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Recent posts:

Healy Block Residential Historic District – 3137 Second Ave So: Healy-Forbes House Healy Block Residential Historic District – Architecture Healy Block Residential Historic District – an Introduction Anders Christensen Receives Preservation Alliance of Minnesota Executive Director’s Award Anders Christensen’s Remarks on Receiving Preservation Alliance of Minnesota Award Healy Project Fundraiser at the Lowbrow, May 7th Winter Party Fundraiser December 2017 Talk: Preservation Advocacy, August 17th Open House at 1300 Mount Curve Avenue East Lake of the Isles Walking Tour May 21st New Research on the “Lost” Healy Block: Tour May 7th A Presentation on Master Builders Ingham and Parsons, Saturday, March 18th. Healy Project Winter Party Henry Ingham’s Yorkshire Healy Project Fundraiser at the Lowbrow, May 9th Healy Block Historic District Tour: April 17th Healy Project Holiday Old House Reception CANCELED–Healy Block Historic District Walking Tour–November 8 More Hauntings: Houses Built by Henry Ingham Healy House Hauntings Tour Intro to the History of the North Wedge North Wedge Architectural Walking Tour, October 3rd Healy Phoenix #2 Healy Phoenix #1 Report on the Event: A Great Dinner for a Good Cause A Child’s View of T.P. Healy’s Family Big Win for Healy Block Residents: Revised I-35W Expansion Plan T.P. Healy: Farmer, Commission Merchant & Wholesale Grocer in Nova Scotia Open April 25th: Restored 1885 House in Wedge Learn from the Past, Learn from the Present Grandstanding and Stonewalling at City Hall: Trashing the Public Trust Orth House Demolition An Open Letter to Minneapolis City Council Regarding the Orth House Demolition The Truth Will Out II: More Lies That Brought Down 2320 Colfax Avenue South The Truth Will Out: Lies that Brought Down 2320 Colfax Avenue South Judge Denies Injunction against Wrecking 2320 Colfax Avenue South Poisoning the Well: Testimony about 2320 Colfax Avenue South “City Ghosts” Visit Victorian House Historic North Wedge Walking Tour: Sunday, September 7th Combining New and Old: A New Vision for the Orth House A Place That Matters Healy Project Files Suit to Stop Demolition of the Orth House Happy Earth Day, Zero-Credibility City of Minneapolis Stop Demolition: Allow a designation study for the Orth House Perverting New Urbanism II: Greenwashing Demolition Perverting New Urbanism for Fun and Profit Size Matters: Development at Franklin-Lyndale DEN$ITY: Building Utopia in Gopher City Hypocrisy at City Hall: Planning Department Scorns Sustainable Development Déjà Vu All Over Again: Threats to Healy Houses Renewed Healy Project Special Kickoff Tour Saving Private Houses In Landmark Decision, City Council Stops Demolition of 2320 Colfax Avenue South What’s the Greenest Building? Who Lives in Lowry Hill East? Revoltin’ Developments VI: What You Can Do Revoltin’ Developments V: Sappy Citizens and Maudlin Attachments Revoltin’ Developments IV: Density and City Planning Revoltin’ Developments III: Density and Livability Revoltin’ Developments II: Healy Houses in the Wedge Revoltin’ Developments, Part I Healy Descendant Acquires the Bennett-McBride House On Memorial Day Lost Healys on the Healy Block More Lost Healys The Broom House: 3111 Second Avenue South More on Round Hill Happy Birthday, T.P. The Edmund G. Babbidge House: 3120 Third Avenue South Brightening the Corner: 3101 Second Avenue South 2936 Portland Avenue The Andrew H. Adams House: 3107 Second Avenue South Clones: 2932 Park and 1425 Dupont North The J.B. Hudson House: 3127 Second Avenue South Second Healy Family Home: 3131 Second Avenue South Schlocked: ‎2639-41 Bryant Avenue South 1976 Sheridan Avenue South: Preserved Exterior The William L. Summer House, 3145 Second Avenue South Two More in the Wedge Weapon of Mass Healy Destruction: I-35W Construction The Third: Healy Builds in the Wedge The Second: 3139 Second Avenue South Healy’s First House: 3137 Second Avenue South Anders Christensen, T.P.Healy, and the Healy Project

Talk: Preservation Advocacy, August 17th

Supporters of the Healy Project gather in front of the Orth House for a photo to be posted on the National Trust’s page, “Places That Matter.”

