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Charitable Donation of Duplex at 346, 348 Locust Street, LampeMasterpiece on the Mississippi Dubuque knerd All- America City 'I'll®, 2007 TO: The Honorable Mayor and City Council Members FROM: Michael C. Van Milligen, City Manager SUBJECT: Charitable Donation of Duplex at 346 and 348 West Locust Street DATE: December 14, 2011 Recently, Mr. Lynn E. Lampe and Ms. Janet Schmitt, the owners of a property near the Washington Neighborhood, requested permission to demolish the duplex located at 346 and 348 West Locust Street. This would be contrary to city practice on sustaining the historic nature of our residential neighborhoods. City staff approached the owners about donating this property to the City. They agreed that this would be a mutually beneficial scenario. They would not be responsible for demolition and landfill costs and could seek a charitable tax deduction. The property was appraised for $35,000. The City would be expected to pay the property taxes estimated at $1,400. If the Council agrees to accept this donation, City staff will seek a qualified developer for the historic rehabilitation of this property. Staff anticipates that the City would have to partner with a developer by providing incentives to make the rehabilitation project cash flow. The ultimate goal is to have this rehabilitation project serve as a catalyst for the redevelopment of this blighted section of the community. Economic Development Director Dave Heiar recommends City Council acceptance of the charitable donation of 346 -348 West Locust Street, and authorize City staff to seek a qualified developer for the historic rehabilitation of this property. I concur with the recommendation and respectfully request Mayor and City Council approval. litilP-217045, Michael C. Van Milligen MCVM:jh Attachment cc: Barry Lindahl, City Attorney Cindy Steinhauser, Assistant City Manager David J. Heiar, Economic Development Director 2 Masterpiece on the Mississippi Dubuque AID- America City 111111 2007 TO: Michael Van Milligen, City Manager FROM: David J Heiar, Economic Development Director SUBJECT: Charitable Donation of Duplex at 346 and 348 West Locust Street DATE: December 13, 2011 PURPOSE The intent of this memorandum is to recommend that the City Council accept the charitable donation of real estate, a duplex on West Locust Street, from Lynn Lampe and Janet Schmitt BACKGROUND It has long been a goal of the City Council to strengthen older residential neighborhoods, particularly the Washington Neighborhood, by providing various loans and grants to rehabilitate older houses Recently, Mr Lynn E Lampe and Ms Janet Schmitt, the owners of a property near the Washington Neighborhood, requested permission to demolish the duplex located at 346 and 348 West Locust Street This would be contrary to our policy on sustaining the historic nature of our residential neighborhoods City staff approached the owners about donating this property to the City They agreed that this would be a mutually beneficial scenario They would not be responsible for demolition and landfill costs and could seek a charitable tax deduction The City would help to retain the neighborhood fabric (see attached picture) If this is acceptable, the owners would like to transfer ownership of this property prior to the end of this calendar year The property was appraised for $35,000 The City would be expected to pay the property taxes estimated at $1,400 DISCUSSION If the Council agrees to accept this donation, City staff will seek a qualified developer for the historic rehabilitation of this property Staff anticipates that the City would have to partner with a developer by providing incentives to make the rehabilitation project cash flow The ultimate goal is to have this rehabilitation project serve as a catalyst for the redevelopment of this blighted section of our community RECOMMENDATION /ACTION STEP I recommend that the City Council approve the attached resolution accepting the deed for the property located at 346 -348 Locust Street, and further authorizing City staff to seek a qualified developer for the historic rehabilitation of this property. cc: David Harris, Housing and Community Development Director Aaron DeJong, Assistant Economic Development Director F \USERS \Econ Dev\346 -348 West Locust \20111214 Donation of Duplex Memo to council doc 2 /a /�i'i/ OFFER TO BUY REAL ESTATE AND ACCEPTANCE TO Lynn E. fampeandJmd P. Schmitt. Seller. SECTION 1. REAL ESTATE DESCRIPTION. The City of Dubuque, Iowa (Buyer) offers to buy real estate in Dubuque Cooly, Iowa deathbed as follow¢ Lot 5 of the Subdivision of Lots 10 end 11; the Southeasterly 26 feet 9 Inches of Lot 12; the Northwesterly 23 feet 3 ylches of Lot 12, and the Southeasterly 8 feet 3 Inches of Lot 13, N D. N. Cooky's Subdlvhloa of Out Lots 667, 668 and 669 to Dubuque, In the City of Dubuque, lows (the Reel Estate) legal description to he onfi nod per continued abstract per Section 10. with any easements and appurtenant servientestates, but subject b the following a any zoning 001106000111100000; lx any covenants of record; a any easements of record for public militia, roods and highways designated the Real &v0b SECTION 1 PRICE Thc Wrduse price ad! 6050.00. SECTION 3. REAL ESTATE TAXES. Bayer shall pay any unpaid real agate taxa payable for fiscal year 2010 -2011 and priaryws. Buyer shall also pay real slate taxes for fist year 2011 -2012 end all subsequent real amt cues. SECTION 4. SPECI AL ASSESSMENTS. Seller shall pay all special assessments, if any, whkh ore a lithos of the date of doing. poraad to the date ddosing. SECTION 5, RISK OF 1.065 AND INSURANCE Sellers shall bar the risk of loss or damage to the Real Estate prior m doing or possession, whichever tint occurs. Sellers agree to maintain existing insurance and Buyer may purchase additional insurance In the event of aubstamid damage or dodo :Eon prior to Goring. this Agreement shall be null and void; provided, however. Buyer shall have the option to complete the dosing and receive insurance proceeds regardless of the ¢tart of damage. The R e a l Estate shill be deemed substantially damaged or datroyed if it cannot be restored to its present condition on o before the dosing date. SECTION 6. CARE AND MAINTENANCE The Real Edge shah be preserved in its Food condition and delivered intact at the time possession u delivered to Buyer. provided, however, if there is loss a destruction doll or any pad of the Real Estate from muses eoverN by the hwance maintained by Shcer, Buyer agree to aaeptsuch damaged or destroyed Real Estate together with such insuranosprocoods in lie of the Real Estate in its present condition and Seller shall nohbe required to repels replace soma SECTION7. POSSESSION. If Buyer timely performs all obligations. possession of the Rol Estate shad be delivered to Buyer on or before December 31. 2011. or such other date as the parties rayagro in writing with any adjustments Groot. insurance, and interest b bemade as o( the dam of transfer of p0lsessi0n SECTION 8. FIXTURES. Buyer mtepts to Real Estate in its 'as is-condition. SECTION 9. AB-STRAC( AND TITLE Sella, die apense, shall prompt} ohein an abstract of title b the Red Este. continued through the date of acceptance of this lifer, and deliver it to Buyer for examination It shall show merchantable tide in Seger in conformity with this agreement, Iowa law and Tick Standards of IM Iowa Stale Bar Association. Thesbstred shall become thepropaty of she Bber when the purchase price is paid in fun, Seller shall pay the oosb of my additional abstracting and tide work due to any ad or 000ssioo of Steer, including transfer by or the death of Seller or it assignees. SECTION 10.DEED. Upon payment of the purchase pica, Seller shall convey the Real &0b to Buyer, by Warranty Deed, free and dear of all dens. restrictions. and eoamhbmnas except as provided in 1 a through 1e. Any general warranties of dile shall extend only to the time of empboonof this offer, with spatial wnam06a as to oar of Seller continuing up to time of delivery of the deed. SECTION I I.TIME IS OFTRE ESSENCE Time is of the essence in this oentraf. SECTION II-REMEDIES OF THE PARTIES 121 If Buyer fads b timely perform this contract, Seiler may forfeit it so provided in the Iowa Code, and eU paymahb made shah be forfeited or, al Se1er' option, upon thirty days than notice of intention to aacdrrwe the payload of the entire balance bemuse of such failure (during which thirty days such failure is not corrected) Seller may dedere theentire balmm immediately due and payable. Thereafter this contract may be foreclosed in equity and the Court may appoint armeiva. 