HISTORIC PRESERVATION CERTIFICATION APPLICATION PART 2 – DESCRIPTION OF REHABILITATION Eagle Cotton Mill
Property name Property address
NPS Project Number
108 St. Michaels Avenue
Madison
Jefferson
39231
IN
47250-3631
5. Detailed description of rehabilitation work Use this page to describe all work or create a comparable format with this information. Number items consecutively to describe all work, including building exterior and interior, additions, site work, landscaping, and new construction.
Number
01
Feature
Project Overview
Date of Feature
1884 to 1980s
Describe existing feature and its condition
Photo numbers
All photos
Drawing numbers
All sheets
SA M
Describe work and impact on feature
PL E
The Eagle Cotton Mill rehabilitation intends to convert the vacant buildings and site into a hotel venue for the town of Madison. Located on the Ohio River, the site contains approximately 4 buildings, all of which are in various conditions. Masonry is the primary material across the buildings except for the 1980's wood frame pole barn with aluminum siding. It was previously determined by the National Park Service that the Mill Building with Engine Room, Boiler Room, and Steam Dry Room additions, Office Building, and Picker House contribute to the significance of the property while the Pole Barn, Building H, and Infill Ruins are non-contributing.
The four story 1884 Mill Building will house the hotel while the additional buildings will either be mothballed or demolished. Marriott will manage the hotel, which will include 85 keys, breakfast cafe, bar, meeting rooms, large banquette room, and fitness center. An outdoor patio and a south lawn will be incorporated into the site. The Pole Barn, Building H, and Infill Ruins are to be demolished and their brick salvaged for the project. Mothballed structures will be stabilized with new roofs, various infill types placed in openings, and general repairs. Phase 2 of the project will consist of further rehabilitation of the Picker House and Office Building once uses have been determined. 02
Feature
Project Site
Describe existing feature and its condition
Date of Feature
1884
K
Number
O R
The project encompasses approximately 4 acres of land bound by St. Michaels Avenue to the west, East 1st Street to the north, Baltimore Street and an adjacent property to the east, and East Vaughn Drive to the south. Heavy vegetation and trees cover the site to the north and east while the southern portion of the site is an open lawn facing the Ohio River. A concrete drive gives access from Vaughn Drive to the center of the lawn. The north portion of the site includes chain link fence with access gates to the west.
W
The Mill Building is approximately at the center of the site with its primary facade facing south. The Office Building is attached to the Mill Building at the southwest corner; the Engine, Boiler, and Steam Dry additions attach at the northwest corner; the Picker House is located to the north, connected at the approximate center of the Mill Building by a three story wood frame structure. The Infill Ruins and Building H are east of the Picker House. The Pole Barn is an independent building located southeast of the Mill Building. A concrete retaining wall is located east of the Mill Building and partially wraps around the north portion of the site. A bridge connector of steel beams and concrete span between the retaining wall and the second and third floors of the east elevation of the Mill Building. Photo numbers
S-1 through S-10
Drawing numbers
AD100, L100-L500
Describe work and impact on feature
Trees are to be retained along the east border of the site and in the south lawn. A new parking lot will be located south of the Mill Building with the access point changed to St. Michaels Avenue. The previous drive from Vaughn Drive will be removed and replaced with sod. Steps will be integrated into the landscape off of the south parking lot to provide access to the site. A native grass mix will fill the remaining portion of the Page 1 of 7
HISTORIC PRESERVATION CERTIFICATION APPLICATION PART 2 – DESCRIPTION OF REHABILITATION
Photo numbers
S-1, S-2, Image 2
Drawing numbers
AD105, A105, A201-202, S401, P105
Describe work and impact on feature
Number
08
Feature
PL E
The membrane will be cleaned and repairs will be made to the roof components as needed. A new TPO rubber membrane roof with rigid insulation will be installed over top of the existing roof. Gutters and downspouts will be installed. New DOAS units will be placed in the approximate location of the historic rooftop ventilators. Other changes to the rooftop include the addition of an elevator overrun and plumbing vents.