The story of the fall of the Orth House will be told as part of a talk and exhibit on preservation advocacy sponsored by Preserve Minneapolis and the Preservation Alliance of Minnesota.  Anders Christensen of the Healy Project will narrate the two-year- long fight to save the 1893 Healy-built house from demolition.  The story of the Orth House, along with other stories of preservation advocacy, will be part of a talk and discussion at the Hennepin History Museum, 2303 Third Ave. South. Thursday, August 17th, 6:30-9:30 p.m.  The museum is hosting an exhibit of these stories beginning August 10th.

The last photo of the Orth House before its demolition.

If you can’t make it to the talk or exhibit, you can read about the fight for the Orth House, its demolition and the aftermath on posts on this blog.  It’s a story that’s painful for those of us who fought to save it. . . .and a story that members of the City Council, City Planning, and local developers would like to forget.  But it should and must be told.

Down it goes.

The deck is almost always stacked against old historic buildings when developers take their promises of higher density and higher tax base to City government.  The big triumph over the small, the new over the old, the affluent over those of modest means. The Healy Project will keep fighting as long as old buildings are threatened. And they will always be threatened.

T.B.

green authentic

Courtesy of the National Trust for Historic Preservation

     The destruction of the Orth house was a sad moment for the Healy Project. It was designated as an historical resource by the City Council in 2013. We witnessed its demolition last week in a cloud of smoke and hundreds of tons of debris, the remains of the beautiful old house that T.P. Healy built in 1893. The Healy Project did everything possible to halt the destruction of the house, but other priorities and interests prevailed.
     While its destruction is painful, it’s done. The Healy Project is still concerned about the corrupted and misleading testimony at trial and before the City Council, and is looking forward to working with the City Council to avoid these problems when discussing preservation and environmental issues in the future. We care very deeply about our local architectural heritage, and while we understand that preservation is merely one concern out of many that city planners must weigh, we believe that our city officials should strive to keep their personal feelings apart from a fair and transparent governing and judicial process.
     It would be understandable to suggest that these concerns are sour grapes or retributive, but the house is gone and nothing will bring it back. When the Healy Project voices its concerns about misleading or corrupted testimony, a lack of transparency, and dangerous demolition practices, these concerns are about the public trust in its institutions. These concerns are about trusting that in the future the City Council doesn’t just give lip service to preservation, social, and environmental issues while bending under the weight of private developers and the desire for a larger, more affluent tax base.
green lab

Courtesy of The National Trust for Historic Preservation.

     Personal grudges by city officials against their constituents in any forum, including social media, are unfortunate but understandable, especially when based on doctored images. Our city officials will certainly rise above it, and move forward toward not just preserving what makes this city great, but making it greater through an intelligent development and planning policy that includes preservation as a cornerstone. We welcome the opportunity to work with the City Council to ensure that future preservation efforts are not derailed by false or misleading testimony, and that when we as a city decide to destroy historical resources we are not basing those decisions on tainted information.
     Our city has been cast in a bad light on the national stage recently because of these very issues, which nobody wants to see. We’d like to invite civility back to this conversation, starting with ignoring internet trolls whose only interest is stirring up trouble to get attention.
     Preservation and restoration is always the greener option, and our historical treasures are a part of what makes our city exceptional. The Healy Project’s mission is to preserve the architectural legacy left to us by Master Builder T.P. Healy. While we will never lose our passion, we have set our personal feelings aside to further that mission. We hope everyone else, including our elected officials, will do the same.
–Richard Mueller
healycon
city hall

Minneapolis City Hall

Last Friday Minneapolis Mayor Betsy Hodges went on her political Facebook page to take Nicole Curtis to task for her criticism of City Council members. Curtis, the “Rehab Addict” had criticized City officials on her Facebook page for their failure to answer to the corrupted process that led to the demolition of the Orth House on February 25th. Since then, an all-out slugfest has ensued on social media, distracting people from the issue of the lying that went on in public hearings and in District Court about the condition of the Orth House. (See previous posts on this blog.)

