springside house reuse feasibility study

CONDITIONS ASSESSMENT

AND

FEASIBILITY REPORT

ELMHURST AT

SPRINGSIDE PARK

PITTSFIELD, MASSACHUSETTS

SEPTEMBER 2014

Conditions Assessment and Feasibility Study Springside House

September 2014 Page 1

ACKNOWLEDGEMENTS Massachusetts Historical Commission

William Francis Galvin, Secretary of the Commonwealth

Elizabeth Sherva, Preservation Planner, Project Manager

City of Pittsfield

Daniel L. Bianchi, Mayor

Doug Clark, Director of Community Development

James McGrath, Park, Open Space & Natural Resources Manager, Project Manager

Peter Sondrini, Director of Buildings and Grounds Maintenance

Citizens of Pittsfield

Project Team

CME Architecture, Inc.

Woodstock, CT

Olde Mohawk Historic Preservation

Melrose, MA

The Di Salvo Ericson Group Structural Engineers, Inc. Ridgefield, CT

Salamone & Associates, PC

Wallingford, CT

Martha Lyon Landscape Architecture, LLC Northampton, MA

Agricola Corporation

Chicopee, MA



TABLE OF CONTENTS Executive Summary…………………………………………………………………………….4 Architectural Conservation Assessment

Chronology of Development and Use………………………………………….8 Character-defining Features, Materials and Finishes………………..12

Conditions Assessment

Assessment of Conditions …………………………………………………………48 Narrative Description of Interior and Exterior Conditions ……..49

Treatment Recommendations Overview of Approaches to Treatment …………………………….….…..76

Specific Recommendations …………………………………………………..…. 77 Prioritized Treatment Plan ………………………………………………..……….84 Estimate of Treatment Costs ….………………………………..………………86 Construction Documents for Immediate Recommendations…….87

Cyclical Maintenance Plan ……………………………………………………………….92

Reuse Feasibility Study

Process ……………………………………………………………………………………..96 Feasibility ………………………………………………………………………………..101 Conceptual Plans …………………………………………………………..102 Zoning Review ………………………………………………………….….107 Code Review …………………………………………………………….….110

References ……………………………………………………………………………………....114

Appendix Exhibit A - Structural Analysis Exhibit B - MEP Analysis Exhibit C - Paint and Wallpaper Analysis

Exhibit D - National Register Nomination



EXECUTIVE SUMMARY

Situated prominently in the City’s largest park, Springside Park, Elmhurst as it was originally named, is a municipally-owned building individually listed on the National Register of Historic Places. Now commonly addressed as Springside House, the structure has been underutilized and mothballed for many years, and is in a state of disrepair and decline. Recognizing Springside House as a significant historic asset, the City of Pittsfield contracted with CME Architecture, Inc. in December of 2013 to perform a conditions analysis and prepare a feasibility study with the following major objectives: 1. Complete a detailed conditions assessment with treatment recommendations and a prioritized preservation plan in order to identify the requirements and associated costs to preserve and maintain the house based on the outcome of public input sessions; and, 2. Engage the community in a series of public input sessions to determine community consensus for adaptive re-use options; and, 3. Develop construction documents for the highest priority repair work.

The study was funded by the City of Pittsfield in partnership with the Massachusetts Historical Commission through a Massachusetts Preservation Projects Fund grant. The CME team consisted of a historical architect, structural engineer, mechanical and electrical engineers, landscape architect and preservation consultants each of whom surveyed the property to assess existing conditions in a noninvasive manner. The findings of these studies are presented in the body of this report as well as in the Appendix.

A public informational meeting was held on March 31, 2014 at which time the consultants presented the Conditions Assessment and discussed the limitations of the building in terms of appropriate reuse that retained the character defining features of the property. The audience was divided into three groups in order to solicit ideas for functions and facilities that are consistent with the opportunities and limitations of the site and structure. A subsequent public informational meeting was held on May 19th at which time the results of the earlier session were presented. The results clearly indicated a desire to tie the house to the park in a way that celebrates Pittsfield and Elmhurst history as well as enhancing the environmental learning opportunities that the park already offers.

The project also includes a prioritized plan for implementation of historically appropriate treatments and the development of systems for code compliance and occupancy. Design and construction budget costs were developed, reflecting the prioritized plan of action, totaling $2,195,000 over the course of the next 10 years. A cyclical maintenance plan developed specifically for Elmhurst will assist the City in maintaining the building and the investment in preserving Construction plans and



specifications for the most critical aspect of stabilization, the foundation, will help to propel the City to the next step of revitalization.

The City owns a valuable historic asset that is clearly dear to the many residents who attended the public meetings and others who shared their hopes and memories. Springside House has served as the backdrop for countless private and public functions over the course of its 158 year history as a prominent residential property and the centerpiece of the City’s 249 acre park. It is deserving that a fitting use for the property is found which connects it to the park and which brings new life and activity to a building that has great potential to serve the residents of Pittsfield long into the future.

Elmhurst, October 2013



ARCHITECTURAL

CONSERVATION

ASSESSMENT



CHRONOLOGY OF DEVELOPMENT AND USE

History of the Houses at Springside Park

It is clear from maps, deeds and newspaper references that there were two major buildings in the vicinity of the current Springside Park. The first, properly known as “Springside” and located at the southern end of the parcel, was the farmhouse occupied by Abraham Burbank until 1856. The building is no longer extant, but its history is summarized below. Springside chronology Based on MHC Inventory Form # PIT.407 (prepared by Kathleen Reilly Campion, April 1991) and the National Register nomination for Springside Park (prepared by Martha Lyon and Gregory Farmer, 2008). c. 1856 Constructed by Abraham Burbank (1813-1887), possibly utilizing the core of a building previously on the site 1856 Sold to Rev. Charles Abbott along with 30 acres of land. The house was expanded and improved for use as a private boarding school. (Pittsfield Sun, Jan. 10, 1856) 1867 Private boarding school operated by Rev. William C. Richards as the Pollock Institute (named after a local benefactor). After the school failed, the property reverted to the Pollock family. 1869 Property offered for sale: “28 acres and many valuable buildings.” (Pittsfield Sun, May 5, 1869) 1872 Purchased by Cyrus Wilcox, S.T. Whipple and John M. Cole for $25,000. “It consists of 30 acres of valuable land and is one of the most desirable and pleasant locations in Pittsfield.” (Pittsfield Sun, Aug. 7, 1872) 1878 Opened as the Springside Summer Hotel under the management of Joseph & Nancy Tetley. “The two school buildings are to be brought down by the main building making a continuous front of 125 feet, the lower story to be made into parlors and the upper floors into sleeping rooms. The dining room is to be extended, and a general cleaning up of the premises is going on.” (Pittsfield Sun, Dec. 4, 1878. 1886 Additional improvements: “Springside has been improved at an expense of $5,000… Rooms have been enlarged, additions built, so that upwards of 30 rooms can now be let to summer boarders.” (Pittsfield Sun, June 10, 1886)



1893 Property sold to Henry Ryan as part of a plan to develop new residential streets in the area (Abbott Street and Springside Avenue). 1895 The house was purchased by Eber T. Castle and moved to new location at the southeast corner of North Street and Springside Avenue (800 North St.). 1898 Remodeled and enlarged, the building reopened as the Elmwood Summer Hotel. 1903 Sold to local attorney George Prediger and operated as the Havana Hotel; later converted to an apartment house. 1908 Rented to Dr. Charles H. Richardson and converted to Hillcrest Hospital. 1950 Hillcrest Hospital moved top new facilities. The house was converted to a nursing home and later to a school for handicapped youth. 1991 Noted as “vacant” on the historic inventory form (MHC# PIT.407). 2003 Demolished for new construction. The second house, formerly known as “Elmhurst” and situated farther north on the crown of the hill, was built or remodeled by Abraham Burbank in 1856 and further enlarged and remodeled by John Davol in 1872-73. The building survives on its original site and is now known (somewhat erroneously) as Springside House. Elmhurst chronology Based on MHC Inventory Form # PIT.178 (prepared by James McGrath, March 2004) and the National Register nomination for Springside Park (prepared by Martha Lyon and Gregory Farmer, 2008). 1856 Abraham Burbank (1813-1887) built or remodeled a house located on the hill north of the original “Springside.” 1872 Burbank sold the house and 50 acres to John Davol, (1811-1878) a Brooklyn-based brass manufacturer, for $16,500. (Pittsfield Sun, Aug. 21, 1872) 1873 House remodeled and enlarged by Davol. The extensive alterations to the Davol Summer Residence near Eveningside [the property on the opposite side of North Street] are rapidly approaching completion under the direction of a New York architect [unnamed]. Mr. Davol, of New York, has expended the sum of $50,000 in the purchase and adornment of this most charming outlook over Pittsfield and the Housatonic Valley, and will soon arrive



hither with his family to enjoy the same during the hot months. (Pittsfield Sun, June 18, 1873) 1874 Address of the house designated as 234 North St. 1875 Pittsfield property tax valuation sheets for John Davol (non-resident) valued the house at $5,500, the 50-acre lot at $6,000 and the barn at $500. 1876 Atlas of Pittsfield showed a circular entry drive leading to a cruciform house. 1878 Upon John Davol’s death the house was inherited by his sons Frank and William H. Davol. 1885 Mentioned in the Gazetteer of Berkshire County (p. 282) as “the summer home of the Davols of New York” [brothers Frank and William Davol]. 1887 Sole ownership by William H. Davol (c. 1840-1904). 1892 Address of the house changed to 832 North Street as part of a general renumbering in the city. 1899 Birdseye view of Pittsfield showed the house as a double rectangle configuration with a large ell and a wrap-around porch. 1900 Atlas of Pittsfield showed the house as a double rectangle configuration with a large ell and a wrap-around porch. 1904 Atlas of Pittsfield showed the house as a double rectangle configuration with a porte-cochere (covered drive) on the south side. 1904 Public auction by the estate of William H. Davol, conducted by James M. Burns. AUCTION! I will Sell at Public Auction on Saturday, June 18 [1904] at 1 p.m. All the Personal Property of the DAVOL ESTATE at the Residence on the Hill. There are 26 rooms in the house, all furnished with fine furniture. Best Hair Mattresses, Pillows, Elegant Walnut Chamber Suits [sic], Brussels and Velvet Carpets, China Matting, Rugs, Sofas, Lounges, Couches, some Rare Old Pieces in Mahogany and Rosewood, 6 Very Choice Old Mahogany Parlor Chairs. All the kitchen Furniture, Crockery and Glass, 1 Ping Pong Table, Lot fine Steel Engravings. A Fine Up-to-Date BILLIARD TABLE IN PERFECT CONDITION. COST $300. Also all the farm tools… and lots of other property usually found at a gentleman’s country seat. Sale Positive Rain or Shine. James M. Burns, Auctioneer. A survey of the Davol Estate by J.P. Barnes of Pittsfield (May 10, 1904) showed the property at 53 acres with 935 feet of frontage on the east side of North Street.



The property was purchased by Clarence Stephens, a neighbor and acquaintance of Davol in New York, for $12,500. (Berkshire County Registry of Deeds, Middle Distict, Book 323, p. 484) Stevens subsequently acquired another 21.75 acres to add to the 50-acre Davol estate. 1905 Address of the property changed to 874 North Street (the number engraved on the stone gate posts). 1910 Donation of 10 acres of land as Abbott Park (later Springside Park) by Kelton and Eva Miller. It was renamed Springside Park by 1919 (City Directory). 1933 Death of Clarence Stevens (1866-1933). The 75-acre property was inherited by his son Rev. John Underwood Stevens (b. 1901). 1938 Donald and Lawrence Miller acquired an option on the 75-acre Stevens property and announced the intention to donate it for the enlargement of Springside Park, contingent on the city’s acquisition of the 36-acre cow pasture to the northeast. 1939 Pittsfield Electric Company’s “Plan of Existing and Proposed Lines to Serve Springside Park” show the main house in its current configuration. The Park Commission opened the house to the public as Springside House in September 1939. 1941 Parks Commission authorized caretaker Harry J. Watson to renovate Springside House (formerly Elmhurst) for use by clubs and community organizations. The porch was rebuilt and the balconies were removed from the 3rd floor windows. The main rooms on the first floor were renovated for meetings, parties and other seasonal activities. 1940s House closed during WW II and used for the storage of Civil Defense supplies. 1954 The building was remodeled “in the modern style” as the office and headquarters of the Pittsfield Dept. of Parks & Recreation. The drop ceilings and fluorescent lighting presumably dated from the 1954 remodeling. 1991 House repainted by the GE Elfin Club in the current white and green color scheme. 2007 Parks Department offices moved to other locations and the building was left mostly vacant. The National Register Nomination has been attached in the Appendix for additional information regarding development of the Springside Park and other buildings on the property.



CHARACTER-DEFINING FEATURES, MATERIALS AND FINISHES

Historic building fabric defines the heritage of our built environment and provides

context. It gives a building character, texture and authenticity. Historic fabric is a

term used quite regularly in the historic preservation world but defining it is not as

easy as one might think. McGraw-Hill’s Dictionary of Architecture and Construction

defines historic fabric as “those portions of a building fabric that are of historic

significance.” It would be ideal to point to a definition supplied in the Secretary of

the Interior’s Standards for the Treatment of Historic Properties but one does not

exist.

The Secretary’s Standards do address significance, however, as it relates to

tangible things like cornices and columns and they identify four strategies for

effectively dealing with historic buildings: preservation, rehabilitation, restoration,

and reconstruction. The first approach, preservation, is the most desirable and

“places a high premium on the retention of all historic fabric through conservation,

maintenance and repair.” Further: “It reflects a building's continuum over time,

through successive occupancies, and the respectful changes and alterations that are

made.”

Respectful is a relatively subjective term and, as it applies to a discussion about the

value, significance or integrity of an architectural detail, more subjective still.

Merriam-Webster defines respectful as “marked by or showing respect or

deference.” So, do respectful changes and alterations show deference to the

original building? Perhaps not in style, as many nineteenth century buildings feature

juxtaposed styles in the form of major alterations, but in the quality of the

craftsmanship and the materials used. The dictionary’s definition of deference as “a

way of behaving that shows respect for … something” is unhelpful unless we view

the term esoterically and, in this context, meaning that the newer work is of a

quality and standard worthy of standing beside the original.

That would be a convenient conclusion, if not for the fact that the historic

preservation world possesses a general aversion to the idea of altering historic

buildings, and this inference would seem to indicate that new alterations and

changes can be viewed as acceptable if the quality of work is very high. Old

alterations and changes to buildings, dramatic as they may have been 100 years

ago, are now deemed respectful because they, too, are ancient and reverent. The

tangible item that is ancient is automatically awarded respect and shown deference

because it is old, and as Ruskin would indicate, becomes sacred. Modifications and

alterations to the building, no matter how dramatic they may have been then, are

acceptable now and protected. It is the general recommendation of this study that



the materials and systems of the building be preserved and changed as little as

possible. Materials, features and finishes of significance are identified below.

Interior

The interior of Springside House from Abraham Burbank’s era (1856-1872) has essentially disappeared. The Davol family - John Davol and later, his son, William H. Davol - owned the property from 1872 until 1904. The Pittsfield Sun wrote in 1873 “…Extensive renovations of the Davol Summer Residence near Eveningside are rapidly approaching completion…Mr. Davol…has expended the sum of $50,000 in the purchase and adornment of this most charming outlook…” The History of Pittsfield (p. 9) describes the Davol farm in 1876 as “another conspicuous outlying country place”.

The house and its interiors were remodeled in the Italianate Style with some Second Empire features added later. Italianate and Second Empire styles are broad terms and are typical of the revival styles that reflect the “Victorian Era”. Italianate houses were inspired by the northern Italian farmhouses and tended towards elaborate interiors. Many revival styles were featured in the wallpaper, wall paneling, elaborately painted ceilings, elongated door panels, decorative flooring and elaborate fireplaces. Very little fabric remains from this period at Springside House.

Clarence Stephens owned the house from 1904 to 1933. We can assume that he remodeled and redecorated many parts of the house, adding some early 20th century improvements, such as linoleum flooring and the pressed tin ceiling we still see in the main hall. He may have toned down some of the high style Victorian decorations, as changes in taste evolved towards simpler and lighter interiors.

Many of Springside’s historic materials and details have been removed or covered with modern era carpets, paint, paneling, and acoustic ceiling tiles. Whatever remaining significant details we see today are probably from the Davol and Stephens eras.

This report discusses the extant historic materials, details and finishes of the interior of Springside House, designating the years between 1872 and 1933 as the period of significance. The apartment is discussed separately from the main house. The report is organized by floor and by rooms. The spaces are keyed to the floor plans that follow.



GENERAL

Windows: Throughout the first floor and most of the house one finds 6 over 6, double hung window sash. The windows are crafted with mortise and tenon construction and pinned with a wooden dowel at each corner. Most of the muntin bars have elongated/attenuated ogee profiles and are typical of the 1870’s Italianate style. Many of the windows still retain their old glass.

Doors: Many of the doors throughout Springside are later 20th c doors. However, there still remain a great many six-panel doors. (Image 1) These flat paneled doors have 3 very elongated panels over 3 shorter ones. The elongated upper panels give an impression of elegance and height and are typical of the mid- Victorian period. 3 over 3 panels are unusual, as 2 over 2 panels were more typical and can be found at Springside in the lesser rooms and closets.

FIRST FLOOR

Foyer, Room 101

Pressed Tin Ceiling: (Image 2) Pressed tin ceilings were introduced to America as a cheaper alternative to elaborate plasterwork. They were very popular in the late Victorian and early 20th Century.

Image 1: six panel door

Image 2: Foyer tin ceiling



This ceiling features an elaborate center medallion that would have been used above an electric ceiling fixture. (Image 3) Note that the ceiling was installed around the existing wood columns; telling us that these columns were in place before the tin was fitted.

Staved wood columns: (Image 4) The staved wood columns are an important feature because they are most likely from the house’s earlier period. These columns have been crafted by hand in much the same way a wood barrel is made.

Image 3: Ceiling medallion

Image 4: Staved wood column



Fireplace: (Image 5) During this period, the fireplace was technically obsolete as the use of the stove and central heating prevailed. It did, however, have a decorative and symbolic importance. The large brick Renaissance Revival fireplace in the entry hall has a corbeled hood design, held up by large brackets.

There is an egg and dart detail on the mantel and roping trim detail on the front of the hood. (Image 7) The hood, brackets and moulding details are probably terra cotta. The fireplace is currently painted red with yellow trim on the smaller details.

Image 6: Foyer fireplace

Image 7: Fireplace detail



Staircase: (Image 8) The staircase leading to the second and third floors is a very significant feature of Springside House. With a railing made of Mahogany, it features a winding baluster, a large faceted newel post with turned knob, and balustrades that echo the shape of the newel post, only in miniature. It is typical of the 1850’s -1870’s Italianate style. It is now painted red and yellow on the first and second floors. (5 balusters at the bottom of the stair have been replaced with simple square ones)

Image 8: The first floor staircase



Radiator: A decorative radiator sits near the current entry door. Victorian and early 20th century radiators featured intricate scrolled designs. Radiators such as this one (Image 9) became part of a well-equipped home starting in the late 19th century, when central steam/hot water heat was introduced. Decorative radiators are still scattered throughout the house.

Room 102

Fireplace: (Image 10) Made of red marble, this fireplace has incised decoration. In later Victorian houses fireplaces represented a pride of place and often had overmantels and combinations of display shelves, decorative panels and works of art, making them a focal point for the room. This fireplace is constructed with a cast iron frame and would have burned coal.

Image 9: Cast iron radiator

Image 10: Marble fireplace surround



Room 103

Sash Lock: (Image 11) An unusual, early brass sash lock featuring a small knob. It is caked with paint and difficult to see details. Most of the sash locks throughout the house are typical crescent style sash locks.

Room 104

Storage Cabinets/Hardware: (Image 12) This room may have served as a butler’s pantry and still features several built-in storage cabinets and bead board wainscoting. The cabinets retain some original pulls, cabinet latches and escutcheons.

Image 11: Sash lock

Image 12: Built-in cabinetry



Tin Ceiling: (Image 13) A painted tin ceiling with a simple bead/daisy design adorns the ceiling.

Soapstone sink: A small soapstone sink, most likely from the period of significance, remains in place.

Room 105

Wall Safe: (Image 14) A large recessed wall safe, painted red with brass combination lock sits low along the western wall in a specially constructed enclosure. Unfortunately, there is no date or name on the safe and it is not possible to open it.

Image 13: Pressed tin ceiling

Image 14: Recessed iron safe



Porcelain Door Knob: (Image 15) A six-paneled door leading to a locked closet features a white porcelain doorknob. Porcelain doorknobs became popular in the 1850’s and there are many throughout Springside.

SECOND FLOOR

Stair Hall 201

Floor: Most of the floors throughout Springside House are covered with contemporary carpeting or tile. Looking carefully near the stair balusters one can see narrow strips of oak tongue and groove flooring. (Image 16)

Toilet Room 202

This bathroom may have been en-suite with room #205 next door and possibly served as a nursery prior to its conversion. The door is currently blocked but it would have entered directly into the southwest bedroom.

Image 15: Porcelain door knob

Image 16: Oak flooring



Cabinet and Hardware: (Image 17) Just directly to the left as you open the door. There is a tall, narrow wood cabinet that still features its original hardware: small knob, brass turn latch and a tiny escutcheon.

Doorstop: Just below the cabinet there is a round, wood doorstop, indicating that the original door and woodwork in this room may have been of fine quality and should be protected.

This cabinet retains its green linoleum floor (Image 18)

Storage Closet 203: This closet features wood built in shelves and cabinets. Floor still has green paint.

Image 17: Built-in cabinet

Image 18: Linoleum floor



Toilet Room 204

Plate for Gas Fixture: (Image 19) A painted plate covers what was once an outlet for a gas sconce. Gas fixtures slowly found their way into city houses as early as the 1840’s and 1850’s. Portable gas machines made it possible to bring gas to large country houses that were situated beyond the reach of municipal gas lines. Electricity gradually became available in the 1880’s and 1890’s and many of the gas fixtures were converted to electricity. Wire could be easily snaked through the brass tubing.

Art Deco Light Fixture: (Image 20) Many early light fixtures were purely utilitarian. This basic porcelain sconce has art deco detailing.

Light Switch: (Image 22) An early push button light switch, ca. 1910. Previously, lights were turned on and off by pendent switches and surface mounted twist switches.

Image 19: Gas Sconce Plate

Image 21: Porcelain Light Fixture

Image 22: Push button light switch



Room 205

Radiator: (Image 23) An unusual, low and long radiator that is highly decorative with branches and leaves.

Early Electric Outlet: (Image 24) This is a very early electric screw type light socket. There were no electrical wall outlets in homes since electricity was first used only for lighting. When appliances appeared, they had cords with plugs that looked like light bulb bases. One would unscrew a light bulb and screw in the appliance. Eventually, wall outlets for appliances began to appear, as we see here. Typical units had a brass door that covered a regular light bulb socket. This example is missing its door.

Windows: South-facing windows consist of a pair of 4 over 4 double-hung sash with elongated muntin profiles, typical of many windows in the house. However the 2 6/6 sash facing West appear to be later replacements. The muntins are a heavy ovolo style, which is not found anywhere else at Springside.

Closets 206/207: These closets feature wood built-ins. The floor in 206 retains its old linoleum, with stylized flower pattern. (Image 25) The linoleum has been over painted with red but is worn in the center, allowing the pattern to show.

Image 23: Cast iron radiator

Image 24: Appliance socket

Image 25: Linoleum flooring



Room 209

Six-paneled Door: Opens into closet 210.

Hall 212

This hall gives access to several rooms and storage closets: 211, 213 thru 217. The doors are all 6-paneled 3/3 doors and still retain their porcelain doorknobs and vintage hardware. The closet door in Room 215 is a 2 over 2 panel door, with the same elongated top panels. (Image 26) Note the rim lock is positioned on the inside. This door has been repurposed from another room.

Note: The windows in these rooms have been replaced with new vinyl windows.

Image 26: Door hardware



THIRD FLOOR

Note: Several of the windows on this floor have a different muntin style featuring an earlier ogee profile, more typical of the 1830’s – 1850’s.

Stairs: (Image 27) The stairs leading to the 3rd floor retain their original finish. The door leading to the stairway is board and batten and possibly repurposed from an outdoor building when this staircase was enclosed. The door retains its small wood doorknob and key lock. (Image 28)

Image 27: Second floor staircase

Image 28: Stair door hardware



Stair Hall 301

Brass Wall Sconce: This simple, brass fixture is found in other places in the house. (Image 29) It is has been wired for electricity and no longer has its glass shade.

Closet Doors: #309 and #310 are 4-paneled 2/2 doors, with elongated upper panels. The doors retain their porcelain doorknobs.

Room 302

Window: 6/6 sliding sash with an earlier ogee muntin profile. (Image 30)

Image 29: Brass light fixture

Image 30: Muntin profile



Closet 303: Has a porcelain escutcheon at the key lock. (Image 31)

Room 305

Radiator Valve Knob: (Image 32) This radiator valve has never been painted (was it ever used?) and illustrates how the knob that turns the valve is made of wood. All other valves at Springside have been painted.

Image 31: Porcelain escutcheon

Image 32: Radiator valve knob



Window & Panels: (Image 33) A pair of 4/4 windows that also feature an earlier ogee muntin profile. Note the panels beneath the window.

Room 306

Window: Pair of 4/4 windows featuring an earlier ogee muntin profile.

Room 314

Brass Wall Sconces: Originally gas, rewired for electricity.

Wood built-in with 3-panel upper door with small porcelain knobs and 6-paneled lower door with porcelain doorknob. (Image 34)

Decorative Radiator

Hall 315

6-Paneled Doors: 2 doors leading from Hall 315 into Room 316 and Stair Hall 318 retain their porcelain doorknobs.

Image 33: Window detail

Image 34: Built –in closet



Room 316

Sash Lock: (Image 35) Unusual early brass sash lock with tiny porcelain knob. Similar to the paint covered lock in room #103.

Room 317

Brass Wall Sconce: Originally gas, now electrified.

Decorative Radiator: (Image 36)

Image 35: Sash lock

Image 36: Third floor radiator



APARTMENT

The apartment attached to the main house retains very little significant historic fabric. Rather than go room to room as elsewhere in this report, this section is organized by object with locations noted.

Staircase: (Image 37) In Foyer 110. Painted staircase leading to 2nd and 3rd floors. Newel post is heavily turned with an urn shape and topped with a round knob. The balusters reflect the design of the newel.

Decorative Radiators: Foyer 110, Room 113 (Image 38)

Image 37: Apartment staircase

Image 38: Apartment radiator



Doors: The second floor bedrooms feature several 6-paneled doors with 3 elongated panels over 3 shorter ones similar to those found in the main part of the house. (Image 39) Smaller, 4-paneled doors of the same style are used for closets. The doors also retain their porcelain doorknobs and brass escutcheons. (Image 41)

Image 40: Six panel doors

Image 41: Key hole escutcheon



Storage Room 220: (Image 42) This little room under the stairs retains original floorboards, wallpaper and 6/6 sash window with elongated ogee muntins (Image 43).

Image 42: Under stair room

Image 43: Muntin profile



Exterior Character-Defining Features

The exterior details of Springside suggest that at least three major construction programs took place during its evolution. In summary, Blocks A and B appear stylistically similar; and Blocks C and D appear each to have been constructed separately. It is possible that a building, older than any documents found to date record, existed on the site prior to the 1850s and lies buried within Block A. The evidence for this fourth building campaign is found when examining the technology of wood processing and framing in the Basement. Indeed, the primary source of information about the construction techniques used at Springside, generally, is the First Floor wood framing. Missing interior floor and wall finishes in the Third Floor offer some windows through which to view construction techniques but not enough to be definitive.



Springside is a wood-framed building with a masonry foundation of mortared stone and brick. The oldest construction type visible in the basement suggests post and beam construction. The First Floor of Block A has (some) hand-hewn girders and log joists with chiseled mortise and tenon joinery. This technique of wood framing is unique to this section of the house and suggests that an older structure may be buried within the present structure (Images 44 and 45).

