Somerset Historic District Building Assessment Report by Designing Local

SOMERSET HISTORIC DISTRICT

BUILDING ASSESSMENTS REPORT

JUNE 2024

VILLAGE OF SOMERSET

Tom Johnson Mayor

Justin Feasel Planning Intern THIS REPORT WAS MADE POSSIBLE BY:

DESIGNING LOCAL

Josh Lapp, AICP

Principal + Co-Founder

Megan Adornetto Historic Preservationist

ARCHITECTURE

Bob Loversidge, FAIA

CHAPTER 1: INTRODUCTION

SECTION 1: PROJECT INTRODUCTION

SECTION 2: FUNDING OPPORTUNITIES

SECTION 3: STUDY AREA

SECTION 1: PROJECT PURPOSE

In partnership with the Village of Somerset, Designing Local and preservation architect Bob Loversidge conducted visual building assessments on 16 buildings previously identified by the Village as key opportunities for revitalization within the Somerset Historic District. The selected buildings are in a variety of conditions, some vacant but many occupied with existing businesses. The initial evaluations focused on identifying concepts for renovating public street-facing facades, as a means of showing the impact of relatively inexpensive improvements to the overall presence of the historic village to positively benefit business and tourism opportunities. A few properties were investigated further to encourage new adaptive uses for underutilized or vacant buildings.

All of the designs shown are conceptual in nature and are intended to illustrate an idea. Implementation will require more in depth analysis and detailed design. All work should be done in accordance to the historic district’s Design Guidelines, as approved by the Village Council. Projected costs are illustrative rather than comprehensive. Actual costs will depend on final designs, timing, and, in some cases, the source of funding to be used.

Some information about the history of the selected properties, as well as the observed conditions, recommendations, and costs, can be found in the following report. This document serves as a reference point, should the property owners be willing and able to make improvements. Given the scarcity of resources in Somerset this report highlights existing funding opportunities, in addition to proposed scenarios should the Village receive funds that would allow for cost-sharing between property owners and the Village to complete facade improvements and other renovation work.

A BRIEF HISTORY OF SOMERSET

ADAPTED FROM THE VILLAGE OF SOMERSET

The Village of Somerset was established in 1807 by settlers from Somerset, Pennsylvania at the spot on Zane’s Trace located midway between Lancaster and Zanesville. Seven years later, parts of Fairfield, Muskingum, and Washington counties were merged to create Perry County, and the house of a Somerset resident was named the first temporary courthouse. In 1819, the county government arranged for the erection of a purpose-built courthouse in Somerset; while most of the building was used for a jail, it also included a courtroom and space for some county offices. Ten years later, a permanent courthouse was constructed on the Village’s public square. In 1833, Somerset contained county buildings, nine stores, six taverns, about 120 dwelling houses, and more than 600 inhabitants.

As the Village of New Lexington grew in importance, its residents began to agitate for the county seat to be moved to their community. From 1851 to 1859, the state legislature passed three separate laws to permit the county seat to be moved; contentious elections and a decision by the Supreme Court of Ohio saw the county seat move to New Lexington, back to Somerset, and finally back to New Lexington. After it ceased to be used as a courthouse, the building was leased to Somerset for use as its village hall.

SECTION 2: FUNDING OPPORTUNITIES

There are a variety of funding opportunities that could be utilized to successfully execute the projects envisioned by this report. The facade improvement projects could be undertaken as part of a grant funded facade improvement program. The large adaptive reuse projects, which have much higher costs, are more well suited to utilize State and Federal Historic Tax Credit which cover up to 55% of the rehabilitation costs. Other creative funding mechanisms such as a Downtown Redevelopment District are also good opportunities for Somerset.

HISTORIC TAX CREDITS

The Ohio Historic Preservation Tax Credit is part of a competitive program that provides a state tax credit up to 35% of qualified rehabilitation expenditures incurred during a rehabilitation project. An additional 20% tax credit is available on a non-competitive basis from the Federal Historic Tax Credit. Taken together these programs can cover up to 55% of the costs to rehabilitate a historic structure.

There are several factors that impact the ability to pursue Historic Tax Credits. The most important is eligibility- all historic buildings within the Somerset Historic District are eligible. Additionally renovations must be substantial in order to qualify and the use of the property must be income producing.

KEY TAKEAWAYS

• Up to 55% of renovation costs covered by the credits

• All historic buildings in the district are eligible

• Projects must be income producing and substantially renovated

PROPOSED: FACADE IMPROVEMENT PROGRAM

The majority of the improvements detailed within this report are exterior facade changes. These changes could have a large impact on business and tourism potential in Somerset for a relatively small cost. All totaled these improvements could be made at an all in cost of $450,000 - 525,000.