Let’s turn our attention away from the demolished Orth House. Let’s cut through the smokescreen issuing from City Hall and focus upon the corrupted process of testimony that brought down the house. Mayor Hodges and CM Bender need to stop pitying themselves and do some explaining about the lack of integrity in the process of testimony before the City Council. Their attack on Curtis, a resident of CM Bender’s ward, is nothing short of self-serving meanness.

Curtis is not just a media star; she is a Minneapolis taxpayer. City officials going after a constituent-critic on social media is unethical, to say the least. Hodges and Bender have gone so far as to kick constituent-critics off their Facebook pages. Democracy in action? If city officials attacked a developer the way they are attacking their own constituents, they’d be slapped with a lawsuit so fast their heads would spin. Apparently, they think it’s OK for those in power to go after private citizens. There oughta be a law. Well, in fact, there is. It’s called the City’s Code of Ethics.

If the goal of these elected officials is to silence their critics, they are not doing a very good job of it. People don’t like feeling shut out of expressing their views to those who represent them. People like even less being fed a load of blather generated from lies as answer to their concerns.  Abraham-Lincoln-quote-on-trust

For the record:

1. The owner of the Orth House filed an appeal to demolish an historic resource. Hodges voted to make it an historic resource in 2013. It became no less historic after CM Bender took office.

To reiterate from a previous post: “At the appeal hearing chaired by CM Bender, both Michael Crow (owner) and John Smoley (Planning staffer) were allowed presentations in favor of demolition. The HPC’s position was reported but not presented; reporting is not a substitute for a persuasive presentation earnestly defending the HPC’s position. It seems appropriate that some provision be made in cases which staff’s professional opinion differs from the decision-making making body.

Something is amiss when the recommendations of both presentations are in agreement with one another. By definition, an appeal is a scenario where one opinion is not in agreement with another.”

In their own defense, City officials trot out the judge’s findings on the Healy Project’s MERA lawsuit to stop the demolition of an historic resource. These findings, like the City Council’s 11-2 vote to demolish the Orth House, were based on false testimony. The lies continue.

2. Mayor Hodges cites a post from a local blogger to document the vulgar comments being made about CM Bender. It turns out that these comments were cut out of threads of many hundreds of comments on Curtis’s “Rehab Addict” Facebook page. Citing this blogger as a credible source of information is like citing Glenn Beck as proof that Obama wasn’t born in the US.

The Twitter feed from this blogger is a nonstop tirade of name-calling against CM Bender’s detractors, including members of the Healy Project. Last year, the blogger doxed Curtis, a single mother. This is as low as you can go. Doxing is a tactic used to threaten and silence women (primarily), so the Twitterer pretending he’s protecting CM Bender from gendered attacks is total hogwash.

oldersmallerbetter

The Healy Project conceded that the house’s demolition was a determined matter. We hoped that the process issues could be examined separately from one’s feelings or opinions about the house. CM Bender’s response via posting on Facebook a decision based on the corrupted testimony is a distraction from our inquiry for examination of protocol and process. It’s time for City officials to stop grandstanding and start talking to Minneapolis citizens.

Elected City officials should not be fueling vitriol against their own constituents. If they’re so thin-skinned, they should consider new career paths. Let’s take the “discussion,”if it can be dignified with the term, off Facebook and Twitter and turn to addressing the issue of corrupted testimony. To refuse to do so undermines the public trust.

Until city officials get serious about examining this process, Mayor Hodges, CM Bender, and other officials will have no credibility with many of their constituents.

Their attack on Nicole Curtis has become a national story.  Their foolish social media campaign against her has made Minneapolis into a laughingstock.

In January of last year: A political dogfight breaks out in New Jersey after one of the governor’s aides initiated “traffic problems” on a commuter bridge. The issue behind the controversy was lucrative development contracts (what else?). An all-out battle ensued involving the governors of NY, NJ, the Port Authority, and mayors in NJ cities. It was brutal. However, not once did any of them complain that their feelings had been hurt by their political opponents.

