Hubert's Work Session Facts: . Current lease with the city expires on December 31, 2008. . Once the lease expires no activities may be scheduled in the building due to insurance concerns. No additional rentals or leases can be entered into due to insurance concerns. . At time the lease expires, payment of utilities will be the responsibility of St. Hubert's. . Currently, St. Hubert's doesn't have the funds to update the church in order to meet the insurance requirements for use of the building. . If St. Hubert's was not currently in discussions with City and Historical Society representatives, it is likely that after the current winter the building would have its utilities shut down to a minimum and locked up for an indefinite period of time. . It would likely be at least 5 years before St. Hubert's would be in a position to update the building for re-use. The current debt load would need to be under $IM to undertake such a project. Interests of St. Hubert: . St. Hubert has an interest in seeing the building preserved including restoring it. . St. Hubert is willing to implement a fundraising process for obtaining and securing funds to help offset the costs of maintaining and restoring the building. . St. Hubert is willing to pay a portion (1/3) of the on-going costs to keep the building running. This would include costs for utilities and maintenance. . St. Hubert would require that ownership transfer by October 1, 2009. If this doesn't occur, we would shut down the building to reduce utility costs for the winter. . At such time that either the building is severely damaged or destroyed St. Hubert's would like to see the ownership of the land tran~fer back to St. Hubert's. . Any partnership or party agreement that St. Hubert's would be a party to would also need to contain language on what would happen to the property if the partnership disbands or if the agreement was no longer in force. Interests of Chanhassen Historical Society (CHS): . CHS considers this structure the most historically significant in Chanhassen. . CHS has an interest in seeing the building preserved including restoring it. . CHS is interested in raising funds both for preservation and to earmark a portion of funds to help offset utility and/or maintenance costs. . CHS would like to help minimize utility costs by first concentrating on efficiencies through grants to replace the boiler, adding window and roof insulation, etc. . CHS would like to better integrate the building into the greater Chanhassen community through public events such as (but not limited to): o Celebrations similar to the Chanhassen Celebration of History and the Arts (held in May) and the upcoming Historical Christmas Celebration scheduled for November 30th, o A Chanhassen Cemetery Walk, possibly including a Halloween event. o An Open House in conjunction with Chanhassen's 4th of July events. o Weddings and other private events. . CHS would like to build collaborations with existing Chanhassen civic groups. . 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'" C1J {3. l!l ;;j l!l ;;j .... -- CHANHASSEN H'STOR'CAL SOCIETY Meeting: 8:00 a.m., Friday, October 10th, 2008 Representatives Present From: St. Hubert's Church (SHC) City of Chanhassen (CC) Chanhassen Historical Society (CHS) Back~round: The three parties last met August 13th to discuss the future of Historic S1. Hubert's Church. At that time it was agreed, in principle, that we should explore, in some manner, a collaborative effort to preserve the church, it being the centerpiece of historic Chanhassen. Ouline of report (attached): The Chanhassen Historical Society commissioned Dan Hoisington, a respected local historical consultant, to provide an outline from which we might form a community vision for the Historic St. Hubert's Church to include its preservation, restoration and potential re-use. Mr. Hoisington posited three questions and recommended two steps that we should consider: First, should the church be preserved? Second, who should own the church? SHC, CC, CHS or private developer. Finally, what can be done with the building? .. Main Hall (sanctuary) should be maintained as "open space" to be used for weddings, public functions, concerts, lectures and conferences... . Other inside space could house Historical Society office, library, archives and storage, a permanent historical exhibit, leased office space... . Outside space could host special outdoor activities during warmer months (similar to the Chanhassen Celebration or History and the Arts held in May of this year)... Step one: Draft a master plan (build a vision). Consider commissioning a re-use study. Draw from experiences of other historic buildings such as the Hopkins Depot. Step two: Commission an architectural/structural assessment to evaluate immediate and long term needs including a maintenance schedule and long-term restoration requirements. Collaborative Partners: Beyond SHC, CC and CHS, we should involve as much of our community as possible as we strive to reintegrate the church with the larger Chanhassen community. Some possibilities: (many) other local churches, the American Legion, the Lions and Rotary Clubs, Knights of Columbus, the Chanhassen Chamber of Commerce, the Chanhassen Park and Recreation Department, the Fire Department, local businesses... Next Steps: I propose these initial steps: . begin exploring possible collaborative partners · prepare a presentation for the Chanhassen City Council to illustrate our vision and to secure an agreement-in-principle for the preservation of this critical property Discussion: Next Meetin~: /IIf~eVlt q1: 3 ~ ~ .~ Daniel J. Hoisington Prtrtr<J4t;on [onslIlt4nt POST OFFICE BOX 13790 ROSEVILLE, MN 55113 PHONE: 6;1'41;,1034 preservation@edinborough.com 9 October 2008 Dear Mr. Atkins and Committee Members, I enjoyed our meeting last week. You have taken the right steps so far in establishing your organization. I offer a few recommendations, based on my experience as a historical society director, as a preservation consultant, and as the author of the history of Chanhassen. First, should Old St. Huberts Church be preserved? This is very simple. This is not just another old building. There is not a more historically significant building in Chanhassen. Although the township was settled years earlier, the formation of St. Hubert's Parish in 1887 laid the basis for the village. Indeed, the original plat showed streets named after saints. The social life of the village-where, during the 1920s and 30s, everyone was a Catholic except the mayor-revolved around the church and school. This building is especially important to Chanhassen because the development of the community aftet World War II led to the demise of most local historic landmarks. .