Bergstein Reuse Study

A Historic Property Reuse Study
of the Bergstein Shoddy Mill

Stillwater, MN
John Lauber and Company LLC

Claybaugh Preservation Architecture Inc
2015
A Historic Property Reuse Study

of the Bergstein Shoddy Mill
Stillwater, MN
CONTENTS
Background
The Project Team
Approach
Issues Analysis
Disposition Alternatives
Use Alternatives
Recommendations
Next Steps
Bibliography
History and Interpretation
MnDOT Move Photos
Existing Conditions Photos
Existing Conditions, Code Analysis, and Rehabilitation Recommendations
Existing Conditions Drawings
Schematic Design Drawings
Structural Analysis
Cost Estimates
Financial Analysis
List of Interviewees
Examples of Similar Projects
Urban Ag Center
Amended National Register Nomination
Prepared for the City of Stillwater by
John Lauber and Company LLC
2015
ACKNOWLEDGEMENTS
This program is financed in part with federal funds from the National Park Service, U.S.
Department of the Interior. However, the contents and opinions do not necessarily reflect
the views or policies of the Department of the Interior, nor does the mention of trade
names or commercial products constitute endorsement or recommendation by the
Department of the Interior.
This program receives federal financial assistance for identification and protection of
historic properties. Under Title VI of the Civil Rights Act of 1964, Section 504 of the
Rehabilitation Act of 1973, and the Age Discrimination Act of 1975, as amended, the
U.S. Department of the Interior prohibits discrimination on the basis of race, color,
national origin, disability, or age in its federally assisted programs. If you believe you
have been discriminated against in any program, activity, or facility as described above,
or if you desire further information, please write to:
Office for Equal Opportunity
National Park Service
849 C Street, NW
Washington, DC 20240.
PROJECT BACKGROUND
The Moritz Bergstein Shoddy Mill and Warehouse are the remaining structures from
what was originally a complex of six buildings located above the St. Croix River in Oak
Park, Minnesota. The structures were listed on the National Register of Historic Places in
2008 under Criterion A as an intact example of a property providing insight into the daily
living patterns of Germanic-Jewish immigrants to
Minnesota, and their efforts to sustain themselves in a new
land. The mill and warehouse building were moved to their
current location on the St. Croix River in 2012 in keeping
with a Section 106 mitigation agreement completed as part
of planning for the new St. Croix River Bridge. The
buildings are now owned by the City of Stillwater, and the
new site will be a focal point within Bridgeview Park, a new
city park which will eventually be connected to the planned
Loop bicycle and pedestrian trail, and may also eventually
be provided with transient docking facilities for boaters on
the St. Croix. The park will serve as a gateway that will
help introduce visitors to the resource-rich historic
community of Stillwater.
Recognizing that the Bergstein property could play an important role in the communitys
efforts to foster historic preservation and heritage tourism in the area, the City of
Stillwater and the Stillwater Heritage Preservation Commission issued a request for
proposals in 2014, seeking a team of preservation professionals to conduct a historic
property reuse study for the Mill and Warehouse.
In response to that solicitation, preservation consultants and experienced reuse study
leaders John Lauber and Bob Claybaugh made a scoping visit to the property on 5
November 2014, meeting with city planner Abbi Jo Wittman, touring and photographing
the buildings, and discussing aspirations and expectations for the reuse study project.
Prior to that visit, both consultants had reviewed a number of documents tracing the
history, significance and preservation of the Mill and Warehouse. Bob Claybaugh had
first become familiar with the Bergstein complex as part of a Relocation Feasibility Study
he had completed for the Minnesota Department of Transportation in 2005.
The co-principal investigators for the Bergstein Shoddy Mill project exceed the Secretary
of the Interiors Professional Qualification Standards for history, architectural history,
and historical architecture. All work on the project was completed in accordance with
guidelines established in A Primer for Historic Properties Reuse Teams in Minnesota.
The results of our investigation are presented in the pages that follow.
THE PROJECT TEAM

John Lauber
Architectural Historian/ Preservation Planner
John Lauber served as co-principal Investigator for the Bergstein Shoddy
Mill reuse study and his firm, John Lauber and Company LLC, served as
prime contractor. John exceeds the Secretary of the Interiors Professional
Qualification Standards for both History and Architectural History.
Robert Claybaugh, AIA
Historical Architect
Robert Claybaugh served as co-principal Investigator for the Bergstein
Shoddy Mill reuse study. Bob exceeds the Secretary of the Interiors
Professional Qualification Standards for Historic Architecture. Bob is a licensed
architect in the states of Minnesota, Wisconsin, and Missouri.
Daniel Hoisington
Historian and Interpretive Specialist
Dan Hoisington served as the interpretive specialist for the Bergstein
Shoddy Mill Reuse Study. Dan is principal of Hoisington Preservation
Consultants--a cultural resource management firm headquartered in Roseville,
Minnesota. He exceeds the Secretary of the Interiors Professional Qualification
Standards for History and Architectural History.
Jon Commers
Planner/Development Specialist
Jon Commers served as financial analyst for the Bergstein Shoddy Mill
Reuse Study. Jon is principal of Donjek, a public finance, project
management, and public policy consulting firm based in St. Paul.
Gene Dwyer
Structural Engineer
Gene Dwyer, PE, of LS Engineers in Le Sueur served as structural
consultant for the Shoddy Mill study. Gene has previously collaborated
with the co-principal investigators on historic structure reports and reuse
studies for a variety of historic properties throughout Minnesota.
Professional Project Management
Cost Estimators
Cost estimates for proposed work on the Shoddy Mill property were prepared by
Professional Project Management, a Twin Cities-based construction management firm.
Bergstein Shoddy Mill
Reuse Study
APPROACH
In its proposal, the project team outlined the following goals for the Bergstein Shoddy
Mill Reuse Study:
-Engaging and leading citizens of Stillwater through a systematic and inclusive study
process, gathering and providing the facts they will need to make an informed decision
about the future of this historically significant property.
-Evaluating the historical integrity, defining characteristics, current condition, and
adaptability of the buildings and site.
-Examining the realities of the local political, social, recreational, business and economic
environment and outlining a range of practical and achievable alternatives for
rehabilitating and utilizing the buildings and site.
-Understanding that preservation and reuse of any historic buildings is inherently an
exercise in sustainability, evaluate additional opportunities for integrating sustainable
practices into any reuse scenario for the buildings and site.
-Identifying potential tenants, concessionaires, developers, and other partners who may
contribute to a viable reuse of the building and site.
-Identifying life safety, building code and accessibility requirements that must be
addressed as part of a reuse plan.
-Describing alterations that may be required to accommodate new uses of the property.
-Identifying opportunities for interpreting the history and significance of the buildings.
-Outlining an orderly plan for completing rehabilitation work. Quantifying costs and
phasing of proposed work.
-Providing information about grants and other sources of revenue for reuse scenarios.
Specific steps in the study process included:
Pre Contract Site Visit
On 5 November 2014, John Lauber and Bob Claybaugh traveled to Stillwater to meet
with planner Abbi Wittman and tour and photograph he Shoddy Mill site and buildings.
Information gathered during this visit was used to assemble the project team and develop
a proposal specifically tailored to the requirements of the Bergstein project.
Background Research
The Bergstein Shoddy Mill has been the subject of an extensive series of studies
completed over the past 20 years. These include historic properties surveys,
determinations of National Register Eligibility, environmental impact statements,
relocation studies, and park/trail plans. The reuse study team began its work on the reuse
study project by reviewing these documents.
Site Visits
Much of the information for the reuse study was gathered through field inspections of the
buildings and site. The fieldwork phase of the project began on 29 December 2014,
when John Lauber and Bob Claybaugh participated in a project startup meeting with
Abbi Wittman to discuss the reuse study process, schedule, and expectations. Following
the meeting, the team leaders completed a preliminary inspection of the buildings,
completing baseline documentation. Team leaders returned to the site on 9 January 2015
Reuse Study
for an intensive evaluation of the physical integrity, salient features and existing
conditions of both structures, taking measurements, photographs and field notes. On 27
January 2015, the leaders returned to the site with structural engineer Gene Dwyer, to
complete supplemental documentation and participate in a structural analysis of both
buildings. On 2 February 2015, the team leaders and project historian Dan Hoisington
attended a meeting of the Stillwater Heritage Preservation Commission to discuss the
reuse study process and present preliminary findings from the field assessments.
Interviews and Public Meeting
Team members John Lauber, Bob Claybaugh, and Dan Hoisington were in Stillwater
from 24-26 March for intensive interviews with more than forty public officials, agency
representatives, local business and tourism leaders, members of the arts and non-profit
community, and other stakeholders.
Team members John Lauber, Bob Claybaugh, Dan Hoisington, and Jon Commers
returned to Stillwater on 30 March for additional interviews and a public meeting
attended by approximately two-dozen local citizens. In meeting, the team presented a
visual tour of the site and buildings, discussed the physical condition and adaptability of
the structures, summarized findings from the interviews, and solicited opinions from
attendees regarding opportunities, obstacles, and objections for potential reuse.
A shoddy "devil," used to shred fabric scraps for reuse.

Reuse Study
ISSUES ANALYSIS
Drawing on information gathered during three days of focused interviews and a public
meeting, the reuse team compiled a listing of issues that should be considered as the
community ponders the future of the Shoddy Mill property.
Historic Preservation Issues
The citizens of Stillwater have demonstrated their appreciation for history and historic
preservation for many years. The city brands itself as The Birthplace of Minnesota.
The iconic Stillwater Lift Bridge, Commercial Historic District, Territorial Prison Site
and a host of other landmarks have helped make the city a destination for tourists, and
tourism plays an important role in the local economy. The community has an active
Heritage Preservation Commission, and is home to the Washington County Historical
Society.
Despite their long history, the Shoddy Mill and Warehouse are new to Stillwater. The
buildings were originally part of a larger complex located in nearby Oak Park Heights,
and were moved to their present location in 2012 as part of mitigation for the new St.
Croix River Bridge. The buildings were listed on the National Register of Historic Places
in their original location and, as part of a Memorandum of Agreement between the
Minnesota Department of Transportation, the Minnesota State Historic Preservation
Office and others, will retain their National Register status despite the move. An
amendment to the original nomination has been prepared and is ready for submittal to the
MnSHPO. The propertys National Register status and subsequent mitigation efforts
have provided a great deal of historical information about the activities that took place in
the buildings. MnDOT, the city of Stillwater, the MnSHPO and others have invested
significant time and money to document and move the buildings, and have a stake in
ensuring their preservation.
The site selected for relocation of the Bergstein buildings is adjacent to the
archaeological ruins of the Hersey and Bean Lumber and Planing Mills, which closely
reflect the industrial history of Stillwater. By contrast, the Shoddy Mill and Warehouse
are most significant as an example of an industry practiced the St. Croix River Valleys
small population of Jewish immigrants.
Because the buildings were not originally part of Stillwaters built environment, and
because they reflect a little known aspect of the areas history, the mill and warehouse are
unfamiliar to most residents of the community. The buildings are physically nondescript,
and timeworn, and are therefore not visually obvious landmarks.
The buildings are extraordinarily simple in construction, which will make restoration
work relatively inexpensive. Interior spaces retain very little historic fabric, making them
virtually blank slate for adaptive reuse. Restoration will make buildings more visually
appealing.

Reuse Study
Design Issues
The Shoddy Mill and Warehouse are extremely simple buildings. The Warehouse is a
simple wood-frame building combining traditional timber framed structural elements
with conventional balloon framing. The Mill building is crudely constructed of local
stone, with a roof supported on salvaged iron rafters, reflecting the history of the site as
an early recycling center.
Despite a number of alterations to the exterior of the warehouse, including installation of
an overhead garage door, wide Masonite lap siding and alterations to a number of the
original window openings, a substantial amount of original exterior fabric remains in
place. Original materials include wood drop siding, the large sliding doors on the east
and west ends, some original window trim, cornice moldings and beadboard soffits.
Exposed timber framing and the windlass and hopper on the upper level are virtually the
only original features remaining on the interior of the Warehouse. The Mill building is
essentially a stone shell, with no original interior features. Both buildings were placed on
new foundations as part of the move in 2012. Utility connections were run to the site at
that time, and the lack of floor slabs and simple construction, especially of the warehouse
building, would make connections relatively easy.
Because of the buildings simplicity and relative lack of character-defining original
interior features, no extraordinary measures or artisanal skills will be required to return
them to functional condition. The Warehouse is in need of some structural repair,
including replacement of a missing column near the west end and reinforcement of
temporary repairs to the lower portions of studs. Substantial reinforcement of the upper
level floor system in the Warehouse would be required to return that portion of the
building to active use.
At this point it seems unlikely that the either structure will used in the winter. However,
it would be easy to insulate the Warehouse building and install a radiant heating system
in a new concrete floor slab to prepare the structure for eventual year around use. The
large original sliding doors at each end could be opened in the summer to provide fresh
air and a visual connection to the riverfront.

Reuse Study
Site/Shoreline Issues
The Bergstein buildings were relocated to a city-owned property on the banks of the St.
Croix River, south of the downtown commercial district and the new St. Croix River
Bridge. The narrow parcel is adjacent to busy Highway 95 and the buildings are partially
concealed from the roadway by trees and other vegetation. Abandoned train tracks and a
gravel road flank the property on the west. There is very limited parking on the gravel
road, and additional parking along the shoulders of Highway 95.
The property lies within the boundaries of the St. Croix National Scenic Riverway, a unit
of the National Park Service. Visitors to the parcel look out over the River toward a
relatively undeveloped natural shoreline on the Wisconsin side. One interviewee
observed that the Shoddy Mill site offers the best view of the Stillwater lift bridge in
town.
The sites riverfront location, scenic vistas, and the courtyard-like space between the mill
and warehouse buildings would seem to make this an ideal location for outdoor activities.
The advent of bike/pedestrian trails and potential transient docking facilities for boaters
will provide ways for visitors to reach the site without using automobiles.
Because of its location within the Scenic Riverway and within a floodplain along a major
navigable river, the property is subject to a variety of regulatory authorities, including the
Park Service, the US Army Corps of Engineers, and the Minnesota DNR. Relocation of
the buildings required raising the elevation of the site to one foot above the 100-year
flood level, obtaining variances for setbacks from both the shoreline and bluffs on the
west side of the land, and installation of riprap to stabilize the river bank. Regulatory
agencies have strongly emphasized a need to minimize high-intensity uses for the site, to
protect the riverbank and to maintain the natural character of the area through careful
landscape design. Some concerns were expressed about plans to develop transient
docking facilities at the site.
Safety and Security Issues
The relocated Mill and Warehouse buildings occupy a relatively isolated sot between the
St. Croix Boat and Packet Company and the Sunnyside Marina. Although a chain link
fence has been installed around the property and the buildings have been secured with
plywood panels and padlocks, neighboring businesses report that they regularly see
intruders inside the fence and around the buildings. Despite efforts to secure the
buildings, they are susceptible to intrusion and vandalism. The Warehouse is a woodframe structure that is that could easily be damaged by fire. Although the staircase to the
upper level has been removed, it would still be possible for intruders to reach the upper
room by climbing on exposed bracing in the east wall. This presents a potential falling
hazard and exposes the city to liability.