No problem was ever solved when those in power refused to sit down and talk. Come on, Mayor Hodges and CM Bender. Get off the low road of social media and get down to fixing problems and moving ahead.

T.B.

liar nietsche

 

Developers repeatedly trot out claims based on the tenets of New Urbanism: affordability, diversity, easy access, and sustainability. For example, as seen in the previous post, the Lander Group’s promotion of its 2320 Colfax project as “affordable” is not credible, given the rents required for units in new Wedge buildings. However, the Lander Group’s bogus claim of affordability is not the most egregious subversion of New Urbanist principles. A much more serious misrepresentation resides in the statement that this building will consist of “‘Eco-Flats – promoting ‘Green-Living’. . .close to and providing a variety of transportation options, services, recreation, and green space.”

What does this mean? Not that the building is green, but that the living in it will be green. How will this be green? By the developer putting in fewer parking spaces than will be needed for 45 units, providing an HourCar, a “variety of bike storage options”, and a bike-repair stand. First of all, the assumption that the majority of tenants won’t own cars is ridiculous. That’s an ideal of New Urbanist planning that is far from being realized. 80% of American adults own at least one car. If the project has the Wedge average of 1 1/2 tenants per unit, the complex could be short of parking by 34 spaces. Many workplaces are simply not accessible by public transportation, and many people who bike to work often suspend bike commuting during the winter. Second, the amenities available nearby (bus routes, bike paths, HourCar, parks, nearby shops and restaurants) are already there, and will be there, Lander project or not.

Using the prefix “Eco-” as a descriptor is a marketing ploy to suggest that this project will be good for the environment–which it most decidedly will not be. Wrecking the houses at 2320 and 2316 will cost the developer about $60k–to be added to construction costs–and would involve removing 250+ tons of building materials, excluding the foundations, to the landfill. Historic preservation is environmental preservation. According to the World Bank, “sustainable development recognizes that growth must be both inclusive and environmentally sound to reduce poverty and build shared prosperity for today’s population and to continue to meet the needs of future generations. It must be efficient with resources and carefully planned to deliver both immediate and long-term benefits for people, planet, and prosperity.”[1] The proposed Lander development at 2320 Colfax is decidedly inefficient in its use of resources. Ironically using the rhetoric of ‘green living,’ the developer seeks to destroy the Orth House and replace it with new construction–the least environmentally responsible option available.

don't raze me, bro

Article after article about conservation reiterates the point that “green building” is an oxymoron. You can’t have both. As Jerri Holan, a Fulbright scholar and member of the AIA, points out: “The facts are in – no matter how much green technology is employed, any new building represents a new impact on the environment.It makes no sense for us to recycle newspapers, bottles, and cans while we’re throwing away entire buildings and neighborhoods.It’s fiscally irresponsible and entirely unsustainable.” [2]

The Minneapolis Heritage Preservation and City Council have determined the Orth House to be an “historic resource.” Razing historic buildings results in a triple hit on scarce resources. First, we are throwing away thousands of dollars of embodied energy. The greenest thing we can do is to continue the life of a building whose resources have already been extracted from our planet. Using data from the Advisory Council on Historic Preservation, we can calculate that the Orth House, at 6,400 square feet, embodies roughly 9.6 billion BTUS of energy, equal to 77,000 gallons of gasoline. If that building is torn down, all that embodied energy is wasted. What’s more, the demolition process itself consumes energy.[3]

Once it's gone, it's gone.

Once it’s gone, it’s gone.

The Lander website claims that their project would use “better construction techniques.” Hmm–better construction than what? Certainly not better than the house currently standing at 2320, which was built by T.P.Healy in 1893 of lumber from Minnesota’s virgin forests. The historic Orth House would be replaced with materials vastly more consumptive of energy. What is the Orth House built from? Timber, plaster, limestone, and bricks. These are the least energy consumptive of materials. The major components of new buildings, by contrast, are the most energy consumptive–plastic, steel, vinyl and aluminum.