Immediately to the west in Block B, Room 102 is framed with 3” thick dimensioned lumber of uniform size that appears to have been cut by a mechanically-driven reciprocating or pit saw. It is characterized by uniformly spaced, straight, vertical saw marks (commonly found in mid-century construction). Lastly, the remainder of the first floor framing of Blocks C and D is dimensioned lumber of uniform size, milled with a circular saw- the newest of the construction technologies used at Springside (Image 46).

Image 44: Hand hewn beam

Image 45: Mortise and tenon joinery



Additional evidence of a pre-1850 structure includes an exposed interior foundation beneath the north side of Block A that appears to have been buttressed to accommodate the building’s expansion (and may outline the footprint of the original structure, Image 47); and exterior corner pilasters, applied over previously existing clapboards and corner posts, Block A (Image 48).

Image 46: Sawn joists

Image 47: Buttressed foundation Image 48: Corner board detail



A large wood beam can be seen in the floor of Room 314, Block A, which may have been part of the original attic framing of the pre-industrial house. Pit-sawn floor, wall and roof framing is visible in rooms of the Third Floor, Blocks A and B. Circular saw marks are visible in the framing of Rooms 316 and 317, Block C. Based on a provenance of mid to late- 19th century construction, the majority of the house is probably balloon framed. It may be possible in the future to confirm the types and extents of the original house framing when repairs to the interior plaster are undertaken.

Construction technology was undergoing a transformation during the first half of the nineteen century; and large stands of old-growth trees were disappearing from the population centers of the East. The inventions of balloon framing, improvements to circular saws, the wide availability of inexpensive machine-made nails and rapidly expanding railroad networks allowed relatively unskilled mechanics to become the heart of the construction trade. Labor intensive, hand -shaped mortise and tenon joinery (by skilled and expensive craftsmen) was replaced by sawn joints, quickly and efficiently fastened together with nails. Wood harvested in remote locations could be economically shaped and sized with machines and transported to where it was needed. Large timbers, increasingly scarce, were no longer needed.

Less rigid, more flexible methods of erecting buildings with many small “sticks” versus few large timbers freed builders from the traditional forms of buildings dictated by the constraints of traditional framing techniques. Balloon framing allowed builders to more easily erect the irregular floor plans and roof lines that characterize the picturesque architectural styles, developed, in part, as a rebellion against the boxy, traditional forms of Federal and Greek Revival designs that predominated in North America up until about 1850.

Machines were now used to shape moldings and brackets in large quantities with uniformity previously unavailable. Mass produced building elements such as pressed metal ceilings could be ordered from catalogs and shipped across the country. Springside was a thoroughly modern country villa when constructed or modernized in the 1850s. The builders took full advantage of the technologies available to them.

Andrew Jackson Downing and Alexander Jackson Davis were two of the most influential architects of the mid-19th century in America. Both were proponents of the picturesque aesthetic movement which featured the synthesis of buildings and landscape. The two earliest forms of these new American styles were Gothic Revival and Italianate. Both used new types of building forms such as towers; compound, irregular plans; balconies; and porches to create building compositions that sat naturally in the landscape.

One of the ideals of the picturesque movement was to create internal room layouts that functioned as people tended or aspired to live (as opposed to shoe-horning



building functions into the pre-set building forms of traditional post and beam architecture). Downing went so far as to suggest the types of rooms needed in a house based on the occupants’ life-style. He included the landscape as part of the overall architectural design by organizing the floor plan around particular landscape features and joined the landscape and building together with expansive porches.

Both architects produced pattern books that not only included façade and molding designs, but floor plans, three-dimensional renderings and landscape designs. Davis was best known for Gothic Revival designs; but far more popular and enduring were the Italianate designs of Downing. Downing’s first book, Cottage Residences, was published in 1842 and his second, The Architecture of Country Houses in 1850- more or less contemporaneous with the building of Springside. (Elmwood Court, demolished in 2012, was another large, 1850s picturesque-style house erected on the South Side of Pittsfield. It combined elements of Gothic Revival, Italianate and Second Empire and was set on a large, open urban lot, Image 49.)

Image 49: Elmwood Court, Pittsfield



Picturesque houses in general and Italianate houses in particular are characterized by an “L” or “T”- shaped plan. The main building of Springside (Blocks A and B) is T-shaped. The characteristic Italianate design features of Springside are its three stories; predominantly flat roofs; Mansard roofs; wide, bracketed eaves; tower element with groupings of segmental arched windows; and single-story, wrap-around porch (Image 50). The porches include bracketed cornices with sweeping curves and (a few original) typically square Italianate columns and pilasters with chamfered corners and classical base and capital and large brackets (Images 51 and 52).

Houses from the Romantic period oftentimes were not pure stylistically as can be seen from Elmwood Court. Mansard roofs are typically associated with the pure French Second Empire style but can be found in designs by Downing and in extant Gothic Revival and Italianate examples.

Image 50: Springside expresses predominately Italianate features.



Image 51: Italianate columns

Image 52: Porch detail



Other important details that give Springside its distinctive historic character include the following.

Image 53: Chamfered windows

Image 53: Stylized Roman temple surrounds

Image 54: Wood paneled doors

Image 55: Trim, glazing and sidelites



CONDITIONS ASSESSMENT



ASSESSMENT OF CONDITIONS

During the conditions assessments, the various systems of the building envelope were examined for present condition and performance. Each was evaluated in context relative to its importance as an element of the building envelope, assessed based on known, acceptable standards, and described according to subjective terminology. Loosely defined, these terms are:

Excellent the brief moment that a system is brand new or completely restored; this condition descriptor is symbolic only

Very good the next moment, after the new or restored system is

completed; regular inspections will suffice until maintenance is required

Good a system that is functioning properly and routine maintenance is

needed; painting, replacing slates and repointing masonry are maintenance tasks

Fair a system that is functioning adequately but work is needed,

beyond routine maintenance, to improve system performance Poor a system that is not functioning adequately; significant work will

be needed to restore the system to an acceptable condition Very Poor a system that is not functioning or absent; wholesale

replacement of some or all of the components of the system are necessary

Using the above-described criteria for evaluating conditions, the various tasks to bring all systems to a ‘good’ or better condition are then described in detail in the Recommendations section. The recommendations are for historically appropriate treatments. The criticality of fully restoring each as a functioning element of a building system is also prioritized accordingly. The descriptors assigned to each should be viewed independently and are not assigned relative to importance.



NARRATIVE DESCRIPTION OF INTERIOR AND EXTERIOR CONDITIONS

Interior First Floor

101. The main foyer has a counter area and display cases that dominate the floor space. There is a painted, tin ceiling that is in fair condition except for a sagging section that coincides with a bathroom area above (Image 56).

The plaster walls are also in fair condition except for some localized areas with cracks. The wall to wall carpet is in poor condition. The brick/terra cotta fireplace surround is painted but in otherwise good condition; the fire box is closed off and hearth covered by carpet. There are two relatively contemporary exterior doors in this room and three older interior doors, all in fair serviceable condition. There are three 6/6 windows with muntin bars in a typical Italianate form.

On either side of the main door and above the main door are lights and a transom with more contemporary ovolo muntin bars (Image 57).

Image 56:

Image 56: The Foyer

Image 57: South entrance



All doors, windows and trim have paint peeling throughout. The staircase, newel post and balustrade are in good condition [DSC00550]. The linoleum covering atop the bottom four treads and landing is in poor condition.

102. This room may have once been a double parlor as evidenced by the pilasters with relatively contemporary capitals at the height of the drop ceiling. The ceiling is comprised of an older, acoustic tile that is adhered to a lower, framed out drop ceiling (Image 59). The ceiling is in fair condition overall, with a couple of failures. The walls appear to be a traditional lath and plaster system with normal settlement

Image 58: Linoleum treads

Image 59: The west facing front parlor with mid-room columns



cracking and are in fair condition. There is a marble fireplace surround that shares the same chimney stack as the fireplace in Room 101. Like the fireplace in Room 101, the firebox is closed. The floor is covered in wall to wall carpeting in fair condition. There are three relatively contemporary doors in this space, two exterior, one interior, and all in fair serviceable condition. The two 6/6 windows appear to be identical to those in 101 and are also in fair condition. All doors, windows and trim have peeling paint throughout.

103. This room has a contemporary acoustic ceiling tile system. Walls are covered by faux wood grain paneling and the floor is covered in a tight weave wall to wall carpet. There are two interior doors and three windows like those described in Room 101. All systems in 103 are in fair serviceable condition. Above the drop ceiling is a tin ceiling in unknown condition.

104. Within this space are the remnants of a kitchen or butler’s pantry. The tin ceiling is in fair condition except for a small area where water lines to a bathroom area, above, caused damage at one time. The plaster walls are in poor condition but bead board wainscoting is in fair condition. The floor is covered in a resilient, tile flooring that is adhered to a sagging substrate, all in poor condition. Built in cabinets and fixtures, including two sinks, are in fair condition.

Image 60: Looking west at the built-in safe in Room 105



105. This large room has built-in reception counters that served during the time of the Recreation Department’s tenure. The acoustic ceiling tile is in fair condition. Plaster walls, trim and wall to wall carpet are in fair to poor condition throughout. There are three interior doors and three windows like those in Room 101, all in fair serviceable condition. Above the acoustic ceiling is a plaster ceiling with molding profiles in unknown condition. (Image 60)

106. The closet in 105 has plaster walls and ceilings, a plywood floor and some built-in shelves. All systems in this area are in fair condition.

107. The safe is closed, painted and appears to be inoperable.

108. The dining room of the former rear apartment is dominated by built in cabinets on the western wall. The acoustic ceiling tile is in fair condition except for some dramatic failures probably due to plumbing failures/freezing in the bathroom space above (Image 61). The walls appear to be comprised of a gypsum wall board and the floors covered in wall to wall carpet, both in fair condition. There is one interior door and two vinyl replacement windows, all in

fair condition.

109. This space is essentially a continuation of Room 110 and conditions are consistent with the description of that space. There is a door to the cellar in this location.

110. The foyer entrance to the apartment is accessed through a contemporary steel door in fair condition. Ceilings and wall finishes appear to be gypsum wall board and are in fair condition. There are no windows in this space. The floor is covered in a 12” x 12” resilient tile flooring and stairs lead up to the second floor, all in fair condition.

111. The living room has an acoustic tile ceiling that is in fair condition except for a single location that is poor condition due to a pipe and/or radiator leak in the room above. The walls are comprised of wallboard in fair condition and the floors are hardwood, both in fair condition, except one area at the radiator where a leak or rust out caused extensive damage to the floor. There are three vinyl replacement windows in fair condition and no doors (Image 62).

Image 61: Looking west in Room 108



112. The kitchen space has a full range of operable appliances. The ceiling is acoustic tile, walls are wallboard with some paneling, and the floor is 12” x 12” resilient tile flooring. There two vinyl replacement windows and one interior door. All systems in Room 112 are in fair serviceable condition.

113. The ceiling is composed of wall board with a flat, batten molding over the seams. Walls are covered in a painted, bead board-like paneling that replicates a subtle wainscoting profile. Floor is covered in a continuous, linoleum-like covering. Windows are vinyl replacement style and doors are contemporary. All systems are in fair condition.

114. This small bathroom has a toilet and sink. The ceiling is comprised of wall board with flat batten molding over the seams. Walls are covered in painted bead board paneling. The floor is covered in vinyl composition tile. Windows are vinyl replacement style and doors are contemporary flush wood. All systems are in fair condition.

115. In this space, the ceiling is made up of wall board with flat batten molding over the seams. Walls are covered in painted bead board paneling. The floor is covered in vinyl composition tile. Windows are vinyl replacement style and doors are contemporary flush wood. All systems are in fair condition.

116. Like the other spaces in this addition, the ceiling is wall board with flat batten molding over the seams. Walls are covered in painted bead board paneling. Floor is covered in vinyl composition tile. Windows are vinyl replacement style and doors are contemporary flush wood. All systems are in fair condition.

Second floor

201. The lath and plaster ceiling and walls in the second floor hall are in poor condition. The wall to wall carpet floor covering is in fair condition. There are no windows in this space. Doors are discussed within the context of the rooms that they provide access to. The exception is the door to the third floor stairs which is found in fair condition.

Image 62: Looking south in Room 111.



202. The bathroom has an acoustic ceiling tile system that is in poor condition. Plaster walls are in fair condition. The floor is covered with a 12” x 12” resilient tile adhered to the substrate and in poor condition. The two windows in the room are consistent with those described in Room 101 and are in fair condition. The door to the room is also in fair condition. Fixtures are functional.

203. The bathroom closet has plaster walls and ceiling and various built-in features, all in poor condition. The door to the closet is in fair condition.

204. The bathroom in this space has a 12” x 12” ceiling tile that is in poor condition. The plaster walls and wainscoting is in fair condition. There is a single wooden window, perhaps fifty years old, in poor condition. The floor is clad in a 12” x 12” resilient tile that is in poor condition. The door to the bathroom is in fair condition.

205. The ceiling of this room is made up of an acoustic tile system. Walls are clad in a faux, vertical grain wood paneling. A pair of 4/4 windows on the south side are inconsistent with the windows described in Room 101. The muntin profile is consistent with those found on the third floor. A single 6/6 window on the west wall appears to be about thirty years old with a heavier, ovolo muntin profile. There is one door to the room from the hall. The floor is covered in a tight weave wall to wall carpet consistent with the rest of the second floor spaces. All systems described are in fair serviceable condition.

206. The closet in Room 205 has a door that is found to be in fair condition. Otherwise, the plaster walls and ceiling, resilient tile floor covering, trim with peeling paint, and built-in shelves are found to be in poor condition.

207. The closet in Room 208 has wainscoting and plaster walls from floor to plaster ceiling and wall to wall carpet on the floor, all in poor condition.

208. Like Room 205 across the hall, this room has an acoustic tile ceiling system and wall paneling, except that the paneling in this room has been painted. There are two 6/6 windows like those described in Room 101 and two paneled doors. All systems are found to be in fair condition except for the wall to wall carpeting which is in poor condition.

209. This space has an acoustical tile drop ceiling and painted wall paneling in fair condition. The space above the drop ceiling is full of fiberglass insulation. The room also has three 6/6 window like those found in Room 101, all in fair condition. The wall to wall carpeting is in poor condition. The doors into this room and closet 210 are both in fair serviceable condition.

210. This closet has plaster walls and ceilings, what appears to be a linoleum floor covering, and various built-in features, all in fair condition.



211. This closet off the back hall has plaster walls and ceilings, wall to wall carpet, and some built in shelves, all in poor condition.

212. The back hall has plaster walls and ceilings, wall to wall carpet, and some built in shelves, all in poor condition.

213. This room has a drop-in, acoustical tile ceiling in fair condition. The paneling on the walls is in poor condition. The two window openings in this room have vinyl replacement windows in fair condition. The door into the room and the wall to wall carpet are in fair condition.

214. The closet in 213 has plaster walls and ceilings, wall to wall carpet, and some built in shelves, all in poor condition.

215. The acoustic tile ceiling and wall paneling in this room are in poor condition. The wall to wall carpet, two vinyl replacement windows and door into the room are in fair condition.

216. The closet in 215 has plaster walls and ceilings, wall to wall carpet, and some built in shelves, all in poor condition.

217. The closet at the end of hall 212 has plaster walls and ceilings, wall to wall carpet, and some built in shelves, all in poor condition.

218. The bathroom in the superintendent’s apartment is in fair condition. There is an acoustic tile ceiling, walls are composed of gypsum wall board, and the floor is clad in a 12” x 12” resilient tile well-adhered to the substrate. The toilet, shower/tub and sink all are found in fair serviceable condition. There is one vinyl replacement window and two interior doors into the room, all in fair condition.

219. The second floor hallway has walls and a ceiling made of wallboard that is in fair condition overall with some limited failures. The wall to wall carpet is in fair condition as are the stair, balusters and railing.

220. This area contained service stairs to the third floor and is in fair condition.

221. This bedroom has walls and ceiling comprised of gypsum wall board, wall to wall carpeting, three vinyl windows, and two interior doors. All systems are in fair condition.

222. The closet in Room 221 has gypsum wall board walls and ceiling and wall to wall carpet in fair condition.

223. The space between Room 221 and Room 224 has gypsum wall board walls and ceiling and wall to wall carpet in fair condition.



224. This bedroom is similar to Room 221 in that the walls and ceiling are finished with wall board and the floor is covered in wall to wall carpeting. While in mostly fair condition, there are failures in each that create a poor condition due to roof leaks and plumbing/radiator failures. This corresponds with the water damage found in the room below. There are three vinyl replacement windows and two interior doors, all in fair condition.

Third floor

301. The third floor hallway is characterized by a precarious dip in the floor that indicates a structural failure. This dip is in line with the side of the stairs that are sloping away from the sidewall. Both the stairs and floor are in poor condition. The ceiling and walls are lath and plaster and the walls have a wall paper finish, all in poor condition. There is a hatch to the roof that appears to be in fair condition (Image 63).

302. The plaster walls and ceiling are found in poor condition, as is the wood flooring. The 6/6 window, while old, is different than those found in Room 101 and elsewhere. There are two doors, one in fair condition, the other poor.

303. The closet in 302 has plaster walls and ceiling and a wood floor all in poor to very poor condition.

304. The closet in 305 has plaster walls and ceiling and a wood floor all in poor to very poor condition.

305. This room has plaster walls and ceiling, a wood floor, and a pair of windows, all in poor condition. One door is missing and the other is in fair condition.

306. This space has plaster walls and ceiling and a wooden floor that are all in poor condition. The pair of windows and door into the room are in fair condition.

307. This room has plaster walls and ceiling, a wood floor, and a pair of windows, all in poor condition. One door is poor and the other is in fair condition.

Image 63: Hall looking west



308. The closet in Room 307 has plaster walls and ceiling and a wood floor all in poor to very poor condition.

309. This walk in closet has plaster walls and ceiling, a wood floor, and one door into the space. All systems are in fair condition.

310. Like Room 309, this walk in closet has plaster walls and ceiling, a wood floor, and one door into the space. All systems are in fair condition.

311. This space, across the hall from Room 302, has a similar window in fair condition. The plaster walls and ceiling are in poor condition. The wood flooring and two doors in this space are all in fair serviceable condition.


Image 64: Room 305 looking north. All third floor rooms have similar finishes



313. There is a two-level, built-in closet that is in fair serviceable condition.

314. The interior space of the tower is characterized by a tall ceiling height and an extraordinary degree of system failures due to neglect. Plaster walls, including paper coverings, and ceilings are in very poor condition. The windows are also in poor condition (Image 65). The floor is in poor condition as is one door; the other door is missing.

315. The plaster walls and ceiling in this space are in poor condition. Flooring and the step into Room 314 are wood and in fair condition.

316. The plaster ceiling and walls and wall paper in this room are in poor condition, as is the wood flooring. There are two wooden 1/1 windows and a door that are in fair condition.

317. This room houses communications equipment owned and maintained by the City. The plaster walls and ceiling and wooden floor are all in poor condition. There are two roof hatches, both accessed by built in place wooden stairs. One appears to be closed up and is above the electronic equipment. The other appears to have a glass or plexi-glass top and is in fair-poor condition.

318. This back hall has stairs that once connected to Room 220 below but is now closed off. The plaster walls and ceiling are in poor condition. The wooden flooring, stairs and balustrade are in fair condition.

Image 65: Tower Room 314



319. This one-time bathroom is characterized by a sky light in poor condition (Image 66). Plaster from walls and ceiling are all but gone. Where remnants remain, evidence of two wall paper coverings are visible. The door, toilet and sink are missing. This room is in very poor condition.


321. The plaster walls and ceiling, wall paper covering, and wooden floor in this room are in poor condition. There are two windows in fair condition and the door is missing.

322. The plaster walls and ceiling, wall paper covering, and wooden floor in this room are in poor condition. There are two windows in fair condition and the door is missing. Years of water intrusion around the chimney reduce the condition in this area to very poor (Image 67). The chimney stack above the roofline has been removed and the roof closed over in this area.

Image 66: Room 319

Image 67: Room 322 looking east



Basement

Interior conditions of the unfinished basement spaces range from fair to very poor. The ceiling lacks any interior finish and is comprised of the framing and sheathing of the first floor, above. It is difficult to assign a subjective term as to the relative condition of the ceiling as to do so would be to comment on the structural integrity of the frame. Indeed, throughout the basement, wooden and steel columns are used in what appears to be a relatively haphazard and unplanned system of reinforcing the floor above. Whether these columns, many rotting at the base where they meet the ground (Image 68), were installed as a preventative measure or to serve a structural purpose is unclear. The attached structural report further discusses this topic.

Some sections of the basement, such as those under the possible “original” block of the house, still have dirt floors and are thoroughly damp. Even the rest of the spaces, which do have poured concrete floors, have evidence of serious moisture issues (Image 69). While the evolution of the building isn’t readily apparent, it appears that the 1872 or an earlier alteration required the excavation of existing foundation walls for the continuation of the basement. Those walls were reinforced, or battered, with brick and rubble stone. At some locations, moisture passing into the brick through capillary action has caused significant deterioration; brick are rotted and pitting.

Image 68: Basement of the ell



Throughout the basement, the foundation walls are relatively uniform: rubble stone walls below grade with brick laid in running bond above grade, up to the structural sill. The hopper-style windows in the basement are in poor condition. The majority of the foundation in the basement spaces was constructed up to and including 1872, when Portland cement was first introduced widely in the United States. Based on observations of the mortar at Springside, it appears that the mortar used lime or natural cement as the binder. There is a tremendous amount of deterioration throughout the space, some requiring the relaying of brick (Image 70). The rubble stone walls, however, show no signs of structural failure or collapse. It may be possible that the mortar joints on the outside of the walls, below grade, have eroded and are contributing to the moisture problems.

The passage of moisture through the walls is of particular concern behind the existing electrical service. Service panels show signs of significant corrosion. The chimney that was capped below the roofline and in very poor condition in 322 is also found in poor condition in the basement. This stack does not service any appliances or fireplaces and should be dismantled and removed when interior renovations take place.

Image 69: Water infiltration

Image 70: Brick wall failure



Exterior

Observations of the exterior conditions were made January through March of 2014. The weather during this winter season was particularly cold and there was a deep snow cover through most of the period. We were able to experience both dry days and conditions where active water was present from both snow melt from the roofs and rain. Throughout the entire period, the Basement floor was wet which is indicative of ground water near the surface, probably as result of a relatively shallow water table rather than standing water or snow around the perimeter of the building.

The most striking aspect of Springside is the condition of the paint. It has been mostly weathered away and where present, severely alligatored and detached from the underlying substrates. While the condition of the paint has an extremely negative impact on the building’s aesthetics, it has, more importantly, caused significant deterioration to a large percentage of the building envelope and is most likely a contributing factor to the deterioration of the interior finishes; and possibly its structure.

Springside was constructed with good quality lumber (mostly heartwood) as evidenced by the structural integrity of the existing exterior cladding. Had the building been constructed with today’s lumber which consists primarily of sapwood, it probably would have collapsed from exposure to the elements. It is crucial to a renovation project of this scope in this day that a commitment is made to a regular maintenance program. The materials now available to restore the exterior wood elements of the building will not withstand exposure to the elements as the 19th century lumber has.

Brick Foundation

The entire exposed exterior of the foundation is faced with brick. 90 to 100% is spalling- a moisture-related mode of deterioration caused by constant wetting or trapped water freezing within the brick. This is causing the exterior “fire” surface of the brick to crumble and separate from the body of the brick. In general, 19th century brick is much softer and more absorbent than bricks manufactured today. In older brick the outer skin is harder and better vitrified by virtue of being closer to the heat source in the brick “clamp” during the firing process. Once the outer skin is lost, the deterioration of the soft core is rapid and can only be repaired by replacement. It appears that the primary action of moisture absorbed in the brick at Springside is via capillary action from the wet ground (wicking), commonly known as rising damp. Another source of water is from roof run-off; however this appears to be secondary because there is equal deterioration on all sides of the building. Additionally, it is probable that the foundation has been re-pointed over the years which was most likely done without consideration of the bricks’ physical properties and contributes to the deterioration. The use of a mortar mix that is harder and less absorbent than the brick is one of the most common causes of brick deterioration in older structures (Image 71).



The outer wythe of brick has collapsed at a few locations at the East Side of the building, primarily around Block D. This is due to a complete loss of mortar caused by roof leaders discharging water directly against the foundation (Image 72).

Chimneys

The brick chimneys, probably rebuilt over the years, appear to be in fair to good condition. The visible portions of EPDM flashing appear sound. Re-pointing is needed at the tops of both chimneys, particularly at the West chimney where the stone chimney cap requires re-pointing as well. The bricks appear sound. The east chimney cap appears to be concrete and in sound condition.

Image 71: Mortar deterioration Image 72: Foundation wall failure



Clapboards

Springside is clad with wood clapboards. In general, it is severely weathered throughout, except where protected by porch roofs. The weathered boards are bleached gray, warped along their lengths and have checks and splits from constant wetting, differential drying and ultraviolet exposure. The wood appears to be structurally sound; however its primary purpose of keeping rain and wind out of the building is compromised by open joints between clapboards and trim boards and fissures within individual boards. The weathered surfaces can no longer support a continuous, protective paint seal without laboriously preparing each board by filling checks and cracks and scraping and sanding down to sound surfaces. Wood rot is evident where the clapboards abut horizontal projections such as the band course around Block B, cornices at the gable ends, abutting roofs and the water table above the foundation (Images 73 and 74).

The following chart illustrates the total percentage of clapboards of each Block (North, South, East and West Elevations) representing severe weathering that is visible and that can be reasonably inferred below the peeling paint:

Block A 60%

Image 74: Patching at the window head

Image 73: Paint failure



Block B 40%

Block C 45%

Block D 0%

(The amounts may change when the paint is removed and the clapboard surfaces can be more thoroughly examined.)

Doors

All but two of seven exterior doors in Blocks A, B and C are protected by porches and are in good condition. The two doors in Block D are protected by modern, aluminum storm doors and are in good condition. The South Porch door into Room 102 is partially covered by plywood and probably is similar to the North Porch door that has three horizontal glass panels above wood panels. Exterior doors employing vision glass were first used in Italianate residences (Image 54).

(See sections below on Trim and Paint for additional information. Door and window hardware is discussed in the Interior Conditions section of this report.)

Windows

Springside has many different types of windows, including modern vinyl replacements, wood six-over-six, four-over-four and one-over-one double hung. The vinyl windows are in good condition. Many of the wood windows have modern aluminum storm windows or triple track storm/screens in good condition. Generally, the exterior faces of the rails, muntins and mullions of the wood sash appear sound. Glass is missing from one lower sash at the Third Floor, South Side of the Tower and in some basement windows. Approximately 50% of the glazing putty needs replacing, particularly the Third Floor windows and those without storm sash. Glass and glazing at the First Floor transoms and sidelites are in good condition as well as in the half-glazed doors.

Approximately 60% of the wood sills are severely weathered and should be repaired rather than replaced.

A further discussion of the windows can be found in the Interior Conditions section of this report.



Trim

This section includes window and door trim; two and three-story high corner pilasters; the wood water table above the foundation; the decorative band course and dentils unique to Block B; and eave trim including horizontal fascias, brackets, soffits and cornices, and raked fascias, brackets, soffits and cornices at the gable ends.

Except for areas inside the porches, approximately 60% of exterior window trim (Images ), corner pilasters (Image 79), the water table (Image 78) and the band course and dentils at Block B (Image 77) are severely weathered (see description of weathering in the Clapboard section). There are isolated areas with large splits and visible rot. Because of end-grain absorption, some sound trim boards are rotting at their ends. Door trim, because it is mostly protected, appears to be sound.

