Doane-Suska Proposal 646 East Gorham Street ADDENDUMlegistar.cityofmadison.com/attachments/7985a8c8-79e2-494... · 2011-12-15 · 5709 Barton Road Madison, WI 53711 [email protected]

Doane-Suska Proposal

646 East Gorham Street

ADDENDUM

TABLE OF CONTENTS

A. Updated financial information ............................................................... 1

B. Estimate for future renovations from ABA ............................................ 2

C. Additional letters of support .................................................................. 3

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UPDATED FINANCIAL INFORMATION

*We included an estimate of additional restoration and improvements to the house over 1-5 years. (See ABA estimate, page 2). We will finance this restoration through our own work, $30,000 in sweat equity, and by securing an additional loan for $130,000.

**We increased our annual lease payments from $4,200 per year to $7,800 per year.

Exterior painting 12,000

Kitchen Demolition 2,500

Staircase Demolition 2,500

Installing new kitchen floor 10,000

Kitchen Painting 3,000

Total 30,000$

Work performed by Doane/Suska

Purchase Price $190,000

Initial Restoration Estimate $225,000

Future Restoration Estimate 160,000*

Potential House Value $575,000

x mill rate (.022)

Annual Property Tax Payments $12,650

Annual Lease Payments 7,800**

Total Annual Payments $20,450

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ADDITIONAL LETTERS OF SUPPORT

1. Cathy Olig

Great grand-daughter of Anna and Cornelius Collins

Neighbors

2. Richard Linster

President TLNA*

3. Pat McDonnell and Sandra Ward

Sandra Ward

Immediate past president TLNA

4. Pat Whyte

Realtor, Restaino and Associates

5. Diane Milligan

6. Isle and Rudolph C. Hecht

7. James and Julia Gray

Preservation Professionals

8. Jason Tish

Executive Director, Madison Trust for Historic Preservation*

9. Brian McCormick

former preservationist of WI Historical Society

former member of Madison Landmark Commission

10. Samantha and Bruce Crownover

Samantha Crownover

Past-President, Madison Trust for Historic Preservation

Former Chairperson, First Settlement District

11. Gary Tipler

Preservation Consultant

12. Tom Miller

Architect

Former Vice President Madison Trust for Historic Preservation

Civic Leaders

13. Christopher Berge

Restaurant owner, Weary Traveler, Natt Spil

14. Mark Pocan

State Representative 78th District

*For identification purposes only

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Catherine I. Olig

5709 Barton Road

Madison, WI 53711

[email protected]

To: Members of the James Madison Park Surplus Property Committee I am the granddaughter of Robert and Irene Collins Connor and the great-granddaughter of Cornelius C. (C.C.) and Anna O'Donnell Collins, the builders and original owners of 640 and 646 East Gorham Street. Over the years, as a family, we have watched as these two properties have fallen into disrepair a result of tenants and a system of benign neglect. They have been left as sorry examples of the stewardship responsibilities we all share for the pioneers who made Madison the economically and culturally vibrant this city is today. We understand the importance of growth and the needs of meeting today's pioneers as they move Madison through this new century. However, we ask that we respect our collective heritage by also respecting our past. For this reason, we believe that the best use of both 640 and 646 East Gorham is to return them to single family units to insure a legacy of the pride the original owners took in their homes, their neighborhoods and their adopted city.

LETTER 1

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James Madison Park Surplus Property Committee December 14, 2011

I am writing to you in strong support for the Doane/Suska proposal for 646 E. Gorham Street. My perspective

has been gained by direct experience of many years in the neighborhood, schools, city and elective office.

Their offer is a fair price, a comprehensive plan of restoration with significant costs and a generous lease. What

really distinguishes their proposal is a clear cut track record in historic preservation/restoration and a rock solid

commitment to our community

Additionally, and I can’t stress this enough, their proposal for a single family owner occupancy is the crucial

element needed that will help transform a fragile part of the neighborhood. Their example can move this area

from transient rentals to a vibrant magnet that will attract more urban pioneers. This deserves to be a premier

residential area, one that enhances our park, supports our schools and adds value in every conceivable form to

our city. This kind of opportunity may never occur again and should be seized.

In my opinion Henry and Jackie and their family would be exemplary stewards of this historic property and I

hope you will give their proposal every possible consideration.