Reuse Study
Recreation and Tourism Issues

There has been a flurry of bike/pedestrian trail development in and around Stillwater in
recent years, much of which has resulted from planning for the new St. Croix River
Bridge. The recently completed Browns Creek Trail provides a new connection between
Stillwater and Minneapolis/St. Paul via the Gateway Trail. The iconic lift bridge will
soon be converted from a vehicle bridge into a bike/pedestrian crossing. A new six-mile
long Loop Trail will take cyclists and pedestrians through downtown Stillwater, along the
Riverfront directly past the Shoddy Mill site, and across the river into Wisconsin via the
lift bridge and the St. Croix River Crossing. Current redevelopment at the St. Croix
Boomsite, planned acquisition of the Aiple property north of town for incorporation into
the park system, and an anticipated increase in visits to city-owned Kolliner Park on the
Wisconsin side of the river following conversion of the historic lift bridge to a
bike/pedestrian trail all add to the critical mass of recreational opportunities in and
around Stillwater.
In anticipation of these new routes, the city has recently constructed public restrooms
along the downtown riverfront. A trailhead with parking and composting toilets will be
developed near the Sunnyside Marina to the south of the Shoddy Mill site. The
conceptual master plan for Bridgeview Park includes schematic design for developing
transient docking for watercraft at the Bergstein site.
Stillwater and the Shoddy Mill property lie within the boundaries of the St. Croix
National Scenic Riverway, administered by the National Park Service. For several years
NPS maintained an office in Stillwater, but it moved its operations to the Arcola Mill
historic site north of town a few years ago. From the point of view of the Park Service,
that arrangement has been unsatisfactory. Noting that Stillwater is essentially the
southern boundary of the Riverway, that the Park is relatively unknown, and that there is
not even a sign identifying the area as a National Park, NPS officials have expressed an
interest in establishing a dedicated contact station in or near Stillwater as a means of
introducing visitors to the resource. Officials have also stated that a visitor contact
station should be explicitly dedicated to park-related activities, and should not be
expected to double as a general-purpose travel information center for the city.
A number of interviewees pointed out that motorboat traffic is relatively heavy on the in
this part of the river, and that there is no convenient access for human-powered watercraft
such as kayaks, canoes, or paddleboats. There was a general consensus that recreational
activity at the Bergstein property should focus on bicycle traffic.
The St Croix Boat and Packet Company is located near the Shoddy Mill property on the
north, and operates a popular and successful program of excursions and charter tours.
This activity draws a significant crowd to the area, and will help to create awareness of
the Bergstein property as a destination. Noting that the new bike/pedestrian trail passes
through the Packet Company property, some individuals have expressed concern about
potential congestion as cyclists and pedestrians mix with excursion boat passengers.

Reuse Study
Traffic and Parking Issues

Parking at the Shoddy Mill site is extremely limited and in high demand. Motorists can
presently park along Highway 95, and a few spaces are available on the gravel frontage
road between the Bergstein buildings and the Packet Company. Many noted the lack of
parking for patrons of the Packet Company located just north of the Shoddy Mill site.
A majority of reuse study interviewees identified parking as a major local issue, and one
that must be considered in developing plans for the Shoddy Mill site. Although the city
has a large municipal ramp downtown, and is developing additional parking along the
riverfront in the commercial core, there seems to be a general consensus that many
visitors are unaware of these opportunities for parking.
Although many trail users will reach the Shoddy Mill site by bike or on foot, there is
likely to be a large contingent who will load their bicycles on bike racks and drive to the
site to begin the rides. The new parking lots downtown will serve some of these
individuals, and a trailhead/vehicle parking area for the Loop Trail is being developed as
part of the Bridgeview Park project. There is nearly uniform agreement that no
additional vehicle parking should be included in any development of the Shoddy Mill
site. The lack of parking could limit some potential uses, such as proposals that the
buildings be used as a visitor information center for out-of-town visitors, or as a contact
station for the National Park Service.
Plans for Bridgeview Park include the possibility that transient docking facilities for
boaters may eventually be developed at the Shoddy Mill site. This would bring an
additional group of visitors to Stillwater.
It is anticipated that completion of the new St. Croix River crossing will significantly
change traffic patterns through downtown Stillwater, eliminating a bottleneck from
vehicles waiting to cross the historic lift bridge, and diverting commuter traffic away
from downtown.

Reuse Study
Downtown Issues
For decades, many of the business in Stillwaters historic downtown commercial district
have relied heavily on tourism. Bars/restaurants, hotels, bookstores, galleries, and
boutiques, and other specialized retail outlets abound. There is presently some
uncertainty and concern about how the diversion of traffic away from the historic
commercial core resulting from completion of the St. Croix River Bridge may affect
downtown businesses. In an effort main the vitality of the business district in the face of
change, a coalition of local business owners recently formed the Downtown
Revitalization Committee.
In addition to the DRC, business-oriented organizations include the Stillwater
Convention and Visitors Bureau and the Greater Stillwater Chamber of Commerce. These
organizations are funded by membership fees, and in the case of the CVB, by a local tax
on lodging. These entities help with coop advertising, marketing, and some event
planning. They have attempted to maximize promotion dollars by minimizing
expenditures for physical facilities and staff and maximizing the use of social media.
One member of the DRC described the Shoddy Mill site as an important piece of realestate. Representatives from the Chamber of Commerce, DRC, Convention and Visitors
Bureau, and other business and civic leaders all suggested that the buildings could
function in part as a gateway for visitors to Stillwater, providing information about local
hospitality and other businesses, parking, and events. There was a general consensus that
restrooms and a picnic area should be included as part of any redevelopment and that
vehicle parking should be limited. There was considerable enthusiasm for proposed
development of transient docking facilities at the Bergstein property.
Several interviews expressed the view that any commercial enterprise housed in the
Bergstein buildings (coffee kiosk, bike rental, or repair facility) should not compete with
existing local businesses.

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10
Compatibility Issues
The Shoddy Mill and Marehouse are, and are likely to remain, city-owned buildings,
which limits certain types of uses, including intensive commercial endeavors. There is a
general consensus that the properties should serve some sort of public good, enhance
tourism, create new recreational activities and programming opportunities, and provide
basic services to trail users.
The city of Stillwater already offers or is developing facilities and programs that could
directly or indirectly duplicate activities being discussed for the Bergstein property.
Teddy Bear Park serves as an inexpensive and well-appointed venue for birthdays,
wedding receptions, family reunions, and other gatherings. New restrooms and parking
areas being developed in the Lowell Park will provide amenities for trail users passing
through downtown. There has been some conversation about the city acquiring the
vacant Armory building for use as an events center.
A number of local organizations already offer activities and programs that could take
place elsewhere in town and that could be affected by duplication of effort at the Shoddy
Mill site. One example is the existing Farmers Market that takes place near the
Washington County Courthouse.

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11
Programming Issues
A number of interviewees, including the National Park Service, the Minnesota
Department of Natural Resources, local arts and non-profit organizations and others
identified a wealth of programming opportunities for the site, and expressed an interest in
using the Shoddy Mill and Warehouse for activities. Specific programming ideas
included:
-Historical exhibits
-Arts and music events
-Environmental programs
-Pontoon boat tours
-Interpretive bike tours
-Urban agriculture center
-Childrens museum
The Jewish Historical Society of the Upper Midwest has recently developed an exhibit on
the scrap industry that could help to interpret the sites history as a shoddy mill.
An active schedule of programming appealing to a broad cross section of interests would
help to define the Bergstein property as a destination for trail users and local residents.
Programming activities are more likely to be funded than pure bricks-and-mortar projects
and could help ensure the long-term viability of the property.
Partnership Issues
Although the city of Stillwater is likely to bear the initial expense of rehabilitating the
Bergstein buildings, it may be able to reduce the costs of long-term operations and
maintenance, provide programming and staff, and leverage other sources of grant funding
by forging strategic partnerships with outside organizations and agencies. A number of
agencies and non-profit organizations expressed an interest in establishing partnership
arrangements with the city to use the Shoddy Mill property. These include, but are not
limited to:
-The National Park Service (visitor contact center, staffing, programming)
-The Minnesota Department of Natural Resources (programming, exhibits)
-The Jewish Historical Society of the Upper Midwest (exhibits, programming)
-ArtReach St. Croix (programming)
-The Washington County Historical Society (exhibit development)
-Transition Stillwater (youth environmentalist organization)
Partnerships with private concessionaires to provide visitor amenities such as snacks or
equipment rentals could also help offset operating and maintenance costs, help with
staffing, scheduling and securing the site, and provide a modest revenue stream. The city
already employs a public-private partnership model to operate the municipal parking
ramp and the community recreation center.

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12
Financial Issues
As part of the planning for the new St. Croix River Bridge, the Minnesota Department of
Transportation was required to consider the projects potential to have adverse effects on
National Register-eligible properties in the construction zone, including the Bergstein
Shoddy Mill and Warehouse. To comply with this requirement, MnDOT forged a
Memorandum of Agreement with a host of state and local agencies, outlining steps that
would mitigate the new bridges impact on the mill and warehouse.
Mitigation efforts included extensive documentation, planning studies, engineering work,
construction of new foundations above the flood plain, and moving the buildings from
their original location in Oak Park Heights to their present location. These efforts
required a significant investment of time and money.
The city of Stillwater provided a site for the new buildings, agreed to take ownership
from MnDOT once the move was accomplished, and accepted responsibility for their
preservation and reuse. The site has been integrated into the communitys park system,
making it unlikely that the buildings will be transferred into private ownership. As public
buildings, the mill and warehouse have limited potential to generate sufficient revenue to
offset the costs of rehabilitation and ongoing operation. If the buildings are to be
rehabilitated, the city will probably have to fund the work.
Officials and residents generally seemed willing to support some public investment in the
property, but there was also agreement that the rehabilitation should be accomplished as
cost effectively as possible, and that an effort should be made to generate some sort of
revenue stream or barter arrangement that would reduce ongoing operating and
maintenance expenses.

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13
DISPOSITION ALTERNATIVES
The Bergstein Shoddy Mill and Warehouse buildings were moved from their original
location in Oak Park Heights to a new site provided by the City of Stillwater in 2012 in
order to facilitate construction of a new highway bridge across the St. Croix River. The
move was completed in accordance with a Memorandum of Agreement between the
Federal Highway Administration, the U.S. Army Corps of Engineers, the Advisory
Council on Historic Preservation, and both the Minnesota and Wisconsin State Historic
Preservation Offices.
In preparation for the move, an existing barge terminal building was demolished, the site
elevation was raised to a level one foot above the 100-year floodplain, the shoreline was
stabilized, new foundations were constructed for both structures, utility lines were
stubbed in to the perimeter of the warehouse building, temporary structural repairs were
made to the walls of the Warehouse, and a temporary roof was installed on the Mill
building. The buildings have been secured with plywood sheeting and a security fence
encloses the site. Both buildings have stood vacant since the move. Disposition
alternatives for the Mill and Warehouse may include:
Demolition
Under this scenario the Mill and Warehouse buildings and their new foundations would
be completely demolished and the site would be restored as a green space. The city would
incur the costs of demolition and site restoration. The dollars that were already invested
to move the buildings and construct the new foundations would essentially be wasted.
Demolition would clearly violate the intent and terms of the Memorandum of Agreement
that led to the move in 2012, and could require further negotiation/mitigation with SHPO
as well as potential involvement of the Advisory Council on Historic Preservation.
As one interviewee observed, the city has a moral obligation, but not necessarily a legal
obligation to use the buildings, Nonetheless, when the city took ownership of the Mill
and Warehouse, provided the site, negotiated variances for shoreline and bluff setbacks,
and integrated the site and structures into planning for Bridgeview Park, it made a
substantial commitment to restore and maintain the buildings. Demolition would
constitute a default on that commitment. Failure to creatively integrate the structures into
the park and trail system could be a lost opportunity.
The site is located on banks of the St. Croix River and is within the boundaries of the St.
Croix National Scenic Riverway, and some individuals might consider demolition as a
means of restoring the natural character of the shoreline.
Do Nothing
Under this scenario, the buildings and site would remain secured but unoccupied, with no
maintenance. Both the Mill and the Warehouse would continue to deteriorate due to
weather, pests, and ordinary wear and tear on building materials. With no tenants to
monitor the site, the buildings would be subject to intrusion and vandalism, which would
further diminish the physical integrity of the structures, present safety hazards, and
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14
expose the city to liability for injuries. Prolonged neglect or deferred maintenance would
result in the eventual loss of historic resources and forfeiture of considerable effort and
funding that has already been invested to foster preservation of the property.
This option would require virtually no funding beyond the costs of site maintenance
(mowing, snow removal), insurance, etc. The city could utilize the structures for
equipment storage or other low-end uses. Utilities would remain disconnected, and there
would be no costs for stabilization or new construction. The buildings would remain
available for eventual restoration or adaptive reuse, but the costs of completing the work
would increase due to continuing deterioration. The Mill and Warehouse would be
visually unappealing and are likely to be considered eyesores rather than historic
resources.
Stabilization/Mothballing
Under this scenario, the city would take temporary, simple, and inexpensive steps
designed to protect the buildings from the elements, pests and vandals. Stabilization
would help prevent or slow down the pace of deterioration, and would buy additional
time for planners to explore ways to reuse and integrate the structures into the park and
trail system.
The city could use the structures for equipment storage or other low-end uses. Utilities
would remain disconnected. With no tenants to monitor the site, the buildings would be
subject to intrusion and vandalism, which would present safety hazards and potentially
expose the city to liability for injuries. The buildings would remain available for
eventual restoration or adaptive reuse. The Mill and Warehouse would remain visually
unappealing and are likely to be considered eyesores rather than historic resources.
Exterior-Only Rehabilitation
Under this scenario, the exterior envelopes of both buildings would be restored to their
historic appearance. This would protect the buildings from further deterioration, and
would make them more visually appealing. However, it would be considerably more
expensive than stabilization and would not return the structures to active use.
Partial Rehabilitation
Under this scenario, the city would complete a partial restoration of both buildings, based
on projected uses. The Warehouse building seems to offer the most opportunities for
reuse, with ample space for restrooms, simple kitchen facilities and flexible programming
space on the main level. The upper level has structural and accessibility issues that
would make restoration unlikely. The buildings lack of historic interior features, simple
wood frame construction, unfinished floor system, and proximity to utility connections
would make installation of electrical, plumbing, and mechanical systems relatively
simple and inexpensive.
The stone Mill building is extremely simple, and is resistant to rot and other damage that
typically afflicts wood frame buildings. It has been greatly altered, and despite clues to
the original configuration of door and window openings, there is no known
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15
documentation to serve as a guide for full restoration. The buildings small scale and
existing garage door opening could make it a good location for bike rental/repair, a
coffee/snack bar, or other uses that would require minimal buildout.
Under this scenario, the Warehouse would be restored to its historic appearance on the
exterior and would be adapted on the interior to accommodate multiple uses. Roof
framing and sheathing would be repaired as needed and a wood shingle roof would be
installed to replicate the historic roof. Original siding would be repaired and repainted,
Original openings would be restored and replica doors and windows would be installed.
Interior work would be limited to the lower level. The missing support column near the
west end would be restored, electrical, mechanical and plumbing systems would be
installed, and a new floor slab with piping for a radiant heating system would be poured.
Walls and ceilings would be insulated. Accessible restrooms and a kitchen counter
would be built along the north wall. The lower level would be made accessible. An
opening would be left in the ceiling to expose the original windlass, and the opening
would be enclosed on the upper level to minimize heat loss.
Work on the Mill building would essentially confined to restoration of the exterior
envelope. A permanent roof would be installed, and stonework would be repointed using
mortar that matches the original composition. Electric service would be provided to the
building, and a new concrete floor slab would be poured.
There are two possible approaches to rehabilitation of the principal (north) faade.
-The existing garage door and service door openings could be left as they are, with a roll
up door installed in the garage opening and a period-appropriate replica door installed in
the service door opening. This would make it easy to use the building as a bike rental
facility or repair shop, would reduce overall cost of the rehabilitation, and would make it
possible to restore the exterior to its historic appearance at a future date.
-The north faade could be fully restored to its historic appearance based on architectural
evidence (brick arch lintels) and additional documentary research. A period-appropriate
door and replica windows would be installed in the recreated openings. This approach
would restore the historic integrity of the exterior, but would cost more than the first
option, and would make the building less useful for recreation-related activities, such as
bike rental, that require storage.
Full Rehabilitation
Under this scenario both the Mill and Warehouse would be fully rehabilitated on both the
interior and exterior.
The exterior of the Warehouse would be restored to its original appearance. Both the
upper and lower levels would be rehabilitated for multiple year-around uses. This would
require structural reinforcement of the upper level floor structure to support intensive use,
installation of a stairway to provide access, and accessibility improvements that could
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16
include an elevator. The building would be fully insulated and new mechanical systems,
including plumbing, electrical, and HVAC equipment would be installed to allow year
around use. The lower level would contain accessible restrooms and a catering kitchen.
The exterior of the Mill building would also be restored to its original configuration, with
original door and window openings reconstructed.
This approach would significantly increase the cost of the rehabilitation work with a
modest gain in utility and an uncertain return on the additional investment.