12.2 If Seller fails to timely perform this cunbac0 Buyer has the right to have all payments made returned to it 123 Buyer and Slleralso are entitled to utilise any and all other remedies oracborua law or in equity available so than and shall be entitled b obtain judgment for costs and a0mney fee as permitted by 17,, SECTION 13.CONTRACT BINDING ON SUCCESSORS IN INTEREST. This contract shall apply to and bind the successors in inkiest of the parties. SECTION I4.CONSTRUCTION. Words and phrase shall heeoshued as in the singular or plural number, and ea masculine, feminine or neuter gender, according to the context SECTION ]&TIME FOR ACCEPTANCE If this offer is not accepted by Shceron or before Daanber 16, 2011 it shall beam. void and all payments shad he repaid b the Buyer. SECTION 1&0TH ER PROVISIONS. ICI The offer is subject to final approval of the City Council of the City of Dubuque, lows in its see discretion 162 Buyer, its counsel, accountants. agents and other representatives, shall have full and continuing access to the Rol Estate and all pans thereat, upon reasonable notice to Sella for the WIpos0 of inspecting, surveying. engineering, test hosing, performance of eviromnanbl tats and auch other work as Buyer shall consider appropriate. provided that Buyer shall hold Seller harmless and fully indemnify Seller against any damage, claim, liability or caused action arising from or hared by the actions of Buyer, its emu, or eprsentatives upon the Red Estate or the Donated Rol Fsbte (except for any damage, claim, liability or cause of action arising from conditions existing prior to any such entry upon the Rol Estate). and shall here the further right to make such inquirie of governmental agenda and utility 000pania, etc and to make such feasibility stadia and analyses ea Buyer considers appropriate. 163 Seller sealants that the righb d all Ramis shall betemina1ed by Seller p,lor to dosing end that there will be no lamb whose rights in the Real Estate sunive the closing. This covenant shall survive the dosing 16.4 Untl ten(10)days prior bclosing. Buyer shell have the iighlb laminate this agreement if environments! issues00101 h the Real Estate or the Donated Rea Estate that Buyer &lumina in its sole discretion do not permit Buyer to use the Real Estate. this Donated Real auto for their intended urn Prior to laminating this Admenhol pursuant to this saton, Buyer Mall offer Stiller the opportunity b remthale the Rea Estate or the Donated Real Haste to the adisihcdon of Buy. in its sole discretion and at Seller's sole cost 16.5 Solleragnees to donate to Buyer not labrthan May 30, 2012, the ( our (4) fireplaces and other fixtures formerly looted on the Rol Estate. 16.6 Buyer agrees to acknowledge rtaipt of the Real Estate and the fireplace and other fixture on the appropriate Internal Revenue Service forms. Seller may at Sellers sole expense have the fireplace and other fixtures appraised prior to donating torn to Buyer. Dated CITY OF DUBUQUE, IO By: Michael C V5n Mhlbgen City Monger THIS OFFER IS ACCEPTED Dated: / OFFER TO BUY REAL ESTATE AND ACCEPTANCE TO: Lynn E. Lampe and Janet P. Schmitt, Seller: SECTION 1. REAL ESTATE DESCRIPTION. The City of Dubuque, Iowa (Buyer) offers to buy real estate in Dubuque County, Iowa, described as follows: Lot 5 of the Subdivision of Lots 10 and 11; the Southeasterly 26 feet 9 inches of Lot 12; the Northwesterly 23 feet 3 inches of Lot 12, and the Southeasterly 8 feet 3 inches of Lot 13, in D. N. Cooley's Subdivision of Out Lots 667, 668 and 669 to Dubuque, in the City of Dubuque, Iowa (the Real Estate) legal description to be confirmed per continued abstract per Section 10, with any easements and appurtenant servient estates, but subject to the following: a. any zoning and other ordinances; b. any covenants of record; c. any easements of record for public utilities, roads and highways designated the Real Estate. SECTION 2. PRICE. The purchase price shall be $0.00. SECTION 3. REAL ESTATE TAXES. Buyer shall pay any unpaid real estate taxes payable for fiscal year 2010 -2011 and prior years. Buyer shall also pay real estate taxes for fiscal year 2011 -2012 and all subsequent real estate taxes. SECTION 4. SPECIAL ASSESSMENTS. Seller shall pay all special assessments, if any, which are a lien as of the date of closing, prorated