I am yours, sincerely,

Richard Linster 432 Sidney Street, Madison

LETTER 2

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LETTER 3

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Pat Whyte Restaino and Associates

2945 Monroe St. Madison, Wi 53711

[email protected]

December 8, 2011 James Madison Park Surplus Property Committee c/o Dan Rolfs, AICP Dept. of Planning and Community and Economic Development Room 312 215 Martin Luther King, Jr. Blvd. Madison, Wi 53701 Re: 646 E. Gorham St. Dear Members of the Committee: Driving past the cluster of city-owned properties on E. Gorham, with their large For Sale signs, I shuddered to think what might happen to them if the parks department did not consider their highest and best use, which would definitely mean somehow finding the Madison individual(s) who would be financially capable and aesthetically astute enough to restore the homes to their original beauty. As a long term realtor in Madison and Henry’s former art teacher at Madison College, I can heartily endorse Henry Doane and Jackie Suska as the next owners of the landmark Collins House. They have exhibited the highest standards in working on exteriors and interiors of restaurants: Blue Marlin, Orpheum Theatre, Majestic Theatre, Tornado, and Tempest Oyster Bar, as well as their adorable stucco home at 523 E. Gorham. Working with Architectural Building Arts will ensure that their vision for the Collins House is carried out beautifully. Old timer Madisonians such as myself as well as new arrivals (my clients and I regularly admire those historic homes!) will have the opportunity to watch the progress of their sensitive restoration on a significant landmark. Sincerely, Pat Whyte

LETTER 4

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Via email: Diane Milligan [email protected]

Dear Committee Members,

I live at 1142 East Gorham Street, in an 1876 Italianate home that my husband and I have been renovating since

1996, and in which we are raising two kids. I am a lifelong resident of Madison (but for a few years in my 20s)

and the former chair of the Tenney Lapham Neighborhood Association housing committee. I was one of the

authors of the 1998 neighborhood plan revision adopted by the city. I write in support of Henry and Jackie's

proposal for 646 E. Gorham because it is the proposal that is most consistent with the spirit and the letter of

the neighborhood plan, and because it represents the most stable and positive option for our neighborhood.

All of the proposals involve renovating what was once and should again be a beautiful building. This is

wonderful and it is the baseline for any acceptable proposal. Only Henry and Jackie's proposal involves

restoring the home to its original, intended use. Our plan (which I hope you take the time to read if you have

not yet done so) states that we (and therefore the city) seeks to restore and preserve the residential character

of the neighborhood. It speaks of encouraging and foster home ownership that supports Lapham school, and

fostering a residential environment suitable for raising families. Their proposal does this; continuing the home

as a multi-unit does not. Your decision should not be about money or cash flow. Our neighborhood has been

milked for cash long enough.

Our community is becoming more and more stable, more and more livable, because of all of the work families

are putting into it. People are investing in their houses. They are staying. They are raising families. Having one

owner-occupied unit and three tenant-occupied units is only slightly better than what is there now. Please

honor our plan by choosing the most stable proposal - the single family proposal.

Thank you,

Diane Liposcak Milligan

1142 E. Gorham St.

LETTER 5

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James Madison Park Surplus Property Committee c/o Mr. Dan Rolfs Department of Planning, Community and Economic Development Room 312 215 Martin Luther King, Jr. Blvd. Madison, WI 53701 Re: 646 E. Gorham Street

This letter is in strong support of the purchase of this property by Mr. Henry Doane and Ms. Jackie Suska, who plan to restore it to its original beauty, both interior and exterior. Most important, the James Madison/ Tenney Lapham neighborhoods have, as one of their development and sustainability goals, the increase in owner occupied residencies to further augment their vitality.

As long time residents of the James Madison District we urge the committee to consider approving Mr. Doane and Ms. Suska's bid for this property.

Sincerely, Ilse and Rudolph C. Hecht 141 N. Hancock St. Madison WI 53703

LETTER 6

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James and Julia Gray 13878 Rooster Valley Road

Spring Grove, Minnesota 55974

December 12, 2011

James Madison Park Committee

City of Madison

Madison, Wisconsin 53701

Dear Members of the James Madison Park Committee:

As longtime residents of the 700 block of East Gorham and members of the now extinct Old

Marketplace Neighborhood Association, we are writing to share our preferences and

recommendations in regard to the upcoming sale of the houses in the 600 and 700 blocks of East

Gorham. We are definitely opposed to the division of the building at 704 East Gorham (Collins

House) into efficiency apartments. The Old Marketplace Neighbor held its monthly

meetings/potluck suppers during the 1980's and early 1990's at the Collins House, and it was

always so wonderful to enter the ground floor and have use of the entire floor for our meetings. In

the summer, we sat in the sun porch at the back of the house overlooking Lake Mendota and

watched the lake turn all different colors as the sun sank lower, and in the winters, we held our

meetings around the large dining table. We would love to see this space available to the public

again.