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USE ALTERNATIVES
The reuse team solicited information and ideas about potential uses of the Bergstein
Shoddy Mill and Warehouse through more than forty individual interviews and a public
meeting. Residents offered ideas ranging from storage for public works/park equipment
to full rehabilitation as a youth hostel.
There was nearly unanimous agreement that any reuse should take advantage of the
riverfront location and proximity to the proposed bike/pedestrian trail system; that any
use should focus on recreational/non-motorized activities, and that any commercial
activities should provide only basic amenities for trail users and not compete with
existing businesses.
The most common limitation that was identified during the interview process was the
lack of parking at the site, and there was a clearly expressed sentiment that parking
should remain limited under any reuse scenario.
Specific ideas for the property included:
-Storage for park or public works equipment.
-Restrooms, picnic facilities, and other amenities for users of the pending Loop Trail, the
St. Croix River, and Bridgeview Park.
-Gateway/Tourist Information Center for visitors to Stillwater.
-National Park Service Contact Station for the St. Croix National Scenic Riverway.
-Space for interpretation of the Bergstein family and the shoddy industry; the local
lumber milling industry embodied in the adjacent Hersey and Bean archaeological site;
and the natural and environmental resources of the St. Croix River.
-Rental space for weddings, family reunions, and other celebratory events.
-An urban agriculture/sustainability center.
-A venue for arts and music events.
-A youth center
-A hostel for trail users.
-A concessionaire operated coffee ship, bike rental, and repair facility for trail users

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CONCLUSIONS AND RECOMMENDATIONS

Summary of findings
-The Mill and Warehouse occupy a highly desirable site along a burgeoning trail system
and on the banks of the St. Croix River.
-The buildings are extraordinarily simple in construction and detailing, which suggests
that the costs of rehabilitation are likely to be relatively low.
-The city of Stillwater is likely to bear full responsibility for rehabilitation of the Shoddy
Mill and Warehouse Buildings. There is a strong interest in minimizing the costs of
rehabilitation and offsetting the costs of ongoing operations and maintenance.
-The sites National Register status and city ownership make the property eligible for a
variety of financial incentives that could significantly reduce the out-of-pocket costs of
rehabilitation.
-A number of public entities have demonstrated their interest in preservation of the
properties and have already invested substantial financial resources to document and
move the buildings. This track record of interest increases the likelihood that the city can
be successful in its quest for additional grant funding in the future.
-The properties are unlikely to generate sufficient revenue to fully offset the full costs of
rehabilitation and operations.
-There is near-universal agreement that the buildings should be used for a public purpose,
focused on non-motorized recreational activities.
-There is a plethora of agencies and non-profit organizations willing and eager to provide
programming at the site. Fundraising efforts tied to programming are more likely to be
successful than efforts to obtain funding for bricks-and mortar projects.
-There appears to be strong potential for a public/private partnership that could provide
basic services to trail users and other visitors. Services could include a beverage/snack
bar and bike or other recreational equipment rental/repair facilities. These activities
could enable a concessionaire to generate modest revenue in exchange for staffing and
day-to-day maintenance. The city has already employed this partnership model for
operation of the municipal parking ramp and the community recreation center.
Recommendations
The City of Stillwater should undertake a partial rehabilitation of the Bergstein Shoddy
Mill property, rehabilitating the exterior of the Mill building and the lower level of the
Warehouse for use as a multi-use interpretive/event/trail amenity center.
The main level of the Warehouse would provide basic services to trail users (restrooms,
possibly bike rentals, snacks or other services). The space would be designed for
maximum programming flexibility, and would make maximum use of the riverfront
location. A coalition of non-profits (Jewish Historical Society, Washington County
Historical Society, DNR, NPS would develop a variety of exhibits interpreting the history
of the Bergstein operation, the archaeological history of the site, and environmental
features of the site and Riverway.
The exterior of the Mill building would be rehabilitated to serve as a rental facility for
bikes or other recreational equipment. Current openings on the north side would remain
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19
intact with a new roll-up overhead door and a period appropriate service door installed to
provide access and accommodate rental equipment.
The site would be operated as a partnership between the city of Stillwater, other
government and non-profit entities, and a private concessionaire. The city would incur
the cost of the initial rehabilitation and ongoing major maintenance and repair.
The National Park Service would utilize a portion of the Warehouse as a visitor contact
station for the St. Croix National Scenic Riverway in exchange for seasonal programming
and oversight of the property. Additional programming would be provided by the
Minnesota Department of National Resources, local non-profits (environmental,
historical, arts, performance, sustainability).
Amenities and day-to-day maintenance would be provided through a low-cost or no-cost
lease agreement between the city and a private concessionaire. The concessionaire would
take care of day-to-day maintenance and security and would take the lead in scheduling
events.
Next steps
Using the Historic Property Reuse Study as a guide, the city should establish a steering
committee of potential partners to develop a detailed redevelopment/business plan for the
Shoddy Mill and Warehouse. The committee should include city staff and officials,
representatives of agencies and non-profit groups identified in this report and potential
concessionaires.
Each member of the steering committee should be prepared to describe specific types of
programming it is willing/able to offer, list facilities it would need in order to provide
programming, and both quantify and commit to its role in staffing, operating, and funding
ongoing redevelopment and use of the property.
Once the redevelopment/business plan is in place, the steering committee should meet
with architects to develop a detailed rehabilitation program for the buildings and site.
The rehabilitation plan should include well-developed design drawings, outline finishes
and equipment, and provide detailed cost projections.
Using the redevelopment/business plan and detailed rehabilitation plan as a basis,
partners should embark on an active fundraising effort, assembling the funding that will
be necessary to rehabilitate and reuse the Shoddy Mill and Warehouse.
Once the funding is in place, rehabilitation and reuse of the Bergstein Shoddy Mill and
Warehouses can begin.

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Bibliography
Bergstein Property Relocation Mitigation Project: Proposed Site Assessment. The 106
Group Ltd., and SRF Consulting Group, prepared for the city of Stillwater, 2005.
Bridgeview Park: Master Plan Update. SRF Consulting Group, prepared for the City
of Stillwater, 2015.
Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings. State
Minnesota Department of Transportation Project 8214-114Q. Architectural
drawings of Shoddy Mill and Warehouse Buildings, new riverfront site, and
foundations (28 sheets). 2010.
Hersey & Bean Planing Mill: Wall Stabilization Report. Collaborative Design Group,
prepared for the City of Stillwater, 2011.
Long, Barbara Beving. Phase III Historical Documentation Study: The Moritz &
Bertha Bergstein House, Shoddy Mill & Waste Materials Yard. Prepared for the
Minnesota Department of Transportation, 1997.
Mathis, Gregory. Moritz Bergstein Shoddy Mill and Warehouse (documentation of
move). Amended National Register of Historic Places Registration Form, 2014.
Moritz Bergstein Shoddy Mill and Warehouse: Minnesota Historic Property Record,
Property Inventory No. WA-OHC-001. Collaborative Design Group, prepared
for the Minnesota Department of Transportation, 2010.
Relocation Feasibility Report: Bersgstein Shoddy Mill and Warehouse, 6041
Stagecoach Trail North. Oak Park Heights, Minnesota. Claybaugh Preservation
Architecture Inc, prepared for the Minnesota Department of Transportation. 2005.
Terrell, Michelle M. Stillwater South Main Street Archaeological District. National
Register of Historic Places Registration Form, 2007.
Zellie, Carole S. Moritz Bergstein Shoddy Mill and Warehouse. Draft National
Register of Historic Places Registration Form, 2008.

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21
HISTORY and INTERPRETATION

Stillwater, Minnesota, is a city filled with history. In 1837 the United States entered into a
treaty with several bands of Ojibwe and Dakota Indians. Under the terms, the Indians
ceded the northern third of present-day Wisconsin and more than three million acres of
land between the St. Croix and Mississippi rivers. Soon after, Joseph R. Brown, a
colorful Indian trader and promoter, opened a small warehouse at the head of Lake St.
Croix to supply his upriver fur trading operations.
A new mill opened just south of Browns warehouse, and it soon became the preferred
location for new arrivals looking for work. John Allen and his family were the first to
settle in the new village of Stillwater. By 1846 the town had around ten families and
twenty single men.
After Wisconsin became a state in 1848, with its western boundary set at the St. Croix
River, it left residents of the triangular delta between the Mississippi and St. Croix rivers
uncertain about their government. A convention met in Stillwater in August 1848 and
elected Henry Hastings Sibley to take a petition to Congress to create a new territory, an
action that earned Stillwater its title as the birthplace of Minnesota. Sibley was successful,
and Minnesota became a territory on March 3, 1849. In 1851 Stillwater was awarded a
political plum when it was chosen as the site of the territorial prison.
The town was platted in 1848 with 600 residents of whom nearly all of the men were
lumbermen, as one historian wrote. It was lumber that drove Stillwaters economy in the
nineteenth century taking advantage of the river that carried timber from the pine forests
to the north down to a log-holding boom just upriver from Stillwater. Steam mills sprang
up on the St. Croix in the 1850s, and wood-finishing industries followed. Products
included shingles, windows, doors, furniture and flooring.
Excellent transportation helped the city prosper. The river carried goods between
Stillwater and river ports to the south, and early stage roads connected the city to St. Paul
and Point Douglas. Railroads arrived in the early 1870s, expanding markets for timber
and manufactured goods.
By the late nineteenth century, Stillwater had entered a golden age that produced one of
the largest opera houses west of Chicago, the elegant mansions of the lumber barons, and
many brick commercial buildings on Main Street. The first electric street railway in
Minnesota began operation in Stillwater in June 1889.
By 1900 the lumber was giving out and the mills closed. The last lumber raft leaving
Lake St. Croix took place in 1914, the same year that the state prison moved to South
Stillwater. As the jobs left, Stillwaters population declined from a high of more than
13,000 in the 1880s to a low of around 7,000 in 1940.
As the lumber industry came to a close, the city adjusted to a new economy. A
community-based group built the Lowell Inn, a hotel that evoked colonial era architecture.
It was promoted as the attraction that would bolster Stillwaters stagnant economy. When
it opened in 1927, the Stillwater Daily Gazette optimistically predicted, The scar left by
the closing of the sawmills and the extinction of logging has gradually healed, and
Stillwater has entered upon a new era, an era that promises to produce lasting resources
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which shall place Stillwater in the front ranks of Northwest cities.

