Feasibility Study Work Sample by ashleydanielson

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PHOENIX HOTEL FEASIBILITY STUDY

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122-128 WEST MAIN STREET VEVAY, INDIANA

DRAFT REPORT

FEBRUARY 2020

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TABLE OF CONTENTS

Report Overview ............................................................................................................. 3

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Existing Conditions ........................................................................................................ 7 Exterior ........................................................................................................ 9 Interior ....................................................................................................... 15

Rehabilitation Recommendations ................................................................................. 32

Potential Funding Sources ............................................................................................. 36

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Conceptual Cost Magnitude .......................................................................................... 38

Appendix A: Floor Plans ................................................................................................ 41

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Appendix B: 2003 Feasibility Study for the Phoenix Hotel Building ............................ 57

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2020 Google Earth Aerial Image, site location

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1883 Detail of map of Vevay from Atlas of Switzerland and Ohio Counties, Indiana

1892 Sanborn Fire Insurance Map

1886 Sanborn Fire Insurance Map

Historical Information

1899 Sanborn Fire Insurance Map

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Historical Information

1911 Sanborn Fire Insurance Map

HISTORY AND SIGNIFICANCE

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Since the completion of the 2003 Feasibility Study, no new information regarding the history of the Phoenix Hotel has been discovered. In 2019, the Vevay Historic District was added to the National Register of Historic Places, with the Phoenix Hotel being listed as a contributing resource. The Phoenix Hotel has maintained a high degree of significance within the town of Vevay and a moderate to high level of integrity. For more information regarding the history and significance of the building, refer to Appendix B.

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1986 Photograph

c.1920 Photograph

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Southeast facade

Southwest elevation

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EXISTING CONDITIONS SITE

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The Phoenix Hotel occupies most of the lot at 122-128 West Main Street, forming a gateway to Vevay’s downtown at the east side of the Courthouse Square. The site also contains a wood frame carriage house on the north portion of the lot that was historically associated with the hotel, but is not included in this study. Concrete sidewalks border the building to the southeast (along Main Street) and southwest (along Liberty Street), with a band of decorative brick pavers at the curb along Main Street. The town’s streetscape along Main Street also includes mature trees, lampposts, benches, and trash receptacles. Additional temporary site furnishings have been placed at the southeast façade and around the corner to the southwest elevation. A bike rack has been installed at the south edge of the southwest elevation. Parking is located diagonally along Main Street and parallel to Liberty Street. A concrete ramp with handrails has been installed to provide an accessible entrance at the door at the southwest elevation.

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The northwest portion of the site is largely gravel, though a fenced in area adjacent to the carriage house could not be assessed. A short metal fence with a gate spans from the Phoenix Hotel to the carriage house along the southwest sidewalk. A small area of plantings sits between the sidewalk and curb, and the sidewalk and a second taller wood fence behind the metal fence that encloses a small yard southeast of the carriage house. A paved alley off Liberty Street accesses the back of the Phoenix Hotel. From the alley, gravel covers most of the site and appears to be used for employee parking. A concrete sidewalk is located adjacent to the historic building along the northwest and northeast elevations and at the northwest elevation of the single-story addition to the northwest. The sidewalk and open area under the single-story roof are currently used as storage. Overall, the site is in fair to good condition.

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Southwest elevation and adjacent carriage house

Northwest and northeast elevations with single-story addition

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EXTERIOR

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The Phoenix Hotel is a three-story L-shaped brick masonry building laid in a common bond with every eighth row laid as a header course. The outer corner of the “L” faces the intersection of Liberty and Main Streets and the northeast wall of the front wing is shared with the adjacent Odd Fellows Hall. Its Italianate style was typical of commercial buildings built in Indiana between the 1870s and 1890s. Characteristics include segmental-arch openings, tall, narrow double-hung windows, and a prominent, bracketed cornice. A single-story addition, which appears to be a modification of the historic lean-to and porch that are visible in the 1892 Sanborn Map, is located to the northwest at the inner angle of the “L”. The gable roof includes multiple brick chimneys around the perimeter.