The James Madison Park Houses are all within the Fourth Lake Ridge Historic District which

was developed by merchants and laborers during the latter part of the 19th Century and the early

part of the 20th Century, and, as such, includes numerous examples of various types of

architecture, as well as a range of house sizes and construction costs. Many of these old houses

were occupied by a single family, albeit perhaps several generations of the same family. From the

1940's on, these houses were divided up into apartments to provide living quarters for students at

the University of Wisconsin and for the airmen and their families stationed at Truax Field. These

needs are no longer prevalent and it would be nice to see more of the houses along Gorham Street,

which were originally single family homes and which were so horrendously divided up into small

apartments, revert to their former use. Therefore, we also prefer that the house at 646 East

Gorham (Ziegelman House) become a single family/owner occupied home. We definitely do not

support the proposal that the building remain a 4 unit apartment house.

While we now live in Minnesota, we still own and have a residence in the 700 block of East

Gorham, and thus are concerned that the neighborhood maintain as many of its late19th

century/early 20th century characteristics as possible. In addition, the existence of James

Madison Park is a wonderful bonus to people living in the area, and the use of these buildings will

be essential in maintaining its quality. We hope that the committee will consider its options with

extreme care.

Sincerely,

James R. Gray

Julia H. Gray

LETTER 7

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LETTER 8

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LETTER 9

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December 6, 2011

James Madison Park Surplus Property Committee

City of Madison Municipal Building

215 Martin Luther King, Jr. Blvd.

Madison, WI 53703

Dear Committee Members:

We fully support Henry Doane and Jackie Suska’s offer to purchase the historic Ziegelman House at

646 E. Gorham Street in Madison. As residents of downtown Madison for over 15 years (and now as

residents on the near west side), we have witnessed, especially, Henry’s dedication to downtown and to

historic preservation through his various commercial and residential projects.

The best thing that could happen to the Ziegelman House and the neighborhood would be selling the

house to dedicated owner-occupants who are able to care for the property. What is sorely needed in our

downtown neighborhoods is the restoration and revitalization of properties that have been neglected for

too many years. The fact that Henry and Jackie have experience with historic preservation and are

enthusiastic members of the Madison community makes them perfect homeowners of this property.

Furthermore, the construction team they have chosen to work with is well known and experienced.

Their design plans look excellent and the emphasis on energy efficiency is laudable. When completed,

the house will be a beautiful example of respect for and commitment to our downtown Madison

community.

We whole-heartedly support their offer and the project.

Sincerely yours,

Samantha Crownover

Past-President, Madison Trust for Historic Preservation

Former Chairperson, First Settlement District

Bruce Crownover

Master Printer, Tandem Press

LETTER 10

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GARY TIPLER & ASSOCIATES

807 Jenifer St., Madison, WI 53703

[email protected] 608-286-1844

December 15, 2011

James Madison Park Surplus Property Committee

c/o Dan Rolfs, Community Development Project Manager

Depaftment of Planning and community and Economic Development

Room 312

215 Martin Luther King, Jr. Blvd.

Madison, WI 53701-2985

[email protected]

Re: Doane proposal for 646 East Gorham Street, Anna and Cornelius Collins House

Dear Committee members,

I urge you to accept the proposal by Henry and Jackie Doane for the purchase and renovation of the Anna and

Cornelius Collins House at 646 East Gorham Street.

Henry has a proven track record of success in his pioneering and daring projects involving new businesses and

historic preservation in downtown Madison that have been difficult and unprecedented, to say the least.

I have no doubt that his remarkable creative talents would result in the restoration of this property to the best

condition possible. I laud his interest in staying in the neighborhood all these years and raising a family on

Gorham Street.

The first floor of the house is such an excellent example of the work of Claude & Starck that it deserves to

remain open as living and dining spaces, for the prospective owners as well as for the enjoyment of guests and

visitors to the home.