Preservation in Stillwater
Those lasting resources were already in place Stillwaters superb historic homes and
commercial buildings set within the scenic beauty of the St. Croix Valley. Local history
found a strong advocate in 1934, with the organization of the Washington County
Historical Society, a private, non-profit educational institution. In 1941, the Society
purchased the Wardens House Museum in Stillwater from the state. It is one of
Minnesotas oldest buildings as well as its second oldest continuously operating house
museum.
After World War II, when good roads and automobiles put residents in commuting range
of the Twin Cities, Stillwater began to reinvent itself as a tourist destination, highlighting
its outstanding historic buildings and natural landscape. In 1945 Tom Curtis, a local
businessman, purchased the old Joseph Wolf Brewery, to house a car dealership. Curtis,
though, had an idea that the caves could be turned into a tourist attraction. To liven it up,
he added indoor and outdoor trout ponds and then opened it to the public for a small fee.
Thousands of visitors went through the caves from the late 1950s until Curtis sold them
in 1971.
Amidst a growing national interest in historic preservation in the 1960s and 1970s,
Stillwater residents grew increasingly concerned about threatened local treasures. Three
challenges energized local preservation.
The first battle was over the future of the Washington County Courthouse. The The
oldest courthouse in Minnesota, it was designed in the Italianate style by Augustus
Knight of St. Paul. When it opened in 1870, the county was doing a booming business in
the lumber industry, and the imposing columned edifice reflected the countys wealth as it
overlooked the city from atop Zions Hill. By 1962, though, the county had outgrown the
building, and serious consideration was given to razing the structure to make way for a
parking lot. A 1962 bond issue to construct a new courthouse failed at the polls, allowing
time for preservationists to make their case. In 1971, the building was placed in the
National Register of Historic Places.
In 1975 the county moved to a new government center one mile south of the original
courthouse and made plans for an adaptive re-use of the old building. It reopened in 1982
as a community facility providing office space for nonprofit groups, offering
interpretative historical exhibits and tours, and serving as a venue for private and public
gatherings. In 1997, the county designated the facility as a Washington County park.
Today, the courthouse is preserved as a historic landmark with tours and exhibits. It
provides a rental venue for private and public gatherings.
A second battle took place in the mid-1970s. Nelson School, located at 1018 South First
St., opened in September 1897. Called a model structure of its kind by the Stillwater
Gazette, the building was designed by the architectural firm of Orff and Joralemon of
Minneapolis. It was named after Socrates Nelson, the real estate speculator whose name
is included in the district. The public school system stopped using this as a school
building in the 1950s, although it continued to hold District 834 administrative offices
through 1977.
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When the district sought to sell the property, with demolition likely, a new preservation
organization, Rivertown Restoration stepped forward and filed a taxpayer suit against the
city. In December, 1978, District Court Judge Esther Tomljanovich, later a Minnesota
State Supreme Court Justice, ruled that the school was a historical resource and issued
a temporary injunction stopping the transfer of the property. It was later purchased by a
group of investors known as the Nelson School Partners in 1980. They renovated the
school into apartments, now converted to condominiums.
Finally, there was a decade-long debate about the future of the Lift Bridge. On July 1,
1931, 15,000 people lined the shores when Governor Floyd Olson dedicated the bridge.
At the time, most movable bridges were of the swing-span variety, pivoting on an axis to
allow water traffic to move back and forth. Instead, Stillwater would have a
counterweighted, cable-and-tower design in other words, a lift bridge. Only six
vertical-lift highway bridges were built in Minnesota and Wisconsin prior to World War
II, and Stillwaters is one of only three that still survives. At the time of the bridge's
completion, the St. Croix River was only lightly used as a navigable waterway, as the
Minnesota Department of Highways noted in a 1938 letter stating: For several years not
a single request for its opening was received. But after World War II, recreational river
use grew, as did highway traffic between Wisconsin and Minnesota.
With a new bridge under construction to the south of Stillwater, the old lift bridge, will be
saved as a pedestrian and bike trail. As a direct result of the governments evaluation of
the impact of the new bridge, local, county, and federal agencies studied the historical
resources within the area of impact. This led to the creation of the South Stillwater
Archaeological District, encompassing the site of the Hersey-Bean Sawmill. Seeking to
place the bridge within a larger context, more than 250 properties have been determined
to be contributing to the significance of the Stillwater Cultural Landscape District,
including dwellings, commercial and industrial buildings, public stairways, and an
archaeological site. Finally, the Bergstein Shoddy Mill and Warehouse, located in the
path of the new bridge, were deemed historically significant. Based on a Memorandum of
Agreement, the two buildings were moved to the present site.
Inspired by this public debate generated by these controversies, and armed with new tools
such as Certified Local Government laws, the city embraced preservation as a means to
improve the communitys quality of life and as a way to attract tourism to the city. The
Heritage Preservation Commission (HPC) began a multiyear study of the citys resources.
In 1993 the HPC directed Robert Vogel, historian, to prepare a study that initiated a
comprehensive historic preservation planning process. Over the next decade, the
commission prepared surveys of local neighborhoods, documenting their resources and
making recommendations for further action. The HPCs outreach programs, including an
heirloom home program, with its own website, and video walking tours, gained national
recognition. Stillwater became the first commission in Minnesota to win a Commission
Excellence Award from National Alliance of Preservation Commissions (NAPC). It won
in the category of Best Practices: Public Outreach.
In 1992 the Stillwater Commercial Historic District (containing 82 resources) was listed
in the National Register of Historic Places. Other local landmarks in the National
Register include:
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Stillwater Lift Bridge over the St. Croix River

Chicago, Milwaukee & St. Paul Depot and Freight House, 305 S. Water Street
Roscoe Hersey House, 416 S. Fourth Street
Austin Jenks House, 504 S. Fourth Street
Ivory McKusick House, 504 N. Second Street
St. Croix Lumber Mills/ Stillwater Manufacturing Company, 318 N. Main Street
William Sauntry House, 626 N. Fourth Street
William Sauntry Recreation Hall, 625 N. Fourth Street
Territorial State Prison Wardens House, 602 N. Main Street
Washington County Courthouse, 101 W. Pine Street
Mortimer Webster House, 435 S. Broadway
The Stillwater Heritage Preservation Commission also locally designated some of these
properties. In addition, the city created a residential conservation district, empowering the
HPC to review changes within its boundaries.
Now, prominent landmarks such as the Washington County Courthouse, the Wardens
House, and Staples Mill provide historic tourism destinations. Old mansions received
new life as bed and breakfasts. Restaurants opened in the caves and the freight house,
shops in old utility buildings, and a hotel in the Lumbermans Exchange. In its third
century, Stillwater is a bustling community boasting a variety of industry and business.

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MnDOT Move Photos

Moving Photos

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Moving Photos
10
Existing Conditions Photos
Historic view 1. The south side of the warehouse building as it appeared in the 1950s.
The original drop siding remains in place and appears to be unpainted.
Historic view 2. Close-up view of the southeast corner, showing 2/2 double hung sash,
which may be original.
Photos
Historic view 3. The west end of the building, with rail spur visible in the foreground
1950s. The original wood-shingled roof has been replaced with metal, but the lack of al
ridge cap suggests that the current metal roof is newer.
Historic view 4. The east end of the warehouse.

Photos
Historic view 5. South side prior to move from the original location in 2009. The
overhead door was installed in 1983. The Masonite siding and canopy above the service
door may date from same time.
Historic views 6-7. West (left) and east ends (right) of the warehouse in 2009. The
original drop siding remains exposed on the east end.
Photos
Historic view 8. The interior of the warehouse, 2009, looking east. A concrete slab has
replaced the original wood floor, and an office/restroom enclosure has been built in the
southeast corner. An original timber column in foreground has been cut off and replaced
with a makeshift truss in order create clear span for auto repair business. Walls and
ceiling are sheathed with gypsum wallboard.
Historic view 9. Looking southwest on the lower level of the warehouse, 2009. The
office is visible at left, and the overhead door is visible at center.
Photos
Historic view 10. The upper level of the warehouse, looking east, 2009. The framework
for the rope-powered wood elevator is visible at the center of the photo.
Historic view 11. Upper level, looking west. The north wall is sheathed with drywall.
Photos
Historic view 12. North side of the mill building in its original location, 2009. The
overhead and service doors are not original to the building.
Historic view 13. West side of the mill building in 2009.

Photos
Historic view 14. The south side of the mill building in 2009.
Historic view 15. The west side of the mill building, 2009. Note the window infill
(circled). The upper portion of the wall appears to have been reconstructed.

Photos
Historic view 16. Interior of the mill building, looking east. Planks have been sistered
to the original center beam to support the roof.
Historic view 17. Interior of the mill building, looking west.

Photos
Aerial view 1. The mill and warehouse were moved to a new site along on the banks of
the St. Croix River, south of downtown Stillwater, in 2012.
Aerial view 2. The mill and warehouse in their new location.

Photos
Photo 1. South elevation of the warehouse building in its new location. The overhead
door and Masonite siding were added in 1983.
Photo 2. South and west elevations of the warehouse. The metal batten-seam roof with
snow catchers and a ridge cap appears to be newer than the roof shown in Historic view
3. The building was placed atop a new foundation as part of the 2012 move.

Photos
10
Photo 3. West elevation.
Photo 4. North and west elevations. Exposed framing on the interior of the upper level
indicate that there were originally windows on the north elevation.
Photos
11
Photo 5. North elevation.
Photo 6. North and east elevations. The original drop siding remains exposed on the
east side.

Photos
12
Photos 7-8. Pests have chewed holes through siding on east end (left). Detail of the
eaves above the east end (right). Original skip sheathing, cornice molding and corner
boards are visible.
Photos 9-10. Details of the original drop siding on the east side. The tongue-and-groove
siding was applied over flush board sheathing.
Photos
13
Photo 11. Lower level of the warehouse, looking southeast. The building originally had
a wood floor. The new foundation walls were filled with sand as part of the move.
Photo 12. Lower level, looking northeast.

Photos
14
Photo 13. Lower level looking southwest.
Photo 14. An original timber post has been removed from the west end of the building,
and replaced with a makeshift truss to allow a clear span. Rotted studs were cut off and
reinforced with new material, and a treated lumber sill was installed to prepare the
building for the move

Photos
15
Photo 15. The original sliding doors remain in place on both the east and west ends of
the building.
Photos 16-17. The original sliding door hardware and tracks remain intact (left). A
faded label on the hardware identifies the maker as Lawrence. Detail of the door
construction (right)
Photos
16
Photos 18-19. The upper level of the warehouse building, looking west (left). Pests have
chewed through the wall at the southwest corner (detail of circled area is at right).
Photo 20. North wall of the upper level. Framing for the original windows remains in
place, although sash have been removed and openings filled in.

Photos
17
Photo 21. Upper level, looking east. Framework for elevator windlass is visible at the
center of the photo.
Photos 22-23. Window opening near the southeast corner of the upper level (left).
Original double-hung sash have been removed, but original trim remains in place (right).
Photos
18
Photos 24-25. Two views of the elevator framework and windlass. The opening
between the floors has been covered (right).
Photo 26. The rope-powered windlass mechanism from above.

Photos
19
Photo 27. Detail of roof framing showing rafters, collar ties and lightweight struts.
Although the struts may add strength to the roof structure, they do not function as actual
trusses.
Photo 28. Slats and chicken wire between struts were used as a holding area for
shredded cloth.
Photos
20
Photo 29. Detail of ridge board and skip sheathing. The original wood shingles are
visible between sheathing boards.
Photo 30. North side of the mill building in its new location. Brick arches above the
wide opening indicate location and size of original openings. Color variations in the
mortar indicate that the walls have required repair many times in the past.
Photos
21
Photo 31. North and west sides of the mill building.
Photo 32. West and south sides of the mill building. A temporary membrane roof was
installed following the move.
Photos
22
Photo 33. South elevation of the mill building.
Photo 34. South and east sides of the mill building. The warehouse is visible in the
background.
Photos
23
Photo 35. East side of the mill building. This wall is badly cracked, and the upper
section appears to have been rebuilt. An original window opening with a brick arch has
been filled in. Mortar adjacent to the infill bears is inscribed with the date 1896 (circled
area is detailed below).
Photo 36. Detail of inscribed date on east wall of the mill.

Photos
24
Photo 37. Interior of the mill building, looking east. The center beam and roof sheathing
were replaced following the move. The iron angles may be original to the building. An
inscription in the window infill (circled) reads CB 1880 Sept. 30. See detail below.
Photo 38. Close-up view of inscription in window infill on the east wall of the interior.
Photos
25
Photo 39. A charred lintel above the small window in the east end of the building
provides evidence of a fire.
Photo 40. Looking west inside the mill building. Remnants of timber joists set into the
walls (circled here and in Photo 42) suggest that there may have been a loft in the
building, or that the roofline was altered at some point.
Photos
26
Photo 41. Roof rafters are assembled from short sections of iron channel, riveted
together.
Photo 42. South wall of the interior. Pockets for timber joists are circled.

Photos
27
Existing Conditions
Code Analysis
Rehabilitation Recommendations
COctober
L A Y29,
BA
UGH PRESERVATION ARCHITECTURE
2014
361 W. Government St. Taylors Falls, Minnesota 55084
INC
Site Visit Report January 27, 2015
Bergstein Shoddy Mill Reuse Study
South Main Street, Stillwater, MN
Participants:
Robert Claybaugh, CPAi

John Lauber, JLCo LLC
Gene Dwyer, LSE
Shoddy Mill
General:
o
The building has been moved to a new site and set on new concrete foundation.
o
The wood roof beam has been replaced.
o
New plywood sheathing has been installed over the steel angle joist and a temporary
membrane roof installed.
o
Some pointing of masonry was done to help stabilize the structure.
o
There is no floor slab in the building.
Masonry:
o
The exterior 18 rubble stone bearing walls are in tough shape. There are a lot of cracks
and open joints in the walls that will require extensive grouting and tuckpointing.
o
The original mortar appears to be fairly bad with coarse aggregate of various types of
stone. There is a variety of later pointing and repairs in the mortar.
o
Mortar samples should be taken and tested to determine an appropriate mortar mix.
o
The recent mortar repairs were done with a tinted fine aggregate mortar that does not
match the original.
o
There is evidence that the upper walls of the building and roof configuration have been
modified over the life of the building.
Openings:
o
The east opening appears to be original with a segmented arch. The opening was infilled
in 1886 according to a date scratched in the mortar. There is evidence of an earlier fire on the
interior wood lintel.
o
The west opening appears to be original with a segmented arch.
o
The north openings are later modifications to provide a garage size door and an entry
door. There are remnants of segmented arches that would indicate possibly three original
openings of similar size as on the east and west walls. The auto repair owner told me in 2005
that they were two smaller openings before they cut in the garage door.
Roof:
o
The steel angle joists appear to be repurposed truss members judging from the riveted
splices. These are probably not original to the building but to an earlier modification possibly
after the fire.
o
The roof deck has been replaced with plywood and is covered by a loose laid roof
membrane without insulation. The deck overhangs the masonry by about 16 inches.
Warehouse:
General:
o
o
o
o
The building has been moved to a new site and set on new concrete foundations.
Due to rot a new 6x6 wood sill beam was installed, rotted sections of original studs were
cut off, new temporary studs were sistered to the originals and extended to the sill in a
haphazard manner. The intent was to stabilize the structure.
There are no utilities connected to the building. The site relocation drawings indicate that
sewer and water service was extended to five of the warehouse.
Exterior Walls:
o
The original wood drop siding has been covered with Masonite siding except on the east
wall. The drop siding appears to be in rough condition.
o
The last use of the building was for auto repair and many of the modifications were for
that use.
!
The large overhead door on the south wall.
!
Removal of an interior wood support column.
!
Addition of 2 layers of gypsum board on the north wall for fireproofing.
!
Addition of gypsum board on the walls and ceiling of the ground floor.
!
Addition of batt insulation in the ground floor walls.
o
The second floor is entirely unfinished.
Openings:
o
The large sliding wood doors on the east and west walls appear to be original. The sills
of these doors are about 8 above the sill beam. This would indicate the original wood floor
level of the building. The auto repair business installed a concrete floor on grade.
o
The two double hung windows on the west wall are probably from the auto repair
remodeling. We saw evidence of larger window openings at these locations.
o
The other window openings are the same size as on the second floor and have double
hung wood sash probably from the auto repair remodeling. The sash are either in poor
condition or missing.
o
The south wall probably had a small window opening where the overhead door is now.
The entry door location may be original but the steel door is new.
o
The second floor window openings appear to be original.
Roof:
o
The existing roof is covered with metal panels over the original wood shingles. The
shingles are visible from the second floor though the spaced wood sheathing.
o
The overhang soffits are in poor condition.
o
There are no gutters or downspouts in the building.
Interior:
o
There are no interior partitions on the first floor.
o
The stair to the second floor is partially in place. It would not meet current code
o
The second floor is open with no interior finishes.
o
There is a 73 square opening in the floor with a 710 diameter wood sheave mounted at
ceiling level. The sheave has a 2 manila rope that would have been used to raise and lower
items from the second floor. This is the most notable feature of the building.
Submitted by,
CLAYBAUGH PRESERVATION ARCHITECTURE INC
Robert J. Claybaugh AIA, President