Image 75: Weathered window sash Image 76: Weathered window casing



Image 77:Band course and dentils

Image 79:Corner pilasters

Image 78: Watertable

Image 80: Façade facing west



The following charts summarize the percentage of the whole of eave trim (Images 80, 81, 82 and 83) for each building Block listed by type of molding that needs replacement due to severe weathering or rot:

Horizontal

Block A Block B Block C Block D

Fascia 25 0 25 0

Bracket 5 0 0 0

Soffit 30 25 30 0

Cornice 75 100 70 0

Raked

Block A Block B Block C Block D

Fascia - 0 0 0

Bracket - 0 0 0

Soffit - 20 30 0

Cornice - 25 40 0

Image 81: Fascia, soffit and bracket Image 82: Tower rake and eave



The projecting horizontal eaves are covered by flat- seamed sheet metal flashing. It appears to be steel and was probably galvanized originally and painted. Both the paint and protective metal coating are worn away and the underlying steel is rusting. The flashing needs total replacement.

Image 83: Cornice and eave



Porch

The Main Porch has the same condition problems as the rest of the house, with one qualification: there is much more catastrophic damage to the wood elements because, having been replaced, the modern wood products do not have the natural rot-resistant characteristics of the original wood. Of particular note is the end-grain rot of the columns (Image 84) and a collapsed spandrel (Image 86).

Image 84: Column deterioration Image 86: Spandrel failure

Image 85: Original pilaster Image 87: Paint failure



None of the existing Main Porch columns are original to the house; but it is likely that the singular pilaster to the East of the main door is original (Image 85). It can serve as a template for the restoration of the porch columns. The South Porch is reasonably well maintained with paint and is generally in good condition. A summary chart of severely deteriorated porch elements follows:

Main Porch

South

Porch

Ceiling 15 5

Cornice 40 10

Spandrels 20 0

Pilasters 0 0

Brackets 5 0

Columns 100 0

Flooring 100 0

Fascia and

Trim 100 0

Lattice 100 0

Wood Stairs 100 0

(% of wood elements that require replacement.)

Paint- General (Image 87)

The paint must be removed down to the wood on all painted surfaces. Because it is not adhered to the wood, it is trapping moisture and accelerating rot. As previously stated, the paint remnants may be masking more deterioration that will require replacement rather than simple preparation and re-painting.

Roof

There are four types of roof materials used on Springside. (For the purposes of this report, the Mansards on Blocks A and B are considered roofs whereas architecturally, they could be considered walls.) Single-ply membrane roofing is used on flat areas such as the porches. Asphalt shingles are generally used on the gable roofs and the Block A Mansard has wood clapboards (or aluminum siding) on the North side and wood shingles on the South side.

The single-ply roofing appears to be relatively new and in good condition. The aluminum and membrane flashings also appear to be in good condition. The asphalt shingles appear to be good, generally, except for small, isolated areas on Blocks B and D where wind appears to have ripped the shingles away. Metal snow slides and drip edges used with the asphalt shingles appear to be in good condition except where the underlying wood substrate of the cornice is rotten.



The clapboard cladding on the North side Mansard of Block A appears to be sound. There is an improvised metal ice shield below the dormer that is used to divert massive ice dams forming on Block B from the structure below. It appears to be protecting the window but does not address the underlying design flaws where the two roof systems intersect (Image 88). The South side wood shingles are many years beyond their useful service life, are missing in large sections and urgently need to be replaced as they are allowing water inside the building (Image 89).

The roof drainage system (leaders and gutters) are causing more total damage to the building than any of the preceding problems. The combination of faulty design and lack of maintenance has resulted in catastrophic failures of the building fabric. Rather than directing water to the ground and away from the building, the system is directing water directly against the roofing, exterior cladding and foundation (Images 90- 94). The roof gutters were originally recessed into the roof plane as evidenced by abandoned roof leaders in the soffits. The new gutters do not compliment the historic fabric of the building.

Image 88: Roof junctions Image 89: Wood shingles



Image 90: Roof drainage Image 91: Leader placement

Image 93: Historically inappropriate

Image 92: Recessed roof drainage

Image 94: Contemporary roof drainage



TREATMENT

RECOMMENDATIONS



OVERVIEW OF APPROACHES TO TREATMENT The Secretary of the Interior provides four distinct but interrelated approaches to the treatment of historic properties. Each is defined, below, so that the recommendations of this conditions assessment can be weighed and considered in context:

Preservation focuses on the maintenance and repair of existing historic materials and retention of a property's form as it has evolved over time;

Rehabilitation acknowledges the need to alter or add to a historic property to meet continuing or changing uses while retaining the property's historic character;

Restoration is undertaken to depict a property at a particular period of time in its history, while removing evidence of other periods; and,

Reconstruction re-creates vanished or non-surviving portions of a property for interpretive purposes.

The general recommendation of this report is to preserve and maintain the building as it appears today. This means replacement of elements of the various systems that have outlived their useful life. For example, if the sheet metal roof flashings are approximately 75 years old and allowing water infiltration then they must be replaced. But they must be replaced in kind, with the same sheet metal material and installed in the same form and dimension as the details and assemblies they replace. The issue of brick and mortar joint deterioration with the masonry foundation, and paint and wood failures with the clapboards and trim, may be exacerbated by the poor condition of the roof drainage system. For that reason, we are recommending the replacement of the gutter system. The photo appendix to this report will clearly illustrate the conditions described herein and the course of action outlined within this document will address these issues in an appropriate manner. All recommendations are in accordance with guidelines set forth by the National Park Service of the U.S. Department of the Interior.



CAUSES OF DETERIORATION The causes of deterioration are age, ultraviolet light and precipitation. Traditional masonry construction relies on mortar to unify individual units such as brick into a homogenous whole. The mortar acts as a sacrificial component of the construction by allowing moisture from rain to drain through it and out of the brick. Over time, the mortar joints need routine maintenance in the form of repointing to continue to keep the building envelope water-tight. Paint coatings act in a similar sacrificial way in that they protect bare wood from moisture and deterioration from UV radiation. The paint film requires routine touch-up to protect the underlying wood. Additionally, new paint must be properly selected so that a strong bond to the older paint conditions can take place. It appears that this coordination may not have taken place during the previous painting project as the stronger latex paint has pulled away the older oil paint leaving large areas of exposed wood. The roof of the building directs concentrated amounts of water against the facades and building foundation. This condition has accelerated the deterioration of the mortar, stone, wood and paint. Additionally, it has undermined the sub-structure and grade and caused deterioration of the wood and masonry components of the envelope. It is imperative that deficiencies in the roof drainage system are corrected to direct moisture away from the building. SPECIFIC RECOMMENDATIONS FOR THE BUILDING ENVELOPE

Roofing and Gutters The current asphalt shingle roof is not original to the structure. It is likely that wood shingles or slate covered the sloped roofing at some time in the nineteenth century. Indeed, the steep sloped surfaces of the mansard are clad in wood shingles that must be replaced. Wood shingles, like slate and clay tile, make roofs water tight, not air tight. Asphalt shingle materials tend to last twenty years on older building stock because of the passive ventilation that characterizes such buildings. When the time comes to replace the mansard and the sloped roof, the appropriate material choice is 18” blue label, random width, Western red cedar shingles with 5.5” exposure. Cedar shingles on buildings like this will last for thirty years or more. Cost estimates include all side and end wall detail work, flashing of protrusions, and disposal of old roofing materials. Note that replacement of the mansard shingles has been identified as an immediate priority. The EPDM rubber roofing appears to be in good serviceable condition as no leaks were detected in third floor spaces during heavy rain other than at the mansards.



The existing gutter system, inspected during heavy rain, is characterized by failures and an inefficient design throughout. To combat the uncontrolled rain water runoff, 6” k-style copper gutters should be installed along the eaves of the structure. Copper is recommended because it is a sustainable material and historically appropriate. Slip tubes and conductor pipes should be installed at the ends of each gutter run. When calculating drainage capabilities, one square inch of outlet opening is required for each 100 SF area of roof surface being drained. Hence, 4” outlets are more than adequate as each can service 1,250 SF of roof surface area. Copper wire strainers should be installed at each outlet and checked biannually. If the strainers are maintained and allowed to perform their intended function cleaning the gutters will be limited to the troughs. Otherwise, leaves and debris will find their way into and clog the conductor pipes. If not maintained, gutters will do more harm than good. The introduction of gutters will require a commitment to maintenance of the system. Foundation Empty or failing mortar joints should be repointed as needed, and spalled and otherwise pitted brick units replaced in kind. The mortar should be tested for composition and appropriate recipe specified for repointing according to ASTM C-1324-03 Standard Test Method for Examination & Analysis of Hardened Masonry Mortar by a qualified materials conservator. The material must also be sympathetic in texture, color, strength and appearance to that in adjoining areas. Prior to wholesale use of the new replacement mortar, a mock-up sample should be installed by a qualified craftsperson who understands the curing and application details of restoration masonry work. Once the mock-up sample is installed, appropriate precautions should be taken to ensure that the mortar is protected from wind, sun, rain and frost to enable slow curing to take place. The sample should be allowed to cure in the wall for a minimum of seven but preferably fourteen days before final color match is approved. The failing and deteriorated mortar joints should be cleared by skilled masons with hand tools—not grinders and powered chisels. Joints should be cleared to a depth of roughly twice the height or width of the opening (i.e., a 3/8” joint should be ¾” deep before repointing takes place.) The mortar should be tooled into the joints in ¼” lifts and allowed to set up until pressing with force is required to leave a fingerprint. Joints should be struck flat, revealing slightly the edge of the facing stone. Any mortar or residue left behind should be cleaned with a brush or sponge and clean, warm water. The new work should be protected from direct sunlight as it cures. Dampened burlap works well to shade the surfaces, and should be wetted regularly to prevent drying out.



It should be noted that enough of the brick masonry foundation has failed so as to warrant complete replacement. The decision to undertake the wholesale removal and replacement of historic fabric is not one made easily. However, the existing wall is two wythes thick in running bond with no sign of any ties. Indeed, at several local failures, the cavity is great where the wythes have been separated by the load of the walls. If the decision is made to replace the brick walls, a section in good condition should be kept and maintained as a record of the “original” materials used in the system. Porches, Cladding and Trim Springside is characterized by the widespread failure of paint coatings. These failures have compromised much of the building’s historic fabric. Cracked, split, checked, and broken clapboards should be replaced, especially at the lower levels below the windowsills. Boards that are slightly cupped and lifting can be reused after removing all protruding nails, filling holes and reinstalling clapboards using stainless steel, ring shanked nails. Fascia, soffit, frieze, brackets, panels, moldings and other wood members must be scraped, sanded, primed, and painted. All actions that involve the handling of wood must be performed in full compliance with the EPA’s Renovation, Repair and Painting (RRP) regulations by a certified contractor if testing detects the presence of lead. Wooden architectural materials must be replicated in kind with a sustainable wood material. Azek® and similar PVC composite materials are not acceptable according to the Secretary of the Interior’s Standards as in kind materials are commercially available. Best practice generally dictates the specification of Spanish cedar or similar species. All wooden elements and the butt ends of scarf joints must be primed and painted on all sides before installation. Stainless steel finish screws are the preferred choice for exterior wood details. The second, final coat of paint will be applied to new work and repairs during acceptable weather conditions. Windows and Doors The original wood sash, sills and trim of the fenestration should be restored appropriately and re-glazed when needed. Repairs to wooden windows are usually labor intensive and relatively uncomplicated. The routine maintenance required to upgrade a window to "like new" condition normally includes: some degree of interior and exterior paint removal; removal and repair of sash (including re-glazing where necessary); repairs to the frame; weather-stripping and reinstallation of the sash; and, repainting. These steps are listed for a typical double-hung wooden window, but they are easily adapted to other window types and styles as needed. Appropriate weather-stripping should be applied on the inside and out. All actions that involve the handling of wood must be performed in full compliance with the



EPA’s Renovation, Repair and Painting (RRP) regulations by a certified contractor if testing detects the presence of lead. Missing/broken glass of the aluminum storms should be replaced as needed. Some of these actions, such as the basic repairs to the storms, can probably be performed by Town building maintenance employees at minimal cost. Exterior storm windows should be considered as part of an energy saving plan. Exterior storms also protect the original windows, allowing the newly restored windows to last another 150 years. There are several “invisible” storm window options available for historic buildings. While interior storm windows appear to be an attractive option for achieving double-glazing with minimal visual impact, the potential for damage caused by condensation must be addressed. Moisture, which becomes trapped between the layers of glass, will condense on the colder, outer original window, and has the potential to cause deterioration. The correct approach to interior storms window use requires the creation of a seal on the interior storm while allowing some vapor to escape around the prime window. In actual practice, the creation of such a durable, airtight seal is difficult and there is no protection of the historic original windows from the elements. This system requires a level of vigilance with respect to inspection and upkeep that is not conducive to institutions that are unable to properly maintain their buildings. Paint Paint color analysis has been conducted for wood siding, trim, casings, windows, and doors to determine the original color scheme. All actions that involve the handling of wood must be performed in full compliance with the EPA’s Renovation, Repair and Painting (RRP) regulations by a certified contractor if testing detects the presence of lead. When necessary, all paint must be removed to bare wood because the original oil- based coating has alligatored and is holding moisture against the wood. In order to protect the original historic fabric, the least abrasive method possible must be used for paint removal. Pressure washing and sandblasting are inappropriate methods of removal. After paint removal, apply a high quality oil primer followed by two coats of exterior latex paint. Chimney Chimneys should be kept clear of paint and biological materials, being careful to use appropriate low acid/alkali cleaners and lowest abrasive method possible whenever cleaning is necessary. Deteriorated bricks must be replaced with new brick similar in dimension and appearance. Mortar analysis should be conducted so that repointing work will employ the use of a mortar that matches the original. Rebuilding and repair of the chimneys should be coordinated with the roofing work to ensure that the protrusions are flashed correctly.



Structural Systems As documented in the report by The Di Salvo Ericson Group Structural Engineers, Inc., attached in the Appendix, the structure is in fair to good condition. These conditions are due to the age of the building and the result of deferred maintenance. While the engineers deem the building safe for the occasional use of the current occupancy, structural repairs are recommended prior to returning the building to full occupancy. The major structural concern for the long term stability of the building is the deteriorated condition of the brick foundation. A portion of the brick foundation is below grade and wicks moisture into the interior, causing mortar joints to fail and efflorescence to form on the interior surfaces. Additionally, the brick foundation above grade has deteriorated due to poor site drainage from roof runoff dropped adjacent to the foundation and splash back wetting the brick. During the freeze thaw cycle, the brick has spalled and the weather face failed. Much of the interior brick and mortar has deteriorated to the point of crumbling. Given the significant deterioration, repair is not practical and replacement in-kind is the recommended treatment. Once a occupancy use is determined for the building, interior column supports in the basement should be replaced and sized according to the loading requirements of the new use. As recommended in the architectural assessment, exterior envelop repairs should be made including repairing and painting wood clapboards and trim as well as deteriorated porch posts. These repairs should only be undertaken after the building has been secured against water infiltration by means of controlling roof runoff and diverting water away from the foundations. Mechanical, Electrical and Plumbing Systems Salamone & Associates, P.C., Consulting Engineers assessed the existing conditions of the mechanical, electrical and plumbing systems and provided recommendations for improvements summarized here. The entire report is included in the Appendix as Exhibit B. Most plumbing systems in the building are beyond their useful life and should be removed along with abandoned piping. As a new use for the building is determined, new energy efficient fixtures should be installed. The report recommends replacing the sump pump in the basement along with its associated accessories at this time. Many of the recommendations relating to mechanical systems will need to be evaluated in terms of the new building use. Current steam radiation may not be the most efficient heating system in the future so that recommendations relating to



replacement of steam control valves and servicing of steam traps may not make sense at this time. Other immediate recommendations include replacing the boiler breeching and associated accessories and replacing the condensate receiver and associated accessories. The Salamone report recommends upgrading the building electrical service, installing additional emergency and egress lighting and installing new energy efficient lighting systems throughout. Further recommendations are to replace the fire alarm system, replace the security alarm system and replace all of the receptacles and switches in the building. None of this work should be undertaken until a complete design is developed for the new use, at which time code compliance and energy efficiency can be addressed in the new systems.



PRIORITIZED TREATMENT PLAN

1. Immediate (0 – 12 months) Structural stabilization

• Redirect roof runoff • Repair and re-point existing brick foundation above grade

Exterior stabilization and rehabilitation • Replace south side mansard roofing

2. Intermediate (1 to 3 years)

Exterior stabilization and rehabilitation • Restore cladding, trim and cornice • Repair porch posts and floor • Restore existing windows • Paint exterior envelope • Replace roof drainage system

Interior stabilization and rehabilitation • Repair structural deficiencies at third floor stair • Replace interior first floor temporary and wood posts with permanent

columns • Install vapor barrier and concrete slab in the basement level • Replace existing sump pump • Replace boiler breeching and associated accessories • Replace condensate receiver and associated accessories

3. Mid-range (4 – 6 years) Exterior stabilization and rehabilitation

• Re-point chimney Occupancy

• Install accessible toilet rooms • Install vertical access • Install accessible exterior ramp, accessible route and parking • Upgrade all plumbing systems dependent upon final building design • Upgrade all mechanical systems based upon final building design • Install emergency and egress lighting units • Replace existing lighting fixtures • Replace existing fire alarm system • Replace existing security system • Replace receptacles and switches • Upgrade electrical service • Upgrade telecommunications systems • Remove all abandoned electrical equipment and wiring

Cosmetic • Remove acoustic tile ceilings and refinish original ceilings • Remove and repair or replace floor finishes • Paint interior surfaces



4. Long- range (7 – 10 years) Exterior stabilization and rehabilitation

• Replace EPDM membrane, as needed • Install new cedar shingle sloped roof system



ESTIMATE OF TREATMENT COSTS Estimates of cost assume that all work is performed by a DCAM certified contractor at prevailing wage rates in compliance with the Davis-Bacon Act. The estimates include the costs to perform the itemized tasks and 20% for a general contractor’s fee. An additional 20% has also been identified to account for the costs of an architect and/or engineer’s design services but are not included in the overall costs in this construction budget. Design fees can fluctuate by 5% or more and will tend to be higher if the work is phased over time as opposed to a single project. Similarly, each time a contractor mobilizes there will be associated startup costs and contracting for multiple projects will cost more than a single project. Labor costs were calculated and based on published data in the R.S. Means Guides for commercial construction. Labor rates were then adjusted to the prevailing local wage rates for each task. It should be noted that the Means Guide indicates that a 25% increase in labor pricing should be added for restoration work. Further, there is a scarcity of contractors who are skilled and trained to successfully undertake historic preservation projects. A 10% contingency was factored in to account for unforeseen conditions that are typically uncovered during the restoration of historic properties. If the decision is later made to open up the cornice and address the soffit plates, that factor should be increased to 25%. Access costs (i.e., lifts, scaffolding) and markup for overhead and profit are collapsed into the prices below. Material and labor costs are not constant and are subject to uncontrollable economic conditions. Tax rates and workers compensation insurance rates show no sign of decline. The costs projected in this construction budget will increase 3-5% with each passing year but are initially based on 2014 factors. 1. Immediate (0 – 12 months) Structural stabilization $210,000 Exterior stabilization and rehabilitation 35,000 Total $245,000 2. Intermediate (1 to 3 years)

Exterior stabilization and rehabilitation $770,000 Interior stabilization and rehabilitation 260,000 Total $1,030,000

3. Mid-range (4 – 6 years) Exterior stabilization and rehabilitation $ 10,000 Occupancy 580,000 Cosmetic 132,000 Total $722,000

4. Long- range (7 – 10 years) Exterior stabilization and rehabilitation $198,000 $198,000

Total project cost $2,195,000.00



CONSTRUCTION DOCUMENTS FOR IMMEDIATE TREATMENTS Construction documents for immediate treatments have been developed in order to facilitate the repair of the brick portion of the foundation which has seriously deteriorated with age and water infiltration damage. This work will entail replacement of the brick as the existing material no longer retains its fired face and will not serve as a weather barrier or structural element in the future. The attached documents recommend new concrete masonry units be installed where the foundation is below grade, and in-kind brick foundation installed where exposed above grade. A major reason for the failure of the brick foundation is the uncontrolled water runoff from the expansive roof system. The recommendation detailed in the construction documents is to restore the existing roof drainage system as a temporary measure and to tie it in to a permanent subsurface drywell system away from the building. As the building envelop is repaired and painted, new, historically appropriate copper gutter and leaders could be installed and tied in to the subsurface drainage system. The deteriorated wood shingle mansard roof on the south elevation is also addressed as an immediate need for replacement in-kind. Other roof systems are fairly new and do not require replacement. All recommendations are in strict accordance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.



TECHNICAL SPECIFICATIONS

SPRINGSIDE HOUSE

PHASE ONE STABILIZATION

i

TABLE OF CONTENTS

Division

0

1 GENERAL REQUIREMENTS SECTION

Summary of the Work 01100

Historic Treatment Procedures 01359

Project Record Documents 01781

2 SITE WORK

General Guidelines for Cutting and Patching 02220

3 CONCRETE – NOT USED

4 MASONRY

Unit Masonry Assemblies 04810

5 METALS – NOT USED

6 WOOD AND PLASTICS

Exterior Finish Carpentry 06201

Historic Wood Repair 06312

7 THERMAL AND MOISTURE PROTECTION

Wood Shingles 07317

Sheet Metal Flashing and Trim 07620

8 WINDOWS AND DOORS – NOT USED

9 FINISHES

Exterior Painting 09911

10 SPECIALTIES – NOT USED

11 EQUIPMENT – NOT USED

12 FURNISHINGS – NOT USED

13 SPECIAL CONSTRUCTION – NOT USED

14 CONVEYANCES – NOT USED

15 MECHANICAL – NOT USED

16 ELECTRICAL – NOT USED

SPRINGSIDE HOUSE


ii

DRAWING LIST

Plan Set entitled: “PHASE ONE STABILIZATION – HISTORIC SPRINGSIDE

HOUSE”, Dated: September 2014; Prepared by: CME Architecture, Inc.

Sheet/Drawing Number Sheet/Drawing Title

A-1 Roof Repair and General Notes

A-2 Foundation Repair

SPRINGSIDE HOUSE


SUMMARY OF THE WORK 01100 - 1

SECTION 01100

SUMMARY OF THE WORK

PART 1 - GENERAL

1.1 SUMMARY

A. The Contractor shall provide all labor, material, and equipment necessary

to complete the Springside House Phase One Stabilization project.

1. The work generally includes the following:

a. Repair of the brick foundation

b. Replacement of wood shingle roofing

c. Installation of new underground roof drainage;

B. The Contractor shall provide all required Site Security measures.

C. The Contractor shall coordinate with the City of Pittsfield and their

appointed representative as required to complete the project as specified

herein while allowing public access as determined by the City.

1.2 SITE SECURITY

The Contractor shall be required to isolate any dangerous conditions from the

public with the use of temporary construction fencing and controls.

1.3 QUALITY ASSURANCE

All work shall be completed in accordance with all local, State and Federal laws,

ordinances, rules, regulations and within the guidelines of these specifications.

END OF SECTION

SPRINGSIDE HOUSE


SUMMARY OF THE WORK 01100 - 2

THIS PAGE INTENTIONALLY LEFT BLANK

SPRINGSIDE HOUSE


SPECIAL PROCEDURES FOR HISTORIC TREATMENT 01351 - 1

SECTION 01351

SPECIAL PROCEDURES FOR HISTORIC TREATMENT

PART 1 - GENERAL

1.1 SUMMARY

A. Section includes general protection and treatment procedures for the entire Project and

the following specific work:

1. Repair and replacement of historic fabric.

1.2 DEFINITIONS

A. Consolidate: To strengthen loose or deteriorated materials in place.

B. Dismantle: To disassemble and detach items by hand from existing construction to the

limits indicated, using small hand tools and small one-hand power tools, so as to protect

nearby historic surfaces; and legally dispose of dismantled items off-site, unless

indicated to be salvaged or reinstalled.

C. Existing to Remain: Existing items that are not to be removed or dismantled.

D. Historic: Spaces, areas, rooms, surfaces, materials, finishes, and overall appearance

which are important to the successful preservation and reconstruction as determined by

the Architect. Designated historic areas and surfaces are generally described below.

1. Rehabilitation Zones (Building Exterior): Areas of significant architectural

importance, integrity, and visibility; to be preserved and restored consistent with

the remaining historic fabric and to the extent shown on Drawings:

E. Match: To blend with adjacent construction and manifest no apparent difference in

material type, species, cut, form, detail, color, grain, texture, or finish; as approved by

the Architect.

F. Reconstruct: To remove existing item, replicate damaged or missing components, and

reinstall in original position.

G. Refinish: To remove existing finishes to base material and apply new finish to match

original, or as otherwise indicated.

H. Reinstall: To protect removed or dismantled item, repair and clean it as indicated for

reuse, and reinstall it in original position, or where indicated.

SPRINGSIDE HOUSE



I. Remove: Specifically for historic spaces, areas, rooms, and surfaces, the term means to

detach an item from existing construction to the limits indicated, using hand tools and

hand-operated power equipment, and legally dispose of it off-site, unless indicated to be

salvaged or reinstalled.

J. Repair: To correct damage and defects, retaining existing materials, features, and

finishes while employing as little new material as possible. Includes patching, piecing-

in, splicing, consolidating, or otherwise reinforcing or upgrading materials.

K. Replace: To remove, duplicate, and reinstall entire item with new material. The

original item is the pattern for creating duplicates unless otherwise indicated.

L. Replicate: To reproduce in exact detail, materials, and finish, unless otherwise

indicated.

M. Reproduce: To fabricate a new item, accurate in detail to the original, and in either the

same or a similar material as the original, unless otherwise indicated.

N. Restore: To consolidate, replicate, reproduce, repair, and refinish as required to achieve

the indicated results.

O. Retain: To keep existing items that are not to be removed or dismantled.

P. Reversible: New construction work, treatments, or processes that can be removed or

undone in the future without damaging historic materials, unless otherwise indicated.

Q. Salvage: To protect removed or dismantled items and deliver them to Owner.

R. Stabilize: To provide structural reinforcement of unsafe or deteriorated items while

maintaining the essential form as it exists at present; also, to reestablish a weather-

resistant enclosure.

S. Strip: To remove existing finish down to base material, unless otherwise indicated.


A. Historic Treatment Specialist Qualifications: An experienced firm regularly engaged in

historic treatments similar in nature, materials, design, and extent to this work as

specified in each section, and that has completed a minimum of five recent projects with

a record of successful in-service performance that demonstrate the firm's qualifications

to perform this work.

1. Field Supervisor Qualifications: Full-time supervisors experienced in historic

treatment work similar in nature, material, design, and extent to that indicated for

this Project. Supervisors shall be on Project site during times that historic

treatment work is in progress. Supervisors shall not be changed during Project

except for causes beyond the control of the specialist firm.

SPRINGSIDE HOUSE



2. Worker Qualification: Persons who are experienced in historic treatment work of

types they will be performing.

B. Regulatory Requirements: Comply with governing EPA notification regulations before

beginning removal and dismantling work. Comply with hauling and disposal

regulations of authorities having jurisdiction.

C. Standards: Comply with ANSI/ASSE A10.6.

D. Historic Treatment Preconstruction Conference: Conduct conference at Project site.

1.4 STORAGE AND PROTECTION OF HISTORIC MATERIALS

A. Salvaged Historic Materials:

1. Clean only loose debris from salvaged historic items unless more extensive

cleaning is indicated.

2. Pack or crate items after cleaning; cushion against damage during handling.

Label contents of containers.

3. Store items in a secure area until delivery to Owner.

4. Transport items to Owner's storage area on-site.

5. Protect items from damage during transport and storage.

B. Historic Materials for Reinstallation:

1. Repair and clean historic items as indicated and to functional condition for reuse.

2. Pack or crate items after cleaning and repairing; cushion against damage during

handling. Label contents of containers.

3. Protect items from damage during transport and storage.

4. Reinstall items in locations indicated. Comply with installation requirements for

new materials and equipment unless otherwise indicated. Provide connections,

supports, and miscellaneous materials to make item functional for use indicated.