MASONRY

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Overall the masonry of the Phoenix Hotel is in fair to good condition. On the primary façade and side elevation, some mortar loss is evident above the cast iron storefront and adjacent to the downspout on the facade. Areas of minor staining are also located above the cast iron storefront, below the cornice, and around the decorative window headers. More prominent staining is visible adjacent to the sidewalk at the southwest elevation. Select areas used a lighter incompatible mortar for repointing, but which is most visible between third floor windows on the southwest elevation and across the third floor and northeast edge of the southeast façade. Historic painted wall signs reading “The Phoenix Hotel” have been maintained and continue to be a prominent feature of the two elevations. A small portion of the stone foundation is visible along the northern half of the southwest elevation. Multiple brick chimneys are visible from the street level, which were repointed during the 2017 roof project. Other features include a sign for Switzerland County Tourism, attached to the masonry at the south edge of the southeast façade by a scrolled metal bracket, metal plates and brackets from historic signs at the southern corner and second floor of the southeast façade, and a metal bracket for an exterior light above the southwest door.

The secondary elevations facing northwest and northeast are in a similar condition as the primary elevations. While mortar loss is less evident on these elevations, more extensive repointing has occurred with the light-colored mortar. Repointing is especially visible in vertical swaths at the recessed northwest elevation, at the downspout of the northeast elevation, and under the single third floor window of the northwest elevation. The recessed northwest elevation has some general staining between the second and third floors, at the interior corner of the “L” under the gutter and ghosting of a previous roof line under the existing single-story roof on the northeast elevation. Brick chimneys are also associated with these elevations.

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Storefront of southern bay

Door with ramp and typical windows at southwest elevation

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STOREFRONT

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Overall the historic storefronts are in good condition. The storefront along the faĂ§ade is divided into three bays by wide cast iron columns. Narrower columns subdivide each bay into three smaller bays containing either a display window or pairs of doors. The southern bay includes a single fixed-in-place door at the southwest elevation and a set of central double doors flanked by display windows on the southeast facade. The central bay consists of three sets of double doors with the middle pair fixed in place. The northern bay mimics the southern bay with a central set of double doors flanked by display windows. Per recommendations provided in the 2003 study, the storefronts have been repaired and repainted. At the transom above the entrance of each bay, lettering has been applied with the address and a light fixture has been installed. Lettering and graphics have also been applied on glass across the storefront.

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ROOF & CHIMNEYS

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DOORS & WINDOWS

The roof was not accessed as a part of the site visit, though documentation was provided showing work completed in 2017. This included the rebuilding or repointing of the chimneys, re-lining the boxed gutters with PVC membrane, and installation of a new standing seam roof. With the limited visibility from the street level and the records of recent repair works, it is believed the roof and chimneys are in good condition. From photographs taken during the 2003 study, chimneys were not returned to their historic full height during the rehabilitation. The cornice that wraps the street elevations includes paired brackets with a raised panel at each bay. Though there is no record of work being completed on this component, it is in good condition overall, with limited areas of paint failure.

Doors and windows are in fair to good condition. Historic doors within the storefronts have retained their historic character and have either been locked in place or repaired to be used as entries. The operational door on the southwest elevation is a wood paneled residential door with a fixed glass transom above. Though the door is accessed by a ramp with a compliant handrail, the inward-swinging door does not meet code requirements for egress. On the secondary elevations, wood paneled doors with fixed glass transoms are located at the center of the northwest elevation, and on the northeast facing elevation at the bay adjacent to the inner corner and the second bay from the north. A modern six-panel steel entry door without a transom is located adjacent to the inner corner of the recessed northwest elevation. Windows are wood double hung two-over-two sash with simple limestone sills. Overall, paint is deteriorating in some areas, a few top sashes have slid partway open, causing drafts on the third floor, and windows associated with the second-floor office spaces have had low profile exterior storm windows installed. All windows and doors on the street elevations feature sheet metal window hoods in the form of a drip mold. Windows at the secondary elevations have a double

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Tyipcal window and cornice detail

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Storefront detail and exterior storm window

Single-story addition

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INTERIOR

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The basement, first floor, and portion of the second floor of the Phoenix Hotel Building has undergone repairs and rehabilitation following the recommendations in the 2003 study. For the following evaluation, a general description will be provided for these areas and a more in-depth assessment will be written for those areas not already rehabilitated and are suitable for reuse. Room numbers provided in the text refer to the historic room numbering system or supposed room numbers based on findings during the site visit. Numbers have been provided in the existing plans for reference.

BASEMENT

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Due to prior water infiltration and sewer issues, the basement has undergone recent alterations to remediate and mitigate future concerns. This includes a new concrete slab, additional wood structural members, and the covering of all walls in a membrane. At the stairwell to the basement, cracks were observed across the cast-in-place concrete. Overall, the basement is in good condition.