I stand by the statement I made previously for the other Collins house and feel that this house has quite similar

potential to be viewed as a destination for the interpretation of Claude and Starck’s works and will advance the

work of heritage tourism in Madison. The house could be available to groups such as the Madison Trust for

LETTER 11

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Historic Preservation and Wright in Wisconsin, an organization devoted to promoting tourism and

understanding of the works of Frank Lloyd Wright, which could further benefit from having access for their

tours. Though there are scores of houses by Claude & Starck in Madison, including several designed in the

Prairie School style, few are accessible to the public, and then only rarely. Accessibility to the Anna and

Cornelius Collins House and the resulting broadening awareness of its history and architecture would further

the investment and protection of other historic houses in the historic district in which it lies, the broader

neighborhood, downtown and all of Madison.

Please give the strongest consideration for the Doane’s proposal.

Respectfully,

Gary Tipler

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From the Desk of:

Thomas Miller, Assoc. AIA 608.225.4040

[email protected] James Madison Park Surplus Property Committee Dan Rolfs, AICP Department of Planning and Community and Economic Development - Room 312 215 Martin Luther King, Jr. Blvd. Madison, WI 53701 RE: HENRY DOANE & JACKIE SUSKA LETTER of RECOMMENDATION & SUPPORT

Dear Surplus Property Committee: I am writing to indicate my wholehearted support for Henry Doane and Jackie Suska in their efforts to restore the historic Collins House at 646 E. Gorham Street as their new home. This opportunity for the City to promote historic preservation while simultaneously encouraging single family, owner-occupied uses in downtown Madison should not be missed. I have known Henry as a personal friend and historic preservationist for the past 20 years. His commitment to bettering Madison and to saving the history of the City through restoration of its landmarks is second to none. Henry has a proven track record as a business owner and advocate for preservation that that offers the highest level of assurance in the success of this effort. I recall a proud moment when Henry provided me the opportunity to be directly involved in the preservation and adaptive re-use of the Orpheum Theater. The historically sensitive introduction of the grand Lobby Restaurant (while maintaining the original character, architectural detail, and primary use of the building) saved the property from the wrecking ball. All too often we have been asked to succumb to the demolition of our past to make way for economic development, Henry has proven that preservation and healthy economic growth can co-exist. During my career in the in the adaptive re-use and historic rehabilitation of local landmarks throughout the Midwest; and in my service as Vice President of the Madison Trust for Historic Preservation, Vice President of Capitol Neighborhoods, Inc., and commissioner on the Downtown Coordinating Committee, I have never met a property owner as committed to saving a city’s cultural treasures as Henry. I ask you to support Henry and Jackie’s proposal to return 646 E. Gorham back to a single family home, thus saving one of Madison’s true historic gems with a level of commitment and dedication others cannot offer. Thank you, and please feel free to contact me with any questions you may have. Sincerely, Thomas Miller, Assoc. AIA

Member: National Trust for Historic Preservation

Member: Congress for a New Urbanism

LETTER 12

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Via Email: Christopher Berge [email protected]

December 13, 2001

To: James Madison Surplus Property Committee

c/o Dan Rolfs, AICP

From: Christopher Berge

Co-Founder of Blue Marlin, Magnus, Barriques, Weary Traveler, Natt Spil

2005 Recipient of Madison Historic Preservation Award

To Whom it May Concern,

I have known Henry Doane for more than 25 years, and through several commercial and residential

remodels. We have both fought for the historical integrity and viability of several Downtown Madison

buildings. I was a business partner with Henry when we fought tooth and nail over every inch of the Blue Marlin

renovation. The end result has been a timeless historically relevant renovation that has now passed twenty

years scrutiny without change. Henry has always been true to a vision of what the architecture was meant to

be while adding new relevance. For instance the renovations he has done on the Orpheum Theater and

Tornado Steak house. What was there before Henry's renovations was honored and what he added made them

functional and beautiful again. Henry has committed his projects to solid high-grade materials when attacking

some of the most challenging projects. At Blue Marlin we worked in cherry, limestone and marble, at the

Orpheum in plaster and tile, at the Tornado and Tempest in native hardwoods and terrazzo, to name a few.

Both our present homes were built in the 1800s and require a special touch and commitment by their owners

to carefully renovate. As your committee reviews potential candidates, I challenge you to find anyone in this

community who has labored and invested more of their life into saving and operating businesses and living

with the challenges of maintaining Madison's historic places than Henry.

Sincerely,

Christopher Berge

LETTER 13

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LETTER 14