The greenest building is the one that's standing. c. National Trust for Historic Preservation

The greenest building is the one that’s standing. c. National Trust for Historic Preservation

An important part of New Urbanist strategy is the preservation of existing buildings and historic architecture. The reasons for this are twofold: historic preservation not only saves “places that matter” for future generations, but conserves rapidly dwindling natural resources and energy sources. The fact that the Lander project is a larger building than the Orth House does not offset the energy consumed in destroying the old one and building the new. Even if this building were LEEDS (Leadership in Energy and Environmental Design)-certified[4] and built on an empty lot (which it is not), it would take many decades to offset the loss of resources. “By 2030, we will have demolished and replaced nearly 1/3 of our current building stock, creating enough debris to fill 2,500 NFL stadiums. How much energy does this represent? [E]nough to power California (the 10th largest economy in the world) for 10 years. By contrast, if we rehabilitate just 10% of these buildings, we could power New York for over a year.”[5]

VIDEO_Metrodome_Demolition_Takes_Down_Concrete_Ring-syndImport-061042

Hubert H. Humphrey Metrodome 1982-2014

New building can never be greener than existing structures, yet Minneapolis keeps saying it espouses sustainability while demolishing dozens of buildings annually. At the root of the problem is the functional life of new buildings. Contemporary buildings are considered to be disposable even as they go up. Take, for example, the Metrodome and the 1981 Walker Community Library building. These structures stood on sites cleared of older buildings for their construction. Only three decades years later, they both were demolished, sending thousands of tons of building materials to landfills. Meanwhile, across the street from the third Walker library, the first 1911 Classical Revival library building still stands, adaptively reused as commercial space.

The first Walker Library in Uptown.

The first Walker Library in Uptown.

New Urbanism is a comprehensive philosophy of urban planning. But so far, Minneapolis has been dealing with demolition on a case-by-case basis. An owner wants to wreck an historic resource: staff representing City Planning say, sure, wreck away. . .There are better examples of Healy’s work. This process of finding better examples of this and that can go on until there is literally one Healy house left standing. Lander’s development could have a suitable place in Minneapolis, but not on the site of the Orth House. If 2320-2316 were vacant lots, the Lander project would have already been built. Minneapolis should not be curating a museum, but maintaining community character and identity.

Minneapolis must develop a policy dealing with demolitions that takes into account both historical and ecological resources. Marketing buzz words should not be a substitute for responsible urban stewardship.

“Our duty is to preserve what the past has had to say for itself, and to say for ourselves what shall be true for the future.”–John Ruskin

green lab

–T.B
C.A.C.

In promoting their new projects, developers repeatedly trot out claims based on the tenets of New Urbanism: affordability, diversity, easy access, and sustainability.

“New Urbanism promotes the creation and restoration of diverse, walkable, compact, vibrant, mixed-use communities composed of the same components as conventional development, but assembled in a more integrated fashion, in the form of complete communities. These contain housing, work places, shops, entertainment, schools, parks, and civic facilities essential to the daily lives of the residents, all within easy walking distance of each other.”–NewUrbanism.org

Want to live in hip, starry-neon-skied Lime in the Wedge Greenway, where (as their sign proclaims) “tarts” are welcome? Prepare to shell out big bucks for a small space.

Let’s look at the claims of the Lander Group for its proposal at 2316-2320 Colfax Avenue South and see how they square with the aims noted above. Lander wants to wreck the Orth House at 2320 to clear the site for a 45-unit apartment building. The Lander website says that the 2320 project is “geared to more affordable budgets with the smaller sizing, and real transportation options.” To be cost-effective for the developer, the rents in new units need to be set at least at market rate. Currently, rents for 500-square-foot studios in new Wedge buildings start at $1200 per month. This is not “affordable” housing by any stretch of the imagination. Even if Lander/At Home do as stated keep the rent under $1,000 to start with (still above average for the area), there’s nothing to stop them from raising it afterward.  This is exactly what happened at the joint Lander-Gerberding apartment project at 46th and 46th. They were initially advertised as market rate [1], but now are luxury [2]. If the developer is serious about affordability, let him sign a contract with the City for a fixed-rent range.