Mill Building - Masonry
Date of Feature
Describe existing feature and its condition
1884
Photo numbers
SA M
Like the other buildings on the site, the Mill Building includes a rough cut stone foundation with brick laid in a common bond on the floors above. The wall thickness tapers, as a wythe was removed with each progressive floor. Headers are either one or three courses of rowlock bricks laid to match the segmented arch of the inserted window or door. On the west facade, a dedication stone inscribed with "1884" is located above the center first floor window. On the south and west elevations, portions of masonry between the second and third floors where there were painted wall signs have been painted over. Overall the masonry appears to be in good to fair condition. A-1 through A-12
Drawing numbers
Describe work and impact on feature
A201-202, S601-603
K
All masonry will be restored through cleaning and repointing. Salvaged bricks from other buildings will be used to replace bricks beyond repair. White paint will be removed from the south and west elevations. Techniques and additional information is provided in the specifications sections.
Number
09
O R
A clear polycarbonate and aluminum canopy with a steel structure is to be hung across three bays along the south facade above the new hotel entry. The primary support will be through tie backs into the masonry wall and perlins. Feature
Mill Building - Windows and Doors
Date of Feature
1884
Describe existing feature and its condition
W
The typical window style on the north and south facades of the Mill Building was a wood sash and frame double-hung fifteen-over-fifteen with a segmented arch header. The top sash is flat with an arched panel infilling the space above. A brick mold frames the masonry opening. Windows to the east and west were the same style, but were twelve-overtwelve. The central bay windows on these facades included a large central mullion. Sills on the exterior are limestone, most of which have been painted black. 64% of the window sashes have been removed from their openings with those still in place mostly in poor condition (see provided window survey). Some sashes have been retained inside the building, but are beyond repair. There are four doors into the Mill Building. To the south, the easternmost wood paneled double doors appear to be original and include a twelve-lite transom. The central opening of the same facade includes a temporary wood door and a covered transom. A concrete platform with steps has been added in front of this opening for access. The door on the west facade is a historic wood door, though does not appear original. The transom has again been covered. A single door opening on the north facade has been infilled with a metal panel and does not include a transom. Photo numbers
A-9 through A-12
Drawing numbers
AD101, A101, A210, A601-623 Page 5 of 7
HISTORIC PRESERVATION CERTIFICATION APPLICATION PART 2 – DESCRIPTION OF REHABILITATION Describe work and impact on feature
All windows in the Mill Building will be replaced to match the historic appearance. Exterior sills will have the paint removed and be repaired as needed. All interior sill conditions will be repaired as needed, coated in a concrete slurry, and painted.
PL E
All doors will be removed and replaced to meet code width requirements. Openings will be infilled by curtain wall systems with doors and transoms included. Some existing window openings will be converted into door openings, including the new entry to the hotel. This condition will include sliding doors integrated in the new vestibule, per the requirements of the Marriott standard. For instances where doors will be installed in window openings, brick will be salvaged and the limestone sill will be lowered to align with the floor. On the south facade, the central door will be returned to a window.