C. Existing Historic Materials to Remain: Protect construction indicated to remain against

damage and soiling from construction work. Where permitted by Architect, items may

be dismantled and taken to a suitable, protected storage location during construction

work and reinstalled in their original locations after historic treatment and construction

work in the vicinity is complete.

D. Storage and Protection: When taken from their existing locations, catalog and store

historic items within a weathertight enclosure where they are protected from wetting by

rain, snow, condensation, or ground water, and from freezing temperatures.

1. Identify each item with a nonpermanent mark to document its original location.

Indicate original locations on plans elevations, sections, or photographs by

annotating the identifying marks.

2. Secure stored materials to protect from theft.

SPRINGSIDE HOUSE



1.5 PROJECT CONDITIONS

A. Owner will occupy portions of building immediately adjacent to removal and

dismantling area. Conduct removal and dismantling work so Owner's operations will

not be disrupted.

B. Hazardous Materials: Hazardous materials are present in construction affected by

removal and dismantling work. A report on the presence of hazardous materials is on

file for review and use. Examine report to become aware of locations where hazardous

materials are present.

1. Hazardous material remediation is specified elsewhere in the Contract

Documents.

2. Do not disturb hazardous materials or items suspected of containing hazardous

materials except under procedures specified elsewhere in the Contract

Documents.

C. Storage or sale of removed or dismantled items on-site is not permitted unless otherwise

indicated.

PART 2 - PRODUCTS (Not Used)

PART 3 - EXECUTION

3.1 EXAMINATION

A. Preparation for Removal and Dismantling: Examine construction to be removed or

dismantled to determine best methods to safely and effectively perform removal and

dismantling work. Examine adjacent work to determine what protective measures will

be necessary. Make explorations, probes, and inquiries as necessary to determine

condition of construction to be removed or dismantled and location of utilities and

services to remain that may be hidden by construction that is to be removed or

dismantled.

1. Verify that affected utilities have been disconnected and capped.

2. Inventory and record the condition of items to be removed and dismantled for

reinstallation or salvage.

3. Before removal or dismantling of existing building elements that will be

reproduced or duplicated in final Work, make permanent record of measurements,

materials, and construction details required to make exact reproduction.

4. Engage a professional engineer to survey condition of building to determine

whether removing any element might result in structural deficiency or unplanned

collapse of any portion of structure or adjacent structures as a result of removal

and dismantling work.

SPRINGSIDE HOUSE



3.2 PROTECTION, GENERAL

A. Ensure that supervisory personnel are on-site and on duty when historic treatment work

begins and during its progress.

B. Protect persons, motor vehicles, surrounding surfaces of building, building site, plants,

and surrounding buildings from harm resulting from historic treatment procedures.

1. Use only proven protection methods, appropriate to each area and surface being

protected.

2. Provide barricades, barriers, and temporary directional signage to exclude public

from areas where historic treatment work is being performed.

3. Erect temporary protective covers over walkways and at points of pedestrian and

vehicular entrance and exit that must remain in service during course of historic

treatment work.

4. Contain dust and debris generated by removal and dismantling work and prevent

it from reaching the public or adjacent surfaces.

5. Provide shoring, bracing, and supports as necessary. Do not overload structural

elements.

6. Protect floors and other surfaces along haul routes from damage, wear, and

staining.

C. Temporary Protection of Historic Materials:

1. Protect existing historic materials with temporary protections and construction.

Do not deface or remove existing materials.

2. Do not attach temporary protection to historic surfaces except as indicated as part

of the historic treatment program and approved by Architect.

D. Comply with each product manufacturer's written instructions for protections and

precautions. Protect against adverse effects of products and procedures on people and

adjacent materials, components, and vegetation.

E. Utility and Communications Services:

1. Notify the Owner, Architect, and authorities having jurisdiction, owning or

controlling wires, conduits, pipes, and other services affected by the historic

treatment work before commencing operations.

2. Disconnect and cap pipes and services as required by authorities having

jurisdiction, as required for the historic treatment work.

3. Maintain existing services unless otherwise indicated; keep in service, and protect

against damage during operations. Provide temporary services during

interruptions to existing utilities.

F. Existing Drains: Prior to the start of work in an area, test drainage system to ensure that

it is functioning properly. Notify Architect immediately of inadequate drainage or

blockage. Do not begin work in an area until the drainage system is in working order.

SPRINGSIDE HOUSE



1. Prevent solids such as stone or mortar residue from entering the drainage system.

Clean out drains and drain lines that become sluggish or blocked by sand or other

materials resulting from historic treatment work.

2. Protect drains from pollutants. Block drains or filter out sediments, allowing only

clean water to pass.

3.3 PROTECTION DURING APPLICATION OF CHEMICALS

A. Protect motor vehicles, surrounding surfaces of building being restored, building site,

plants, and surrounding buildings from harm or damage resulting from applications of

chemical cleaners and paint removers.

B. Cover adjacent surfaces with protective materials that are proven to resist chemicals

selected for Project unless chemicals being used will not damage adjacent surfaces as

indicated in historic treatment program. Use covering materials and masking agents

that are waterproof, UV-resistant, and will not stain or leave residue on surfaces to

which they are applied. Apply protective materials according to manufacturer's written

instructions. Do not apply liquid masking agents or adhesives to painted or porous

surfaces. When no longer needed, promptly remove protective materials staining.

C. Do not apply chemicals during winds of sufficient force to spread them to unprotected

surfaces.

D. Neutralize and collect alkaline and acid wastes and legally dispose of off Owner's

property.

E. Collect and dispose of runoff from chemical operations by legal means and in a manner

that prevents soil contamination, soil erosion, undermining of paving and foundations,

damage to landscaping, or water penetration into building interior.

3.4 PROTECTION FROM FIRE

A. General: Follow fire-prevention plan and the following.

1. Comply with NFPA 241 requirements unless otherwise indicated.

2. Remove and keep area free of combustibles including, rubbish, paper, waste, and

chemicals, except to the degree necessary for the immediate work.

a. If combustible material cannot be removed, provide fire blankets to cover

such materials.

3. Prohibit smoking by all persons within the Project work and staging areas.

B. Heat-Generating Equipment and Combustible Materials: Comply with the following

procedures while performing work with heat-generating equipment or highly

combustible materials, including welding, torch-cutting, soldering, brazing, paint

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removal with heat, or other operations where open flames or implements utilizing high

heat or combustible solvents and chemicals are anticipated.

1. Obtain Owner's approval for operations involving use of open-flame or welding

or other high-heat equipment. Notify Owner before each occurrence, indicating

location of such work.

2. As far as practical, restrict heat-generating equipment to shop areas or outside the

building.

3. Do not perform work with heat-generating equipment in or near rooms or in areas

where flammable liquids or explosive vapors are present or thought to be present.

Use a combustible gas indicator test to ensure that the area is safe.

4. Use fireproof baffles to prevent flames, sparks, hot gasses, or other high-

temperature material from reaching surrounding combustible material.

5. Prevent the spread of sparks and particles of hot metal through open windows,

doors, holes, and cracks in floors, walls, ceilings, roofs, and other openings.

C. Fire Extinguishers, Fire Blankets, and Rag Buckets: Maintain fire extinguishers, fire

blankets, and rag buckets for disposal of rags with combustible liquids. Maintain each

as suitable for the type of fire risk in each work area. Ensure that nearby personnel and

the fire watch are trained in fire-extinguisher and blanket operation.

3.5 GENERAL HISTORIC TREATMENT

A. Ensure that supervisory personnel are present when historic treatment work begins and

during its progress.

B. Halt the process of deterioration and stabilize conditions, unless otherwise indicated.

Perform work as indicated on Drawings. Follow the procedures in subparagraphs

below and procedures approved in historic treatment program.

1. Retain as much existing material as possible; repair and consolidate rather than

replace.

2. Use additional material or structure to reinforce, strengthen, prop, tie, and support

existing material or structure.

3. Use reversible processes wherever possible.

4. Use historically accurate repair and replacement materials and techniques unless

otherwise indicated.

C. Notify Architect of visible changes in the integrity of material or components whether

due to environmental causes including biological attack, UV degradation, freezing, or

thawing; or due to structural defects including cracks, movement, or distortion.

1. Do not proceed with the work in question until directed by Architect.

D. Where missing features are indicated to be repaired or replaced, provide features whose

designs are based on accurate duplications rather than on conjectural designs, subject to

the approval of Architect.

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E. Where Work requires existing features to be removed or dismantled and reinstalled,

perform these operations without damage to the material itself, to adjacent materials, or

to the substrate.

F. Identify new and replacement materials and features with permanent marks hidden in

the completed work to distinguish them from original materials. Record a legend of

identification marks and the locations of the items on Record Drawings.

3.6 HISTORIC REMOVAL AND DISMANTLING

A. General: Have removal and dismantling work performed by a qualified historic

treatment specialist.

B. Perform work in accordance with the historic treatment program.

C. Water-Mist Sprinkling: Use water-mist sprinkling and other wet methods to control

dust only with adequate, approved procedures and equipment that ensure that such

water will not create a hazard or adversely affect other building areas or materials.

D. Anchorages:

1. Remove anchorages associated with removed items.

2. Dismantle anchorages associated with dismantled items.

3. In non-historic surfaces, patch holes created by anchorage removal or dismantling

in accordance with the requirements for new work.

4. In historic surfaces, patch or repair holes created by anchorage removal or

dismantling in accordance with Section specific to the historic surface being

patched.

END OF SECTION 01351

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PROJECT RECORD DOCUMENTS 01781 - 1

SECTION 01781

PROJECT RECORD DOCUMENTS

PART 1 - GENERAL

1.1 SUMMARY

This Section includes administrative and procedural requirements for Project Record

Drawings.

1.2 SUBMITTALS

Record Drawings: Comply with the following:

A. Number of Copies: Submit copies of Record Drawings as follows:

B. Initial Submittal: Submit one (1) set of marked-up Record Prints. Architect will

initial and date each print and mark whether general scope of changes, additional

information recorded, and quality of drafting are acceptable. Architect will return

prints for revisions, organizing into sets, printing, binding, and final submittal.

C. Final Submittal: Submit one (1) set of revised Record Prints.

PART 2 – PRODUCTS

2.1 RECORD DRAWINGS

A. Record Prints: Maintain one set of blue- or black-line white prints of the Contract

Drawings and Shop Drawings.

B. Preparation: Mark Record Prints to show the actual installation. Require

individual or entity who obtained record data, whether individual or entity is

installer, subcontractor, or similar entity, to prepare the marked-up Record Prints.

1. Give particular attention to information on concealed elements that would

be difficult to identify or measure and record later.

2. Accurately record information in an understandable drawing technique.

3. Record data as soon as possible after obtaining it. Record and check the

markup before enclosing concealed installations.

C. Content: Types of items requiring marking include, but are not limited to, the

following:

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PROJECT RECORD DOCUMENTS 01781 - 2

1. Dimensional ties from underground utilities to permanent objects found on

the original drawings and in the field.

2. Locations and depths of underground utilities.

3. Routing of piping and conduits.

4. Changes made by Change Order or Construction Change Directive.

5. Details not on the original Contract Drawings.

6. Field records for variable and concealed conditions.

7. Record information on the Work that is shown only schematically.

D. Mark the Contract Drawings or Shop Drawings, whichever is most capable of

showing actual physical conditions, completely and accurately. If Shop Drawings

are marked, show cross-reference on the Contract Drawings.

E. Mark record sets with erasable, red-colored pencil. Use other colors to

distinguish between changes for different categories of the Work at the same

location.

F. Mark important additional information that was either shown schematically or

omitted from original Drawings.

G. Note Construction Change Directive numbers, alternate numbers, Change Order

numbers, and similar identification, where applicable.

PART 3 - EXECUTION

3.1 RECORDING AND MAINTENANCE

A. Recording: Maintain one copy of each submittal during the construction period for

Project Record Document purposes. Post changes and modifications to Project Record

Documents as they occur; do not wait until the end of Project.

B. Maintenance of Record Documents and Samples: Store Record Documents and Samples

in the field office apart from the Contract Documents used for construction. Do not use

Project Record Documents for construction purposes. Maintain Record Documents in

good order and in a clean, dry, legible condition, protected from deterioration and loss.

Provide access to Project Record Documents for Architect’s reference during normal

working hours.

END OF SECTION

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CUTTING AND PATCHING 02220 - 1

SECTION 02220

GENERAL GUIDELINES FOR CUTTING AND PATCHING ORIGINAL WORK

PART 1 - GENERAL

1.01 SUMMARY

A. This procedure includes general guidelines to follow when performing

cutting and patching original work.

1.02 DEFINITIONS

A. "Cutting and patching" includes cutting into existing construction to

provide for the installation or performance of other work and subsequent

fitting and patching required to restore surfaces to their original condition.

1. Cutting and patching is performed for coordination of the

work, to uncover work for access or inspection, to obtain samples

for testing, to permit alterations to be performed or for other

similar purposes.

2. Cutting and patching performed during the manufacture of

products, or during the initial fabrication, erection or installation

processes is not considered to be "cutting and patching" under this

definition. Drilling of holes to install fasteners and similar

operations are also not considered to be "cutting and patching".

3. "Selective Demolition" is recognized as related-but-separate

category of work, which may or may not require cutting and

patching as defined in this procedure.

l.03 SUBMITTALS

A. Procedural Proposal for Cutting and Patching: Where prior approval

of cutting and patching is required, submit proposed procedures for this

work well in advance of the time work will be performed and request

approval to proceed. Include the following information, as applicable, in

the submittal:

l. Describe nature of the work and how it is to be performed,

indicating why cutting and patching cannot be avoided. Describe

anticipated results of the work in terms of changes to existing

work, including structural, operational and visual changes as well

as other significant elements.

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2. List products to be used and firms, including qualifications,

that will perform work.

3. Give dates when work is expected to be performed.

4. List utilities that will be disturbed or otherwise be affected by

work, including those that will be relocated and those that will be

out-of-service temporarily. Indicate how long utility service will be

disrupted.

5. When cutting and patching of structural work involves the

addition of reinforcement, submit details and engineering

calculations to show how that reinforcement is integrated with

original structure to satisfy requirements.

6. All welding and/or hotwork requires formal notification to the

Owner no later than the first thing in the morning of each day such

work is to be done. No welding or hot work is permitted without

such prior notification.

l.04 QUALITY ASSURANCE

A. General Contractor shall do all cutting and patching of wall surface

for the removal, relocation of or new piping, conduit, electrical boxes,

where pipes have been removed or abandoned.

B. Requirements for Structural Work: Do not cut and patch structural

work in a manner that would result in a reduction of load-carrying

capacity or of load-deflection ratio. Prior to such work, obtain approval of

project's Structural Engineer.

C. Before cutting and patching the following categories of work, obtain

the Owner’s or Owner’s Representative’s approval to proceed.

l. Structural steel.

2. Miscellaneous structural metals, including lintels, equipment

supports, stair systems and similar categories of work.

3. Structural concrete.

4. Foundation construction.

5. Timber and primary wood framing.

6. Structural decking.

7. Bearing and retaining walls.

8. Piping, ductwork, vessels and equipment.

9. Shoring, bracing, and sheeting.

10. Primary operational systems and equipment.

11.Water/moisture/vapor/air/smoke barriers, membranes and

flashings.

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l2. Noise and vibration control elements and systems.

l3. Control, communication, conveying, and electrical wiring

systems.

D. Visual Requirements: Do not cut and patch work exposed on the

building's exterior or in its occupied spaces, in a manner that would, in the

Owner’s Representative’s opinion, result in lessening the building's

aesthetic qualities. Do not cut and patch work in a manner that would

result in substantial visual evidence of cut and patch work. Remove and

replace work judged by the Owner’s Representative to be cut and patched

in a visually unsatisfactory manner.

E. Retain a recognized experienced and specialized firm to cut and patch

the following categories of exposed work.

1. Processed concrete finishes.

2. Stonework and stone masonry.

3. Ornamental metal.

4. Matched-veneer woodwork.

5. Roofing.

PART 2 - PRODUCTS

2.0l MATERIALS

A. General: Except as otherwise indicated, or as directed by the

Owner’s Representative, use materials for cutting and patching that are

identical to existing materials. If identical materials are not available, or

cannot be used, use materials that match existing adjacent surfaces to the

fullest extent possible with regard to visual effect. Use materials for

cutting and patching that will result in equal-or-better performance

characteristics.

l. The use of a trade name and suppliers name and address is to

indicate a possible source of the product. Products of the same type

from other sources shall not be excluded provided they possess like

physical and functional characteristics.

PART 3 - EXECUTION

3.0l EXAMINATION

A. Before cutting, examine the surfaces to be cut and patched and the

conditions under which the work is to be performed. If unsafe or otherwise

unsatisfactory conditions are encountered, take corrective action before

proceeding with the work.

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1. Before the start of cutting work, meet at the work site with all

parties involved in cutting and patching, including mechanical and

electrical trades. Review areas of potential interference and

conflict between the various trades. Coordinate layout of the

work and resolve potential conflicts before proceeding with the

work.

3.02 PREPARATION

A. Temporary Support: To prevent failure provide temporary support of

work to be cut. Do not endanger other work. Provide adequate protection

of other work during cutting and patching, to prevent damage; and provide

protection of the work from adverse weather exposure.

B. Protection: Protect other work during cutting and patching to prevent

damage. Provide protection from adverse weather conditions of that part

of the project that may be exposed during cutting and patching operations.

l. Avoid interference with use of adjoining areas or interruption of

free passage to adjoining areas.

3.03 ERECTION, INSTALLATION, APPLICATION

A. General: Employ skilled workers to perform cutting and patching

work. Except as otherwise indicated or as approved by the Owner’s

Representative, proceed with cutting and patching at the earliest feasible

time and complete work without delay.

B. Cutting: Cut the work using methods that are least likely to damage

work to be retained or adjoining work.

l. In general, where cutting is required use hand or small power

tools designed for sawing or grinding, not hammering and

chopping. Cut through concrete and masonry using a cutting

machine such as a Carborundum saw or core drill to insure a neat

hole.

2. Cut holes and slots neatly to size required with minimum

disturbance of adjacent work. To avoid marring existing finished

surfaces, cut or drill from the exposed or finished side into

concealed surfaces. Temporarily cover openings when not in use.

3. Comply with other applicable requirements where cutting and

patching requires excavating and backfilling.

4. By-pass utility services such as pipe and conduit, before

cutting, where such utility services are shown or required to be

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removed, relocated or abandoned. Cut-off conduit and pipe in

walls or partitions to be removed. After by-pass and

cutting, cap, valve or plug and seal tight remaining portion of pipe

and conduit to prevent entrance of moisture or other foreign

matter.

C. Patching: Patch with seams which are durable and as invisible as

possible. Comply with specified tolerances for the work.

l. Where feasible, inspect and test patched areas to demonstrate

integrity of work.

2. Restore exposed finishes of patched areas and where necessary

extend finish restoration into retained adjoining work in a manner

which will eliminate evidence of patching and refinishing. Where

patch occurs in a smooth painted surface, extend final paint coat

over entire unbroken surface containing patch, after patched area

has received prime and base coats.

3. Where removal of walls or partitions extends one finished area

into another finished area, patch and repair floor and wall surfaces

in the new space to provide an even surface of uniform color and

appearance. If necessary to achieve uniform color and appearance,

remove existing floor and wall coverings and replace with new

materials.

a. Where patch occurs in a smooth painted surface, extend

final paint coat over entire unbroken surface containing

patch, after patched area has received prime and base coat.

4. Patch, repair or rehang existing ceilings as necessary to provide

an even plane surface of uniform appearance.

D. Exterior Trim and Finish Work:

1. Only deteriorated sections of material shall be removed and

replaced.

2. New material shall be joined to the existing with a lapped scarf

joint. The angle of the scarf joint shall be oriented so that if

moisture should enter into the joint, it will run towards the outside.

3.04 ADJUSTING/CLEANING

A. Thoroughly clean areas and adjacent spaces soiled due to the work

performed or used as access to work. Remove completely paint, mortar,

oils, putty and items of similar nature. Thoroughly clean piping, conduit

and similar features before painting or other finishing is applied. Restore

damaged pipe covering to its original condition.

END OF SECTION

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SPRINGSIDE HOUSE


UNIT MASONRY ASSEMBLIES 04810 - 1

SECTION 04810

UNIT MASONRY ASSEMBLIES

PART 1 - GENERAL

1.1 SUMMARY

A. Section Includes:

1. Concrete masonry units (CMU's).

2. Building (common) brick.

1.2 ACTION SUBMITTALS

A. Product Data: For each type of product indicated.

B. Shop Drawings: For reinforcing steel. Detail bending and placement of unit masonry

reinforcing bars. Comply with ACI 315, "Details and Detailing of Concrete

Reinforcement."

C. Samples for Verification: For each type and color of exposed masonry unit and mortar.

1.3 INFORMATIONAL SUBMITTALS

A. Material Certificates: For each type and size of product indicated. For masonry units

include material test reports substantiating compliance with requirements.

B. Mix Designs: For each type of mortar and grout. Include description of type and

proportions of ingredients.

1. Include test reports for mortar mixes required to comply with property

specification. Test according to ASTM C 109/C 109M for compressive strength,

ASTM C 1506 for water retention, and ASTM C 91 for air content.

2. Include test reports, according to ASTM C 1019, for grout mixes required to

comply with compressive strength requirement.


A. Masonry Standard: Comply with ACI 530.1/ASCE 6/TMS 602 unless modified by

requirements in the Contract Documents.

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B. Sample Panels: Build sample panels to verify selections made under sample submittals

and to demonstrate aesthetic effects.

1. Build sample panels for typical exterior wall in sizes approximately 48 inches

long by 36 inches high by full thickness.


A. Cold-Weather Requirements: Do not use frozen materials or materials mixed or coated

with ice or frost. Do not build on frozen substrates. Remove and replace unit masonry

damaged by frost or by freezing conditions. Comply with cold-weather construction

requirements contained in ACI 530.1/ASCE 6/TMS 602.

B. Hot-Weather Requirements: Comply with hot-weather construction requirements

contained in ACI 530.1/ASCE 6/TMS 602.

PART 2 - PRODUCTS

2.1 MASONRY UNITS, GENERAL

A. Defective Units: Referenced masonry unit standards may allow a certain percentage of

units to contain chips, cracks, or other defects exceeding limits stated in the standard.

Do not use units where such defects will be exposed in the completed Work.

2.2 CONCRETE MASONRY UNITS

A. Regional Materials: CMUs shall be manufactured within 500 miles of Project site from

aggregates and cement that have been extracted, harvested, or recovered, as well as

manufactured, within 500 miles of Project site.

B. CMUs: ASTM C 90.

1. Density Classification: Lightweight

2.3 BRICK

A. Regional Materials: Brick shall be manufactured within 500 miles of Project site from

materials that have been extracted, harvested, or recovered, as well as manufactured,

within 500 miles of Project site.

B. Building (Common) Brick: ASTM C 62, Grade SW.

1. Size: Match size of original building brick.

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2.4 MORTAR AND GROUT MATERIALS

A. Regional Materials: Aggregate for mortar and grout, cement, and lime shall be

extracted, harvested, or recovered, as well as manufactured, within 500 miles of Project

site.

B. Portland Cement: ASTM C 150, Type I or II, except Type III may be used for cold-

weather construction. Provide natural color or white cement as required to produce

mortar color indicated.

C. Hydrated Lime: ASTM C 207, Type S.

D. Portland Cement-Lime Mix: Packaged blend of portland cement and hydrated lime

containing no other ingredients.

E. Masonry Cement: ASTM C 91.

F. Aggregate for Mortar: ASTM C 144.

1. For joints less than 1/4 inch thick, use aggregate graded with 100 percent passing

the No. 16 sieve.

2. White-Mortar Aggregates: Natural white sand or crushed white stone.

G. Aggregate for Grout: ASTM C 404.

H. Cold-Weather Admixture: Nonchloride, noncorrosive, accelerating admixture

complying with ASTM C 494/C 494M, Type C, and recommended by manufacturer for

use in masonry mortar of composition indicated.

I. Water: Potable.

2.5 REINFORCEMENT

A. Epoxy Coated Steel Reinforcing Bars: ASTM A 615/A 615M or

ASTM A 996/A 996M, Grade 60.

B. Masonry Joint Reinforcement, General: ASTM A 951/A 951M.

1. Exterior Walls: Hot-dip galvanized, carbon steel.

2. Wire Size for Side Rods: 0.148-inch diameter.

3. Wire Size for Cross Rods: 0.148-inch diameter.

4. Wire Size for Veneer Ties: 0.148-inch diameter.

5. Spacing of Cross Rods, Tabs, and Cross Ties: Not more than 16 inches o.c.

6. Provide in lengths of not less than 10 feet with prefabricated corner and tee units.

C. Masonry Joint Reinforcement for Single-Wythe Masonry: Either ladder or truss type

with single pair of side rods.

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2.6 MISCELLANEOUS MASONRY ACCESSORIES

A. Compressible Filler: Premolded filler strips complying with ASTM D 1056, Grade 2A1;

compressible up to 35 percent; formulated from neoprene.

B. Bond-Breaker Strips: Asphalt-saturated, organic roofing felt complying with

ASTM D 226, Type I (No. 15 asphalt felt).

2.7 MASONRY CLEANERS

A. Proprietary Acidic Cleaner: Manufacturer's standard-strength cleaner designed for

removing mortar/grout stains, efflorescence, and other new construction stains from

new masonry without discoloring or damaging masonry surfaces. Use product expressly

approved for intended use by cleaner manufacturer and manufacturer of masonry units

being cleaned.

2.8 MORTAR AND GROUT MIXES

A. General: Do not use admixtures, including pigments, air-entraining agents, accelerators,

retarders, water-repellent agents, antifreeze compounds, or other admixtures, unless

otherwise indicated.

1. Do not use calcium chloride in mortar or grout.

2. Use portland cement-lime mortar unless otherwise indicated.

3. Add cold-weather admixture (if used) at same rate for all mortar that will be

exposed to view, regardless of weather conditions, to ensure that mortar color is

consistent.

B. Preblended, Dry Mortar Mix: Furnish dry mortar ingredients in form of a preblended

mix. Measure quantities by weight to ensure accurate proportions, and thoroughly blend

ingredients before delivering to Project site.

C. Mortar for Unit Masonry: Comply with ASTM C 270, Proportion Specification.

Provide the following types of mortar for applications stated unless another type is

indicated.

1. For masonry below grade or in contact with earth, use Type S.

2. For reinforced masonry, use Type S.

3. For exterior, above-grade, load-bearing and non-load-bearing walls and parapet

walls; for interior load-bearing walls; for interior non-load-bearing partitions; and

for other applications where another type is not indicated, use Type N.

D. Grout for Unit Masonry: Comply with ASTM C 476.

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1. Use grout of type indicated or, if not otherwise indicated, of type (fine or coarse)

that will comply with Table 1.15.1 in ACI 530.1/ASCE 6/TMS 602 for

dimensions of grout spaces and pour height.

2. Proportion grout in accordance with ASTM C 476, Table 1 or paragraph 4.2.2 for

specified 28-day compressive strength indicated, but not less than 2000 psi.

3. Provide grout with a slump of 8 to 11 inches as measured according to

ASTM C 143/C 143M.

PART 3 - EXECUTION

3.1 INSTALLATION, GENERAL

A. Use full-size units without cutting if possible. If cutting is required to provide a

continuous pattern or to fit adjoining construction, cut units with motor-driven saws;

provide clean, sharp, unchipped edges. Allow units to dry before laying unless wetting

of units is specified. Install cut units with cut surfaces and, where possible, cut edges

concealed.

B. Select and arrange units for exposed unit masonry to produce a uniform blend of colors

and textures.

C. Wetting of Brick: Wet brick before laying if initial rate of absorption exceeds 30 g/30

sq. in. per minute when tested per ASTM C 67. Allow units to absorb water so they are

damp but not wet at time of laying.

3.2 TOLERANCES

A. Dimensions and Locations of Elements:

1. For dimensions in cross section or elevation do not vary by more than plus or

minus 1/4 inch.

2. For location of elements in plan do not vary from that indicated by more than plus

or minus 1/2 inch.