The fact is that the older rental units are the affordable ones.  New apartment construction, to be cost effective for the developer, must have rents set higher than for existing structures. The result is what we now have in the Wedge Greenway: 1800+ units built or under construction that are inhabited largely by young, affluent white people.  The aim of the marketing campaigns for these Greenway apartments is to attract young suburbanites to the city for  a few years before they settle down in neighborhoods of mostly single-family homes: “Don’t get hitched until you enjoy your year at Lime”, “I don’t remember her name, but her apartment” (Elan).  This kind of marketing and pricing does not produce a racially, socially or economically diverse community, but an enclave of privileged “urban tourists,” slumming in the Wedge for a few years.  So much for developers adhering to the “diversity” and “affordable” parts of New Urbanist planning.

The Lander website touts “real transportation options” (as opposed to imagined options?) available to future tenants. “The building concept promotes ‘green’ living – close to and providing a variety of transportation options, services, recreation, and green space.” Lander’s “concept” has not produced these amenities, which are available to anyone living in the area. Bus lines run on Hennepin, Lyndale, and Franklin right now.The Wedge has always been a very walkable part of the city, close to lakes, parks, and shopping. Minneapolis is currently the most bike-friendly city in the country. Hour Cars are available now at Franklin and Dupont, a short walk away; bike racks can be built into any structure.

In addition, the developer and development supporters totally ignore New Urbanism’s mandate to conserve resources: to lift people out of poverty, to use energy wisely, and to build community. An important part of this mandate is to preserve the cultural resources and history of the community–an aspect developers conveniently forget, and in fact, as is obvious in the case of 2320 Colfax, scorn.

“Regional architectural styles, historic preservation and shared public space are also crucial.”Charter for the New Urbanism

This is what the idealized sketch of the proposed Lander building looks like:

Architectural drawings are often out of context, a building surrounded by sky and trees (and sometimes a flock of birds).  This building could go just about anywhere, a ho-hum block of flats that is hyped as “affordable” and “sustainable”–but isn’t. (See post on “Greenwashing Demolition). Imagine instead an adaptive reuse of the Orth House, designed to fit in with new residential construction on the site, a multiple-unit complex that would not require sending 250+ tons of building materials to the landfill.

“Cities grow, evolve and combining the new with the old in the same area will acknowledge the history of the place. Projects that pay homage to the existing fabric of a space, but also incorporate new architecture would be my ideal.”–Martina Ernst, Wo-Built Inc. – Innovative Design and Build, Toronto

The Lander proposal is designed with one primary goal: to maximize profits for the developer, with no regard for the neighbors or neighborhood. Let’s not forget that the Lander project did not win approval by the LHENA neighborhood board.

Lander, the property owner, and their for-hire expert contend that the Orth House does not have structural integrity. But don’t just take the word of people who will make hundreds of thousands of dollars from its demolition. John Jepsen of Jepsen Structural Services, a company specializing in structural shoring, lifting and straightening, has examined 2320 Colfax. Last year he testified before the City Council that the house is structurally sound, “built of old growth timber, straight and true.”

The owner and the broker who engineered the deal with Lander also contend that it would economically unfeasible to rehab the house.  Again, are we to simply take the word of those who will reap substantial financial gain from its demolition?  Those who have been inside the house, like myself, have found that many of the original features remain on the first floor and on the exterior.The upper floors were redone after a fire, but this provides interesting options for redesign.

A redevelopment that would include the Orth House would be the green, sustainable, affordable option, a reuse that would be sensitive to community concerns, city history, and fit in with existing buildings in the North Wedge.

Reuse. Reinvest. Retrofit. Respect.

–T.B.

“Merlin, if you don’t stop whining, I’m going to take Gwen’s sword and beat you to death with it,” said Arthur, evenly.
“It’s plastic.”
“So it will take me a long time. I’m still game.”