File: SHM-site visit-012715
COctober
L A Y29,
BA
2014
INC
May 6, 2015
Existing Conditions
Site
The two buildings are sited in the same relationship as on the original site.
The site is fairly level and was created with fill to be above the 100 year flood plain.
There are no other improvements on the site.
Shoddy Mill
General:
o
The building has been moved to a new site and set on new concrete foundation.
o
The wood roof beam has been replaced.
o
New plywood sheathing has been installed over the steel angle joist and a temporary
membrane roof installed.
o
Some pointing of masonry was done to help stabilize the structure.
o
There is no floor slab in the building. Only a sand base.
Masonry:
o
The exterior 18 rubble stone bearing walls are in tough shape. There are a lot of cracks
and open joints in the walls that will require extensive grouting and tuckpointing.
o
The original mortar appears to be fairly bad with coarse aggregate of various types of
stone. There is a variety of later pointing and repairs in the mortar.
o
o
The recent mortar repairs were done with a tinted fine aggregate mortar that does not
match the original.
o
There is evidence that the upper walls of the building and roof configuration may have
been modified over the life of the building.
Openings:
o
The east opening appears to be original with a segmented arch. The opening was infilled
in 1886 according to a date scratched in the mortar. There is evidence of an earlier fire on the
interior wood lintel.
o
The west opening appears to be original with a segmented arch.
o
The north openings are later modifications to provide a garage size door and an entry
door. There are remnants of segmented arches that would indicate possibly three original
openings of similar size as on the east and west walls. The auto repair owner told me in 2005
that they were two smaller openings before they cut in the garage door.
Roof:
o
The steel angle joists appear to be repurposed truss members judging from the riveted
splices. These are probably not original to the building but to an earlier modification possibly
after the fire.
o
The roof deck has been replaced with plywood and is covered by a loose laid roof
membrane without insulation. The deck overhangs the masonry by about 16 inches.
Warehouse
General:
o
The building has been moved to a new site and set on new concrete foundations.
o
Due to rot a new 6x6 wood sill beam was installed, rotted sections of original studs were
cut off; new temporary studs were sistered to the originals and extended to the sill in a
haphazard manner. The intent was to stabilize the structure.
o
o
There are no utilities connected to the building. The site relocation drawings indicate that
sewer and water service was extended to within five feet of the warehouse.
Exterior Walls:
o
The original wood drop siding has been covered with Masonite siding except on the east
wall. The drop siding appears to be in rough condition.
o
The last use of the building was for auto repair and many of the modifications were for
that use.
!
The large overhead door on the south wall.
!
Removal of an interior wood support column.
!
Addition of 2 layers of gypsum board on the north wall for fireproofing.
!
Addition of gypsum board on the walls and ceiling of the ground floor.
!
Addition of batt insulation in the ground floor walls.
o
The second floor is entirely unfinished.
Roof and 2nd Floor Structure:

o
Refer to LS Engineers, Inc. report dated May 5, 2015 for structural assessment of the
building.
Openings:
o
The large sliding wood doors on the east and west walls appear to be original. The sills
of these doors are about 8 above the sill beam. This would indicate the original wood floor
level of the building. The auto repair business installed a concrete floor on grade.
o
The two double hung windows on the west wall are probably from the auto repair
remodeling. We saw evidence of larger window openings at these locations.
o
The other window openings are the same size as on the second floor and have double
hung wood sash probably from the auto repair remodeling. The sash are either in poor
condition or missing.
o
The south wall probably had a small window opening where the overhead door is now.
The entry door location may be original but the steel door is new.
o
The second floor window openings appear to be original.
Roof:
o
The existing roof is covered with metal panels over the original wood shingles. The
shingles are visible from the second floor though the spaced wood sheathing.
o
The overhang soffits are in poor condition.
o
There are no gutters or downspouts in the building.
Interior:
o
There are no interior partitions on the first floor.
o
The stair to the second floor is partially in place. It would not meet current code
o
o
The second floor is open with no interior finishes.

There is a 73 square opening in the floor with a 710 diameter wood sheave mounted at
ceiling level. The sheave has a 2 manila rope that would have been used to raise and lower
items from the second floor. This is the most notable feature of the building.
Submitted by,
File: SHM-Existing-050615
CLAYBAUGH PRESERVATION ARCHITECTURE

I361
N W.
C Government St. Taylors Falls, Minnesota 55084
May 25, 2015
Shoddy Mill Reuse Study
Highway 95 North
Stillwater, Minnesota
Code Review
Historic Status: The buildings are currently listed on the National Register but are not listed on
the City of Stillwater local register.
Minnesota State Building Code: The 2007 Minnesota State Building Code amendments and
the 2006 International Building Code, and the 2015 Minnesota Accessibility Code were used for
the code review of this building.
Mill Building:
Building gross floor area:
o 1st Floor:
578sf
o Total occupied:
578 sf
Stories: 1 story
Occupancy: Group M Mercantile
Construction Type (Table 601):
o Type III B Masonry bearing wall & unprotected roof structure.
Allowable Height and Building Area (Table 503) Type III B Construction:
o Height: 4 stories
o Area: 12,500/floor
Floor Occupancy (Table 1004.1.1):
o 1st Floor: 30gsf/person= 20 persons
o Exits: one (table 1015.1)
Warehouse Building
Building gross floor area:
o 1st Floor:
1,617sf
nd
o 2 Floor:
1,617sf
o Total occupied:
3,234sf
Stories: 2 stories
Occupancy:
o Group A2 Restaurant
o Group R2 Dorm/motel
o Group M Mercantile
Construction Type (Table 601):
o Type VB-unprotected wood frame
Allowable Height and Building Area (Table 503) Type V B Construction:
o Group A2:
Shoddy Mill
! Unprotected:
! Protected:
o Group R2:
! Unprotected:
! Protected:
o Group M:
! Unprotected:
! Protected:
1 story, 6.000sf/floor
2 stories, 11,500/floor (sprinklered)
2 stories, 7,000sf/floor
1 story, 9,000sf
Floor Occupancy (Table 1004.1.1):

o A2: Tables and Chairs: 15 sf/person
o R2: 200 sf/person
o M: 30 sf/person
o E: Classroom: 20sf/person
Floor Live Loads (Table 1607.1)

o Assembly/movable seating:
o Dining rooms
o Office:
o Office/class corridor above 1st floor:
o Residential:
o Hotel rooms & corridors to rooms:
o Classrooms:
Building with one exit (Table 1019.2):

o A and E: 1 story, 49 occupants
o B and M: 2 stories, 30 occupants
o R2: 2 stories, 4 units, 50 foot travel
100psf
100psf
50psf
80psf
40psf
40psf
40psf
Automatic Sprinkler Systems (Section 903 and MN1306):

Stillwater has adopted MN Chapter 1306 Special Fire Protection Systems:
A2 Occupancy: Required through out
R2 occupancy: Required throughout
B and M Occupancy: 2,000 sf or more per floor and three or more stories.
E Occupancy: 2,000 sf or more per floor and two or more stories.
Upper Floor Accessibility/Elevator (MN Chapter 1341):
Generally not required if less than 30 occupants. An elevator would probably be desired for
any use of the 2nd floor.
Other requirements do apply to some occupancy classifications.
Robert J. Claybaugh AIA
File: SHM-Code-052515
Shoddy Mill
COctober
L A Y29,
BA
2014
INC
May 25, 2015
Renovation/Adaptive Reuse Recommendations
Site
Accessibility: Create accessible path from parking to entry of each building.

Outdoor Space: Develop space between the buildings and toward the river for outdoor events
such as farmer market, performances, etc.
Shoddy Mill
General:
o
This structure is probably best suited for seasonal use that would not require heating or
o
o
o
air-conditioning. There could be some electric radiant base board heat if necessary.
Underground electric power should be connected to the structure with a panel with
circuits to handle lighting, convenience outlets and ceiling fans.
Provide security and fire alarm system.
A sprinkler system would not be required.
Masonry:
o
o
We would recommend that the stone walls be left exposed on the interior of the structure.
o
All of the exterior and interior mortar joints should be repointed with the mortar mix
determined by testing.
Openings:
o
Large East Window: Leave the masonry infill in place along with the date inscriptions
in the mortar.
o
Small East Window: This is an odd and ill placed opening but appears to have been
there a long time. Consider leaving the opening and install an operable window for
ventilation.
o
West Window: Install a new wood double hung sash in this opening.
o
North Openings:
!
Alternative 1:
The existing door openings are later modification and are to be removed.
Using the remnants of the brick segmented arches as a guide,

reconstruction three opening on the north faade. They could all be door
openings or only the center opening could be a door with the flanking
openings as windows.
This alternative would limit the functionality of the building for rentals
and visitor services.
!
Alternative 2:
Restore the small door opening.
Retain the large opening and install a roll-up door to provide good access
for rental and visitor services.
Floor:
o
Install a new 4 concrete slab over 2 rigid insulation on the existing sand base.
o
Finish floor covering would be optional.
Roof:
o
Remove the existing temporary roof covering.
o
Install EPDM adhered roof membrane over cover board and 4 rigid insulation over
existing plywood deck.
o
Install new painted wood fascia at roof edge.
Warehouse
Utilities:
o
Provide underground electrical service to the building.
o
Connect building to existing water and sanitary sewer services that are stubbed on site.
o
Provide gas service to the building.
Exterior Walls:
o
Remove existing Masonite siding and gypsum board layers from the exterior to expose
the original wood drop siding.
o
Infill the overhead door opening.
o
Replace deteriorated drop siding to match the existing, prime and paint. The condition of
the siding underneath will not be apparent until the newer siding has been removed.
Replacement of 50% of the siding would be a good estimate at this time.
Roof and 2nd Floor Structure:

o
Refer to LS Engineers, Inc. report dated May 5, 2015 for structural recommendations
including upgrading the 2nd floor structure to 40psf. This would only be done if the 2nd floor
is to be occupied.
o
Replacement of the missing wood post would be part of the scope of work along with
replacing the other wood posts with full height posts.
Openings:
o
Replace the existing 1st floor west faade windows with openings to match the 2nd floor
windows.
o
Add a window opening on the 1st floor south faade in line with the 2nd floor window
above.
o
Install new 2/2 thermal glazed wood double hung sash in all of the existing and new
window openings.
o
Install a new wood door and frame in the south faade door opening.
o
Restore the original wood sliding doors. These would not be the primary weather closure
for the openings.
o
Install new wood and glass doors with sidelights in these openings.
1st Floor:
o
Install a new 4 concrete slab over 2 rigid insulation on the existing sand base.
o
Provide in slab hydronic heating system.
Roof:
o
Remove existing wood and metal roof coverings.
o
Replace deteriorated wood sheathing as required.
o
Install new cedar shingle roof over cedar breather, plywood sheathing and 3 rigid
insulation on the existing wood sheathing.
o
Install galvanized metal half round gutters and corrugated round downspouts on the north
and south roof eaves.
Interior:
o
1st Floor:
!
Remove all existing wall and ceiling finishes and insulation.
!
Insulate the exterior walls with full thick batt insulation.
!
Insulate the 2nd floor joist space with 6 batt insulation.
!
Install painted gypsum board with veneer plaster finish on all wall and ceiling
surfaces. Leave the existing wood bracing visible.
!
Build out space as shown on proposed floor plans.
!
Provide service access ladder to 2nd floor.
nd
o
2 Floor:
!
The 2nd floor would remain unfinished except for closure walls around the wood
sheave and opening so it is visible from the 1st floor.
!
Insulate the exterior walls with full thick batt insulation.
!
If the 2nd floor were to be made usable, the following items would need to be part
of the scope of work:
Reinforce 2nd floor structure.
Construct one or two exit stairs depending on use.
Construct an elevator to provide accessibility to the 2nd floor.

o
HVAC:
!
Provide in floor hydronic heating system in 1st floor slab.
!
Provide forced air cooling and ventilating on the 1st floor with exposed round
spiral ductwork.
!
No HVAC on the 2nd floor.
Electrical:
!
Provide general lighting and track lighting on the 1st floor ceiling.
!
Provide general lighting in the restrooms and kitchen space.
!
Provide exit and emergency lighting.
!
Provide security and fire alarm system for the building.
Fire Protection:
!
Stillwater has adopted Minnesota Chapter 1306 Special Fire Protection Systems.
!
An A2-Assembly occupancy would require a sprinkler system throughout.
!
A B-Business or M-Mercantile occupancy would not require a sprinkler system.
Submitted by,
File: SHM-Recommend-052515
Existing Conditions Drawings
673
663
657
687
IN
A
M
709
ST
300
H
T
U
O
S
500
ET
E
R
408
E
T
A
T
S
H
806
S
Y
A
W
H
G
I
95
6
3
&
Measured from Southwestern

Shoddy Mill facade.
+/- 100' to Asphalt Edge*

+/-' 75' to Western Bluff Toe*
Approximate Distrances:
Measured from Northeast

Shoddy Mill facade
Approximate Distances:
+/- 14' to top of bluff*
+/- 65' to water's edge*
Measured from East corner

of Warehouse Building.
Approximate Distances:
+/- 11' to top of bluff*
+/- 45' to water's edge*
Measured from Southwestern