FIRST FLOOR

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The southern two bays of the first floor have been rehabilitated in compliance to the Secretary of the Interiorâ&#x20AC;&#x2122;s standards to house the Switzerland County Tourism Office. The southern entrance includes a historic vestibule. Wood floors have been left exposed, except immediately in front of the storefront doors where tile has been installed a few feet in front of each area. The southern bay houses the reception desk, informational area, and a conference space on a raised floor accessed by a ramp. The far north end of the bay includes restroom and storage space. The central bay is divided in half by a partition with the main grand stair to the south and a gift shop to the north. The wood stair is a key character-defining feature of the interior. It is in good condition and is fitted with a modern carpet runner. The plaster walls are in good condition. The gift shop and grand stair hall are connected by a large opening in the partition by the storefronts. The interior of the restaurant in the north bay, which includes the single-story addition, was not assessed.

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First floor of south bay, looking northwest

First floor ramp to restrooms in the south bay, looking north

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SECOND FLOOR

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Rehabilitation of the second floor was limited to four bays at the southern corner. This area remains in good condition. The grand stair (Room 8) was enclosed with drywall partitions and doors were installed to access each flight. A double-loaded corridor runs along the stair enclosure to the southeast and southwest, leading to doors that access the unaltered spaces. The rehabilitation created four offices (Rooms 1, 2A, 2B, and 7) and one conference room (Room 9) out of former hotel rooms. Historic doors with transoms were retained, wood floors were refinished, and plaster walls and ceilings were either repaired or covered with smooth gypsum board to match the appearance of plaster. The historic fireplace in Room 1 retains a cast iron mantel, grate frame, summer cover, and fender. The mantel retains its historic faux painted finish imitating marble. Arches in the hallways have been retained and are visible in the rehabilitated spaces but remain covered in the unaltered wings. While some structural modifications have been installed to remediate concerns in the 2003 study, rehabilitated interior walls near the southeast façade show minor cracks that may point to further shifting of the walls.

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The unaltered northeast wing consists of four rooms along the central corridor. In general, these rooms and the associated hallway have large areas of plaster loss at the ceiling and water damage along the exterior walls. Rooms are used for storage, but the visible areas of exposed wood flooring are in fair to good condition. Rooms 3 and 6 have significant cracks in the masonry bearing wall. Structural ties were installed from the exterior wall to the masonry structural wall prior to the 2003 study. Partial consolidation of the cracks with an infill substance, either a grout or concrete, was also attempted prior to the 2003 study. The arch at the masonry bearing wall between the rehabilitated spaces and the northeast wing has been infilled with a temporary wood-frame wall containing a single door. The four rooms have retained their historic doors with transoms.

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The unaltered northwest wing includes a three-bay open space with a single column (Room 10), a second open space (Room 12) with an adjunct room (Room 13), an enclosed storage room (Room 14), and an enclosed stair (Room 15). This wing appears to have originally matched the layout of the third floor but seems to have been remodeled in the 1920s to create a new dining room and kitchen. Overall, the wing has large areas of plaster loss and water damage at the ceilings and walls adjacent to the chimney stacks. Wallpaper at interior walls and most ceiling finishes are intact but peeling. A historic door with a transom within the original arch provides access to Room 10 from the main corridor. There is about a three-inch drop in floor height from the corridor to Room 10. Multiple infill patches can be found across the floor, likely from the wing’s past remodel. A beam spans the length of Room 10 and is supported by a central wood column. Electrical conduit and multiple non-historic light fixtures are attached to the ceiling. Room 11 was a small washroom immediately off Room 10 and includes two ceramic sinks dated to around 1920. Portions of wood floor in Rooms 12 and 13 are covered in several layers of sheet linoleum. A commercial-sized kitchen sink is in Room 13 along the north wall. Historic doors with transoms lead to Rooms 12, 14, 15, and 16. At the storage room under the stairs (Room 15) the exterior wall includes wood wainscoting. The stairs at the north corner lead to the third floor. Overall, both the northeast and northwest wings are in fair condition.

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Third floor grand stair

Third floor, water damage at grand stair, looking northwest

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Room 18, looking northwest

REHABILITATION RECOMMENDATIONS GENERAL

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The Phoenix Hotel Building is an excellent candidate for further rehabilitation, putting the upper floors in productive use to serve the needs of the Vevay community today. A rehabilitation project should maintain the building’s character-defining features while sensitively accommodating a contemporary use. Non-historic additions and features can be removed to uncover historic features. Proper planning and rehabilitation work can help to ensure the building’s preservation through active use.