3. For location of elements in elevation do not vary from that indicated by more than

plus or minus 1/4 inch in a story height or 1/2 inch total.

B. Lines and Levels:

1. For bed joints and top surfaces of bearing walls do not vary from level by more

than 1/4 inch in 10 feet or 1/2 inch maximum.

2. For vertical lines and surfaces do not vary from plumb by more than 1/4 inch in

10 feet, or 1/2 inch maximum.

3. For conspicuous vertical lines, such as external corners, door jambs, reveals, and

expansion and control joints, do not vary from plumb by more than 1/8 inch in 10

feet , or 1/2 inch maximum.

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C. Joints:

1. For bed joints, do not vary from thickness indicated by more than plus or minus

1/8 inch, with a maximum thickness limited to 1/2 inch.

2. For head and collar joints, do not vary from thickness indicated by more than plus

3/8 inch or minus 1/4 inch.

3. For exposed head joints, do not vary from thickness indicated by more than plus

or minus 1/8 inch.

3.3 LAYING MASONRY WALLS

A. Lay out walls in advance for accurate spacing of surface bond patterns with uniform

joint thicknesses and for accurate location of openings, movement-type joints, returns,

and offsets. Avoid using less-than-half-size units, particularly at corners, jambs, and,

where possible, at other locations.

B. Bond Pattern for Exposed Masonry: Unless otherwise indicated, lay exposed masonry

in running bond; do not use units with less than nominal 4-inch horizontal face

dimensions at corners or jambs.

C. Fill space between timber frames and masonry solidly with mortar unless otherwise

indicated.

3.4 MORTAR BEDDING AND JOINTING

A. Lay hollow CMUs as follows:

1. With face shells fully bedded in mortar and with head joints of depth equal to bed

joints.

2. With webs fully bedded in mortar in all courses of piers, columns, and pilasters.

3. With webs fully bedded in mortar in grouted masonry, including starting course

on footings.

4. With entire units, including areas under cells, fully bedded in mortar at starting

course on footings where cells are not grouted.

B. Lay solid masonry units with completely filled bed and head joints; butter ends with

sufficient mortar to fill head joints and shove into place. Do not deeply furrow bed

joints or slush head joints.

C. Tool exposed joints slightly concave when thumbprint hard, using a jointer larger than

joint thickness unless otherwise indicated. Match historic joint profile.

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3.5 FIELD QUALITY CONTROL

A. Testing and Inspecting: Owner will engage special inspectors to perform tests and

inspections and prepare reports. Allow inspectors access to scaffolding and work areas,

as needed to perform tests and inspections. Retesting of materials that fail to comply

with specified requirements shall be done at Contractor's expense.

B. Inspections: Level 1 special inspections according to the "International Building Code."

1. Begin masonry construction only after inspectors have verified proportions of

site-prepared mortar.

2. Place grout only after inspectors have verified compliance of grout spaces and of

grades, sizes, and locations of reinforcement.

3. Place grout only after inspectors have verified proportions of site-prepared grout.

C. Testing Prior to Construction: One set of tests.

D. Testing Frequency: One set of tests for each 5000 sq. ft. of wall area or portion thereof.

E. Clay Masonry Unit Test: For each type of unit provided, according to ASTM C 67 for

compressive strength.

F. Concrete Masonry Unit Test: For each type of unit provided, according to ASTM C 140

for compressive strength.

G. Mortar Aggregate Ratio Test (Proportion Specification): For each mix provided,

according to ASTM C 780.

H. Mortar Test (Property Specification): For each mix provided, according to

ASTM C 780. Test mortar for compressive strength.

I. Grout Test (Compressive Strength): For each mix provided, according to

ASTM C 1019.

3.6 REPAIRING, POINTING, AND CLEANING

A. In-Progress Cleaning: Clean unit masonry as work progresses by dry brushing to

remove mortar fins and smears before tooling joints.

B. Final Cleaning: After mortar is thoroughly set and cured, clean exposed masonry as

follows:

1. Test cleaning methods on sample wall panel; leave one-half of panel uncleaned

for comparison purposes.

2. Protect surfaces from contact with cleaner.

3. Wet wall surfaces with water before applying cleaners; remove cleaners promptly

by rinsing surfaces thoroughly with clear water.

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4. Clean brick by bucket-and-brush hand-cleaning method described in BIA

Technical Notes 20.

5. Clean concrete masonry by cleaning method indicated in NCMA TEK 8-2A

applicable to type of stain on exposed surfaces.

3.7 MASONRY WASTE DISPOSAL

A. Excess Masonry Waste: Remove excess clean masonry waste that cannot be used as fill,

as described above, and other masonry waste, and legally dispose of off Owner's

property.


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EXTERIOR FINISH CARPENTRY 06201 - 1

SECTION 06201

EXTERIOR FINISH CARPENTRY

PART 1 - GENERAL

1.1 SUMMARY


1. Exterior wood trim.

2. Lumber siding.


A. Samples: For each type of product involving selection of colors, profiles, or textures.

PART 2 - PRODUCTS

2.1 MATERIALS, GENERAL

A. Lumber: DOC PS 20.

1. Factory mark each piece of lumber with grade stamp of inspection agency

indicating grade, species, moisture content at time of surfacing, and mill.

a. For exposed lumber, mark grade stamp on end or back of each piece, or

omit grade stamp and provide certificates of grade compliance issued by

inspection agency.

2.2 EXTERIOR TRIM

A. Lumber Trim:

1. Species and Grade: Western red cedar, Grade A; NLGA, WCLIB, or WWPA.

2. Maximum Moisture Content: 19 percent.

3. Face Surface: Surfaced (smooth).

B. Moldings: WMMPA WM 4, N-grade wood moldings, without finger jointing. Made

from kiln-dried stock to patterns included in WMMPA WM 12.

1. Species: Western red cedar

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2.3 LUMBER SIDING

A. Provide kiln-dried lumber siding complying with DOC PS 20.

B. Species and Grade: Grade A western red cedar; NLGA, WCLIB, or WWPA.

2.4 MISCELLANEOUS MATERIALS

A. Fasteners for Exterior Finish Carpentry: Provide nails or screws, in sufficient length to

penetrate not less than 1-1/2 inches into wood substrate.

1. For applications not otherwise indicated, provide stainless-steel fasteners.

B. Sealants: Latex, complying with ASTM C 834 Type OP, Grade NF and with applicable

requirements in Section 079200 "Joint Sealants," recommended by sealant manufacturer

and manufacturer of substrates for intended application.

PART 3 - EXECUTION

3.1 PREPARATION

A. Prime lumber, trim and moldings to be painted, including both faces and edges, unless

factory primed. Cut to required lengths and prime ends. Comply with requirements in

Section 09911 "Exterior Painting."


A. Install exterior finish carpentry level, plumb, true, and aligned with adjacent materials.

Use concealed shims where necessary for alignment.

1. Scribe and cut exterior finish carpentry to fit adjoining work. Refinish and seal

cuts as recommended by manufacturer.

3.3 STANDING AND RUNNING TRIM INSTALLATION

A. Install trim with minimum number of joints practical, using full-length pieces from

maximum lengths of lumber available. Do not use pieces less than 24 inches long

except where necessary.

1. Use scarf joints for end-to-end joints.

2. Stagger end joints in adjacent and related members.

B. Fit exterior joints to exclude water. Cope at returns and miter at corners.

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3.4 SIDING INSTALLATION

A. Install siding to comply with manufacturer's written instructions.

B. Lumber Siding: Apply starter strip along bottom edge of sheathing or sill. Install first

course of siding with lower edge at least 1/8 inch below starter strip and subsequent

courses lapped 1 inch over course below. Nail at each stud. Do not allow nails to

penetrate more than one thickness of siding.


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SPRINGSIDE HOUSE


WOOD SHINGLES 07317 - 1

SECTION 07317

WOOD SHINGLES

PART 1 - GENERAL

1.1 SUMMARY


1. Wood roof shingles.

2. Underlayment.

3. Metal flashing and trim.

1.2 PREINSTALLATION MEETINGS

A. Preinstallation Conference: Conduct conference at Project site.


A. Product Data: For each type of product.

B. Samples: For each exposed product.

1.4 CLOSEOUT SUBMITTALS

A. Maintenance data.


A. Installer Qualifications: Contractor with 10 years experience installing wood shingles

on historic structures and approved by CSSB.

B. Grading Agency Qualifications: An independent testing and inspecting agency

recognized by authorities having jurisdiction as qualified to label wood products for

compliance with referenced grading rules.

1.6 WARRANTY

A. Special Materials Warranty: Manufacturer's warranty administered by CSSB and on

CSSB's standard form in which the Manufacturer agrees to repair or replace CSSB-

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labeled products that fail in materials within specified warranty period. Material failures

include manufacturing defects that result in leaks.

1. Materials Warranty Period: Limited lifetime from date of Substantial Completion.

PART 2 - PRODUCTS

2.1 PERFORMANCE REQUIREMENTS

A. Grading Rules: Provide wood products that comply with Cedar Shake & Shingle

Bureau's (CSSB) grading rules for products indicated.

1. Identification: Attach a label to each bundle of wood products that identifies

manufacturer, type of product, grade, dimensions, and identification mark of

grading agency acceptable to authorities having jurisdiction.

2.2 ROOF SHINGLES

A. Cedar Shingles: Smooth-sawn western red cedar shingles.

1. Grade: No. 1, with starter courses of No. 1.

2. Size: 18 inches long; 0.45 inch at butt.

2.3 ACCESSORIES

A. Roofing Nails: ASTM F 1667, stainless-steel, Type 304, box-type wire nails, sharp

pointed, and of sufficient length to penetrate a minimum of 3/4 inch into sheathing.

1. Where nails are in contact with metal flashing, use nails made from same metal as

flashing.

2.4 METAL FLASHING AND TRIM

A. General: Comply with requirements in Section 07620 "Sheet Metal Flashing and Trim."

1. Sheet Metal: Copper.

B. Fabricate sheet metal flashing and trim to comply with recommendations in SMACNA's

"Architectural Sheet Metal Manual" that apply to design, dimensions, metal, and other

characteristics of the item.

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PART 3 - EXECUTION

3.1 METAL FLASHING INSTALLATION

A. General: Install metal flashings and other sheet metal to comply with requirements in

Section 07620 "Sheet Metal Flashing and Trim."

1. Install metal flashings according to recommendations for wood roofing in

NRCA's "NRCA Roofing and Waterproofing Manual."

3.2 ROOF-SHINGLE INSTALLATION

A. General: Install wood-shingle roofing according to manufacturer's written instructions

and to recommendations in CSSB's "New Roof Construction Manual" and NRCA's

"NRCA Roofing Manual: Steep-Slope Roofing Systems."

B. Cedar Shingles: Maintain weather exposure of 5-1/2 inches for 18-inch- long shingles.

C. Open Valleys: Cut and fit wood shingles at open valleys, trimming upper concealed

corners of shingles. Maintain uniform width of exposed open valley from highest to

lowest point.


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SHEET METAL FLASHING AND TRIM 07620 - 1

SECTION 07620

SHEET METAL FLASHING AND TRIM

PART 1 - GENERAL

1.1 SUMMARY


1. Formed wall sheet metal fabrications.

1.2 PREINSTALLATION MEETINGS

A. Preinstallation Conference: Conduct conference at Project site.


A. Product Data: For each type of product.

B. Samples: For each exposed product and for each color and texture specified.


A. Fabricator Qualifications: Employs skilled workers who custom fabricate sheet metal flashing

and trim similar to that required for this Project and whose products have a record of successful

in-service performance.

PART 2 - PRODUCTS

2.1 PERFORMANCE REQUIREMENTS

A. General: Sheet metal flashing and trim assemblies shall withstand wind loads, structural

movement, thermally induced movement, and exposure to weather without failure due to

defective manufacture, fabrication, installation, or other defects in construction. Completed

sheet metal flashing and trim shall not rattle, leak, or loosen, and shall remain watertight.

B. Sheet Metal Standard for Flashing and Trim: Comply with NRCA's "The NRCA Roofing

Manual" and SMACNA's "Architectural Sheet Metal Manual" requirements for dimensions and

profiles shown unless more stringent requirements are indicated.

C. Sheet Metal Standard for Copper: Comply with CDA's "Copper in Architecture Handbook."

Conform to dimensions and profiles shown unless more stringent requirements are indicated.

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D. Thermal Movements: Allow for thermal movements from ambient and surface temperature

changes.

2.2 SHEET METALS

A. General: Protect mechanical and other finishes on exposed surfaces from damage by applying

strippable, temporary protective film before shipping.

B. Copper Sheet: ASTM B 370, cold-rolled copper sheet, H00 or H01 temper.

1. Manufacturers: Subject to compliance with requirements available manufacturers

offering products that may be incorporated into the Work include, but are not limited to,

the following:

a. Hussey Copper Ltd.

b. Revere Copper Products, Inc.

2.3 UNDERLAYMENT MATERIALS

A. Felt: ASTM D 226/D 226M, Type II (No. 30), asphalt-saturated organic felt; nonperforated.

B. Slip Sheet: Rosin-sized building paper, 3 lb/100 sq. ft. minimum.

2.4 MISCELLANEOUS MATERIALS

A. General: Provide materials and types of fasteners, solder, protective coatings, sealants, and other

miscellaneous items as required for complete sheet metal flashing and trim installation and as

recommended by manufacturer of primary sheet metal unless otherwise indicated.

1. Fasteners for Copper Sheet: Copper, hardware bronze or passivated Series 300 stainless

steel.

B. Solder:

1. For Copper: ASTM B 32, with maximum lead content of 0.2 percent.

2.5 FABRICATION, GENERAL

A. General: Custom fabricate sheet metal flashing and trim to comply with details shown and

recommendations in cited sheet metal standard that apply to design, dimensions, geometry,

metal thickness, and other characteristics of item required. Fabricate sheet metal flashing and

trim in shop to greatest extent possible.

1. Obtain field measurements for accurate fit before shop fabrication.

2. Form sheet metal flashing and trim to fit substrates without excessive oil canning,

buckling, and tool marks; true to line, levels, and slopes; and with exposed edges folded

back to form hems.

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3. Conceal fasteners and expansion provisions where possible. Do not use exposed fasteners

on faces exposed to view.

B. Expansion Provisions: Form metal for thermal expansion of exposed flashing and trim.

1. Form expansion joints of intermeshing hooked flanges, not less than 1 inch deep, filled

with butyl sealant concealed within joints.

2. Use lapped expansion joints only where indicated on Drawings.

C. Sealant Joints: Where movable, nonexpansion-type joints are required, form metal to provide

for proper installation of elastomeric sealant according to cited sheet metal standard.

D. Fabricate cleats and attachment devices from same material as accessory being anchored or

from compatible, noncorrosive metal.

E. Fabricate cleats and attachment devices of sizes as recommended by cited sheet metal standard

for application, but not less than thickness of metal being secured.

F. Seams: Fabricate nonmoving seams with flat-lock seams. Tin edges to be seamed, form seams,

and solder.

2.6 ROOF-DRAINAGE SHEET METAL FABRICATIONS

A. Hanging Gutters: Fabricate to cross section required, complete with end pieces, outlet tubes, and

other accessories as required. Fabricate in minimum 96-inch-long sections. Furnish flat-stock

gutter brackets and gutter spacers and straps fabricated from same metal as gutters, of size

recommended by cited sheet metal standard but with thickness not less than twice the gutter

thickness. Fabricate expansion joints, expansion-joint covers, and gutter accessories from same

metal as gutters. Shop fabricate interior and exterior corners.

1. Accessories: Wire-ball downspout strainer.

B. Downspouts: Fabricate round downspouts to dimensions indicated, complete with mitered

elbows. Furnish with metal hangers from same material as downspouts and anchors

1. Hanger Style: Copper downspout hook

2. Fabricate from the following materials:

a. Copper: 16 oz./sq. ft.

C. Base Flashing: Fabricate from the following materials:

1. Copper: 20 oz./sq. ft.

D. Counterflashing and Flashing Receivers: Fabricate from the following materials:

1. Copper: 16 oz./sq. ft..

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PART 3 - EXECUTION

3.1 UNDERLAYMENT INSTALLATION

A. Felt Underlayment: Install felt underlayment, wrinkle free, using adhesive to minimize use of

mechanical fasteners under sheet metal flashing and trim. Apply in shingle fashion to shed

water, with lapped joints of not less than 2 inches.


A. General: Anchor sheet metal flashing and trim and other components of the Work securely in

place, with provisions for thermal and structural movement. Use fasteners, solder, protective

coatings, separators, sealants, and other miscellaneous items as required to complete sheet metal

flashing and trim system.

1. Install sheet metal flashing and trim true to line, levels, and slopes. Provide uniform, neat

seams with minimum exposure of solder, welds, and sealant.

2. Install sheet metal flashing and trim to fit substrates and to result in watertight

performance. Verify shapes and dimensions of surfaces to be covered before fabricating

sheet metal.

3. Space cleats not more than 12 inches apart. Attach each cleat with at least two fasteners.

Bend tabs over fasteners.

4. Install exposed sheet metal flashing and trim with limited oil canning, and free of

buckling and tool marks.

5. Torch cutting of sheet metal flashing and trim is not permitted.

B. Metal Protection: Where dissimilar metals contact each other, or where metal contacts pressure-

treated wood or other corrosive substrates, protect against galvanic action or corrosion by

painting contact surfaces with bituminous coating or by other permanent separation as

recommended by sheet metal manufacturer or cited sheet metal standard.

1. Underlayment: Where installing sheet metal flashing and trim directly on cementitious or

wood substrates, install underlayment and cover with slip sheet.

C. Expansion Provisions: Provide for thermal expansion of exposed flashing and trim. Space

movement joints at maximum of 10 feet with no joints within 24 inches of corner or

intersection.

1. Form expansion joints of intermeshing hooked flanges, not less than 1 inch deep, filled

with sealant concealed within joints.

2. Use lapped expansion joints only where indicated on Drawings.

D. Fasteners: Use fastener sizes that penetrate wood blocking or sheathing not less than 1-1/4

inches for nails and not less than 3/4 inch for wood.

E. Conceal fasteners and expansion provisions where possible in exposed work and locate to

minimize possibility of leakage. Cover and seal fasteners and anchors as required for a tight

installation.

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F. Soldered Joints: Clean surfaces to be soldered, removing oils and foreign matter. Pre-tin edges

of sheets with solder to width of 1-1/2 inches; however, reduce pre-tinning where pre-tinned

surface would show in completed Work.

1. Do not use torches for soldering.

2. Heat surfaces to receive solder, and flow solder into joint. Fill joint completely.

Completely remove flux and spatter from exposed surfaces.

3. Copper Soldering: Tin edges of uncoated sheets, using solder for copper.

3.3 ROOF-DRAINAGE SYSTEM INSTALLATION

A. General: Install sheet metal roof-drainage items to produce complete roof-drainage system

according to cited sheet metal standard unless otherwise indicated. Coordinate installation of

roof perimeter flashing with installation of roof-drainage system.

B. Hanging Gutters: Join sections with riveted and soldered joints. Provide for thermal expansion.

Attach gutters at eave or fascia to firmly anchor them in position. Provide end closures and seal

watertight with sealant. Slope to downspouts.

1. Install gutter with expansion joints at locations indicated, but not exceeding, 50 feet apart.

Install expansion-joint caps.

C. Downspouts: Join sections with 1-1/2-inch telescoping joints. Provide hangers with fasteners

designed to hold downspouts securely to walls. Locate hangers at top and bottom and at

approximately 60 inches o.c.

3.4 ROOF FLASHING INSTALLATION

A. General: Install sheet metal flashing and trim to comply with performance requirements, sheet

metal manufacturer's written installation instructions, and cited sheet metal standard. Provide

concealed fasteners where possible, and set units true to line, levels, and slopes. Install work

with laps, joints, and seams that are permanently watertight and weather resistant.

B. Roof Edge Flashing: Anchor to resist uplift and outward forces according to recommendations

in cited sheet metal standard unless otherwise indicated. Interlock bottom edge of roof edge

flashing with continuous cleat anchored to substrate.

3.5 CLEANING AND PROTECTION

A. Clean exposed metal surfaces of substances that interfere with uniform oxidation and

weathering.

B. Clean and neutralize flux materials. Clean off excess solder.

C. Remove temporary protective coverings and strippable films as sheet metal flashing and trim

are installed unless otherwise indicated in manufacturer's written installation instructions.

END OF SECTION

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SPRINGSIDE HOUSE


PAINTING 09911-1

SECTION 09911

PAINTING

PART 1 - GENERAL

1.1 RELATED DOCUMENTS

A. The general provisions of the Contract, annotated project photographs, drawings and

any other related Construction Documents apply to the work specified in this section.

1.2 SUMMARY OF WORK

A. Remove existing paint, prepare wood surfaces, prime and finish paint exterior cladding

and trim where indicated.

1.3 REFERENCES AND STANDARDS

A. Publications listed below shall be the most recent issue and will form a part of this

Specification to the extent referenced.

1. Protection of site and historic properties:

a. All work shall be performed in accordance with the “Secretary of the

Interior’s Standards for Rehabilitation, National Park Service, 1995.” The

standards can be found at:

http://www.nps.gov/history/hps/tps/standguide/overview/choose_treat.htm

2. American Society for Testing and Materials (ASTM):

a. D16-03 Standard Terminology for Paint, Related Coatings, Materials, and

Applications.

1.4 TESTING

A. Engage an Architectural Conservation Lab or other testing laboratory approved by the

Owner’s Representative to perform tests specified below.

B. Submit information regarding testing laboratory’s facilities and qualifications of

technical personnel to Owner’s Representative for approval prior to sending out

samples.

C. Obtain the approval of the Owner’s Representative regarding the proposed location of

paint sampling prior to sample removal.

D. Testing shall give an analysis of the paint. This will include chromochronology, to

study the colors and sequences of all the coating layers on the surfaces of architecturally

significant elements and building surfaces.

1. Paint analysis reports shall have photomicrographs of all paint samples.

2. Samples should be mounted and returned to the Owner with the report.

3. The report should include a paint chronology for all paint layers on the sampled

surface. Match each layer to the Munsell color notation system.

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PAINTING 09911-2

4. Provide 3” x 5” color chips from approved paint manufacturers for the earliest

and most current color scheme.

E. Information from the paint analysis shall guide the product selection and the paint

schedule.

F. Do not use materials until laboratory test reports are approved by Owner’s

Representative.

G. After tests have been made and materials approved, do not change without additional

testing and approval of Owner’s Representative.


A. Contractor performing the work of this section shall have a minimum of 10 years

experience in painting historic buildings similar in material, design, and extent to that

indicated for this project. The Contractor shall have successfully completed a minimum

of 5 projects utilizing the methods and materials specified for this project.

B. Contractor shall submit a statement describing experience and qualifications of the firm

and of key personnel who will work on this project; include technicians, craftsmen and

artisans. Include names and addresses of projects successfully completed and for each

include the name, address, and phone numbers of the owner, and architect if any.

C. Contractor to maintain an experienced full-time supervisor on the project site during

times that painting is in progress.

D. Contractor to employ a Carpenter with 10 years experience in the treatment and repair

of historic wood structures similar in size and scope to this project. The Carpenter shall

have successfully completed a minimum of 5 projects utilizing the methods and

materials specified for this project.

E. Obtain all paint from one manufacturer, at the same time, and from the same distributor

to ensure homogeneity of manufacture and formula.

1. All materials will be used according to manufacturer’s specifications and standard

industry practices.

2. Contractor shall ensure that all project materials are protected from adverse

weather during construction.

F. In addition to the requirements of these specifications, comply with manufacturer’s

instructions and recommendations for all phases of Work, including preparation of

substrate, application of materials, and protection of installed material.

G. Mockups: Prepare field samples for restoration methods to demonstrate aesthetic

effects and quality of materials and execution. Use materials and methods proposed for

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PAINTING 09911-3

completed Work and prepare samples under same weather conditions to be expected

during remainder of Work.

1. Locate mockups on the building where directed by Owner’s Representative.

2. Notify Owner’s Representative 7 days in advance of the dates ad times when

samples will be prepared.

3. The Contractor shall prepare sample installations for each of the painting types

indicated. Panels should be chosen in discrete locations to represent the

conditions of the building as a whole. Sample installations will serve to determine

the time required for project completion and the suitability of materials used.

Owner’s Representative shall approve locations of test panels for each type of

finish and surface.

4. On a clean surface, create both a test panel showing paint removal and a test panel

showing the surface preparation and painting of each.

5. Approved sample installations will become part of the Work and serve as the

quality standard for similar type work on this project. Additional sample

installations, up to a maximum of 3 for each type of installation, shall be prepared

if necessary to obtain satisfactory results at no additional cost to the Client.

6. Report any proposed changes from procedures and materials used in original

Field Mockup. Submit new sample having same dimensions and texture as

original Field Mockup for review. Upon acceptance, construct another Field

Mockup with new materials and procedures for acceptance prior to proceeding

further with the restoration work.

7. Maintain mockups in an undisturbed condition during construction as a standard

for judging the completed Work.

8. If personnel changes during the progress of the work, new sample installations

shall be prepared by persons doing the work.

1.6 PROJECT MANAGEMENT

A. Documentation and Communication: Contractor shall create reports based on details

uncovered during the Project work not already outlined in the specifications. Work

shall be photographed by Contractor when Owner is not on site. Photographs shall be

300 dpi minimum. Details and suggested repair options shall be photo documented and

submitted to the Owner for review.

1.7 SUBSTITUTIONS

A. Owner’s Approval Required:

1. The Owner will consider proposals for substitution of materials, equipment and

methods only when such proposals are accompanied by full and complete

technical data and all other information required.

2. Do not substitute materials, equipment or methods unless such substitution has

been specifically approved in writing for this work by the Owner.

1.8 SUBMITTALS

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PAINTING 09911-4

A. Submit qualifications for all contractors that will work on the project that have not been

pre-approved prior to the start of the project. This shall include all qualifications for

testing laboratories.

B. Submit all testing reports and samples.

C. Submit current color chips of paint manufacturer(s) for color selection. Color is to

match existing coating in color, texture, and final appearance. Final color selection

must be approved by Owner’s Representative.

D. Submit manufacturer’s product data and Materials Safety Data Sheets (MSDS) for each

product indicated.

E. Submit manufacturer’s written warranty.

F. At project completion, a minimum of 1 quart of each type and color of paint/primer

from the same production run used will be left, properly labeled and identified, and

dated for Owner’s later use.

1.9 PRODUCT HANDLING

A. All products shall be stored and installed in a manner which upholds the manufacturer’s

warranty unless directed to do otherwise by the Owner.

B. All materials will e delivered to the site in their original containers bearing

manufacturer’s label and instructions.

C. Store all materials off the ground, under cover, in a dry location, and comply with

recommendations of the manufacturer.


A. Preconstruction Conference: Prior to the initiation of any work, meet at the project site

with the Contractor, all approved subcontractors, and the Owner to discuss the project.

Owner will record the discussions of the conference and issue meeting minutes to each

party. Review methods and procedures related to the painting work, including but not

limited to the following:

1. Review project requirements (Specifications and Contract Documents).

2. Review required submittals, both completed and yet to be completed.

3. Review availability of materials, trades people, equipment and facilities needed to

make progress and avoid delays.

4. Review weather and forecasted weather conditions, and procedures for coping

with unfavorable conditions, including the possibility of temporary coverings.

5. Review procedures needed for protection of the building during the remainder of

the construction period.

6. Verify all quantities, dimensions and materials in the field.

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PAINTING 09911-5

B. Weather Condition Limitations: Proceed with work only when weather conditions will

permit unrestricted use of materials, ensure quality control and ensure water will not

enter the building envelope. All installation procedures must comply with standard

construction practices and manufacturer’s recommendations where applicable.

C. Examination of Substrate: The Contractor must examine the substrate and other

conditions within which the repairs are to be performed, and notify the Owner of

unsatisfactory conditions. Do not proceed with any work until unsatisfactory conditions

have been corrected in an acceptable manner and approved by the Owner.