to the date of closing. SECTION 5. RISK OF LOSS AND INSURANCE. Sellers shall bear the risk of loss or damage to the Real Estate prior to closing or possession, whichever first occurs. Sellers agree to maintain existing insurance and Buyer may purchase additional insurance. In the event of substantial damage or destruction prior to closing, this Agreement shall be null and void; provided, however, Buyer shall have the option to complete the closing and receive insurance proceeds regardless of the extent of damages. The Real Estate shall be deemed substantially damaged or destroyed if it cannot be restored to its present condition on or before the closing date. SECTION 6. CARE AND MAINTENANCE. The Real Estate shall be preserved in its present condition and delivered intact at the time possession is delivered to Buyer, provided, however, if there is loss or destruction of all or any part of the Real Estate from causes covered by the insurance maintained by Seller, Buyer agree to accept such damaged or destroyed Real Estate together with such insurance proceeds in lieu of the Real Estate in its present condition and Seller shall not be required to repair or replace same. SECTION 7. POSSESSION. If Buyer timely performs all obligations, possession of the Real Estate shall be delivered to Buyer on or before December 31, 2011, or such other 121311bal date as the parties may agree in writing with any adjustments of rent, insurance, and interest to be made as of the date of transfer of possession. SECTION 8. FIXTURES. Buyer accepts the Real Estate in its "as is" condition. SECTION 9. ABSTRACT AND TITLE. Seller, at its expense, shall promptly obtain an abstract of title to the Real Estate continued through the date of acceptance of this offer, and deliver it to Buyer for examination. It shall show merchantable title in Seller in conformity with this agreement, Iowa law and Title Standards of the Iowa State Bar Association. The abstract shall become the property of the Buyer when the purchase price is paid in full. Seller shall pay the costs of any additional abstracting and title work due to any act or omission of Seller, including transfers by or the death of Seller or its assignees. SECTION 10. DEED. Upon payment of the purchase price, Seller shall convey the Real Estate to Buyer, by Warranty Deed, free and clear of all liens, restrictions, and encumbrances except as provided in 1 a. through 1 c. Any general warranties of title shall extend only to the time of acceptance of this offer, with special warranties as to acts of Seller continuing up to time of delivery of the deed. SECTION 11. SECTION 12. TIME IS OF THE ESSENCE. Time is of the essence in this contract. REMEDIES OF THE PARTIES 12.1 If Buyer fails to timely perform this contract, Seller may forfeit it as provided in the Iowa Code, and all payments made shall be forfeited or, at Seller's option, upon thirty days written notice of intention to accelerate the payment of the entire balance because of such failure (during which thirty days such failure is not corrected) Seller may declare the entire balance immediately due and payable. Thereafter this contract may be foreclosed in equity and the Court may appoint a receiver. 12.2 If Seller fails to timely perform this contract, Buyer has the right to have all payments made returned to it. 12.3 Buyer and Seller also are entitled to utilize any and all other remedies or actions at law or in equity available to them and shall be entitled to obtain judgment for costs and attorney fees as permitted by law. SECTION 13. CONTRACT BINDING ON SUCCESSORS IN INTEREST. This contract shall apply to and bind the successors in interest of the parties. SECTION 14. CONSTRUCTION. Words and phrases shall be construed as in the singular or plural number, and as masculine, feminine or neuter gender, according to the context. 2 SECTION 15. TIME FOR ACCEPTANCE. If this offer is not accepted by Seller on or before December 16, 2011 it shall become void and all payments shall be repaid to the Buyer. SECTION 16. OTHER PROVISIONS. 16.1 The Offer is subject to final approval of the City Council of the City of Dubuque, Iowa in its sole discretion. 