― FayJay, The Student Prince

The Orth House at 2320 Colfax Avenue South, which the Minneapolis Heritage Preservation Commission declared an “historic resource” last March, is again facing possible demolition. Owner Michael Crow has submitted an application to the HPC for a permit to wreck an historic resource.
house_demolition
The Orth House later this year?
Here’s a summary of the events following up to this renewed attempt to demo the house:
Designed and built by T.P. Healy in 1893, the 6,400 square-foot house is currently a 15-unit rooming house. In the fall of 2012, the Lander Group put forth a proposal to wreck 2320 Colfax and the house next door to clear the site for a 44-unit apartment building. Last February when the owner applied for a wrecking permit for 2320, the Healy Project appealed to the Heritage Preservation Commission. After the HPC declared the house to be an historic resource, Crow appealed to the City Zoning and Planning Commission. The dispute came to a head at the April meeting of Z&P, which denied the owner’s request to overturn the HPC’s ruling.
In this second round in the owner’s effort to get a demolition permit, the process is essentially the same as last year. The HPC will hear Crow’s application at its February 18th meeting. If the HPC allows the permit, demolition can go ahead to clear the site for the Lander Group’s four-story apartment building, unless the Healy Project appeals, which it will. If the HPC denies the permit, Crow can appeal to the City’s Zoning and Planning Commission to overturn the HPC’s decision.
2300-colfax2
The 2300 block of Colfax Avenue South, Orth House at far left.  If 2320 is wrecked, the houses on the entire 2200-2300 block will be in danger, including two other houses by T.P. Healy and two more by Harry Jones.
The house has been declared an historic resource, so arguments for demolition will be focused around the economics of development.  The cleared land is worth about a third more than the land with the house on it. The owner claims it is his right to sell it for top dollar. No matter that he has had income out of the house for the two decades he owned it, with no improvements to the property except repairs and maintenance. The City in fact would be rewarding a landlord who made only required repairs to his property, while penalizing neighboring homeowners who have invested considerable sums into renovating and restoring their houses. Why are their houses worth more than 2320? Their investment. Why is 2320 worth less than the land it stands on? Crow’s choice to minimally maintain the house as income property.
2320-colfax-old
The Orth family on the porch of their house (2320 Colfax S.), 1890s.
Zoning and planning issues (which this is) are hot-button ones.  This fight between a developer and the neighborhood will go on at City Hall until the bitter end. Residents in the surrounding neighborhood are banding together to stop Crow and the Lander Group. The Healy Project will continue to fight against the Lander Group’s ill-conceived, wasteful development and advocate for a development plan that incorporates the Orth House.
For more background on the fight to save the Orth House see posts on this blog from January to June 2013.
Meanwhile, across the city. . .
 

PAC-34x44-figure-NB-EXIT-TO-28TH
Bulge in the boa: Plan of proposed 35W expansion at Lake Street.
Homeowners in the Healy Block Historic District are fighting to stop the widening of 35W at the 31st Street exit ramp. Nearly three years ago, plans were initiated for the $150 million Transit Access Project (TAP), which calls for a $46 million bus station in the middle of the freeway at Lake Street. The new station will offer easier bus connections to Lake Street and access for bicyclists to the  Midtown Greenway. However, along with the station, plans call for expanding the northbound off-ramp by thirty feet, bringing the pavement virtually to the front yards of the famous Healy Queen Anne houses on Second Avenue.2nd-ave-1936
1936 photo of Second Ave S. from the 31st Steet intersection
David Piehl, who lives in the J.B. Hudson House on Second Avenue, has been working with the various government agencies involved to convince them that expanding the highway would render the houses unlivable. In the 1960s construction of 35W took the west side of the block, and since then, traffic has rumbled by the houses 24/7. Piehl points out that living on the block already is stressful.  The houses shake, plaster cracks, windows rattle, bathwater ripples. The air on the block is among the most polluted in the state. Bringing the highway even closer would create intolerable emotional stress for the residents and structural stress to the buildings.
The Hudson House in the days before people sitting on the porch didn’t see a freeway across the street.
Piehl and other residents of the Healy Block have formed a group called Stop35W to inform the public about this renewed threat to their homes. They have posted signs in their front yards and set up a website (http://stop35w.org/main.php).  In November, the Healy Project’s kickoff tour showcased this block to show what kind of woes freeway expansion would amplify on this already-besieged historic area. (See Oct. 31, 2013 post)
Links to articles about the 35Wexpansion:
Commentary about TAP:
35w-sign
Do not pave up to historic houses.
Watch this blog and the Healy Facebook page for news about these ongoing battles to preserve the investments of Minneapolis owner-occupants and the architectural legacy of Minneapolis.