Warehouse facade.
+/- 80' to Asphalt Edge*

+/-' 49' to Western Bluff Toe*
Approximate Distrances:
160
General Site Location
80
Parcel Boundaries
Municipal Boundary
Water Pipes
Water Valves
Hydrants
Bergstein Warehouse
and Shoddy Mill
320
Feet
60'-8"
2nd Floor Warehouse Plan
74" x 74" hatch
7'10" diameter
wood sheave on
10" diameter shaft
NORTH
60'-8"
1st Floor W
Wd. post
Wd. beam abov
Wd. post
9'-6"
12'-2"
1/8" = 1'- 0"
WAREHOUSE SECTION
Existing sand level
Future floor level
Conc. bas
8x8 wd. post
8x8 wd.beam
2" X 6" Wd. rafters @ 24"

O.C.
Meta
New plywood roof deck with loose

membrane
15'-3" top stone to foundation
Existing steel angle joists
New wood beam
12'-6"
18" stone wall
6"
Infilled window
opening
Future floor level

Existing sand level
O.H. door opg.
Infilled window
1
27'-6"
Door opg.
Window opg.
21'-0"
Building footprint: 578 sf

Insider floor area: 441 sf
CLAYBAUGH
PRESERVATION
ARCHITECTURE
INC
SHODDY MILL PLAN & SECTION

NORTH
1/8" = 1'- 0"
361 West Government Street

Taylors Falls, MN 55084
Tel: 651.206.0980
E-: claybaugh7@gmail.com
March 2015
Schematic Design Drawings
Highway 95
drop off lane
FFE 695.5'
Warehouse
Mill
FFE 695.0'
One way drive
Accessible out door

event plaza
Ordinary High Water Mark 675'
1
S1
Scale
Site
Future Bike/Pedest
Bluff Line approxi
1
A2
2
A1
Scale: 1/8" = 1'-0"
Second Floor Plan
Drop down attic ladder
7'10" diameter
wood sheave on
10" diameter shaft
1
A2
1
A2
60'-8"
60'-8"
1
A1
Scale: 1/
First Fl
Storage &
attic ladder
Mech.
Equip.
Unisex
Unisex
Kitchen
9'-6"
12'-2"
1
A2
Scale: 1/8" = 1'-0"
Warehouse Section
2" X 6" Wd. rafters @ 24"

O.C.
4
A3
3
A3
Scale: 1/8" = 1'-0"
Alternative 2 North Elevation
Roll-up door in existing opening
Scale: 1/8" = 1'-0"
Alternative 1 North Elevation
Restore window openings
15'-3" top
2
A3
2
A3
1
A3
Scale: 1/8" = 1'-0"
Building Section
6"
Extg. 8'-0" Opg.

Alternative 2
Scal
Flo
21'-0"
4" concre
rigid insul
Structural Analysis
Cost Estimates
Financial Analysis
Jon Commers, Principal
Public Finance, Project Management, Policy

!
2288 University Avenue West

!Saint Paul, MN 55114
ph) 651.645.4644
www.donjek.com
BERGSTEIN SHODDY MILL REUSE STUDY

Capital and Operating Funding Resources: Draft Text
May 27, 2015
Reuse of the Bergstein Shoddy Mill will be made sustainable by a deliberate, long-term funding
strategy. Capital funding is required for rehabilitation of one or both of the structures, and for
modest repair and replacement of the buildings over time. Operating support, likely through a
combination of earned revenues, City funds and contributions from partnering organizations, will
allow for the mill to contribute to the economic and civic vitality of Stillwater.
Funding Rehabilitation
Assembling the resources required to elevate the mill buildings from their current state, into fully
functional structures for seasonal or year-round use, is likely to draw on multiple funding sources.
As the owner and lead partner of the mill buildings, the City of Stillwater is well positioned to
coordinate the raising of capital for rehabilitation. Prospective sources include the following.
City Bonds: The City manages a bond portfolio to fund general government investments,
street improvements, redevelopment through tax increment financing, and other priorities.
The outstanding principal of bonds owed by the City has been declining over the last ten
years. The City is authorized to fund all or part of historic rehabilitation projects such as the
mill buildings, as a portion of their issuance and repayment of municipal bonds. An
advantage to this source is that the investment can be amortized over time.
Park/Trail Dedication Fund: The City operates a fund that supports capital outlay for City
parks, using park/trail dedication fees paid by developers of parcels in Stillwater. At the end
of 2013, this account had grown to exceed $300,000, and may provide a source for historic
rehabilitation in the Citys Bridge Park area.
Philanthropy: Philanthropic partners including the St. Croix Valley Foundation and its
affiliate Stillwater Foundation, may assist the campaign to raise capital for rehabilitation,
through grant making and/or sponsorship of a capital raising initiative for the mill
structures. Foundation leaders expect growth in local philanthropy in the coming years.
Minnesota Historical and Cultural Heritage Grants: Given the mill structures are listed on
the National Register of Historic Places, these grants funded through the Legacy program
could finance work on exterior building preservation, building accessibility, and interior
systems. While not eligible for remodeling or modernization of the structures, these grant
funds could comprise a portion of the projects capital structure.
State Capital Project Grants-In-Aid: Local governments are eligible applicants for grants, on
a 1:1 matching basis, to finance historic preservation construction projects at publicly owned
sites.
Private Lending: Rehabilitation may also be funded by construction debt, subsequently

consolidated into a long-term mortgage on the property.
In-Kind Contributions: Materials, labor and expertise can be contributed by individuals,
organizations or businesses to the project, adding to the capital resource available for
rehabilitation. Building materials such as windows are examples of material often contributed
at cost or on a donated basis.
Minnesota State Bonds: In addition to the grants-in-aid described above, the State funds
public assets deemed to have statewide significance, typically through capital investment
legislation approved every other year. The nature of the historic significance of the mill
buildings, and eligibility for designation on the National Register of Historic Places, may
strengthen a City proposal for state support.
Funding Operations and Maintenance

Ongoing operations and upkeep of the mill buildings, once reuse has commenced, is also a critical
consideration for their viability. A combination of earned revenue and partner support will need to
cover operating expenses and regular deposits to a replacement and reserve account.1 Prospective
sources for these uses include:
Earned Revenue: Revenues from concessions, bicycle storage and parking facilities, food
service or dock access can support the financial viability of the site and its offerings. Interest
by local businesses in operating these concessions can provide a valuable partnership
opportunity.
Lodging Tax: The City established a lodging tax within the last ten years, to provide a
funding stream to support the attraction of tourism and convention business. In 2013, the
tax raised $170,000 for these purposes, a figure that has steadily increased since its initial
collection in 2008.
Park Maintenance Fund: In addition to the park/trail dedication revenues noted above, the
City collects fees from investors in property to reflect the need for park assets nearby. In
2013 no deposits or expenditures are noted for this fund, but is balance of $144,000 could
provide for targeted investment in the mill site as a park asset of citywide interest.
###
!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!
An industry standard guideline of a deposit to a replacement and reserve account of 3.00% of total value, would
amount to $9,000-$15,000 per year. These funds are escrowed for repair needs to the exterior, interior, and roof
structures.
1
List of Interviewees
Examples of Similar Projects
PEOPLE INTERVIEWED
Intensive personal interviews with local officials, business leaders, civic leaders,
recreational and environmental advocates, members of the arts and non-profit
community, agency representatives, and ordinary citizens were a primary source of
information for the Bergstein Shoddy Mill Reuse Study. Team members conducted onsite interviews with more than forty people during the course of the study.
Bobby, Amy, Brian Anderson
St Croix Boat & Packet
Craig Beemer
Oasis Cafe
Todd Clarkowski
MnDOT-St. Croix River Crossing Coordinator
Paul Creager
Teacher/Film and Music Festivals
Mark Desch
Downtown Revitalization Committee
Kate Dietrick
University Of Minnesota-Upper Midwest Jewish Archives
Chuck Dougherty
Discover Stillwater/Water Street Inn
Jenna Fletcher
Planning Commission
Diane Hedeen
DNR-William OBrien State Park
Sherri Hopfe
Independent Business Association
Renee Hutter-Barnes
MnDOT Cultural Resources
Ted Kozlowski
Mayor
Brandon Lamb
1
Reuse Study
Brian Larson
Heritage Preservation Commission
Tom Lynum
Discover Stillwater/B&B owner
Andy Mahn
Tom McCarty
City Administrator
Doug Menikheim
City Council
Jonathan Moore
Tim Moore
Public Works/Parks
Randy Moses
Chilkoot Velo
Aimee Peltier
Independent Business Association
Brent Peterson
Washington County Historical Society
Ann Pung-Terwedo
DRC/Washington County Planning
Linda Radimecky
DNR-Browns Creek, Gateway, and Luce Line Trails
Christie Rosckes
Discover Stillwater
Heather Rutledge
Art Reach
Cindy Shilts
Building Official
2
Reuse Study
Molly Shodeen
DNR Hydrology
Jackie Sluss
MnDOT Cultural Resources
Jennifer Sorenson
DNR Hydrology
Chris Stein
Jane Stevenson
St. Croix Valley Foundation
Todd Streeter
Greater Stillwater Chamber of Commerce
Roger Tomten
Bill Turnblad
Economic Development Director
Louise Watson
Transition Stillwater
Elizabeth Welty
Heritage Preservation Commission
Abbi Wittman
Planner
3
Reuse Study
EXAMPLES of SIMILAR PROJECTS

The Depot Coffee House
Hopkins, MN
Located at the junction of several regional bike trails in Hopkins, the Depot Coffee House
is operated by a non-profit organization. The facility provides parking for automobiles,
and serves both bicyclists and pedestrians.
From the website:
The Depot is a renovated train depot in Hopkins, Minnesota that now serves as a coffee
house, youth community project, and trailhead for area bike trails. It was planned and
opened by area students and their allies in 1998 to create a chemically-free environment
for teens.
The Depot also serves as an important asset to the community by providing students all
over the west Metro an opportunity to create their own place to learn, relax, and have fun
while directing both a coffee shop and an entertainment venue.
http://www.thedepotcoffeehouse.com

Reuse Study
Freewheel Midtown Bike Center

Minneapolis, MN
Located along the Midtown Greenway in South Minneapolis, the Freewheel Midtown
Bike Center is a popular public-private partnership accessible only by bicycle.
From the website:
The Freewheel Midtown Bike Center has two large bicycle parking bays as well as bike
sales, parts, repairs and rentals. The bathrooms, chilled drinking water, and showers
serve casual and commuting bicyclists. Freewheel Bike does the nuts-and-bolts
operations and the Midtown Greenway Coalition focuses on community engagement.
With its office down the hall and overlooking the trails, the Coalition can better connect
with Greenway users and better engage the Phillips community with the Greenway.
http://midtowngreenway.org/about-the-greenway/bike-center/

Reuse Study
Urban Ag Center
(Prepared by interviewee)
Bergstein Warehouse and Shoddy Mill Reuse as

Urban Agricultural Center
Limitations:
Limited Parking for public and for loading/delivery trucks during event
Visibility, wayfinding
Opportunities:
Connections and visibility to green minded, buy local community using trails
(bike, ped...). Opportunity for locally supported, local producers to gain
synergy from a centralized downtown identity. Community access to choice
real estate for urban agriculture events.
Access to river through new public short term small craft dock,
controlled by parking meter type fee
Vision:
Event center for urban agricultural community
to promote/celebrate/share/educate community about what they do.
A visible city commitment to community driven initiatives surrounding
locally
produced,
environmentally
more
sustainable,
agriculture.
Promotion of these choices to a wider audience.

A gathering place where ideas are shared about community agriculture much like
what historically happened at the town feed store/elevator or general store.
How'd it work:
PT coordinator/director, public calendar, sign up like you rent a park bldg.
Rent includes secure short term storage, publicity coordination to other
community calendars -Buy Local, Transition Stillwater, Chamber, Stillwater
Current, Local Harvest etc
Types of Events/ User Groups:
CSA (Communtiy Supported Agriculture) box distribution - different weekday
for each farm for the 20+/- summer weeks and some winter share weeks
Big River
Foods, Turnip
Rock, Pahl's
Market Eener's
Farm
Threshing Table Farm
Community Homestead
Fresh Earth Farms

Mhonpaj's Garden
Fay Freedom Farm
La Finca Farm
Farm Where Life is Good
Treasured Haven Farm
CSA farm sign-up event typically late winter,

CSA harvest party Aug/ Sept weekend for each farm separately or together
Community Garden Plot sign-up weekend day in March Community Garden member only pot-lucks, growing season weeknight
North Hill Community Garden,
South Hill Community Garden,
Meadowlark Organic Community Garden
New Shoddy Mill Community Garden
Gardening Classes
Stillwater Farm Store -seed potatoes, onion starts, cover crop seeds The
Backyard Grocer
River Market co-op
Small local growers satellite farmers market?
Blueberries of Stillwater
The Flower Farm
Renee's Flower Farm- Live Flowers
Local eggs, raised on site eggs
Local honey, harvested on site honey
Local wine/beer producers release party events, Lift
Bridge Brewery
Hop Growers Association
Maple Island Brewery
Northern Vineyards Winery
St. Croix Vineyards
Agricultural community winter coffees, seed/ideas exchange; like what maybe

historically happened at the elevator/feed store w/ local baked goods for sale
Chilicoot Cafe
L'etoile Du Nord
Cafe Bread Art
Bakery Great Harvest
Bakery
Local bedding plant sales by garden clubs - May; meeting place for clubs
Perennial Garden Club of Stillwater - Trillium, Daylily, Columbine
Wild Ones Native Plants
Lilies of the Valley Garden Club
Ivy Garden Club
Pollinator Friendly Alliance,
Honey Bee Club of Stillwater
Highs school Greenhouse- Andy
Weaver 4H
Junior Master Gardeners (Stonebridge elementary)
Plant pest/disease diagnostic clinic
Washington County Master Gardeners
U of' MN horticultural/entomology departments
Ag issues - water quality, buffers: wildlife, pollinators, run-off
classes/demos Washington County Conservation District
MN Dept. of Ag
Pollinator Friendly Alliance
U of MN Center for Urban Ecology and Sustainability
4H meeting place (currently no 4H club in Stillwater; Mahtomedi and Baytown
Township have clubs) week night year round
Minnesota Extension
Valley cheese maker/dairy events, weekend Cass
Lake Creamery
Wedge and Wheel
Poultry events, informational meeting, sales of chicks and eggs