16.2 Buyer, its counsel, accountants, agents and other representatives, shall have full and continuing access to the Real Estate and all parts thereof, upon reasonable notice to Seller for the purpose of inspecting, surveying, engineering, test boring, performance of environmental tests and such other work as Buyer shall consider appropriate, provided that Buyer shall hold Seller harmless and fully indemnify Seller against any damage, claim, liability or cause of action arising from or caused by the actions of Buyer, its agents, or representatives upon the Real Estate or the Donated Real Estate (except for any damage, claim, liability or cause of action arising from conditions existing prior to any such entry upon the Real Estate), and shall have the further right to make such inquiries of governmental agencies and utility companies, etc. and to make such feasibility studies and analyses as Buyer considers appropriate. 16.3 Seller warrants that the rights of all tenants shall be terminated by Seller prior to closing and that there will be no tenants whose rights in the Real Estate survive the closing. This covenant shall survive the closing. 16.4 Until ten (10) days prior to closing, Buyer shall have the right to terminate this agreement if environmental issues exist on the Real Estate or the Donated Real Estate that Buyer determines in its sole discretion do not permit Buyer to use the Real Estate or the Donated Real Estate for their intended use. Prior to terminating this Agreement pursuant to this section, Buyer shall offer Seller the opportunity to remediate the Real Estate or the Donated Real Estate to the satisfaction of Buyer in its sole discretion and at Seller's sole cost. 16.5 Seller agrees to donate to Buyer not later than May 30, 2012, the four (4) fireplaces and other fixtures formerly located on the Real Estate. 16.6 Buyer agrees to acknowledge receipt of the Real Estate and the fireplaces and other fixtures on the appropriate Internal Revenue Service forms. Seller may at Seller's sole expense have the fireplaces and other fixtures appraised prior to donating them to Buyer. Dated: 3 CITY OF DUBUQUE, IOWA THIS OFFER IS ACCEPTED By: Dated: Michael C. Van Milligen City Manager By: LYNN E. LAMPE Seller By: JANET P. SCHMITT Seller 4 Prepared by Barry A. Lindahl 300 Main Street Suite 330 Dubuque IA 52001 563 583 -4113 RESOLUTION NO. 419 -11 ACCEPTING THE DEED TO CERTAIN REAL ESTATE IN DUBUQUE COUNTY, IOWA FROM LYNN E. LAMPE AND JANET P. SCHMITT WHEREAS, Lynn E. Lampe and Janet P. Schmitt have offered to donate to the City of Dubuque the following described real property in Dubuque County, Iowa: Lot 5 of the Subdivision of Lots 10 and 11; the Southeasterly 26 feet 9 inches of Lot 12; the Northwesterly 23 feet 3 inches of Lot 12, and the Southeasterly 8 feet 3 inches of Lot 13, in D. N. Cooley's Subdivision of Out Lots 667, 668 and 669 to Dubuque, in the City of Dubuque, Iowa according to the recorded plats thereof AND WHEREAS, the City Council finds that it is in the best interest of the City to accept such gift from Lynn E. Lampe and Janet P. Schmitt. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF DUBUQUE, IOWA, AS FOLLOWS: 1. The City of Dubuque hereby accepts the Warranty Deed from Lynn E. Lampe and Janet P. Schmitt attached hereto. 2. The City Clerk is hereby authorized and directed to record this Resolution and the Warranty Deed with the Dubuque County Recorder. Attest: Passed, approved and adopted this 19th day of December , 2011. Kevin . irnstahl, ity C' ' n Sutton, Mayor Pro -Tern F: \USERS \tsteckle \Lindahl \Lampe Lynn - West Locust Property Acquisition\ ResolutionAcceptingRealEstate _Lampe121311bal.doc u Doc ID 007254650003 Type GEN Kind DEED WITH RESOLUTION Recorded: 01/06/2012 at 10:31:52 AM Fee Amt: $32.00 Page 1 of 3 Revenue Tax: $0.00 Dubuque County Iowa Kathy Flynn Thurlow Recorder F11e2012- 00000366 ©THE IOWA STATE BAR ASSOCIATION I Official Form No. 101- May 2006 Barry A. Lindahl 1 FOR THE LEGAL EFFECT OF THE USE OF THIS FORM, CONSULT YOUR LAWYER Return To: Barry A. Lindahl, Esq. Suite 330, 300 Main Street, Dubuque, IA 52001 (563) 583 -4113 Preparer: Barry A. Lindahl, Esq. Suite 330, 300 Main Street, Dubuque, IA 52001 (563) 583 -4113 Taxpayer: City of Dubuque, Iowa 50 West 13th Street, Dubuque, IA 52001 57A?