~'" Second, who should own the building? ~" Based on my discussions, the Archdiocese wishes to ~e building, but retain ownership of the land and the surrounding cemetery. This leaves three options: (1) the city, (2) the historical society or another~oVP.j:~~anization, or (3) a private developer. CIJIIIIr ....... Because the land will still be owned by the Archdiocese, with limited parking nearby, there are significant hurdles to private development. My recommendation is that the city acquire and manage the property. This arrangement is not unusual in suburban communities in Hennepin County. Management can then devolve on a city-appointed commission with representatives from the Chanhassen Historical Society and possibly other community groups. In fact, I suggest that the city consider the creation of a Chanhassen Heritage Preservation Commission, similar to those found in Eden Prairie, .Minnetonka, Excelsior, and Chaska. This would open the door for hlrther funding opportunities. Ihird, what can be done with the building? 'TIle building will be best served by preserving the main hall (sanctuary) as a meeting space. Indeed, this can become a community asset, used for public functions, concerts, and lectures. I t is a perfect space for weddings and, with some work, a site for conferences. Some space should be allocated to the historical society for a small library/archives, office space, and storage. My recommendation would be to develop a top-quality permanent exhibit about Chanhassen's history, complete with an introductory movie. This could draw tourists and serve as an important educational component for local schools. The remaining space can be allocated for either nonprofit organizations or even leased . to small businesses. I suggest that you contact some other nonprofits, particularly arts groups. If this type of use agreement goes forward, however, the historical society will have to accept the responsibility to maintain (a) regular hours of operation; (b) consistent special programming to encourage community use of the building; (c) special outdoor activities during the warmer months. Mter all, it should be a true community building that enhances the quality oflife of all local residents. The city and the historical society would need to negotiate management responsibilities. For example, who will handle scheduling, promotion, on site supervision, and cleanup? This is the vision, but how can it be brought into reality? I recommend the following steps: STEP ONE: Draft a master plan. Gather information-hard statistics-from other similar buildings in surrounding towns-the Hopkins Depot, for example. Begin discussions with other nonprofit organizations. This reuse study might run $5,000 to $10,000. Minnesota Historical Society grants can provide matching funds. The next round of grants has a January pre-application deadline. STEP TWO: Complete a full architecturaVstructural assessment that. includes an evaluation of immediate needs plus a cyclical maintenance schedul~. This assessment might run $10,000 to $20,000, with Minnesota Historical Society grants available for the study and then later restoration work. This is a major undertaking, but the alternative is the Ibss of-a{rita(lt~k ~o Chanhassen's past. My experience is that once you have taken these steps-building the vision-it opens doors for additional funds. IfI can help, let me know. Sincerely, ~;~ Daniel J. Hoisington ~ ~ Daniel]. Hoisington is fully qualified as a historian under the Secretary of the Interior's Professional Standards. He received a Bachelor of Arts in history from Greenville Co~e~... ~;.' Greenville, Illinois, where he graduated with honors. He earned a Master of Arts in American history from the University of Virginia, and completed all course work for the Ph.D. degree. For twelve years he worked as a museum director, heading institutions in Massachusetts, Minnesota, Alabama, and Virginia. For three years, he served as president of the Bay State Historical League. , In 1992 Mr. Hoisington founded a firm to provide consulting services to local historical organizations and preservation commissions. He is the author of twelve books and numerous journal articles. In 1998 the Minnesota Society of Architectural Historians honored his book, Heritage: Preserving Eden Prairies Past, with its David Gebhard Award. His most recent book, A German Town: A History of New VIm, Minnesota, received a Certificate of Commendation from the American Association for State and Local History. 1\.1r. Hoisington has served as a consultant on numerous historic preservation projects, including: Recent projects include: Historic properties surveys of residential areas of Lake City under contract with the . \ Lake City Heritage Preservation ~mmission. Historic properties survey of the Old fJ"ontenac Historic District under contract 'f'''' , .vith the Minnesota Historical Soqiery.. ".'CI '\) , Historic context report and histctr}Urope;ti:eS sJJh'ey for Kenyon under contract with the Kenyon Heritage PreservatTh~v{F\mission. Historic properties survey, local historic ciesJgnations, and design guidelines in Henderson, Minnesota, under contract with the Henderson Heritage Preservation Commission. Local historic designations of two historic districts and twelve houses for Winona Heritage Preservation Commission, as well as design guidelines for downtown historic districts. Historic context report, historic properties surveys, local historic designations, and nomination of National Register Commercial Center Historic District in New Ulm, Minnesota, under contract with the New Ulm Heritage Preservation Commission. National Historic Landmark nomination for the United States Air Force Academy, Cadet Area, under contract with the Organization of American Historians. Historic American Buildings Survey recordation of the Strategic Air Command Headquarters, Offutt Air Force Base, under contract with the National Park Service. National Register of Historic Places nominations for the Dr. George Christie House (Long Prairie) the Hewitt Public School (Hewitt), St. Joseph's Church (Meadowlands), Crookston Diocese Cathedral (Crookston), and Alexander Baker- E. W. Backus Schools (International Falls) under contract with the Minnesota Historical Society. National Register of Historic Places nomination for the Kasson Public School under contract with the Kasson Alliance for REstoration. Project manager and historian, Historic Structures Report, Turner Hall, New Ulm, Minnesota.