Backyard Chickens
Houle's Farm Store -- DNR ducks, grouse, pheasant fledglings
Local Wool/Alpaca producer Events?
Darn Knit Anyway
Bee events --Extracting demonstration, extracting and bottling space rental
(would need permanent equip. storage), Honey Sales, beekeeping classes?
Honey Bee Club of Stillwater (300 members in St. Croix River Valley)
Nature's Nectar
Bees Knees
Pollinate Minnesota
Maple Syrup tapping demo/cooking event
Warner Nature Center
Carpenter Nature Center
William O'brien state park
VHW/Lions etc. pancake breakfast tie-in fee event
Local Beef/ Pork/Chicken Producer grill out/roast fee event
Buffalo - Belwin Nature Center
Pasture Raised Beef - guy in Grant
Tie-in with local beer sales
Foraging, Nut gathering, Mushroom hunting class/demo fee event
MN Mycological society
45 degrees
River Market Co-op
MN Master Naturalists
Preserving, Cheese making, Pickling, Bread Making class /demo
Our Community Kitchen
Cooks of Crocus Hill fee event
Valley Outreach
Living Healthy in Washington County
stcroixriverfishing.com letsgofishingstillwater.com
Buy local catered farm style dinner location, fee event

Foodies on Foot
Fishing? Fish cleaning house? Fish fry fee event? City/state parks
Distribution spot
Fare for All
Bountiful Baskets
Ag type permit applications for city -bee, chicken, city community garden plots,
Summer Tuesday Market vendors?, Farmers Market vendors?
Info packets; fielding requests, questions
Application processing
Program needs:
Loading dock for kegs, honey supers, CSA boxes ...
Commercial catering kitchen or better, coffee maker, dishwasher, walk-in fridge
Secured storage w/18 hr access for renting organization
Bathroom
Office for coordinator/director
Solar/Photovoltaic array?
Liquor license
Wifi, projection system, sound system inside for classes
Rolling indoor/outdoor service counters/bar
Indoor/outdoor rectangular tables, seating -- used for demos/dining/display,
Hard surface/porous pavers between bldgs for tables and barn
dance/powwow, Drive-up pick-up lane
Outdoor sound system or at least power
Grill
Potting bench/outdoor work station
Rain Barrel water collection if gutters on buildings
Community garden plots for Stillwater condo/apt
residents - shared tool storage for on site ag
Demonstration rain garden, raised bed, sq. ft. garden, cold frame etc.
Monarch/Pollinator way station
Bee hive(s) maintained by director or contracted out in solar electric

fenced apiary or hive on very accessible bear proof roof
Chicken tractor? Maintained by director or contracted out Mature Maple tree(s)
for tapping (sugar or silver preferred)
Bike racks
Contract Satellite(s) facilities for large events
Duplication to avoid:
Farmers Market at 3rd and Pine St
Small ag/gardening classes at River Market Loft (tiny space not accessible)
Cooking classes appropriate to other locations -Cooks of Crocus Hill
Here's Minnesota Grown's list of producers w/in 10 miles of 55082. If you search w/in 25
miles you get 130 members. http://www.minnesotagrown.com/member-directory/Many smaller
local producers are not listed.
Axdahl's Garden Farm & Greenhouse
Blueberry Fields of Stillwater
Northern Vineyards Winery
Saint Croix Vineyards
Stillwater Farmers Market
Aamodt's Apple Farm, Inc.
Bergmann ' s Greenhouses & Farm Market
Costa Farm & Greenhouse
Ziertman's Pumpkin Farm
Stillwater Christmas Tree Farm
Krueger's Christmas Trees of Lake Elmo
Honey-Pine Apiary
Bayport Farmers Market
Schultz Farm Organics
Pine Tree App le Orchard
Big River Farms
Century College - Horticulture
KDE Farms
Lake Elmo Sod Farms, LLC
Live Flowers, LLC
City of White Bear Lake Farmers Market
Afton Garlic Farm
Oakdale Farmers Market
10th Street Farm & Market LLC
Lutz Cuts
Bachman' s Floral, Home & Garden
Stillwater
Stillwater
Stillwater
Stillwater
Stillwater
Stillwater
Stillwater
White Bear Lake
Lake Elmo Stillwater
Lake Elmo
Stillwater Bayport
Mahtomedi White
Bear Lake
Marine on St. Croix
White Bear Lake
Hugo
Lake Elmo
Marine on St. Croix
White Bear Lake
Afton
Oakdale
Afton
Hugo
Maplewood
Amended National Register Nomination
NPS Form 10-900
OMB No. 1024-0018
United States Department of the Interior

National Register of Historic Places Registration Form

This form is for use in nominating or requesting determinations for individual properties and districts. See instructions in National Register Bulletin, How to Complete
the National Register of Historic Places Registration Form. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For
functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions.
1. Name of Property
Historic name: Bergstein, Moritz, Shoddy Mill and Warehouse (documentation of move)
Other names/site number: NRIS #08000133
Name of related multiple listing:
N/A
(Enter "N/A" if property is not part of a multiple property listing)

2. Location
Street & number: 805 South Main Street
City or town: Stillwater
State: MN
Not for publication:
County: Washington (code 163)
Vicinity:
3. State/Federal Agency Certification

As the designated authority under the National Historic Preservation Act, as amended,
I hereby certify that this
nomination
request for determination of eligibility meets the documentation
standards for registering properties in the National Register of Historic Places and meets the procedural and
professional requirements set forth in 36 CFR Part 60.
In my opinion, the property
meets
does not meet the National Register Criteria. I recommend that this
property be considered significant at the following level(s) of significance:
national
statewide
local
Applicable National Register Criteria:

A
_____________________________________________
Signature of certifying official/Title
_____________________________________________
State or Federal agency/bureau or Tribal Government
In my opinion, the property
meets
__________________________________
Date
does not meet the National Register criteria.
_____________________________________________
Signature of commenting official
__________________________________
Date
_____________________________________________
Title:
__________________________________
State or Federal agency/bureau or Tribal
Government
Sections 1-6 page 1
NPS Form 10-900
OMB No. 1024-0018
4. National Park Certification

I, hereby, certify that this property is:
entered in the National Register
determined eligible for the National Register
determined not eligible for the National Register
removed from the National Register
other (explain:) ___________________________________________________________________
__________________________________
Date of Action
Signature of the Keeper

5. Classification
Ownership of Property
(Check as many boxes as apply)
Private
Public - Local
Public - State
Public - Federal
Category of Property
(Check only one box)
Building(s)
District
Site
Structure
Number of Resources within Property
(Do not include previously listed resources in the count.)
Contributing
Noncontributing
0
buildings
sites
structures
objects
Total
Number of contributing resources previously listed in the National Register

Sections 1-6 page 2
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Moritz Bergstein Shoddy Mill
Warehouse
Name of Property
Washington County, MN
National Register of Historic Places

Continuation Sheet
Section number 8
County and State

Name of multiple listing (if applicable)
Page 1
Narrative Description
(Describe the historic and current physical appearance and condition of the property. Describe contributing and
noncontributing resources if applicable. Begin with a summary paragraph that briefly describes the general characteristics
of the property, such as its location, type, style, method of construction, setting, size, and significant features. Indicate
whether the property has historic integrity.)
Purpose of Amendment
The Moritz Bergstein Shoddy Mill and Warehouse were added to the National Register of Historic Places (NRHP) in 2008
for their association with late nineteenth century Jewish immigration to Minnesota, the waste materials trade, and mattress
manufacturing. The property is representative of a small but important industry for some Germanic Jewish immigrants in
Minnesota in the late nineteenth and early twentieth centuries.
The purpose of this amendment to the registration form for the 2008 NRHP listing for the Moritz Bergstein Shoddy Mill and
Warehouse is to document 1) the move of the property to a new site in 2012 and 2) its continued eligibility for the NRHP in
its new location, pursuant to 36 CFR 60.14(b)(2).
Reasons for the Move
The Moritz Bergstein Shoddy Mill and Warehouse were moved to a new site approximately one mile north of their original
location in 2012 to allow for the construction of the St. Croix Crossing, a new bridge over the St. Croix River that will
connect the states of Minnesota and Wisconsin. The two buildings were moved pursuant to the Amended Section 106
Memorandum of Agreement Between the Federal Highway Administration, the U.S. Army Corps of Engineers, the Advisory
Council on Historic Preservation, and the Minnesota and Wisconsin State Historic Preservation Officers Regarding the St.
Croix River Crossing Project: Washington County, Minnesota and St. Croix County, Wisconsin, dated June 2005, and in a
manner consistent with the comments of the Advisory Council for Historic Preservation, in accordance with its procedures as
described in 36 CFR 800.
The Moritz Bergstein Shoddy Mill and Warehouse were located in the path of the approach for the new river crossing. The
absence of any prudent or feasible alternative alignments for the approach necessitated removal or relocation of the historic
property for the construction of the new bridge.
The St. Croix Crossing Project is receiving federal funding and requires federal permits; therefore, the project is required to
comply with Section 106 of the National Historic Preservation Act of 1966, as amended. As part of the efforts to consider
effects from the project on properties listed in or eligible for listing in the NRHP, it was determined that the project would
result in adverse effects to several properties that are eligible for listing in the NRHP, including the Moritz Bergstein Shoddy
Mill and Warehouse. Therefore, the Federal Highway Administration, U.S. Army Corps of Engineers, Advisory Council on
Historic Preservation, and the Minnesota and Wisconsin State Historic Preservation Offices (SHPOs) entered into the
aforementioned Memorandum of Agreement (MOA). The MOA includes a number of stipulations to minimize and/or
mitigate adverse effects to historic properties listed in or eligible for listing in the NRHP. Included in the stipulations were
requirements that the Moritz Bergstein Shoddy Mill and Warehouse be moved to a new site, and that the new site and use
for the buildings must maintain, and not detract from the National Register character-defining features of the property and
will include an appropriate setting.1 The MOA also stipulates that, upon moving the historic property to its new site, the
Minnesota Department of Transportation (MnDOT) would transfer ownership to the new owner with a legal restriction that
ensures the historic property will be maintained in accordance with the Secretary of the Interiors Standards. 2 The MOA
further stipulates that if the Minnesota SHPO determines that the property is still eligible for the NRHP once relocated to its
Federal Highway Administration, Amended Section 106 Memorandum of Agreement Between the Federal Highway
Administration, the U.S. Army Corps of Engineers, the Advisory Council on Historic Preservation, and the Minnesota and
Wisconsin State Historic Preservation Officers Regarding the St. Croix River Crossing Project: Washington County,
Minnesota and St. Croix County, Wisconsin, 2005, 13.
2
Advisory Council on Historic Preservation, Amended Section 106 Memorandum of Agreement, 14.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

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Here
Warehouse
Name of Property

Continuation Sheet
Section number 8
County and State

Page 2
new site, an NRHP nomination will be prepared and the property added to the NRHP. 3 An NRHP nomination was prepared
and the property was listed in the NRHP before it was moved; therefore, this amendment is necessary to document the move
of the property to a new site in 2012 and the propertys continued eligibility for the NRHP in its new location.
Procedures for the Move
All work was performed in accordance with the Secretary of the Interiors Standards for Historic Buildings and the
procedures detailed below.4 5
Prior to the move, necessary temporary traffic detours and road closures were coordinated with MnDOT, Washington
County, and the Cities of Oak Park Heights, Bayport, and Stillwater; a traffic management plan was also submitted to the
project engineer. A temporary haul road was constructed between 62 nd Street North and State Highway 36, and the area
restored after the move. As needed, cable guard rails along the roadway were removed in preparation for the move, and
replaced thereafter. Any areas of road disturbed by the move were filled with six feet of Class 5 aggregate. 6 In addition, no
historic sites were disturbed during the move.7
In preparation for the move, all existing utility lines on the property were located and disconnected back to the main lines. In
addition, utilities along the move route were temporarily removed or relocated. The site was prepared with heavy duty silt
fence to protect water quality during construction. Trees and vegetation were removed as needed to facilitate movement of
the shoddy mill and warehouse buildings. The existing concrete slabs were removed, the perimeter of each building was
excavated, and the existing foundation stone below grade (from one to six inches) was salvaged. These stones were then
numbered, cataloged, and stored for exact reconstruction at the new site. The building excavation footprints were then filled,
graded, and compacted to match the condition of the rest of the site. 8
The south and east walls of the shoddy mill had areas of loose and deteriorated mortar. These areas were repaired prior to the
building being moved.9
Advisory Council on Historic Preservation, Amended Section 106 Memorandum of Agreement, 18.
Minnesota Department of Transportation, Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings, June
2012, Sheet No. 2.
5
Thomas Krier, MnDOT, e-mail message to Renee Barns, MnDOT, December 16, 2014.
6
Minnesota Department of Transportation, Construction Plan, Sheet No. 22-23.
7
Minnesota Department of Transportation, Construction Plan, Sheet No. 6.
8
Minnesota Department of Transportation, Construction Plan, Sheet No. 22-24.
9
4
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