-4, P 4. ° . ssoct nv,° For the consideration Lynn E. Lampe and WARRANTY DEED of one (1) Dollar(s) and other valuable consideration, Janet P. Schmitt, husband and wife do hereby Convey to the City of Dubuque, Iowa the following described real Lot 5 of the Subdivision of Southeasterly 8 feet 3 inches Estate) EXEMPT Grantors do estate by title in fee simple; real estate is free and Covenant to Warrant stated. Each of the undersigned to the real estate. Words singular or plural number, estate in Dubuque County, Iowa: Lots 10 and 11; the Southeasterly 26 feet 9 inches or Lot 12; the Northwesterly 23 feet 3 inches of Lot 12, and the of Lot 13, in D. N. Cooley's Subdivision of Out Lots 667, 668 and 669 to Dubuque, in the City of Dubuque, Iowa (the Real FROM REAL ESTATE TRANSFER TAX - IA CODE § 428A.2(6) Hereby Covenant with grantees, and successors in interest, that grantors hold the real that they have good and lawful authority to sell and Convey the real estate; that the clear of all liens and encumbrances except as may be above stated; and grantors and Defend the real estate against the lawful claims of all persons except as may be above hereby relinquishes all rights of dower, homestead and distributive share in and and phrases herein, including acknowledgment hereof, shall be construed as in the and as masculine or feminine gender, according to the context. / / . Dated: / '� / 1 — / Lynn E. Lam STATE OF p- /// (Grantor) yet P. Schmitt (Grantor) IOWA , COUNTY OF Dubuque This instrument was and Janet P Schmitt, acknowledged before me on & -/q -c/e91/ , by Lynn E Lampe husband and wife . , . LINDA Commission My Commission / M. CARBONE- NANNENGA ,otary Pit:lic Iowa Notarial Seal Number: 162948 Expires: 11/18/2012 (This form of acknowledgment for individual grantor(s) only) C-Ho 500 1700 �? Clty clerk 111111 I1111IIIVIIIVIIIVIIIVIIIVIIIVIIIVIIIVIIIVIIIVIIIVIII111IIII Doc ID: 007254660002 Type: GWH Kind: GROUNDWATER HAZARD Recorded: 01/06/2012 at 10:32:15 AM Fee Amt: $0.00 Page 1 of 2 Dubuque County Iowa Kathy Flynn Thurlow Recorder /� Fi1e2012 -- 00000042 REAL ESTATE TRANSFER - GROUNDWATER HAZARD STATEMENT TO BE COMPLETED BY TRANSFEROR TRANSFEROR: Name Lynn E. Lampe and Janet P. Schmitt Address 11898 Kennedy Road Dubuque Iowa 52002 Number and Street or RR City, Town or P.O. State Zip TRANSFEREE: Name City of Dubuque, Iowa Address 50 West 13th Street Dubuque. IA 52001 Number and Sheet or RR City, Town or P.U. State Zip Address of Property Transferred: 346 -348 West Locust Street Dubuque Iowa 52001 Number and Street or RR City, Town, or N.U. State Zip Legal Description of Property: (Attach if necessary) Lot 5 of the Subdivision of Lots 10 and 11; the Southeasterly 26 feet 9 inches of Lot 12; the Northwesterly 23 feet 3 inches of Lot 12, and the Southeasterly 8 feet 3 inches of Lot 13, in D. N. Cooley's Subdivision of Out Lots 667, 668 and 669 to Dubuque, in the City of Dubuque, Iowa according to the recorded plats thereof 1. Wel j (check one) .There are no known wells situated on this property. There is a well or wells situated on this property. The type(s), location(s) and legal status are stated below or set forth on an attached separate sheet, as necessary. 2. Solid Waste Disposal (check one) Z/There is no known solid waste disposal site on this property. _ There is a solid waste disposal site on this property and information related thereto is provided in Attachment #1, attached to this document. 3. Hazardous Wastes (check one) _mil ere is no known hazardous waste on this property. _ There is hazardous waste on this property and information related thereto is provided in Attachment #1, attached to this document. 4. Underground Storage Tanks (check one) There are no known underground storage tanks on this property. (Note exclusions such as small farm and residential motor fuel tanks, most heating oil tanks, cisterns and septic tanks, in i tructions.) There is an underground storage tank on this property. The type(s), size(s) and any known substance(s) contained are listed below or on an attached separate sheet, as necessary. FILE WITH RECORDER DNR form 542 -0960 (Sept. 1, 2010) aoya, ()2(0 Staircase pedestal Ceiling Bathroom Ceiling Partially gutted Partially gutted main floor Gutted area of main floor Partially gutted main floor Partially gutted main floor Partially gutted main floor Fireplace Window trim Attic Attic Closet 00111116 amps= Stained glass in cupola Attic Attic Attic cupola Kitchen Flooring Ceiling and doorway Heat vent, flooring Bedroom