1.11 SEQUENCING AND SCHEDULING

A. Order replacement materials at the earliest possible date to avoid delaying completion

of the Work.

B. Provide a sequencing plan to the Owner’s Representative for approval prior to

beginning work.

1.12 TEMPORARY FACILITIES AND CONSTRUCTION AIDS

A. Temporary Facilities: Contractor is responsible for installation and maintenance of

portable toilet; location to be determined with Owner prior to start of project. Portable

toilet must be removed within one week following the accepted completion of the work.

B. Scaffolding:

1. Contractor to set up OSHA approved staging if necessary at elevations as outlined

in a pre-determined schedule. The schedule shall be subject to the approval of the

Owner.

2. Scaffolding will remain in place until the accepted completion of the job or a

specific portion of the job, and removed within one week of accepted completion

of the work.

3. The Owner will approve the method of attaching the scaffolding to the building, if

necessary, prior to scaffolding being erected. Any holes made for attaching

scaffolding to the building are to be filled and repaired in a method approved by

the Owner.

C. Dumpster: Contractor to coordinate the installation and removal of construction

dumpster for debris. Approved location of dumpster onsite to be determined by the

Contractor and Owner.

1.13 PROTECTION

A. Perform all work that disturbs lead-containing paint (LCP), handle all material that

involves LCP and transport and dispose of all lead-containing paint and residue in

compliance with all applicable federal, state, and local laws and regulations for

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PAINTING 09911-6

identification, removal, labeling, handling, containerization, transportation, and disposal

of lead-containing material.

B. Provide protection for roofs, entrances, windows, walls and landscape as necessary to

prevent damage during entire course of work.

C. Repair or replace to Owner’s satisfaction all building elements and materials damaged

by weather resulting from openings that did not sufficiently exclude weather at no

additional cost.

D. Provide protective barriers to ensure the safety of visitors and site staff.

E. Take all necessary precautions to protect all persons, whether engaged in work of this

section or not, from all hazards of any kind associated with the work of this section.

F. Take all necessary precautions to prevent fire and spread of fire.

G. Provide a properly rated 10 lb. fire extinguisher close by all work areas.

H. Provide adequate ventilation during use of volatile or noxious substances.

I. All MSDS are to be available and copies kept onsite until project completion. All

persons using materials are to be familiar with information contained within the

documents and proper safety precautions are to be followed.

PART 2 - PRODUCTS

2.1 Materials:

A. Products listed below represent materials that will be used for painting historic

elements. This section assures quality of Work by listing regulatory language and by

setting standards of quality for materials. Information from the testing shall guide

product selection and restoration procedures.

2.2 MANUFACTURERS

A. Manufacturers for General Coatings are subject to compliance with requirements.

Provide products of one of the following:

1. Benjamin Moore and Co., Montvale, NJ

2. Duron Paints, Beltsville, MD

3. Sherman William Paints, Washington DC

B. Substitutions must be approved by the Owner’s Representative.

2.3 PREPARATORY MATERIALS

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PAINTING 09911-7

A. Thinners, fillers and related materials shall be as recommended by paint manufacturer

for complete application of finishes.

2.4 PAINT MATERIALS

A. Primers or undercoats shall be factory formulated products that are compatible with the

substrate and finish paint material specified.

B. Finish paint shall be factory formulated products that are compatible with the substrate

and primer or undercoat paint material specified.

2.5 APPLICATION EQUIPMENT

A. General: For application of approved products, use only such equipment as is

recommended for application of the coating by the manufacturer.

B. Compatibility: Prior to actual use of the application equipment, use all means necessary

to verify that the proposed equipment is actually compatible with the material to be

applied and that the integrity of the finish will not be jeopardized by use of the proposed

application equipment. Contractor to coordinate with the manufacturer’s

representatives on appropriate tools and equipment.

C. Other Materials: All other materials, not specifically described but required for a

complete and proper installation of the Work of the Section shall be new, first quality of

their respective kinds, and as selected by the Contractor subject to the approval of the

Owner’s Representative.

PART 3 - EXECUTION

3.1 GENERAL PROCEDURES

A. Perform preparations and cleaning procedures in strict accordance with the

manufacturer’s written instructions and as herein specified, for each substrate condition.

Progression of work from preparation to priming and painting shall proceed in a timely

fashion so as to not allow time for bared, prepped, or primed, unfinished or

incompletely finished substrate to dwell unnecessarily in the weather before receiving

finish coats.

B. The goal of this painting project shall be to provide a very high quality, durable paint

finish, while retaining as much of the paint history as possible and protecting the

historic substrate from any unnecessary or adverse damage.

C. Take all necessary precautions to protect building elements and finishes from damage

by precipitation during work of this section.

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D. Every effort shall be made to accommodate the reasonable needs of the Owner in

relation to scheduling.

E. Do not apply material when temperature of surface and surrounding areas is below 50

degrees F, unless otherwise permitted by manufacturer’s instructions.

F. Do not apply paint in snow, rain, fog or mist or when the relative humidity exceeds

85%, or to damp or wet surfaces. The moisture content of the surfaces to be painted

must be 13% or less. Moisture content will be tested in several areas of each elevation

prior to the application of any paint materials.

G. The site shall be kept clean and free of debris, paint chips, and all equipment. The work

area shall be cleaned before work completion each day.

3.2 GENERAL PROTECTION

A. Protect the work of others from damage by the materials, equipment, or tools used for

the painting or finishing operations. Contractor shall be responsible for the repair of all

damage to the adjacent materials due to the execution of the Work at no additional

expense to the Owner. Repairs shall be made by qualified contractors skilled in the type

of repairs required to the satisfaction of the Owner’s Representative.

B. Protection shall be non-staining.

3.3 EVALUATE SUBSTRATE

A. Thoroughly assess substrate to determine if any carpentry repairs are necessary prior to

beginning the painting project.

B. Notify Owner if repairs are suggested and identify all locations for review.

C. Contractor should not perform any repairs prior to consultation with Owner.

3.4 MATERIAL PREPARATION FOR PAINT

A. Cleaning:

1. Gentlest means possible should be utilized. Attempt to use water at a pressure

less than 60 psi and a natural bristle brush before moving on to a harsher means.

2. If stubborn biological staining exists, a 3:1 hot water; bleach mixture should be

applied by handheld compression tank sprayer or by hand with a natural brush.

Thoroughly rinse the area with clean water at a pressure of less than 60 psi.

Surfaces must be allowed to dry at least 48 hours before any material application.

3. The use of tri-sodium phosphate (TSP) or other products containing phosphates or

sodium (soluble salts) is forbidden.

4. Power washing is not permitted.

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B. Paint Retention:

1. Preference shall always be given to retain well adhered paint.

a. Retain samples of paint layers in situ as directed by Owner.

C. Paint Removal:

1. Mechanical: Scrape with hand tools all surfaces exhibiting areas of loose or

peeling paint, and areas of adhesion failure. Hand sanding after scraping is

preferable using a grit no lower than 80, but appropriate to achieve a smooth

surface but not remove substrate. Sandpaper should be industrial, open-coat.

Random orbital or palm sanders may be used, only following agreement by the

Owner, so long as no or very minimal removal of existing substrate results. Any

sander must have attached dust collector.

a. Sand paper of the appropriate grit should also be used to sand rough or

fuzzed areas left after priming, but should not expose substrate.

2. Heat: If areas have been specified to be stripped bare of paint, this will be

accomplished by use of an infrared heater, scraping or steam. No heat guns will

be used on fragments in situ.

3. Chemical: Chemical strippers shall be reserved for use in special situations, and

shall never be used unless specified according to the scope of work of the contract

documents. If a chemical stripper is used, preference will be given to an

environmentally friendly product; no methylene chloride strippers shall be used.

Chemical strippers shall never be used in situ.

D. Wood Treatment:

1. For rotted and deteriorated areas requiring wood consolidation, utilize a two-part

wood epoxy consolidate applied per manufacturer’s written instructions and

approved by the Owner. No styrene products should be used.

2. If an application of wood treatment is deemed necessary prior to application of

paint, the Owner shall approve the product to be used. Products are to be applied

according to manufacturer’s written instructions and surfaces must be allowed to

dry a minimum of 24-48 hours.

3.5 GENERAL FINISH APPLICATION FOR PAINT

A. Apply paint with brush as best suited for type of material being applied. Apply paint in

accordance with manufacturer’s directions. Pay particular attention to minimum and

maximum times permitted between coats.

B. The number of coats and film thickness shall be the same regardless of the method of

application. Do not apply succeeding coats until previous coat has dried or cured as

recommended by paint manufacturer. Give special attention to insure that surfaces,

including edges, corners, and crevices receive a dry film thickness equivalent to that of

flat surfaces.

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PAINTING 09911-10

C. Base or prime paint coat shall vary slightly in color from finish coat.

D. Each coat shall be checked and any imperfections, faulty material, poor workmanship,

etc. shall be corrected before applying succeeding coat.

E. Apply additional coats when undercoats or other conditions show through final coat of

paint, until paint film is of uniform finish, color, and appearance, Give special attention

to insure that surfaces, including edges, corners, and crevices receive a dry film

thickness equivalent to that of flat surfaces. If necessary, sand surfaces lightly between

coats to produce desired smoothness and “tooth” for succeeding coat.

3.6 PRIMING

A. Primer shall be Alkyd by manufacturer specified in the “Materials” section of this

document and shall be compatible make and composition as finish paint.

B. Apply primer in accordance with manufacturer’s written instructions. Materials to be

applied by brush.

C. Apply each coat at not less than recommended spreading rate to provide the dry film

millimeter thickness specified by the manufacturer for each paint coating.

D. Allow at least 4-24 hours dry time (depending on manufacturer’s specification) before

proceeding with any additional paint application. Coating failure may result by

application of additional paint over non-dry film.

E. Apply additional coating where undercoats, stains, or other conditions show through

paint film, until uniform finish color is achieved.

F. Exposed nail heads to be spot primed with a rust inhibitor.

G. New wood shall be primed on all sides (especially end grain) prior to installation. All

wood to be installed with ground contact will be treated with wood preservative

approved by Owner.

H. All joints or gaps around doors, windows, or vertical joints of siding where water

invasion may occur are to be filled with an approved latex caulk, not to be applied until

prime coating is dry. Silicone caulks are not approved. Never caulk horizontal

clapboard laps.

I. All areas indicating stains due to corrosion of hardware shall be, pending Owner

approval, removed, properly labeled and stored in an agreed upon location on site. Rust

and corrosion shall be removed by wire brush. All surfaces are to be primed with a rust

inhibiting primer, and reinstalled after finish painting.

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3.7 FINISH PAINT

A. Upon completion of previous treatments, inspect all surfaces prior to paint application.

Lightly hand sand rough or fuzzed areas. Care should be taken not to expose substrate

or re-priming will be necessary.

B. Apply two coats of satin finish, Latex Enamel by manufacturer specified in the

“Materials” section of this document, film thickness as per material specifications.

Upon completion of coat, inspect all surfaces and allow to dry before applying a second

coating.

C. Apply additional paint coating where undercoats, stains, or other conditions show

through paint film, until uniform finish color is achieved.

D. Apply a coat of finish paint to a sample stick for every coat of finish paint applied to the

surface. Label the sample stick on the back with the following information:

1. Project name

2. Paint manufacturer

3. Paint type

4. Color name

5. Color formula

6. Sheen

7. Vendor

8. Number of coats

9. Date of application

10. Contractor name

3.8 CLEAN-UP

A. Perform operations so as to keep work areas and premises clean, and free from

accumulation of scrap materials, debris and other surplus material (at the end of every

workday).

B. Remove all debris from site and dispose of properly in accordance with all EPA

regulations. Recycle debris when possible.

C. No materials or debris will be permitted to drop free, but shall be removed by use of

material hoists, rubbish chutes, or other method approved by the Owner.

D. No materials or debris will be permitted to be passed through the finished interior

without proper protection in a manner approved by the Owner.

E. The landscape is to be left in as-found or better condition upon the completion of the

project.

END OF SECTION

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CYCLICAL MAINTENANCE

PLAN



CYCLICAL MAINTENANCE The most important component of any plan to preserve a historic structure is maintenance. As soon as a building is constructed or rehabilitated, the natural process of deterioration begins. Preservation has been defined as "the act or process of applying measures necessary to sustain the existing form, integrity, and materials of an historic property. Work, including preliminary measures to protect and stabilize the property, generally focuses upon the on-going maintenance and repair of historic materials and features rather than extensive replacement and new construction." (National Park Service, Nationwide Programmatic Agreement Toolkit for Section 106 of the National Historic Preservation Act, glossary of terms) Regular inspection and maintenance of systems will help preserve the integrity of historic building fabric. If that fabric is maintained, deterioration will be minimized or eliminated. Maintenance is the most cost effective method of extending the service life of a building system. By logical extension, maintenance is the key to preservation. While the decay of components of the envelope cannot be avoided, neglect can actually cause this process to increase at an exponential rate. The use of the wrong materials and methods will often cause worse damage to irreplaceable historic building fabric. Every historic structure, no matter how small, should have a written guide that includes:

Lists and schedules for periodic inspections of each system. These should be set-up in a ‘checklist’ format, to ensure uniformity of procedures over time;

Blank elevations of the building to be marked up during inspections and after any work takes place;

A full set of actual photographs that comprehensively document the conditions of the entire structure as well as a digital copy of each. This album will grow over time;

An emergency list of contractors who can be called upon in an emergency, especially HVAC, electrician, plumber, and roofer;

Individualized procedures for the historically appropriate handling of the individual systems and materials of the building; and,

Hard copies of completed reports that document all work and inspections. Include copies of estimates, contracts, warranty cards, paint colors, mortar recipes, materials sources, and any other information that will be needed by future stewards of the structure.

When considered in the long term, the cost to maintain historic structures is significantly less than the restoration of historic systems and materials, and it creates far less disruption to building occupants. When a property owner or manager creates a maintenance program for their building, it is strongly recommended that they seek the counsel of a preservation consultant, and/or



experienced contractor. The maintenance program should clearly identify and describe courses of action that are specific to the building.

Cyclical Maintenance Plan for Springside House

Inspections after a weather event • Using binoculars inspect the roof for loss of shingles. Replace or repair

as required. • Inspect the third floor finishes for evidence of water infiltration. • Inspect the basement for evidence of water infiltration. • Insure that gutters are not clogged with debris and that leaders are

running freely. • Inspect glazing for breakage. Replace as necessary

Semi-annually

• Remove algae growth from building materials with the gentlest cleaning means possible.

• Inspect caulking and weatherstripping at doors and windows. Replace as necessary.

• Inspect gutters and downspouts to insure that they are secured to the structure and are clear of debris and running freely.

Annually

• Insure that painted finishes are intact and protecting substrates. Touch up paint as required.

• Inspect mortar joints in brick foundation. Repoint as necessary. • Inspect chimney flashing. Replace if needed when roof is replaced. • Inspect exterior wall surfaces for damage caused by moisture,

structural stress or insects. Repair as condition warrants. • Insure that light fixtures, signage and any other building mounted

objects are secured to the structure and in good condition.



REUSE FEASIBILITY

STUDY



PROCESS

Renewed public interest in the reuse of the Elmhurst mansion and its integration with park activities has prompted this feasibility study which is part of a multi-faceted initiative aimed at revitalizing the park and its many assets. Supported by Mayor Bianchi and the office of Community Development, the project is founded in community engagement which has been key to identifying uses that are consistent with public needs and community vision.

In an effort to engage the public to the greatest extent possible in determining the next iteration of Springside House history, the City of Pittsfield held two public meetings associated with this feasibility study and solicited additional written comments about the reuse of the structure. The first meeting was convened on March 31, 2014 at City Hall. Well attended, the group was given a brief history of the site and mansion as well as a synopsis of the conditions assessment work to date. About forty interested citizens broke up

into three groups, each led by a facilitator, tasked with

expressing their visions about how Springside House could best serve the needs of the community into the future. Given the question, “What types of activities would you like to see take place at Springside House?” each group listed their thoughts. The entire group voted on the items that were most important to them with one or more of five green dots given to each individual.

Photo courtesy of iBerkshire.com



greenhouse/horticultural center 1

nature education center 1

bed and breakfast 1

youth hostel 2

visitor center 16

sports museum 1

local history museum/displays 14

homeless shelter

community organization hub 3

public meeting space 5

environmental education center and park welcoming center 24

municipal office (open space, arborist) 13

event function center (weddings/revenue generator) 18

art displays 2

rental space to 501C3 & social events 9

classroom BCC/MLLA 3

culture/nature/community visitor center 14

parks and rec. space- office

UMass/Stockbridge involvement 6

horticultural/nature/visitor center 7

agricultural uses (seed library) 1

community garden/admin support

BCC/UMass horticulture

incubator business spaces relating to horticulture

Many uses and connections to and within the park were also identified such as picnic grounds, farmers market, formal gardens, amphitheater below the house, trailhead for races, Nordic center, healing/meditation gardens, skating on the pond, warming hut, stargazing, community gardens, zoo, swimming area, and connection to the arboretum. The results of the poll were tabulated and attributed to five main use groups:

• Housing which included suggestions for use as a Bed and Breakfast establishment, Youth Hostel, Homeless Shelter and Apartment.

• Visitors Center use showcasing the City, Springside Park and Environmental Education opportunities in the surrounding Park.

• Exhibition use that could include changing and permanent exhibits highlighting history, art, environmental and sports displays that enhance understanding of the Park and City.

• Function Facility that could include public meeting spaces and rooms that could be rented for specific functions.

• Office use that could include offices and support spaces for municipal groups as well as 501c (3) organizations that are compatible with the present and planned future uses of the Park.



Springside House Reuse Options

4%

45%

13%

28%

10%Housing: B & B / Youth Hostel / Homeless

Shelter / Apartment

Visitor's Center: Pittsfield / Park /

Environmental Education

Museum Space: Art / History / Sports

Function Facility: Public Meeting Space /

Events

Offices: Municipal / 501c(3)

Aside from proposing specific uses for the building, expressed public opinion was sensitive to the fact that whatever uses the building held in the future, these uses needed to be compatible with, and supportive of, Park activities including existing and potential new future uses. Additionally, it was recognized that the historic landscapes should be preserved, enhanced and made integral to any future use of Elmhurst. Visitors Center The range of uses within the Visitors Center pie segment include utilizing Elmhurst as a central tourist destination and information hub for the City of Pittsfield as well as for the wider Berkshire region. This broad draw could engage Pittsfield visitors in the many events that are currently held at the Park and in the region. Elmhurst could also serve to showcase and educate visitors about specific Park features such as the Hebert Arboretum and the gardening efforts of the Springside Greenhouse Group and encourage the enjoyment of the many passive recreation opportunities available in the larger park grounds. The Visitors Center category of reuse options also includes the use of Elmhurst as a center for environmental learning that would range from macro level issues to the micro level study of the immediate habitat of the Park. This vision has to a great



extent been realized and could continue to be nurtured and supported in the facilities of a repurposed Elmhurst. With the establishment of the Arboretum in 1957 and the gardening club known as the Springhouse Garden Group in 1969, the property surrounding the house has been utilized and enjoyed by the public for years. The public voiced support for making use of spaces within the house for offices, seed and resource libraries, and other facilities that would augment the work of these groups and facilities. The Friends of Springside Park has been instrumental in preserving the Park by promoting best practices for conservation of its resources as well as by encouraging partnerships that will benefit the community. Other groups, such as the Western Massachusetts Master Gardeners Association who installed the demonstration gardens adjacent to the house, also provide workshops throughout the year. “In addition to these four organizations actively involved in offering a diversity of ecological and agricultural programming, several other organizations have recently utilized Springside Park for educational programming: Berkshire Natural Resources Council, the Hoffman Bird Club, the Berkshire Museum, and hundreds of students in school groups from elementary to college level.”1 All of these educational programs could benefit by the use of shared educational and exhibit spaces and could integrate well with the visitors center and tourist destination concepts outlined earlier. Function Facility Given the imposing presence, expansive grounds and commanding view of downtown Pittsfield and the mountains to the West, Elmhurst has long served as a place of community gathering. Public sentiment in the informational meeting clearly expressed that this function should continue and be enhanced by expanding these functions into the house itself. At present, cultural events such as concerts and performances are held on the lawns surrounding the house with access to temporary comfort facilities. The community vision is that with the renovation of the house, certain spaces would be appropriate for community gathering and meeting space. In addition, private functions such as weddings and corporate meetings were mentioned as a means to provide revenue for the property and ongoing maintenance of the building. Museum Space While there are many public and private museum and exhibit spaces throughout Pittsfield, some participants voiced a preference for utilizing Elmhurst as a place where local history could be displayed with emphasis on the history of Springside Park and Elmhurst. Other museum functions included traveling art exhibits, displays of historic sporting events and memorabilia relating to Pittsfield, and

1 “A Proposal for Redevelopment & Reuse of the Historic Springside House as an Educational Visitors Center”, Springside Park Conservancy Planning Committee, March 2014.



exhibits that supported the Visitors Center and the environmental education components. The high ceilings and well lit spaces on the first floor could readily serve these functions and complement the Visitor Center and Function Facility concepts. Offices The need for office space for groups that would be compatible with other functions of Springside Park was raised. It was noted that many not-for-profit groups could benefit not only from the economics of shared space but also from the vibrant environment that collaboration between groups could foster. Historically Elmhurst served as the headquarters for the Pittsfield Department of Parks and Recreation. It is possible that once again certain municipal offices could benefit by relocating to Elmhurst, particularly if their goals dovetailed with and supported the overall mission of the dominant new uses of the building and grounds. Housing Constructed as a grand residence, Elmhurst has a multitude of sleeping rooms that could facilitate a Bed and Breakfast, Youth Hostel or Homeless Shelter function as suggested in the public forum. While these types of housing were identified as valuable community assets, they may not be compatible with historic uses of the Park or with the preferred use as a natural resource and cultural center. A portion of the rear wing which houses an apartment, separate from the main house, could still be utilized in full or in part as a residential unit for a caretaker, visiting educator, artist or scholar in residence, potentially generating some income for the property.



FEASIBILITY One of the main assets of Elmhurst is the number and variety of spaces that comprise the structure. The first floor of the main house consists of large rooms opening onto a central hall. While the rear ell is currently closed off from the western portion of the house, it could readily be reopened and integrated into other first floor functions to the west. Another asset of the first level is the relationship to the site by way of approaches and entrances some of which are very public and others more private. The second and third floor spaces are smaller but also connected by a main hall which facilitates access and egress. Upper floor rooms have the potential of being opened to each other, with proper engineering, to create suites of connected rooms. Vertical access occurs by way of a central stairway on the western portion of the building and a separate stair in the rear ell. The beauty of the variety of spaces within the building allows for multiple uses that very well suits the expressed needs of the community as outlined in the public meetings. Most of the programs identified could be housed compatibly and naturally within the house without altering the character defining features and historic aspect of the assemblage. The following plans demonstrate how the program could be accommodated.



As illustrated, the Visitor Center functions can readily be accommodated on the first floor along with exhibit spaces and classrooms and function rooms that could spill out onto the wrap around deck. Second floor rooms are well suited for use as offices, meeting space and shared office facilities for those municipal or not-for-profit enterprises that relate specifically to the environmental learning center reuse concept. Third floor spaces could accommodate additional offices as well as a unique meeting room in the tower which overlooks the City. Spaces that are smaller and have lower ceilings in the rear of the building could serve as collection storage areas for the large amount of recreational and sports ephemera that is currently stored in the building. The use of the building can be maximized and accessible to the greatest number of the community if an elevator is installed within the building. There are several areas where installing a vertical lift and accessible toilet rooms is possible without disturbing the historic integrity of the house. Existing toilet facilities on the second floor could readily be renovated to provide services for the second and third floors. In addition to providing functional interior access between floors, future site planning should consider emphasizing the route to the south facing entrance door as the main entrance to the first and second floor public and office functions. This single point of entry could provide security, and other first floor doors could provide emergency egress as required by code.



ZONING ISSUES Springside Park lies within an R-6 (one and two family dwelling) zoning designation that allows for other uses by special permit. Many of the uses suggested for Elmhurst during the community input meetings are not specifically noted in the following tables but could be allowed as accessories to uses that are permitted. For example, an art gallery or museum is not permitted but could be interpreted to be accessory to an educational use. If an apartment is desirable, this is not a permitted use in the R-6 district but could continue as a pre-existing non-conformity. In that Springside Park is a municipal property that requires a unique mix of uses to sustain the vibrancy that is envisioned by the community, it may be possible to gain a variance for specific uses that are not allowed by right or special permit.

TABLE OF PRINCIPAL PERMITTED USES

PRINCIPAL PERMITTED USES

USE

GROUP

R-6

a. RESIDENCE USES

Dwellings: One-Family

BR

X

" Two-Family

BR

X

Assisted Living Residences (ORD 791, 1995)

SP

X

Flexible Development [Added 2-13-2007 by Ord. No. 988]

SP

X

Group Homes

SR

X

Bed-and-Breakfast or Tourist Homes (ORD 913, 2003)

SP

X

b. INSTITUTIONAL, RECREATIONAL AND EDUCATIONAL USES

Camps: Private Camps

SP

X

Charitable, Welfare or Health Centers or Institutions, or Day Care Services for Children

SP

X Churches, Temples or Other Places of Worship

BR

X

Clubs, Lodges or Associations: Country Clubs

BR

X

Fraternal, Social, Recreational, Youth or Veterans Organizations not Conducted for Profit

SR

X

Non-Commercial Outdoor Swimming clubs, Tennis Clubs, Sportsmen Clubs, or any other non-commercial recreational open uses of land which are compatible with a residential environment

SP

X




USE

GROUP

R-6

Community Centers: Senior Citizen and other Neighborhood Centers

BR

X

Correctional Institutions

SP

X

Golf Courses

SR

X

Libraries: Public or Private

BR

X

Nursing Homes

SP

X

Parks and Playgrounds (ORD 923, 2004)

BR

X

c. SCHOOLS

Educational Uses

SR

X


USE

GROUP

R-6

g. UTILITIES, COMMUNICATION AND TRANSPORTATION

Airports or Heliports

SP

X

Public or Quasi-Public Utilities

SP

X

Telephone Exchanges/Similar Structures

SP

X

i. GOVERNMENTAL USES AND SERVICES

Fire Station

BR

X

Police Stations

BR

X

j. OTHER PRINCIPAL USES

Agricultural Uses, Except those involving Livestock

BR

X

Agricultural uses involving livestock, such as, but not limited to Dairy, Poultry, Stock Farming, Piggeries, or Fur Farms.

SR

X

Animal Shelter (ORD 861, 1999)

SR

X

Landfill, Sanitary

SP

X

Nurseries (Retail), Landscape Gardening or Greenhouses

SR

X



CODE REVIEW

Applicable Codes 2009 International Building Code 2009 International Existing Building Code

2009 International Mechanical Code 2009 International Energy Conservation Code Massachusetts Amendments Board of Fire Prevention Regulations (527 CMR) Board of State Examiners of Plumbers an Gas Fitters (248 CMR) Massachusetts Electrical Code (527 CMR 12.00) Architectural Access Board (521 CMR)

ICC A117.1-3 Accessible and Usable Buildings and Facilities

Proposed Occupancy: Mixed Use Use Group A-3: Assembly Use Group B: Business Use Group R-3: Residential State Building Code Review Chapter 34: Existing Structures 3401.1 Scope. Chapter 34 of the International Building Code 2009 is deleted in its entirety. The alteration, repair, addition, and change of occupancy of existing buildings shall be controlled by the provisions of the International Existing

Building Code 2009 and its appendices, and as modified with Massachusetts Amendments. Chapter 11: Accessibility 1101.1 Scope. In accordance with MGL c.22, paragraph 13A, all public buildings shall be designed to be accessible to, and functional for use by, physically disabled persons, and conform to the requirements of 521 CMR…which shall be enforced by the building official or the state inspector, as applicable. 521 CMR: Architectural Access Board (effective July 27, 2006)

3.00: Jurisdiction 3.9 Historic Buildings

An historic building or facility that is listed or is eligible for listing in the National or State Register of Historic Places or is designated as historic under appropriate state or local laws may be granted a variance by the Board to allow alternate accessibility. If a variance is requested on the basis of historical significance, then consultation with the Massachusetts Historical Commission is required in order to determine whether a building or facility is eligible for listing or listed in the National or State Register of Historic Places. The Massachusetts Historical Commission may request a copy of the proposed variance request and supporting documentation to substantiate the variance request and its effect on historic resources. A written statement from



the Massachusetts Historical Commission is required with the application for variance.