Number
10
Feature
SA M
The historic double door and transom at the easternmost bay of the south elevation will be relocated to the westernmost bay of the south elevation, restored, and locked in place. A code compliant egress door will then be installed for the east stairs in this opening. The existing west doorway will be used as egress for the west stair. For this reason, the existing door will need to be removed and replaced with a code compliant door with a paneled exterior appearance. The transom above this door will be restored. Mill Building - First Floor
Describe existing feature and its condition
Date of Feature
1884
Photo numbers
A-13 through A-21
Describe work and impact on feature
K
All four floors of the Mill Building have an open floor plan with few variations. Masonry enclosures for the wood staircases are located in the southwest and southeast corners of the building through the third floor. Heavy timber columns support wood decks with wood plank flooring on each level. The former elevator shaft opening is cut in the center bay along the south elevation on the upper floors. The first floor is mostly a concrete slab, but a few bays in the southwest corner have been finished with wood. Drawing numbers
AD101, A101, A131, A151
W
O R
Stairs will be demolished and reconstructed to meet code requirements within the existing masonry enclosures, and two elevators will be placed near the center of the plan. A new interior vestibule will be installed at the lobby entry using a glazed curtain wall system with sliding doors. The first floor will be divided into lobby, meeting spaces, breakfast area, banquet room and other supplemental hotel spaces. The wood flooring on the first floor will be demolished and filled in with concrete. A leveling compound will be used across the entire first floor to provide a flat surface for new finishes. Exposed concrete flooring will be retained in the lobby, vestibule, west corridor, and breakfast cafe. Carpet or carpet tile will be located in the banquet room, meeting rooms, and behind the front desk. The flooring of the bar will be a combination of carpet and porcelain tile. Per the lead paint abatement, all existing paint will be encapsulated. All exposed surfaces with existing paint, including masonry walls, ceilings, and heavy timber columns, will have any loose paint removed then any remaining paint will be encapsulated by the new coating. Walls are to be repainted white while ceilings and heavy timber columns are to be finished in a clear coat. All new construction walls will be finished in vinyl wallcovering. Gypsum board clouds will be placed in select locations, including the banquet room, meeting rooms, and breakfast cafe to obscure ductwork and pipes. Secondary hotel spaces, such as laundry and storage, will have an acoustic ceiling tile installed. Number
11
Feature
Mill Building - Second-Fourth
Date of Feature
1884
Describe existing feature and its condition
The organization and materials on the second through fourth floors are similar to what is Page 6 of 7
HISTORIC PRESERVATION CERTIFICATION APPLICATION PART 2 – DESCRIPTION OF REHABILITATION found on the first. Openings have been created in the north wall at the second, third and fourth floors to access the connector to the Picker House, and in the east wall at third floor to access the bridge to the retaining wall. There are no finishes in the spaces, though the masonry, columns, beams, and deck had all been painted white at some point. The paint is deteriorating throughout the entire building on all the surfaces, and several walls have been covered in graffiti. Photo numbers
A-22 through A-34
Drawing numbers
AD102-104, A102-104, A132-134,A152-154
Describe work and impact on feature
Number
12
Feature
SA M
PL E
Hotel rooms and housekeeping will be placed along a central double-loaded corridor. The second floor will also include a fitness space. Wood deck and timber removed to accommodate the new elevator will be salvaged and used to infill the existing elevator shaft. All floors will have an acoustical mat and gypsum cement underlayment applied before finishes are laid. Carpet or carpet tile will be used throughout the corridors and rooms, and a resilient floor will be installed in the fitness room. Bathrooms of the guest rooms will be finished in porcelain tile. All exposed masonry walls will have loose paint encapsulated then repainted, and all new construction walls will be finished in vinyl wallcovering. Ceilings in the corridor will have loose paint contained in a clear coat and left exposed. Acoustic ceiling tile clouds will be installed in the elevator lobbies of each floor. In the rooms, the entry and bathroom ceilings will be finished in gypsum board and the remaining wood ceiling will be finished in a clear coat and left exposed. MEP
Date of Feature
Describe existing feature and its condition
1884
A-19, A-33
Drawing numbers
All M-E
O R
Photo numbers
K
There is no electrical or mechanical equipment. Remnants of historic plumbing fixtures are in place.
Describe work and impact on feature
Add Item
W
New plumbing will be run under the first floor slab and utilize designed chases to access all floors. Small vents will need to be installed on the roof. HVAC equipment will be housed in the northwest corner of the Mill Building and east of the banquet room. Ductwork will be run between the exposed joists and window headers with some areas remaining exposed and others covered by clouds or acoustic ceiling tile. Plumbing pipes will also remain exposed, and painted to match the ceiling as close as possible. All new electrical is to be run in the building through new walls. Floor boxes with outlets will be installed in the banquet hall and meeting rooms.
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