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Per discussions with members of the Vevay/Switzerland County Tourism Commission, Vevay is in the process of completing a housing survey, with preliminary indications that affordable housing is greatly needed in the area. For this reason, the entirety of the third floor is proposed to be rehabilitated into three 2-bedroom apartment or condominium units. Proximity to downtown creates a fantastic opportunity to bring existing and potential residents closer to the commercial core. A focus on affordability would attract young professionals, teachers, small business owners, and other vital community members. In addition to housing, more office space for the Visitors Center and other businesses was considered a viable option. These spaces are proposed for the second floor along with an open-plan incubator room that could bring in businesses that need a small amount of space for start-up purposes.Proposed floor plans are provided in Appendix A. With similar plans and the installation of controlled access points, it would be possible to adjust the amount and location of office and residential space across the two floors to meet the needs of the Vevay/Switzerland County Tourism Commission.

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In addition to future rehabilitation efforts to the Phoenix Hotel Building, there is an opportunity to incorporate adjacent buildings into a large-scale upper-story housing project. Though not assessed or investigated during this Feasibility Study, it is believed a direct connection could be created between multiple buildings at upper floors. This could create greater economic impact to the downtown, create opportunities for shared amenities, such as elevators, appeal to a wide variety of funding sources, and provide range of live/work opportunities within the downtown. For example, in downtown Delphi, Indiana, the long-vacant second and third floors of two historic downtown buildings were rehabilitated to provide 16 affordable housing units.

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To accommodate residential units on the third floor, the site will need to consider parking for tenants. This could be reserved parking in the back courtyard or in another nearby parking lot.

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EXTERIOR

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Because of the buildingâ&#x20AC;&#x2122;s recent rehabilitation, continued maintenance is the primary recommendation for the exterior. Gutters, downspouts, and the roof should be regularly monitored for leaks and water infiltration. Masonry should be repointed in a compatible mortar as required with weathering and the replacement of existing incompatible mortar should be considered. Painted features, such as the cornice, should be assessed and touched up as required.

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The proposed rehabilitation of the building would maintain its character-defining historic features, while adding some elements to accommodate the new use. Recommendations are focused on unaltered spaces at the second floor and the entirety of the third floor with minor alterations to the first floor. Existing and proposed plans can be found in Appendix A.

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FLOORS

Finishes or insulation applied to the historic wood flooring should be removed. Any damaged or rotted wood should be replaced with new, matching material and the flooring should be cleaned and refinished. If a different flooring is desired, it should be easily removable and not damage the historic fabric. The floor height difference at the second-floor rear wing will need to be addressed. Flooring could either be built up to meet the corridor or a short accessible slope could be installed down to the lower level.

WALLS

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The interior wall surfaces are plaster on brick masonry, with plaster on lath at the interior partitions. Within the unrehabilitated spaces, the walls are covered with wallpaper that is believed to have been installed in 1924. To accommodate residential units on the third floor, several interior partitions will need to be demolished. For those that remain on the third floor and across the second floor, the follow treatment is recommended. In general, wall surfaces should be stripped down to the original plaster surface by the gentlest means possible. Existing plaster and lath should be assessed for water damage and removed only if deteriorated beyond repair or fully delaminated. Minor cracks and deformations should be repaired to retain the historic material. In any areas where repair is not cost effective, gypsum board may be laminated over the plaster. It is recommended that exterior walls be furred out to allow the addition of insulation. Existing wood baseboards and window and door trim should be salvaged and reinstalled.

CEILINGS Historic lath and plaster ceilings remain in place across the second and third floors and exhibit substantial water damage adjacent to exterior walls. New ceilings could consist of flat gypsum board or unobtrusive acoustical ceiling tile (ACT). Any new suspended ACT ceilings should be hung above the height of window and door trim and as close to the underside of the joists as possible while accommodating mechanical systems.

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APPENDIX A: FLOOR PLANS

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EXISTING BASEMENT PLAN

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EXISTING FIRST FLOOR PLAN

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EXISTING SECOND FLOOR

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EXISTING SECOND FLOOR PLAN

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EXISTING THIRD FLOOR PLAN

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PROPOSED SECOND FLOOR PLAN

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PROPOSED THIRD FLOOR PLAN

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