International Existing Building Code 2009 (IEBC) For the purposes of this study, the 2009 International Existing Building Code will serve as the basis for code review. This code allows historic properties, those recognized as such by the State or National Register of Historic Places, some flexibility as far as full compliance with current codes. Any new construction must meet current code however. Section 308, Historic Buildings, states that “the provisions of this code relating to the construction, repair, alteration, addition, restoration and movement of structures, and change of occupancy shall not be mandatory for historic buildings where such buildings are judged by the building official to not constitute a distinct life safety hazard”. The building will not be undergoing a “change of occupancy” as its previous use was a mixed use building housing a residential apartment, municipal offices and public spaces. However, the codes will require compliance to the greatest extent possible to provide the following with regard to universal access.

• At least one accessible building entrance • At least one accessible route from an accessible building entrance to primary

function areas. • Signage complying with Section 1110 of the International Building Code. • Accessible parking, where parking is being provided. • At least one accessible passenger loading zone, when loading zones are

provided. • At least one accessible route connecting accessible parking and accessible

passenger loading zones to an accessible entrance. • Where toilet rooms are provided, the room shall comply with the standards

for an accessible family or assisted-use toilet room. The toilet room shall be on an accessible route.

All of these accessibility requirements are readily achievable in the existing building. The requirement for vertical access will require discussion with the building official, once the final occupancy uses are determined, as to whether a Limited Use, Limited Access lift is acceptable rather than a full sized elevator. In either case, the building is able to accommodate a vertical shaft either in the interior as shown in the concept plans or as an exterior tower. The International Existing Building Code devotes Chapter 11 to Historic Buildings and how these buildings may be repaired or altered in a safe way that allows for reuse of the building. The major points of this chapter include the following:

1. Section 1101.2: The code official shall determine if a report by a design professional is required to show that safety features are in compliance with the intent of this code. This may entail a study of load paths through the building with regard to seismic design, and it may “demonstrate how the



intent of these provisions is complied with in providing an equivalent level of safety.”

2. Section 1102 Repairs: Repairs to any portion of a historic building or

structure shall be permitted with original or like materials and original methods of construction, subject to certain provisions.

3. Section 1102.5 Replacement: Replacement of existing or missing features

using original materials shall be permitted. Partial replacement for repairs that match the original in configuration, height, and size shall be permitted. Safety glazing is the exception which requires full compliance with the International Building Code.

4. Section 1103 Fire Safety: Historic buildings undergoing alterations, changes

of occupancy, or that are moved shall comply with Section 1103. Section 1103.12 further states: “Every historical building that cannot be made to conform to the construction requirements specified in the International Building Code fro the occupancy or use, and that constitutes a distinct fire hazard shall be deemed to be in compliance if provided with an approved automatic fire extinguishing system.” The code official may approve an alternative life-safety system.

It is envisioned that given the program for occupancy developed in this report, the majority of work will consist of repairs to the existing structure. No additions are envisioned at this time, and alterations will consist of the inclusion of accessible toilet facilities and a vertical lift within the existing building footprint. As such, the IEBC allows for the following:

Repairs: Repairs shall be done in a manner that maintains the level of fire protection, of protection provided for the means of egress, and the level of accessibility. Alterations: Alterations shall comply with the requirements of the International Building Code for new construction.

Both of these stipulations are readily achievable. In summary, the IEBC allows for certain flexibility with regard to historic buildings such as Elmhurst. Fire separation between uses is achievable as is compliance with universal accessibility provisions. Alterations such as new toilet facilities and vertical access can be made compliant with current building codes for new construction. It is in the best interest of the City to install an automatic fire extinguishing system throughout the facility to protect the renovated building and its multiple occupants.



REFERENCES

American Society for Testing and Materials. Standard Test Method for Examination & Analysis of Hardened Masonry Mortar: ASTM C-1324-03 Massachusetts Historic Commission, Form B, MACRIS

US Department of the Interior, National Park Service. “Springside Park,” National Register of Historic Places registration form

National Park Service. Nationwide Programmatic Agreement Toolkit for Section 106 of the National Historic Preservation Act: glossary of terms

US Environmental Protection Agency. Renovation, Repair and Painting (2010) Downing, Andrew Jackson, Cottage Residences, 3rd edition, 1847, Wiley and Putnam, NY

Eliot, Cecil D. Development of Materials and Building Systems, 1994, MIT Press, Cambridge Garvin, James L. A Building History of Northern New England, 2001, University Press of

New England, Lebanon, NH Giedion, Siegfried. Space, Time and Architecture, 1980, Harvard Univ. Press, Cambridge

McAlester, Virginia and Lee, A Field Guide to American Houses, 1984, Alfred A Knopf, NY Calloway, Stephen. The Elements of Style. New York: Simon and Schuster, 1991

“The American Doorknob,” Antique Homes Magazine http://www.antiquehomesmagazine.com/Articles.php?id=14

Harris, Cyril M. American Architecture, An Illustrated Encyclopedia. New York: W. W. Norton & Company. 1998 Moss, Roger W. Lighting for Historic Buildings. New York: John Wiley & Sons, Inc., 1988

O’Bannon, Steve. “Early Electrical Lighting in Homes” http://www.rexophone.com/?p=1175

Smith, J. E. A. History of Pittsfield, Massachusetts, From the Year 1800 to the Year 1876. Springfield: C W. Bryan & Co., 1876. https://archive.org/details/historyofpittsfi02smit Winkler, Gail Caskey and Moss, Roger W. Victorian Interior Decoration, American Interiors

1830-1900. New York: Henry Holt and Company. 1986 McKee, Harley J. Introduction to Early American Masonry, 1973, National Trust for Historic Preservation, Washington.

Weeks, Kay D., and Grimmer, Anne E. The Secretary of the Interior's Standards for the Treatment of Historic Properties with Illustrated Guidelines for Preserving, Rehabilitating,

Restoring, and Reconstructing Historic Buildings. Washington, D.C.: U.S. Government Printing Office, 1995


APPENDIX


STRUCTURAL ASSESSMENT

REPORT OF STRUCTURAL CONDITION SURVEY

SPRINGSIDE

874 NORTH STREET

PITTSFIELD, MA

Prepared by

The Di Salvo Ericson Group

Structural Engineers, Inc.

63 Copps Hill Road

Ridgefield, CT 06877

(203) 438-9581

www.tdeg.com

Project No. 14001.00

February 14, 2014

TABLE OF CONTENTS PAGE NO.

INTRODUCTION AND EXECUTIVE SUMMARY 1

PURPOSE 2

THE SCOPE OF THE INVESTIGATION 2

THE DESCRIPTION OF THE STRUCTURE 2

OBSERVATIONS OF THE EXISTING CONDITIONS 3 - 4

OPINION AND RECOMMENDATIONS 5 - 7

LIMITATIONS 8

APPENDIX

PHOTOGRAPHS OF EXISTING CONDITIONS

KEY PLANS

Structural Condition Survey

Springside

874 North Street, Pittsfield, MA

The Di Salvo Ericson Group Page 1

Structural Engineers, Inc. 2/14/2014

INTRODUCTION AND EXECUTIVE SUMMARY

The Di Salvo Ericson Group was retained by CME Architecture, Inc. of Woodstock, CT to

review the general condition of the structural elements of the historic “Springside” building at

874 North Street in Pittsfield, MA. The purpose of the review was to determine the suitability of

the building for occupancy, identify structural deficiencies, and make recommendations for the

repair of the conditions noted.

The investigation consisted of a walk-around survey of the exterior of the building and the

accessible portions of the interior, including the basement, first floor, second floor, and third

floor.

In our opinion, the building is in fair to poor condition, deferred maintenance of portions of the

building has resulted in their poor condition. The conditions noted are typical for a building of

this use and vintage, some of the recommended remedial repairs are considered routine

maintenance and preservation measures for this unique structure and some of the recommended

remedial repairs are required to restore the structural integrity of the affected portion of the

building.

The building is safe for its’ occasional current occupancy and use, although structural repairs

should be implemented prior to returning the building to daily use. Repairs to specific portions

of the building are recommended including the following:

Repair and re-paint exterior wood siding and trim

Repair foundation wall brickwork and mortar joints

Repair Main Level floor framing including all of the interior timber posts and all of

the temporary supplemental support framing

Repair deteriorated wood posts at open porch

Mitigate active water infiltration into the basement

Additional investigation is recommended to determine if and to what extent active insect

infestation is occurring and the feasibility of installing a lightning protection system.

The basis for this opinion, specific details, recommendations, limitations and qualifications

regarding our findings are stated in the remainder of this report.


Springside




PURPOSE

The purpose of this report is to summarize the results of our review of the condition of the

structural elements of the building. The purpose of the review was to determine the suitability of

the building for occupancy, identify structural deficiencies, and make recommendations for the

repair of the conditions noted.

THE SCOPE OF THE INVESTIGATION

The investigation consisted of a walk-around survey of the exterior of the building and the

accessible portions of the interior, including the basement, first floor, second floor, and third

floor. The survey was conducted with Evelyn Cole Smith AIA, CME Architecture, Inc. on

January 14, 2014.

THE DESCRIPTION OF THE STRUCTURE

The building was constructed in 1860 as a single family residence and then remodeled and

renovated in the 1870’s. In 1940 the house was donated to the city and has been used by the city

and the public until the present time. The building includes post-and-beam timber framing and

sawn timber joists and rafters. The building includes three finished levels, a full basement, and

an open front porch.


Springside




OBSERVATIONS OF THE EXISTING CONDITIONS

Existing Conditions Terminology

The following terminology is used to generally describe and indicate the overall condition of the

existing building components. These terms are a general guide and should be used to evaluate

and understand existing conditions and the need to maintain, remove and/or replace items and

components as necessary.

1. Poor Condition – The particular component, system or element is in need of immediate

attention. The item should be repaired or replaced as soon as possible.

2. Fair Condition – The particular component, system or element is presently showing signs

of aging and disrepair. Attention should be given to the component, system, or element

in the near future in order to assess repair or replacement requirements.

3. Good Condition – The particular component, system, or element is relatively new.

Repair or replacement is not required at this time.

4. Excellent Condition – The particular component, system, or element is brand new or in

like new condition. Repair or replacement is not required at this time.

Building Exterior The building exterior includes painted wood clapboard siding and trim. The condition of the

exterior is what would be expected for a building of this construction and vintage with deferred

maintenance. The exterior painted wood siding and trim is in poor condition. Peeling and

missing paint occurs throughout. Deteriorated wood was noted where the paint coating is

missing. In addition, the bases of some of the exterior wood columns at the open front porch are

deteriorated.

The most significant evidence of structural deterioration occurs at the brick portion of the

foundation. The brick work is in poor condition. Portions of the mortar joints are completely

deteriorated resulting in loose and displaced bricks.

No other areas of structural deterioration or distress were noted, although it is common in

buildings of this vintage to have deterioration occur in the perimeter timber plate on top of the

foundation wall where the timber is in contact with the masonry or in close proximity to the

exterior grade.

The foundations under the open porch appear to have been replaced with round cast-in-place

concrete piers.

Attic Level

The attic level is finished so the roof framing is not visible. No evidence of structural distress,

deterioration, or active water infiltration was noted. Evidence of previous water infiltration in

the attic was noted. The stairway to the attic is noticeably displaced, the treads slope towards the

open stringer side (right side) of the stair.


Springside




OBSERVATIONS OF THE EXISTING CONDITIONS, CONT’D.

Second Level

The condition of the interior finishes is typical for a building of this construction and vintage.

Cracked plaster and uneven floors were noted in locations throughout. The most evident

condition is the slope of the floors towards the middle of the front portion of the building. A

corresponding sag was noted in the ceiling above the foyer of the First Floor. No other evidence

of significant structural damage or deterioration was noted.

First Level

The condition of the interior finishes is typical for a building of this construction and vintage.

Cracked plaster and uneven floors were noted in locations throughout. A noticeable

displacement in the floor occurs in the Storage Room, presumably the result of differential

movement between the timber framing and foundation wall directly below.

Basement

The condition of the basement is typical for a building of this construction and vintage. The

exterior foundation wall consists of mortared stones at the lower portion of the wall and mortared

brick at the upper (above grade) portion. The First Floor framing is exposed and is comprised of

the original timber framing. Numerous supplemental supports have been installed throughout

the basement, presumably to address structural deficiencies.

Evidence of moisture infiltration and moisture related damage was noted throughout the

basement. The bases of the timber posts are deteriorated, in some locations the deterioration has

resulted in crushing of the post base and the loss of contact between the top of the post and the

supported timber framing. Standing water was noted in the Electric Panel Room and in the rear

Storage Room below the entry to the apartment. In addition, the deteriorated brickwork

condition that is evident on the exterior is also evident on the interior side.

The timber framing is in fair to poor condition; areas of structural distress or deterioration were

noted.


Springside




OPINION AND RECOMMENDATIONS

In our opinion the building is in fair to poor condition, deferred maintenance of portions of the

building has resulted in their poor condition. The conditions noted are typical for a building of

this use and vintage, some of the recommended remedial repairs are considered routine

maintenance for a building of this vintage, and some of the recommended remedial repairs are

required to restore the structural integrity of the affected portion of the building.

The structural distress appears to be related to inadequate support of the first floor framing,

deterioration of the brick masonry foundation, deterioration of columns in the basement and the

lack of routine maintenance on the exterior. The deteriorated conditions should be addressed to

maintain the safety and functionality of the building and a program of routine maintenance

should be established to address conditions in the future and prevent additional deterioration.

Current Use The building is safe for its’ occasional current occupancy and use. The structural repairs

outlined below should be implemented prior to returning the building to daily use. For practical

reasons, the storage of items that are “relatively heavy”, such as paper files, recreational

equipment weights, etc., should be discontinued until after the repairs are made and then, only in

designated areas of the repaired building.

Recommended Repairs The repair of timber framing members and their connections can be accomplished in a variety of

ways depending on the specific condition and the desired end result. Timber repairs can include

the use of structural epoxy to patch deteriorated areas, structural epoxy and reinforcing dowels to

splice and re-connect timber members, supplemental framing to “sister” the member or reduce

the span, and bolted steel plates to strengthen timber connections.

Recommended repair work includes the following, the specific details and specifications for the

repair work are not included in this report:

Building Exterior The exterior finishes will require repair including replacement of deteriorated wood elements,

surface preparation and painting of wood siding and trim, and repair/replacement of the

deteriorated posts at the open porch. In addition, the repair of the deteriorated brickwork at the

foundation is required. The scope of this repair work may include the complete removal and

reinstallation of the brick with proper mortar, flashing, and protection of the supported timber sill

plate. Routine maintenance of the exterior finishes at regular intervals is recommended

following the repair to prolong their useful service life.

Attic

The previous water infiltration condition appears to have been remedied by the recent re-roofing

work. No structural repair work is anticipated in the attic level. The stairway to the attic level

should be repaired/supported to provide a level walking surface.


Springside




OPINION AND RECOMMENDATIONS, CONT’D.

Second Level

The noticeable slope in the Second Level floor may be attributable to the poor condition of the

First Level floor framing and the supplemental framing in the basement. The sloped floor

condition could be addressed at the time of the repair work in the Basement. Additional

investigation consisting of selective probes through existing finishes may be required to

determine the “load path” between the Second Level and Basement prior to the design of the

repairs.

The repair method may not completely remove the sloped floor condition because lifting the

floor to its’ original location may cause undesirable damage to the adjacent floor, wall, and

ceiling finishes. In addition, some of the floor framing elements may have developed a

permanent deflected shape, or “set”, and lifting them will not remove the “set”. Instead, the

repair method may only stabilize selected structural elements to maintain their current

configuration and prevent further movement.

First Level

The noticeable slope in the First Level floor is attributable to the poor condition of the First

Level floor framing and the supplemental framing in the basement.

The condition of the First Level floor should be addressed by removing and replacing all of the

interior timber posts and all of the temporary supplemental support framing. The replacement

timber framing should be sized as appropriate to the span and loading condition, and the

replacement interior supports could consist of masonry piers, steel pipe columns, or preservative

treated wood posts on stand-off metal bases. New concrete footings should be provided at all the

post locations.

Like the Second Level, the repair method may not completely remove the sloped floor condition

because lifting the floor to its’ original location may cause undesirable damage to the adjacent

floor, wall, and ceiling finishes. In addition, some of the floor framing elements may have

developed a permanent deflected shape, or “set”, and lifting them will not remove the “set”.

Instead, the repair method may only stabilize selected structural elements to maintain their

current configuration and prevent further movement.

Basement

As previously stated in the Building Exterior portion of the report, the repair of the deteriorated

brick work at the perimeter foundation is required. The scope of this repair work may include

the complete removal and reinstallation of the brick with proper mortar, flashing, and protection

of the supported timber sill plate. The work can be performed in conjunction with the repair of

the Main Level framing since shoring of the Main Level will be required.

The water infiltration condition should be remedied. This could be accomplished by improved

maintenance of the area adjacent to the foundations to address surface water drainage and/or by

the installation of a waterproof coating below grade. In addition, the removal of the existing slab

on grade and the installation of a new concrete slab over vapor barrier throughout the Basement


Springside




OPINION AND RECOMMENDATIONS, CONT’D.

is recommended. This work could be performed in conjunction with the installation of the new

piers and footings because it is most likely that, at that time, temporary shoring of the floor

framing will be in place.

Additional Investigation

Additional investigation is recommended to further assess specific conditions, including the

following:

1. A thorough inspection of the entire building should be made by a qualified insect

exterminator to determine if, and to what extent, insect infestation has occurred and whether

or not there is active ongoing insect infestation.

2. A qualified lightning protection company should be consulted to provide an opinion

regarding the feasibility of installing a lightning protection system.

3. Selective probes through existing finishes may be required to determine the “load path”

between the Second Level and Basement prior to the design of the repairs.

Summary of Repair Recommendations

We recommend that the following remedial work be undertaken in the near future:

1. Replace the deteriorated wood elements, surface preparation and painting of wood siding and

trim, and repair/replacement of the deteriorated posts at the open porch. As a part of this

work, expose the perimeter timber plate on top of the foundation wall to determine if, and to

what extent, deterioration has occurred. Repair/replace the timber plate as required.

2. Repair the deteriorated brickwork at the foundation. The scope of this repair work may

include the complete removal and reinstallation of the brick with proper mortar, flashing, and

the protection of the supported timber sill plate.

3. Repair the stairway to the Attic level to provide a level walking surface.

4. Repair the Second Level floor framing to the extent that it is practical and so as not to further

damage the wall and ceiling finishes. Supplemental support or “sister” framing of damaged

or deteriorated framing may be required.

5. Repair the First Level floor framing to the extent that it is practical and so as not to further

damage the wall and ceiling finishes. Remove and replace all of the temporary supplemental

support framing.

6. Remove the temporary and timber posts in the basement and replace them with new masonry

piers, steel pipe columns, or preservative treated wood posts on stand-off metal bases. Install

new concrete footings at the new post locations.

7. Remediate the water infiltration condition into the Basement.

8. Remove the existing Basement slab on grade and replace with a new concrete slab over

vapor barrier throughout.


Springside




LIMITATIONS

1. This report is based on our visual observations of conditions that were readily accessible at

the time of our review. Conditions may exist which are hidden from view that could affect

some of the recommendations contained in this report. The recommendations and

conclusions reached, therefore, are subject to revision if and when additional evidence or

information is available.

2. The findings associated with this report are limited to the condition of the visible structural

elements. We did not review any other elements of the architectural, structural, mechanical,

electrical, plumbing or fire protection systems, and no opinion regarding the adequacy of

these systems is implied or intended.

3. Our investigation of the condition of the building was not exhaustive. As is common for this

type of service, we limited our review to typical elements that were repetitively used. This

report does not express or imply a warranty of any of the building elements or of the entire

structure.

4. This report does not include the discovery, testing, monitoring, handling, removal, or

disposal of, or exposure of persons to, hazardous materials in any form at the project site,

including, but not limited to asbestos, asbestos products, polychlorinated biphenyl (PCB) or

other toxic substances.

End of Report

Submitted by

The Di Salvo Ericson Group

Structural Engineers, Inc.

Bruce D. Richardson, P.E.

APPENDIX

PHOTOGRAPHS OF EXISTING CONDITIONS

KEY PLANS

Front (West) Elevation

Rear (East) Elevation

North Detail

Front Elevation

Rear Elevation

North Detail

Open Front Porch

Deteriorated Porch Post Base

Deteriorated Brick Foundation

Open Front Porch

Brick Foundation


Typical Basement Condition








Electrical Panel Room



Water Infiltration Condition at Electrical Panel Room

Displaced Post

Deteriorated Post Base


Displaced Post

Deteriorated Post Base


Supplemental Basement Framing


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MECHANICAL ELECTRICAL

PLUMBING ASSESSMENT

SALAMONE & ASSOCIATES, P.C. Consulting Engineers

• Wallingford • CT • 0649 • Phon • Fax (20

Mechanical • HVAC • Plumbing • Fire Protection • Electrical • Specialized Systems • Structural • Roofing www.salamoneassociates.com

116 North Plains Industrial Rd 2 e (203) 281-6895 3) 287-8728

EXISTING PLUMBING/MECHANICAL/ELECTRICAL EVALUATION: Sanitary Waste System:

The sanitary piping located in the basement serves all the plumbing fixtures on the upper levels. A majority of the piping is comprised of cast iron and the apartment section has pvc piping. In a few areas cast iron piping has been disconnected and abandoned. The cast iron piping appears to be over fifty (50) years old and in fair condition.

PVC piping routed to the plumbing fixtures in the apartment appeared to be in good condition with no leaks present.

A sump pump is located adjacent to condensate receiver for ground water drainage. The pump has no legible information and appears to be in poor condition. Replacement is warrented due to condition.





Domestic Cold Water System:

Domestic cold water piping enters the electrical room and is routed to the domestic water storage tanks and plumbing fixtures. The majority of the piping appeares to be over fifty (50) years old and uninsulated. The shut valves and portions of the copper piping are in fair condition.

Domestic water piping in the apartment is comprised of pex tubing. The piping and associated shut off valves appeared to be in good condition with no deterioration present.

Domestic water is stored in two (2) polyethylene storage tanks manufactured by the Centennal Molding Company. Each tank stores two hundred and twenty (220) gallons and is connected to bladder type pressure tanks. The tanks appeared to be in good condition with no deterioration/leakage present.





Domestic Hot Water System: Domestic hot water is provided by a gas fired tank type water heater manufactured by the Branford White Company. The water heater has forty (40) gallon storage and appeared to be in good condition.

Natural Gas Service:

Natural gas is provided by an exterior meter provided by Berkshire Gas Company. The piping is routed from the meter to the gas fired water heater and boiler. Deterioration (rust) is present on the exterior piping.

Apartment Plumbing Fixtures:

The apartment has a small room near the front entry that houses a tank type water closet. Mansfield Company manufactuers the water closet. The fixture and braided piping connection/shutoff valve appeared to be in good condition with no deterioration present.





The laundry room has a single domestic hot/cold water shutoff valve that appeared to be in good condition with no deterioration present.

A double bowl stainless steel sink with faucet is located in the kitchen. The domestic piping underneath the sink is copper with braided connections and shut off valves. The sink and faucet appeared to be over twenty five (25) years old and in fair condition. Replacement is warranted due age and condition.

The upstairs bathroom has a tank type water closet manufactured by the Kolher Company. The fixture and braided piping/shutoff valve appeared to be in good condition with no deterioration present.





A countertop lavatory and faucet is located in the upstairs bathroom. Some deterioration (rust) is present at the drain stop. The fixture, braided piping/shutoff valves and faucet appeared to be in fair condition. Replacement is warranted due to the condition.

A walk in shower is located in the upstairs bathroom. The mixing valve, faucet and shower head appear to be over twenty five (25) years old and in fair condition. Replacement of the fixtures is warranted due age.

Main House Plumbing Fixtures:

A service sink and lavatory is located in the storage room adjacent to the Parks Commissioner office. Each fixture appears to be over twenty five (25) years old and in poor condition with major deterioration present. Replacement is warranted due age, condition and water consumption.





The ladies bathroom has a single tank type water closet manufactured by the American Standard Company. Piping is routed along the interior wall and is uninsulated. The fixture and associated piping appeared to be over twenty (20) years old and in fair condition. Replacement is warranted due to age and water consumption.

A wall mounted lavatory and faucet is located in the ladies bathroom. The fixture and faucet appeared to be over twenty five (25) years old and in fair condition. Some deterioration (rust) is present at the drain piping. Replacement of the fixtures is warranted due age and water consumption.

The mens bathroom has a single tank type water closet manufactured by the American Standard Company. Domestic cold water piping is braided to a shutoff. The fixture appears to be over twenty (20) years old and in fair condition. All associated piping appeared to be in good condition with no deterioration present. Replacement of fixture is warranted due to age and water consumption.





Abandoned upper level bathroom. No fixtures present.

An hose bibb is located on the buildings exteior adjacent to the gas meter. The valve appeared to be in good condition with no deterioration present.

Steam Heating System:

Space heating is provided by a gas fired steam boiler located in the basement. The boiler is manufactured by the Peerless Heater Company, provides 431,000 BTU/Hr output and is served by a gas fired burner manufactured by the Powerflame Company. Both the boiler and burner appeared to be sixteen (16) years old and in good condition.





Breeching for the boiler is routed to a chimney stack. The breeching has a barometric damper and corrosion throughout. Replacement is warranted due to condition.

Distribution steam piping from the boiler is routed to the various rooms in the house. The piping is cast iron and has been recently insulated. Control valves appeared to have deterioration present. Replace shutoff valves due to condition.

A condensate receiver serves the steam system and is found in the basement adjacent to the boiler. The unit appears to be in poor condition. Replacement is required due to condition.





Condensate return piping from the radiation units is routed back to the condensate receiver. At the beginning of the return piping a steam trap is found. The majority of the piping and traps appear to be in fair condition.

Heat within the main house and the apartment is provided by cast iron steam radiators. The majority of the radiators appeared to be over fifty (50) years old and in fair condition. Deterioration (rust) can be found on most of the units. Some units have heavy deterioration, leakage and are abandoned. All of the older units require cleaning and removal of rust.

The apartment has a wall mounted programmable thermostat manufactured by the PurePro Company. A second themostat was observed, a locked Honeywell heating only located adjacent to the PurePro. Each unit appeared to be in good condition.





The information desk has a wall mounted heating only thermostat manufactured by the Honeywell Company. The unit appears to be over twenty five (25) years old, in fair condition and may contain mercury. Replacement is warranted due to age.

The meeting room has a wall mounted heating only thermostat manufactured by the Honeywell Company. The unit appears to have been recently installed and in good condition.

Ventilation System:

Exhaust/heat transfer for the lower apartment bathroom is provided by wall mounted transfer grille. The grille has deterioration (rust) throughout and appears to be in bad condition. Replacement is warranted due to condition.





Exhaust for the apartment in the upper bathroom is provided by ceiling mounted exhaust fan. The fan appears to be ten (years) old and in good condition

Electrical Distribution Systems:

The electrical service for the Springside House is provided via overhead lines located on the west side of North Street. The overhead service conductors then cross North Street to a pole located on the property on the east side of North Street. Service lateral wiring and conduit then run underground from this pole to a service disconnect switch located in the basement of the house on the west side. The pole on the property is leaning in a Northern direction and may require support to stop any additional leaning in that direction. Electrical service is a 120/240V, 1-phase, 3-wire voltage configuration. The service disconnect switch is rated at 400 Amperes (A). Wiring/conduit run from the service disconnect to a 6”x6”x3’ wireway. Our office was unable to remove the wireway cover but it appears the service conductors are tapped within the wireway and provide power to other buildings on the property as well as the main electrical panel for the house.