 

Answer: The one standing.  
     So says Carl Elephante, Director of Sustainable Design at Quinn Evans Architects.  Last year, the National Trust for Historic Preservation released a study, “The Greenest Building: Quantifying the Environmental Value of Building Reuse,” with data that supports this contention. The report uses Life Cycle Analysis (LCA) to compare the relative impacts of building renovation and reuse versus new construction. The description of the study says that it “examines indicators within four environmental impact categories, including climate change, human health, ecosystem quality, and resource depletion.” 

copyright, National Trust for Historic Preservation

According to the study, wrecking a building and replacing it with a new one comes with very high environmental and economic costs. Let’s look at what how these costs apply to the wrecking of the historic Orth House at 2320 Colfax Ave. S.in order to build the Lander Group’s new four-story apartment building:
     First is the cost of destroying the existing structure. Wrecking the Orth House (and its neighbor at 2316) will cost the developer approximately $30,000 each.  Add to this cost, the waste of the building materials of the house. The Orth House, a large 6,000+-square-foot house, is estimated to weigh 180 tons, not including the foundation (John Jepsen, Jepsen, Inc.). The Orth House was built in 1893 of lumber from Minnesota’s virgin forests.  This irreplaceable resource will be hauled off to a landfill, never to be used again. The plaster, lath, windows, and mechanical systems will similarly be trashed.  Yes, some of these features could be removed for salvage; however, the sad fact is that staircases, doors, and windows in a house of this size and vintage cannot easily be fitted into an existing structure. To reuse them, one would have to custom build a structure they could fit into. And what’s the point of that when they are already serving their purpose in the existing house?

2320 front
The Orth House today.

Second is the cost in labor and materials to build the new structure. New construction consumes many resources. The developer’s claim about energy savings makes no sense because new construction consumes so much energy upfront in producing new materials. (U.S.Green Building Council) The proposed apartment building is not one that uses a variety of “green” features and technologies, but a run-of-the mill structure.  Recycling bins and bicycle racks do not a green building make. In fact, according to the Trust’s study, when replacing an average existing building with a new, more efficient building, it still requires as many as 80 years to overcome the impact of the construction.

2320-colfax-old
The Orth House c. 1900
Minneapolis City officials and planners have been long giving lip service to sustainability–without doing much to promote or implement it.  Take, for example, the squandering of resources via the City’s federally-funded Green Homes North” initiative. Because the “green” money funds new construction only, the program has resulted in the demolition of houses that could be rehabbed. As the Trust study shows, the “new construction” caveat of the program produces the opposite of what “green” building actually is.
     In the seven months since the Lander Group brought forth its proposal to wreck 2320 and 2316 to build a four-story apartment building, nothing has changed to make their project more environmentally friendly.  On the contrary, at a hearing in March, architect Pete Keeley announced changes to the building that would require zoning variances to make its footprint even larger–this despite previous assurances to the contrary to the neighborhood association.
green-poster
     From the outset the developer has proposed what is unimaginative at best.  At worst, the Lander project will squander irreplaceable resources, replacing a beautiful, historic building with one that is commonplace and built of inferior materials. The Minneapolis Heritage Preservation Commission has declared the Orth House an historic resource.  It has stood proudly on the corner of 24th and Colfax for 120 years, and with a little help, could stand for another 120.  To reduce construction expenses and maximize profit, the new building will be constructed to have a functional life of 20-30 years. Then it will go to the landfill–and nobody will be appealing to the Heritage Preservation Commission to save it.
     Heritage is green. The time has come for the City to consider cultural infrastructure as well as physical infrastructure. The Orth House, the former home of Minneapolis’s first family of brewers (Grain Belt), and the transition design in the distinguished career of master builder T.P.Healy, is the repository of local history, architectural heritage and culture–a legacy that should not be destroyed for the short-term gain of a few. 
Recycling existing buildings is essential to creating sustainable cities.

Recycling existing buildings is essential to creating sustainable cities.

     “Every brick in building required the burning of fossil fuel in its manufacture, and every piece of lumber was cut and transported using energy. As long as the building stands, that energy is there, serving a useful purpose. Trash a building and you trash its embodied energy too.”–Robert Shipley
     
Minneapolis, do the right thing: Support sustainability and save the historic Orth House from the landfill.
–T.B.