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Warehouse
Name of Property

Continuation Sheet
Section number 8
County and State

Page 3
Setting and General Environment of the New Site

The previous site of the Moritz Bergstein Shoddy Mill and Warehouse was a 0.74 acre parcel located at 6046 Stagecoach
Trail North.10 The parcel was oriented on a west/east axis; the warehouse faced west and the mill faced north. Historically,
the Chicago, St. Paul, Minneapolis & Omaha Railway (CStPM&O) was located directly west of the Moritz Bergstein Shoddy
Mill and Warehouse.11
The new site of the Moritz Bergstein Shoddy Mill and Warehouse is located approximately one mile north of its original
location, east of Trunk Highway (TH) 95 and situated along the western shore of the St. Croix River on a 3.08-acre parcel.12
The new site is relatively flat and is lightly wooded with deciduous trees; some trees and vegetation were removed in
preparation for placement of the shoddy mill and warehouse on the site. A dirt and gravel access road sited along the former
CStPM&O railroad corridor runs on a southeast/northwest alignment through the west edge of the parcel.
The new boundary is oriented on a slightly southwest/northeast axis, and covers an area of 0.60 acres. The shoddy mill is
centered along the warehouses southeast elevation, and the faade of the shoddy mill faces northwest toward the faade of
the warehouse. The shoddy mill and warehouse are located 37 feet apart; in their previous location, they were located 39 feet
4 inches from each other.13 According to Sanborn Fire Insurance Maps, this physical arrangement is in keeping with the
original siting of the shoddy mill. In addition, similar to the former site, an aggregate fill is located between the buildings at
the current site, while the rest of the area is natural turf. 14
A galvanized metal chain link fence surrounds the two buildings in an area that is 105 feet by 80 feet. An access gate is
located on the northwest fence line. 15
Effect on Propertys Historic Integrity
Pursuant to the MOA, MnDOT identified a new site approximately one mile north of the original location of the Moritz
Bergstein Shoddy Mill and Warehouse that would not detract from the character-defining features of the property, including
the original stone construction and workmanship, and its semi-industrial setting overlooking the St. Croix River. Similar to
the previous site, the new site is located within the city limits of Stillwater in a semi-industrial setting that overlooks the St.
Croix River. Therefore, the Moritz Bergstein Shoddy Mill and Warehouse retain integrity of location and setting.
All procedures related to the move of the Moritz Bergstein Shoddy Mill and Warehouse were performed in accordance with
the Secretary of the Interiors Standards for Historic Buildings.16 This included reconstruction of the original building
foundations and minor repairs to the walls of the shoddy mill. Therefore, the Moritz Bergstein Shoddy Mill and Warehouse
retain integrity of design, materials, and workmanship.
The new site previously was occupied by several mills and plants; today, it contains vestiges of that industrial heritage,
complementing the Moritz Bergstein Shoddy Mill and Warehouses significant association with industry. Historically, the
CStPM&O line was located immediately west of the original Moritz Bergstein Shoddy Mill and Warehouse site. In the new
location of the shoddy and warehouse, the former railroad corridor of the CStPM&O is similarly proximal to the site.
Therefore, the shoddy mill and warehouse retain integrity of feeling and association. 17 Overall, the new site of the Moritz
Bergstein Shoddy Mill and Warehouse does not detract from the character-defining features of the property, and the property
10
Washington County, Minnesota, Washington County Property Viewer, accessed December 5, 2014,
http://maps.co.washington.mn.us/PropertyViewer/.
11
Sanborn Map Company, Insurance Map of Stillwater, Minnesota, April 1924, Sheet 26.
12
Washington County, Washington County Property Viewer.
13
14
Minnesota Department of Transportation, Construction Plan, Sheet No. 6, Sheet No. 23.
15
16
17
The 106 Group Ltd., Bergstein Property Relocation Mitigation Project, Proposed Site Assessment. (Prepared for the City
of Stillwater, January 2005), 7-10.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

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Here
Warehouse
Name of Property

Continuation Sheet
Section number 8
County and State

Page 4
retains sufficient integrity to continue to convey its historic associations with late nineteenth century Jewish immigration to
Minnesota, the waste materials trade, and mattress manufacturing.
How the Property Meets the Special Requirements for Criteria Consideration B
The Moritz Bergstein Shoddy Mill and Warehouse were built by Moritz and Bertha Bergstein in the 1890s, who immigrated
to Stillwater from Hungary and Bohemia in 1879 and 1883, respectively. The buildings were used for collection, sorting, and
selling of waste materials, as well as the manufacturing of mattresses. The shoddy mill and warehouse, after their move,
remain the sole surviving property most importantly associated with late nineteenth century Jewish immigration to the
Stillwater area of Minnesota, and to an immigrant familys adaptation to American economic life, as well as and the waste
materials trade and mattress manufacture.18
The Effects on Archaeological and Other Historic Resources
The new location of the Moritz Bergstein Shoddy Mill and Warehouse lies adjacent to the NRHP-listed Stillwater South
Main Street Archaeological District and the previously identified Hersey & Bean Sawmill archaeological site (21WA91).
During the move, the archaeological district and sawmill site were avoided and no disturbance occurred. In addition, a buffer
was placed around the district and the site; in this buffer area, no earth-disturbing activities deeper than 24 inches were
allowed.19 In addition, the new boundary of the Moritz Bergstein Shoddy Mill and Warehouse is proposed, as described in
Section 10, so as to allow a 25-foot buffer between the new site, the Stillwater South Main Street Archaeological District, and
the Hersey & Bean Sawmill archaeological site. This 25-foot buffer is sufficient to ensure that the shoddy mill and warehouse
will not adversely affect the archaeological district or the sawmill site. 20
The new site of the Moritz Bergstein Shoddy Mill and Warehouse lies within the NRHP-eligible Stillwater Cultural
Landscape District (SCLD). The SCLD is comprised of natural and built features that tell the story of Stillwaters settlement
history, including residential, commercial, and industrial buildings, as well as bluffs, ravines, and the banks of the St. Croix
River.21 As determined in this nomination, the Moritz Bergstein Shoddy Mill and Warehouse is the sole surviving property
most importantly associated with late nineteenth century Jewish immigration to the Stillwater area of Minnesota, and to an
immigrant familys adaptation to American economic life, as well as and the waste materials trade and mattress
manufacturing. In their new location, the shoddy mill and warehouse retain sufficient integrity to continue to convey those
historic associations.22 In turn, the compatibility of the property with its new site means that placement of the shoddy mill and
warehouse within the SCLD will not adversely affect any of the contributing resources within the district; rather, the areas of
significance of the shoddy mill and warehouse complement the industrial resources of the SCLD.
18
Zellie, Bergstein, Moritz, Shoddy Mill and Warehouse, 2008, 8-4.

20
Renee Hutter Barnes, Historian, MnDOT, phone conversation to author, December 11, 2014.
21
Landscape Research LLC, The Stillwater Cultural Landscape District, Stillwater, Minnesota. (Prepared for the Minnesota
Department of Transportation Office of Environmental Stewardship, 2011), 3.
22
Carole S. Zellie, National Register of Historic Places Registration Form Bergstein, Moritz, Shoddy Mill and Warehouse,
Washington County, Minnesota, National Register #08000133, 2008, 8-4.
19
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018


Continuation Sheet
Section number 9
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Warehouse
Name of Property
County and State
Page 1
Bibliography (Cite the books, articles, and other sources used in preparing this form.)
The 106 Group Ltd. Proposed Site Assessment for the Bergstein Property Relocation Mitigation Project. Prepared for the
City of Stillwater, Stillwater, Minnesota, 2005.
Federal Highway Administration. Amended Section 106 Memorandum of Agreement Between the Federal Highway
Administration, the U.S. Army Corps of Engineers, the Advisory Council on Historic Preservation, and the
Minnesota and Wisconsin State Historic Preservation Officers Regarding the St. Croix River Crossing Project:
Washington County, Minnesota and St. Croix County, Wisconsin, 2005.
Landscape Research LLC. The Stillwater Cultural Landscape District, Stillwater, Minnesota. Prepared for the Minnesota
Department of Transportation Office of Environmental Stewardship, St. Paul, Minnesota, 2011.
Minnesota Department of Transportation 2012 Construction Plan for Relocation of Shoddy Mill & Warehouse Buildings,
2012. On file at the Minnesota Department of Transportation, St. Paul, Minnesota.
Sanborn Map Company. Insurance Map of Stillwater, Minnesota. Sanborn Map Company, New York, New York, 1924.
Washington County, Minnesota. Washington County Property Viewer. Accessed December 5, 2014.
http://maps.co.washington.mn.us/PropertyViewer/.
Zellie, Carole S. National Register of Historic Places Registration Form Bergstein, Moritz, Shoddy Mill and Warehouse,
Washington County, Minnesota, National Register #08000133, 2008.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

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Warehouse
Name of Property
County and State

Continuation Sheet
Section number 10
Page
Geographical Data
0.60
Acreage of Property
Use either the UTM system or latitude/longitude coordinates

Latitude/Longitude Coordinates
Datum if other than WGS84:____n/a______
(enter coordinates to 6 decimal places)
1. Latitude:
45.051246
Longitude:
-92.800828
2. Latitude:
45.051017
Longitude:
-92.801373
3. Latitude:
45.051362
Longitude:
-92.801647
4. Latitude:
45.051600
Longitude:
-92.801177
Or
UTM References
Datum (indicated on USGS map):
NAD 1927
1. Zone:
15N
or
NAD 1983
Easting:
Northing:
2. Zone:
Easting:
Northing:
3. Zone:
Easting:
Northing:
4. Zone:
Easting:
Northing:
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

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Warehouse
Name of Property
County and State

Continuation Sheet
Section number 10
Page
Verbal Boundary Description (describe the boundaries of the property)

The new boundary for the relocated Moritz Bergstein Shoddy Mill and Warehouse is oriented on a slightly
southwest/northeast axis. The boundaries for the site begin at a point 53 feet northwest of the northwest corner of the
warehouse. The boundary extends parallel to the northwest elevation of the warehouse in a northeasterly direction, 15 feet
from the warehouse, for 150 feet, to the St. Croix River riverbank; thence in a southeasterly direction, following the
riverbank; for 158 feet parallel to the northeast elevations of the warehouse and shoddy mill; thence in a southwesterly
direction, paralleling the southern wall of the shoddy mill, 48 feet from the mill, for 150 feet, thence in a northwesterly
direction for 84 feet; and thence in a northeasterly direction for 84 feet back to the point of the beginning. The total area of
the new site is 0.60 acres.
Boundary Justification (explain why the boundaries were selected)
The above described boundaries for the Moritz Bergstein Shoddy Mill and Warehouse were selected to replicate the original
site boundary as closely as possible.
The original site of the Moritz Bergstein Shoddy Mill and Warehouse was a pentagonal-shaped parcel that covered four 50foot wide lots (Lots 3-6, Block 2 of Elfelts Addition to Oak Park), totaling 0.74 acres. The northern, eastern, and southern
boundaries of the property followed cardinal directions. The western edge of the property was slightly angled, forming a
point to the west. The point was formed by the alignment of Stagecoach Trail, which extended in a northwesterly direction in
front of the parcel, and the right-of-way for the CStPM&O railroad, which ran in a northeasterly direction in front of the
parcel. The property was 200 feet wide (north-to-south) and approximately 150 feet deep (east-to-west) along its northern and
southern boundaries. Within this parcel, the shoddy mill and warehouse were located on the northern two lots (Lots 3 and 4).
The warehouse was located on Lot 3, 15 feet due south of the northern boundary of the property and the southern wall of the
mill (located on Lot 4) was aligned along the lot line between Lots 4 and 5. The buildings were located 37 feet from each
other.
The boundaries for the new site have been slightly skewed to the southwest to be parallel with the placement of the buildings,
which were unable to be placed facing cardinal directions. The new boundary is five-sided and covers an area of 0.60 acres.
The western edge of the property is slightly angled and forms a point to the west, emulating the point that was formed on the
original property by the Stagecoach Trail and CMStPM&O railroad. The new boundary is 150 feet wide along its northwestto-northeast and southwest-to-southeast boundaries. The new boundary is 15 feet northwest of the warehouse; the warehouse
and shoddy mill are located 37 feet from each other.
In consultation with MnDOT, a 25-foot buffer was established around the Stillwater South Main Street Archaeological
District and the previously identified Hersey & Bean Sawmill archaeological site (21WA91) to avoid adversely affecting the
district and site by placement of the Moritz Bergstein Shoddy Mill and Warehouse.23 Therefore, the new boundary is 50 feet
narrower (northwest-to-southeast) than the previous boundary. The overall area of the new site is thereby reduced from 0.74
acres to 0.60 acres.
23
Renee Hutter Barnes, Historian, MnDOT, phone conversation to author, December 11, 2014.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Section number Photos
Page
Photograph Log
Name of Property:
City or Vicinity:
County:
State:
Name of Photographer:
Date of Photographs:
Location of Original Digital Files:
Moritz Bergstein Shoddy Mill and Warehouse

Stillwater
Washington
MN
Gregory Mathis
April 2014
370 Selby Avenue, Suite 206, St. Paul, MN 55102
Photo #1 (MN_Washington County_Moritz Bergstein Shoddy Mill and Warehouse_0001)

North elevation and west faade, faade and west elevation; camera facing southeast.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

North elevation and west faade; camera facing southeast.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

West faade and south elevation, west elevation and south elevation; camera facing northeast.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

North elevation; camera facing south.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

East faade; camera facing southwest.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

South elevations; camera facing north.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

West faade, south elevation, and setting; camera facing northeast.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

West faade, north elevation, and setting; camera facing south.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page

South and east elevations; camera facing west.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page
10

East elevation and faade; camera facing southwest.
NPS Form 10-900-a (Rev. 8/2002)
OMB No. 1024-0018

Putand
Here
Warehouse
Name of Property
County and State

Continuation Sheet
Page
11

Faade and west elevation; camera facing southeast.
Moritz Bergstein Shoddy Mill and Warehouse
Source: 106 Group

and Warehouse
Copyright: 2013 National Geographic Society, i-cubed
Map Produced by 106 Group 2/5/2015
Washington County, Minnesota
Site Location
0
0
475 Meters
1,100 Feet
1:24,000
S 2n
d St
Source: 106 Group
E Willard St
t St
y St
S 1st St
alnu
EW
dwa
Broa
S 2nd St
E Lo
c us t
St
6th Ave S

Bergstein Reuse Study

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Bergstein Reuse Study

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A Historic Property Reuse Study

of the Bergstein Shoddy Mill

John Lauber and Company LLC

A Historic Property Reuse Study

THE PROJECT TEAM

A shoddy "devil," used to shred fabric scraps for reuse.

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Recreation and Tourism Issues

Bergstein Shoddy Mill

Traffic and Parking Issues

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

CONCLUSIONS AND RECOMMENDATIONS

Bergstein Shoddy Mill

Bergstein Shoddy Mill

HISTORY and INTERPRETATION

which shall place Stillwater in the front ranks of Northwest cities.

Stillwater Lift Bridge over the St. Croix River

Bergstein Shoddy Mill

MnDOT Move Photos

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Existing Conditions Photos

Historic view 4. The east end of the warehouse.

Historic view 13. West side of the mill building in 2009.

Bergstein Shoddy Mill

Historic view 17. Interior of the mill building, looking west.

Aerial view 2. The mill and warehouse in their new location.

Bergstein Shoddy Mill

Photo 3. West elevation.

Photo 5. North elevation.

Bergstein Shoddy Mill

Photo 12. Lower level, looking northeast.

Bergstein Shoddy Mill

Photo 13. Lower level looking southwest.

Bergstein Shoddy Mill

Bergstein Shoddy Mill

Photo 26. The rope-powered windlass mechanism from above.

Photo 31. North and west sides of the mill building.

Photo 33. South elevation of the mill building.

Photo 36. Detail of inscribed date on east wall of the mill.

Bergstein Shoddy Mill

Robert Claybaugh, CPAi

Robert J. Claybaugh AIA, President

Roof and 2nd Floor Structure:

The second floor is open with no interior finishes.

CLAYBAUGH PRESERVATION ARCHITECTURE

Floor Occupancy (Table 1004.1.1):