One electrical tap goes to an antiquated 100A electrical pull-out circuit breaker enclosure located on the north wall of the electrical room. Wiring/conduit then appears to run underground from the circuit breaker enclosure to the maintenance garage. A second 100A circuit breaker enclosure is also tapped from the wireway. This circuit breaker enclosure is located above the wireway. The secondary side of the circuit breaker is service entrance (SE) cabling, which runs from the circuit breaker enclosure to the east end of the basement and underground to another building on the property. The final tap off of the wireway is to the 200A 120/240V, 1-phase, 3-wire electrical panel that serves the building. Electrical service for the building is in varying degrees of age and condition with rust becoming an issue. It is recommended that the electrical service for the building be upgraded and reconfigured to eliminate the apparent taps off of the wireway to the other structures on the property.





Wiring / Conduit: Branch circuit wiring consisted of flexible metal conduit and nonmetallic-sheathed cable. Surface mounted raceway (wiremold) was also observed throughout the building as well. Also observed in the basement was remnants if knob and tube wiring no longer in use. In addition to the knob and tube, other wiring has also been abandoned in place and not removed as is required by current code. The wiring/conduit appeared to be in fair to poor condition overall with a large amount of the flexible metal conduit located in the basement rusting. Due to the condition of the building, it would seem that the wiring/conduit behind walls and ceilings would also be in the same overall condition. The majority of the wiring/conduit within the building should be removed and replaced.

Wiring Devices:

The majority of receptacles within the building are type NEMA 5 duplex receptacles. However, a few receptacles within the main house do not contain a ground. The receptacles are recessed mounted in some areas and surface mounted in surface raceway (wiremold) or in standard electrical boxes in others. Plugmold was observed in two of the offices on the second floor. Receptacles within the apartment unit appear to comply with code and are in good to fair condition. Receptacle locations in the main house do not appear to comply with code and are in fair to poor condition.





Existing receptacles within the main house should be removed and replaced with additional receptacles added to comply with current code. Switches for lighting consisted of single pole and three way toggle switches as well as occupancy sensors. In a few areas, primarily closets, pull chains are utilized for switching of the light fixture. The switches within the apartment unit are in good condition. The condition of the switches in the main house was fair to poor. Switches in the basement are in extremely poor condition. The occupancy sensors were in fair condition overall but are an older generation switch. Switches within the main house should be removed and replaced. The occupancy sensors should also be replaced as well with sensors utilizing multi-sensing technology. Switches should be added to all areas were the lighting is currently controlled by pull chains.

Lighting: Lighting within the building consisted of a combination of different types of lighting. Porcelain socket fixtures with the majority containing incandescent lamping were observed in the basement, closets and the third floor. Pendant mounted incandescent fixtures, surface mounted incandescent and compact fluorescent fixtures, surface and recessed mounted fluorescent fixtures and incandescent wall sconces were observed in the apartment unit. In addition to the porcelain sockets, the main house also contained pendant mounted, surface and recessed fluorescent fixtures and incandescent wall sconces.





Exterior lighting consisted of a wall sconce adjacent to both entry/exit doors of the apartment unit and ceiling surface mounted incandescent fixtures above the wraparound porch of the main house. An incandescent ceiling mounted fixture with compact fluorescent lamp is also located at the side entry door to the main house. Three flood lights were located at the ridge of the apartment unit on the east side while a motion sensor controlled flood light (missing a lamp) was located on the northeast corner of the main house. Condition of the lighting varied from good for a few fixtures to primarily fair to poor condition. A few fixtures are no longer secured to their junction boxes. Existing light fixtures are inefficient, antiquated and of varying types. All lighting should be removed and replaced with new energy efficient fixtures.

Emergency / Egress Lighting:

No egress lighting exit signs were observed within the building. Emergency lighting consisted of a dual head emergency battery pack unit in east meeting room on the first floor. It appears as if the emergency lighting in other areas of the building is provided by an emergency standby generator. The addition of egress lighting is required to comply with current code. Dependent upon future alterations/usage of the building, additional emergency lighting may be required.





Emergency Standby Systems: The building contained a natural gas fired emergency standby generator located outdoors. The generator is a 7 kilowatt (kw), 120/240V, 1-phase, 3-wire, unit (manufactured by Generac) and has been in service 10 years. Due to a lack of labeling on emergency panels, it was difficult to determine which circuits are connected to the generator. Due to the small capacity of the generator, it seems as the unit most likely supplies emergency power to emergency lighting, fire and burglary alarm circuits and the boiler. The automatic transfer switch (ATS) for the generator is also manufactured by Generac and is rated at 100A, 120/240V, 1-phase, 3-wire and is located in the basement on the common wall shared with the electrical room. The ATS also contained an emergency load center. This integral load center provided power to the 8 circuit emergency panel in the electrical room and the fire alarm and burglary system circuit.

Fire Alarm System:

The building fire alarm system consists of an eight zone conventional combination fire and burglary alarm control panel located in the basement electrical room. The control panel cover is not installed. The control panel appears to have been in service 10 to 15 years. Two remote annunciators have been installed. One is located the basement and the other at the entry door to the house. Both annunciators were indicating a trouble condition with a heat detector.





Detection devices consisted of smoke detectors and combination smoke/heat detectors primarily located at the landings of stairways in the building. A number of rooms as well as the basement contained heat detectors. The detection devices appear to have been in place a number of years. No initiation devices (pull stations) were observed within the building. Current fire alarm code would require manual pull stations to be located within five feet of each exit door of the building. The only notification devices observed are located within the apartment unit of the building and consisted of two combination horn/strobe units. One is located in the kitchen and the other in the second floor hallway. Three carbon monoxide (CO) detectors were located within the building. One is located on the ceiling in the basement adjacent to the boiler. This CO detector is connected to and monitored by the fire alarm system. The other two CO detectors are battery operated units located in the first and second floor hallways in the apartment unit. A fire department Knox box was located on the exterior of the building adjacent to the main entry door to the main house.





The existing fire alarm system should be removed and replaced with a fully addressable system. Smoke detection devices should be installed throughout with heat detectors installed where appropriate. Manual pull stations should be installed within five feet of the exit doors. Combination horn / strobe notification devices should be installed where required by code.

Security Systems: It appears as if two security systems are in use at the building. One security system is controlled by the combination fire alarm / burglary control panel in the basement and monitors the main house portion of the building. The system also utilizes the same remote annunciators the fire alarm system uses for arming and disarming. The second system seems to be an independent system for the apartment unit. The control panel and keypad for this system is located in the entry to the apartment unit. The systems appear to utilize door contact alarms and motion detection devices. Door contacts seem to be installed on the entry/exit doors with motion detection devices located in the living room and foyer of the apartment unit. Motion detection devices in the main house were located in the main rooms of the first floor as well as the second floor stair landing. Audible alarm notification device for each system is a wall mounted siren. The siren for the apartment unit is located in the kitchen. This siren is not secured properly to the wall. The siren for the main house is wall mounted in the main entry foyer.





Due to the apparent age of some of the motion detection devices, an upgrade of the existing systems is warranted. Due to the proposed future uses of/around the site, installation of a CCTV should be considered should budget allow.

Telecommunications: Telecommunications wiring is routed underground from the utility pole on the property adjacent to North Street to the southeasterly side of the building. The telecommunications wiring then runs into the basement, via a basement window, and to punch down blocks located in the basement and second floor of the house. Some telecommunications wiring then runs out the basement window and up the side of the building to the second floor. This wiring is run in a haphazard manner.





Telephone jacks were observed in the building with cable outlets only observed in the apartment unit. A large amount of telecommunications wiring is surface mounted in the building. Also located on the third floor of the main house was a wireless emergency management radio system. Wiring for this system appears to run up to the roof and to antennas. Per the radio station authorization certificate, it appears as the system was installed in September 5th of 2003. The certification also indicates an expiration date of September 5, 2013. The existing telecommunications wiring within the building is located and run in numerous areas / directions with abandoned wiring intermingled. The entire telecommunications system for the building should be removed and replaced.





PLUMBING SYSTEM DESIGN CONCEPT: Proposed Plumbing System: The majority of the components that are a part of the plumbing system appear to be in fair condition. Given the useful service life of this equipment and current condition, cost of service and replacement parts along with labor to maintain units could become cost prohibitive. Energy savings will be present with an introduction of proposed components due to the modern day concern for savings and operations. Our office recommends removing the plumbing fixtures and miscellaneous piping listed below. Our office recommends the following proposed Plumbing System: Replace existing sump pump and associated accessories. Remove abandoned piping. Replace Apartment kitchen sink. Replace Apartment lavatory. Replace Apartment shower fixtures. Replace Main House service sink and adjacent lavatory. Replace Main House lavatories and water closets. Replace existing plumbing fixtures with low consumption models. Insulate domestic piping.





MECHANICAL SYSTEM DESIGN CONCEPT: Proposed Mechanical System: The majority of the components listed below that are a part of the mechanical system appear to be in poor condition. Given the useful service life of this equipment and current condition, cost of service and replacement parts along with labor to maintain units could become cost prohibitive. Our office recommends the following for the Mechanical System: Replace boiler breeching and associated accessories. Replace condensate receiver and associated accessories. Replace steam control valves and associated accessories. Service stream traps and associated accessories. Replace Apartment bathroom transfer grille. Replace older heating only thermostats.





ELECTRICAL SYSTEM DESIGN CONCEPT: Proposed Electrical System: Excluding the apartment unit, the building would be categorized as a business occupancy. As such, the emergency/egress lighting and fire alarm systems do not comply with current code. The existing lighting fixtures and fire alarm system appear to be beyond their useful life and in fair to poor condition. The existing receptacles and switches should be replaced. The electrical service entrance should be upgraded. Telecommunications system should also be upgraded. Our office recommends the following proposed Electrical System: Provide additional emergency and egress lighting units. Replace existing light fixtures with energy efficient fixtures. Replace existing fire alarm system. Replace existing burglary systems. Replace receptacles and switches. Upgrade electrical service in the building. Upgrade telecommunications system within the building. Removed all abandoned electrical equipment and wiring within the building.





ESTIMATED DESIGN COSTS *Does not include the testing and removal of hazardous materials Proposed Plumbing System:

Demolition of the existing plumbing fixtures/piping: $1,400.00 Miscellaneous abandoned piping removal: $3,000.00

Proposed sump pump and related piping: $600.00 Proposed plumbing fixtures and related piping: $4,800.00 Proposed pipe insulation: $10,000.00 Subtotal: $19,800.00

10% Overhead: $1,980.00

Subtotal: $21,780.00

10% Profit: $2,178.00 Total: $23,958.00

Say: $24,000.00





Proposed Mechanical System:

Demolition of the existing condensate receiver: $300.00

Demolition of the steam control valves: $600.00

Servicing of the steam traps: $4,000.00

Demolition of the Apartment transfer grille: $50.00

Demolition of thermostats: $100.00

Demolition of boiler breeching: $300.00

Proposed condensate receiver: $3,000.00

Proposed steam control valves: $2,000.00

Proposed Apartment transfer grille: $150.00

Proposed thermostats: $400.00

Proposed boiler breeching: $800.00 Subtotal: $11,700.00

10% Overhead: $1,170.00

Subtotal: $12,870.00

10% Profit: $1,287.00 Total: $14,157.00

Say: $14,500.00





Proposed Electrical System:

Demolition of abandoned/obsolete electrical equipment, Wiring and conduit: $ 5,000.00

Proposed energy efficient light fixtures, emergency And egress lighting upgrade: $ 25,000.00

Proposed fire alarm system upgrade: $ 24,000.00

Proposed burglary system upgrades: $ 8,000.00

Installation of basic CCTV system: $ 10,000.00

Miscellaneous electrical connections, equipment,

wiring, conduit, etc: $ 20,000.00 Proposed receptacle and switches upgrade: $ 15,000.00

Proposed upgrade of electrical service: $ 10,000.00

Proposed upgrade of telecommunications wiring: $ 8,000.00

Subtotal: $ 125,000.00

10% Overhead: $ 12,500.00

Subtotal: $ 137,500.00

10% Profit: $ 13,750.00 Total: $ 151,250.00

Say: $ 151,500.00


PAINT AND WALLPAPER

ANALYSIS

1

Springside House First Floor Paint Analysis

Built by Abraham Burbank in 1856, both the interior and exterior of Springside house have been through numerous remodelling based on the aesthetic appeal of each owner, and the style of the time. One of the easiest and quickest ways to make a house your home is by changing the wall color either with paint or paper. As is true of most homes, this was done many times at Springside. The following is an historic paint analysis on the finishes of the first floor main entry and the first floor western room. Springside’s history of ownership begins with Burbank’s original construction in 1856 and was followed by John Davol’s additions and renovation in 1872-1873. Davol’s two sons inherited the house after their father’s untimely death and jointly occupied it as a summer residence until 1887. After 1887 Davol’s son William solely occupied the home until his death in 1904 at which time the home was purchased at auction by Davol’s neighbor and friend Clarence Stevens. Steven’s utilized the house as summer residency until 1938 when the property was purchased by Kelton Burbank and family and donated to the city. In 1941 the Parks department authorized caretaker Henry Watson to renovate the house for use by clubs and community organizations. Further remodelling “in the modern style” was performed in 1954 when the offices of the Parks Department relocated to Springside. With this consecutive ownership, assuming some interior changes were made during each owners tenancy, we have 4 potential interior remodel dates to which I have assigned the resident owners names: Burbank (1856), Davol Sr,(1872-1887), Davol Sons (1887-1904),Stevens (1904-1938), and two known ones Watson (1941)and Parks Dept. (1954). Methodology As part of the conditions assessment of the interior of the building, 5 paint samples of select areas of the first floor were removed and sent to the lab for composition, layer and color analyses.

Paint Sample Locations

2

Once in the lab each sample was divided into portions. Some portions of the samples were exposed to various chemical vehicles and examined for reactions to determine composition (figure 1).

VEHICLE APPEARANCE TEST REACTION

Oil based (paint/varnish) may be translucent water none

may be shaved alcohol none

paint thinner leathery

Latex Emulsion (Paint or Varnish) Plastic like, resilience water none

(acrylic or styrene) alcohol gummy

paint thinner gummy

Shellac sealer (paint or varnish) translucent amber alcohol dissolves

may be pigmented

Linseed Oil sealer translucent, may contain glue water crumbly

may be first coat alcohol none

paint thinner leathery

Distemper/Calcimine may be crumbly

Water/ 5% acetic acid (vinegar dissolves

Fig.1: Paint Composition Matrix

3

Other sample portions were carved into plan, section and cross sections and mounted in wax in a Petri dish for microscopic examination at 10x and 40x magnification to determine number and color of pre existing paint layers. Once the layers had been counted and basic colors analyzed, results were entered into a matrix to help identify a uniform “target” color stratum on the room as it is currently configured – this would provide a terminus post quem for all additional finishes applied to the room. After determining the target stratum, color analysis was performed on the samples that were best representations at the target layer. Color were then matched using first the Munsell Color Chart, then, after determination of the closest match, the Munsell chip was then compared to both Farrow and Ball Inc. and Sherwin Williams Co. color samples.

Fig.2a: column sample plan view 40x magnification,

Fig.2b: column sample layers section 10x magnification (oldest layer on left)

4

Findings:

While working earlier on the wallpaper analysis, it was noted that the large western room had two layers of wallpaper covering the walls that had been painted over. The existence of the wallpaper was determined because the seams of the layers were visible underneath the current paint layer. The top layer of paper, which had been painted over in a cream color measured 18” in width while the lower layer measured 22” in width. Samples taken of this painted paper were taken back to the lab and the microscopic findings concurred with the in the field visual findings with one slight variation. While the surface layer of paper (presumably patterned) had been painted over with a cream layer, the subsurface layer had actually been a solid color layer of painted paper that was painted with a pale blue pigmented paint (which reacted with vinegar indicating calcium in the mix) and not patterned or dyed wallpaper. In addition, this lower sky blue paint was later painted over by a light green paint that was easy to chip but did not react with any of the reagents applied in the lab (water, vinegar, mineral spirits and paint thinner). The substrate beneath the paper was plaster that had not been painted indicating that the plaster had always been surfaced with paper.

Fig.3: Main House north Wall 2 painted wallpaper layers

Fig. 4: Lowest paper/paint layer section and plan view.

5

Notably, the wall surface color/coating of the west room was only changed 3 or 4 times in the buildings history, which is not the case with the columns of that room, nor the case of the stairway/entry way walls and moldings. These have been repainted no less that 10 times each, oddly enough, sometimes the same color though not consecutively. The following chart indicates the layers, numbers of paintings and colors (as can best be seen via microscopic examination) of the samples and locations. Color matching was not performed on these samples as the samples deteriorated upon manipulation and accurate color of the layers was unattainable.

Sample ID

SPRINGSIDE HOUSE PAINT ANALYSIS

First Floor West Room Main House Staircase Wall 1A Column 2A Findings: (from newest paint layer to oldest) Layer 1.cream Layer 1. deep maroon 2:white 2:white 3 peach 3: peach 4 gray 4: white (thick) 5:olive green 5: peach 6. dark green 6:pale blue green 7:gray 7: bright teal 8:gold 8: white 9:reddish 10:peach

1B West Room/Northern Wall Trim

Layer 1.dark gray blue Main House Staircase Trim 2:white 1:cream 3:blue green 2:white 4:sea green 2B 3.cream 5: tan 4:white 5:cream 1C West Room/Northern Wall 6:olive green

Layer 1.Cream paint over 18" wallpaper 7:dark green

2. wallpaper (pattern unknown) 8:gray 3. pale blue green 9:reddish 4. pale blue 10:peach 5. paper 6.unpainted plaster

6

Fig.5: Main house stair wall (oldest layer on right)

Fig.5: Main house stair trim (oldest layer on right)

7

Recommendations: Since the oldest layer of painted paper in the western room was easily identified, color matching was done with the Munsell chart and then matched to Sherwin Williams and Farrow and Ball paint charts. If the decision is made to repaint this room back to its original paint color (again, over paper), the recommendation would be as follows: Farrow and Ball: Parma Gray, Sherwin Williams: Languid Blue. Farrow and Ball was the best match of the two.

With regard to the staircase and stair trim, color matching was not performed because as previously mentioned, the samples deteriorated. However, the original colors could be approximated based on the microscopic analysis but the decision as to the target stratum would first need to be determined before further matching was performed. The earliest layers of color indicate a lighter palate of peach, pale reds, golds and light greys. This motif would be in keeping with the lighter color palate and paint trends for this style of architecture and period (1856) as synthetic colors were only developed in that same year, thus forcing the use of natural pigments and dyes. Colonial, Federal and Greek revival color schemes tended to favour lighter delicate colors, such as we see in the section photographs of the staircase and trim.

Springside House Wallpaper Analysis Built by Abraham Burbank in 1856, both the interior and exterior of Springside house have been through numerous remodeling based on the aesthetic appeal of each owner, the style in vogue during a period and the technological advances available at the time. This is indeed as true of the wallpaper as it is of any other element of Springside house. Springside’s history of ownership begins with Burbank’s original construction in 1856 and was followed by John Davol’s additions and renovation in 1872-1873. Davol’s two sons inherited the house after their father’s untimely death and jointly occupied it as a summer residence until 1887. After 1887 Davols son William solely occupied the home until his death in 1904 at which time the home was purchased at auction by Davol’s neighbor and friend Clarence Stevens. Steven’s utilized the house as summer residency until 1938 when the property was purchased by Kelton Burbank and family and donated to the city. In 1941 the Parks department authorized caretaker Henry Watson to renovate the house for use by clubs and community organizations. Further remodeling “in the modern style” was performed in 1954 when the offices of the Parks Department relocated to Springside. With this consecutive ownership, assuming some interior changes were made during each owners tenancy, we have 4 potential interior remodel dates to which I have assigned the resident owners names: Burbank (1856), Davol Sr,(1872-1887), Davol Sons (1887-1904),Stevens (1904-1938), and two known ones Watson (1941)and Parks Dept. (1954). When attempting to date wallpaper, best practice is gleaned based on what we see. Then try to pinpoint a date based on manufacturer, style, pattern, other existing examples and by manner in which it was hung. With this model in mind, the extant wallpaper of the third floor and other small samples that we were able to locate above the dropped ceiling were examined with date as the primary goal. On February 18th 2014, wallpaper scholar and researcher Robert M. Kelly was kind enough to accompany me to Springside to help me date the third floor papers. Following are the results of this examination, a discussion on manufacturing type, hanging pattern, and brief historical narrative of the papers. Finally diagrams of where the papers are (were) located complete this report.

Wallpaper Manufacture in New England Wallpaper manufacturing in the U. S. began after the American Revolution. First records of Massachusetts manufactured wallpaper can be traced via advertisements to a Mr. Joseph Hovey of Salem MA around 1782-1783.1 Prior to that wallpaper had been imported from France and England, and while this practice still continued post

1 Society for the Preservation of New England Antiquities (SPNEA); Wallpaper in New England, Boston, Massachusetts, 1986,9

revolution, American manufactured paper quickly became a popular resource. “Records suggest that a good percentage of papers used in MA at about the turn of the 19th century were of local manufacture.”2

Paper Stock and Manufacture Type of paper stock and manner in which it was made are two methods employed to determine manufacture date. Prior to 1840 two types of handmade paper were being manufactured. These were individual sheets, uniformly sized. “Laid” paper was pulp dried on a wire screen while “wove” paper, which had a more unified texture was pulp dried on felt. These papers tended to be block printed. The design was hand carved in relief on blocks of fruitwood, one block for each color. The blocks were dipped in water soluble paint and applied to the paper in sequence to create the design. Mechanized surface printing of wallpaper took off during the 1840s, by which time paper was being produced in a continuous roll rather than in single sheets in the U.S and abroad. Surface printing adapted the block-printing technique to rotating cylinders with the pattern in relief on the roller. Powered initially by steam, production was faster and continuous. Remarkably, the modern roll sizes of wallpapers produced in several countries are based on 200 -300 year old technology. The reason for the width and length of paper rolls is based on the sizes of the handmade rag paper sheets produced in the 17th and 18th centuries. Historically in Britain the handmade paper sheets available, before continuous machine made paper was invented in the early 19th century, were approximately 22 inches (56cm.) square. Twelve yards would be glued and joined at the edges to form a roll or a ‘dozen’ before grounding and block printing. After printing, the unprinted edges which showed the corner pin marks used for registration or alignment of the printing blocks would be trimmed down to 21 inches before hanging, or at least one edge would be trimmed off to overlap and cover the untrimmed edge of its neighbor and reasonably pattern matched to the adjacent lengths. Wallpaper widths in France, perhaps due to paper or fabric widths, were generally narrower at 47cm.3

SPRINGSIDES WALLPAPERS

Tower Room

Upper Wall: This paper is likely to date between the 1910’s and 1930’s as do all of the wallpapers on this floor, so this paper would have been put up during what I have termed the “Steven’s” residency. This is a common paper known as “Oatmeal” Paper. Oatmeal paper was extremely popular during this time in NYC tenement apartments as it was inexpensive to purchase and easy to hang since it had no pattern that needed following.

2 Ibid, 9 3 http://wallpaperhistorysociety.org.uk/

The oatmeal texture is achieved by adding woodchips during printing. Most common, oatmeal papers were manufactured in Germany. By the 1940’s Oatmeal paper was considered gauche. The oatmeal paper on the upper walls of the tower room (and in the southwest room closet) is 30” (could have been 33” prior to trimming) in width, and is trimmed and hung using the “butt seamed” technique. Butt seamed papers arrived with a selvage edge which the hanger would then trim on a table with at trimming knife removing the selvage. The paper was pasted on the table using wheat paste then hung directly onto the plaster wall (from which any prior paper layers would have been removed by the paper hanger) with the seams meeting rather than overlapping for a smooth finish at the edges. This was a common paper hanging practice during this period.

30” Oatmeal paper, 3rd floor closet

Tower Room Lower Wall

This paper also dates from the Stevens residency. It is monolithic in color with repeating patterns that are printed to resemble tiles. Repeating medallions appear between the windmill and cottage pattern. This medallion motif can also be found on the (now painted, formerly varnished) wallpaper of the second floor bathroom. This would have been a “nod” to the earlier neoclassical style of the prior 20 -30 years of traditional wallpaper which was based on even earlier French Rococo styles. This wallpaper is 24” wide with a ¾” overlap. The selvage edge was not trimmed in this case. Careful soaking and peeling away of the layer revealed the manufacturer to be Becker, Smith and Page of Philadelphia PA. Examples of other Becker, Smith and Page papers can be found at this website:

https://collection.cooperhewitt.org/people/18046795/objects/

24” Becker Smith and Page Inc. paper. Tower room lower wall

Third Floor Eastern Annex/ Three Bedrooms Again all these papers are likely date from the 1910’s-1930 era. The patterns are common floral prints popular at the time. They are monolithic in color and compressed. This paper was inexpensive to obtain, not terribly thick and is scissor trimmed on the edges. Some seams are overlapped while others are butt seamed. The sheen on this wallpaper is called “ gilt” and while it was popular in the late 19th century, progressive decorators of the 1910’s to 1930’s would not have favored the use of gilt. This could indicate that these rooms were not important rooms of the home, but rather those used as quarters for domestics. While the patterns and gilt are cheerful and pleasing they were not particularly stylish for the period.

Floral pattern papers in 3rd floor bedrooms

Another example of this floral pattern paper was found in a closet on the second floor. Because this paper had been overlapped there was a selvage edge. Soaking and peeling of the selvage revealed that the paper was made in USA by UWPC of NA, Union Made. Note: “a special joint meeting of the executive boards of the National Association of Machine Printers and Color Mixers and the National Print Cutters’ Association held in New York City on June 3, 1923, ratified their merger as the United Wallpaper Crafts of North America (UWPC of NA) which held its first convention August 1923.”4

4 http://www.libraries.psu.edu/findingaids/1839.htm

Third Floor Main Hall

The wallpaper that is currently hanging in the third floor hallway is considered of finer quality than those papers in the other rooms of that floor. Its design is unusual; three asymmetrically sized horizontal frieze bands punctuated by a powerful vertical panel of pineapple motif. The coloration is of darker hues and the paint appears to be a water color blend. The width of the paper itself is 22.” Both pattern and width suggest English in design and make but since the paper was butt seamed no manufacturer was located as there was no selvage edge. The quality of this paper is a few steps above the other papers on this floor, perhaps an attempt to make a statement that this end of the house was for family rather than domestics.

22” butt seamed paper in third floor hall. Possibly English in manufacture ca. 1920-1930

Coincidentally, no other rooms on the Western section of the house, either second or third floors were wallpapered or at least no trace remains today. The one exception is the second floor bathroom which has the painted over medallion paper. This paper along with the paper in the third floor bathroom had originally been varnished tile paper which was commonly used in bathrooms and kitchen as it was washable.

There is evidence of wallpaper in the halls and eastern rooms of the second floor of the building and in the main two rooms of the first. Enclosed are a few photographs of the small edges we were able to see underneath the ceiling panels. Because these samples are so small and so hard to reach, we were unable to date them; however the patterns on the second floor indicate mid 20th Century (1940 Watson) while the patterns on the first floor (some had two layers) could be earlier, but still probably 20th century. The Western room on the first floor clearly had two layers, the lower layer 18” overlapped hung directly onto the plaster (1910’s,”Stevens”), and the second layer 20” butt seamed, layered over the lower layer (1940, “Watson”) then later painted over with the paint that is currently there.

Varnished Tile paper Third floor bathroom

Varnished Tile paper Second floor bathroom

Second floor paper samples See attached diagrams for locations

First floor paper samples (notice 2 layers)

See attached diagrams for locations


NATIONAL REGISTER

NOMINATION

springside house reuse feasibility study

Documents

conditions analysis

detailed conditions

springside park pittsfield

maconditions assessment

exterior conditions

feasibility report elmhurst

prioritized treatment

prioritized preservation