Historic Properties Reuse Study of the Anderson ... - City of Wabasha

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ISSUES ANALYSIS Condition/Design Issues The Anderson House is generally in very good physical condition. A great deal of substantial rehabilitation work has been completed during the past twenty years, including a full window replacement, extensive repair of the exterior brick veneer, rebuilding the cupola atop the building’s corner turret, installation of a sprinkler system and replacement of an aging boiler. A summer storm during the reuse study damaged the upper portion of the chimney and caused minor damage to the roof. This damage has been repaired. The building has been heated and remains connected to water and electric lines since the hotel/restaurant operation was closed in 2009. As might be expected of a building its age, the Anderson House has experienced numerous alterations over its long lifetime. In its original incarnation as the Hurd House, the building was essentially a two-story timber framed residence with a hipped roof surmounted by a small square cupola. The building was significantly expanded into a true hotel building in the mid-1880s when a three-story brick-veneered addition was appended to the original building. A second addition was built a few years later, bringing the building to essentially its present form. Other changes have included the construction and subsequent alteration of a two-story porch on the south end, numerous small additions and subtractions on the back of the building, a change in the roofline of the original building, reconfiguration of interior spaces, many maintenance and restoration activities, and construction and demolition of a succession of outbuildings. Interior finishes are worn and shabby. Bathrooms are cramped and improvised. The basement bar is damp, musty, and accessible from inside the building only via a circular iron stairway. Both the health and building inspector have indicated that they would object to operating a bar in this area in the future. The main kitchen and the bakery are separated by the lobby and the front desk. The main kitchen has an unusually low ceiling. Floor, ceiling, wall, and shelf surfaces do not conform to current health codes. Much of the equipment in the main kitchen is outdated and need of replacement. The layout is inefficient. The main dining rooms are located on the north end of the building, but there is also a dining area on the south end that could accommodate meetings or large groups of diners. This dining room opens into an enclosed porch. Five original doorways provide access to the main level of the building from Main Street. These doors would make it possible to subdivide the interior into individual retail or office spaces without compromising the historic character of the exterior. A complete photographic tour of the building, a detailed description of existing conditions, and a full analysis of building, life safety, and health code issues and accessibility concerns are appended to the report narrative. Anderson House Reuse Study 6
Site Issues The Anderson House occupies a large corner site in a pleasant, well-established residential neighborhood a few blocks north of the central business district. The property is situated just a block from the Mississippi River, near the city park and marina. The hotel is located near the front of a large triple lot, much of which is essentially a large back yard. This space is currently underutilized. With creative planning, it could become a significant asset to the business, providing space for outdoor dining and bar activities, and providing a quiet place for guests to relax. There is space in this area to create additional parking spots or a drive-through entrance to the building. Former owners commissioned plans for this back yard, but the plans were never implemented. The hotel originally had a canopy extending out into Main Street. Although a version of this canopy is still in place, it ends at the curb line. A bump-out into Main Street could create space for several tables which would allow patrons to enjoy a cup of coffee on Main Street. There is an alley at the back of the property. There is currently a limited parking off the alley, but most visitors to the building must park on the street. The carriage house at the back of the hotel property has been fully renovated to serve as a residence for the owners and operators of the Anderson House. It could continue to function in this capacity with no modification, or it could be converted to another use, such as a condominium unit or a freestanding bar. Despite its proximity to the Mississippi River the access along Bridge Street, is visually uninteresting and relatively unimproved. The river connection could be made much more explicit and inviting with the help of well-designed and relatively inexpensive streetscape improvements. The Walnut Avenue bridge creates a significant physical and visual barrier between the central business district and the Anderson House. This issue was identified in a visioning document commissioned by the city in 2005, but it has not bee resolved. A manufactured home erected on the adjacent lot as housing for former owners, is inconsistent with the historic character of the surrounding neighborhood. Anderson House Reuse Study 7
Page 1 and 2: A Historic Properties Reuse Study o
Page 3 and 4: Project Background Wabasha is a his
Page 5 and 6: Robert Claybaugh, AIA Historic Arch
Page 7: Approach The project team has sough
Page 11 and 12: Community Issues Wabasha is the sea
Page 13 and 14: Downtown Issues Like many small com
Page 15 and 16: Hospitality Issues The Hurd/Anderso
Page 17 and 18: Marketing Issues The Anderson House
Page 19 and 20: ALTERNATIVES Disposition Alternativ
Page 21 and 22: Ownership/Operation Alternatives Fo
Page 23 and 24: REUSE SCENARIOS Based on the inform
Page 25 and 26: Anderson House Reuse Study Addendum

Historic Properties Reuse Study of the Anderson ... - City of Wabasha

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