A cost share program where the Village matched property owners improvements up to $50,000 could be funded through grant opportunities for $250,000 or more. An investment by the State or other grant funder in this program could impact all 11 properties proposed for facade improvements within this report

KEY TAKEAWAYS

• Total cost as proposed within this report $450,000525,000

• A $250,000 grant could provide the match for the facade improvement program

PROPOSED: DOWNTOWN REDEVELOPMENT DISTRICT

Section 5709.45 of the Ohio Revised Code authorizes municipalities to implement a Downtown Redevelopment District (DRDs) which can cover not more than ten (10) acres enclosed by a continuous boundary in which a least one historic building is being, or will be, rehabilitated. DRDs are utilized to promote rehabilitation of historic buildings, create jobs, and to encourage economic development in commercial and mixed-use commercial and residential areas. They are also utilized to fund transportation improvements that will benefit areas in and around the DRD.

The DRD redistributes 70% of the improvement value of a parcel to the DRD fund. The remaining 30% of the value goes to the property taxing authorities as it would traditionally. The DRD fund can then be utilized to create loan programs, facilitate economic development, and to fund roadway improvements. The DRD can last for up to 30 years before it needs to be reauthorized or recreated.

KEY TAKEAWAYS

• This type of program could help to fund a facade improvement program within the Village.

SECTION 3: STUDY AREA

All subject properties are within the Somerset Historic District, which is listed on the National Register of Historic Places and locally designated by the Village of Somerset which is a Certified Local Government by the State Historic Preservation Office and National Parks Service.

SUBJECT PROPERTIES

• Facade Improvements

• 106 E Main Street

• 102 Public Square

• 106 Public Square

• 108 Public Square

• 110 Public Square

• 101A S. Columbus

• 105 S. Columbus

• 118 W� Main St

• 119 W� Main St

• 104 N. Columbus

• 105 N. Columbus

• Full Renovation

• 104 E Main Street

• 107 Public Square

• 106 W� Main St

• 103 N. Columbus

Somerset Historic District Planning

HISTORIC DISTRICT

PRESERVATION

HISTORIC

FACADE/MINOR IMPROVEMENTS

W. SHERIDAN AVE. E. SHERIDAN AVE.

CHAPTER 2: BUILDING FACADE ASSESSMENTS

106 E MAIN STREET

BRIEF HISTORY

The footprint of the building has always remained the same per the Sanborn maps: 1-story wood frame building without any additions or outbuildings. Today there is an attached building with a shed roof and finished with vertical siding that is connected to the partially enclosed back porch of 104 E Main.

• On lot 59 in the 1875 Perry County Atlas

• 1895 Sanborn - Post office (also see historic photos)

• 1913 Sanborn - Restaurant

• 1926 Sanborn - Store

ASSESSMENT

• Current Use: Homeschool/Community Center

• Facade looks to be in good condition. One section of the decorative trim above the storefront is broken and missing some detailing. The lower storefront panel has some peeling paint and some wood damage. The storefront transom looks to have been painted over.

• New gutters and downspouts

• Re-open the transom windows above the storefront

• Dress up storefront

• New door

COST ESTIMATE

• $20,000 - $30,000

• This includes rough estimates for the proposed work as well as soft costs

RECOMMENDATIONS

• New paint

• New signage

NEW HALF-ROUND GUTTER & ROUND DOWNSPOUT TO STORM SYSTEM

NEW WOOD BOARD SIGN

DAYCARE

RESTORE TRANSOM GLASS

ADD MULLIONS & PANELS TO STOREFRONT

NEW DOOR & TRANSOM

PAINT ALL WOOD ELEMENTS

102 PUBLIC SQUARE

BRIEF HISTORY

The footprint of the building remained a 2-story brick building between 1895 and 1926. Between 1895 and 1913, a 1-story wood frame porch was added to the back of the building. The deteriorated outbuilding that is located in the back of the property today sits where the wood frame porch is located, however, it looks to be larger in size than the porch, indicating it must have been built post1926�

• On lot 12 in the 1875 Perry County Atlas

• 1895 Sanborn - Grocery (front) and Hand Printing (back) shops on 1st floor and vacant 2nd floors

• 1913 Sanborn - Grocery store in the front and a printing shop with a gasoline engine located somewhere in the building

• Home to an ice cream shop, restaurant, and billiards in 1919 (historic image)

• 1926 Sanborns - Different store spaces throughout the building

ASSESSMENT

• Current Use: Subway with apartments above

• Stained brick with some mortar loss and spalling in some spots.

• Railing to subway is splintering with paint loss

• Rotting signage bracket

• Flashing at visor overhang on the public square side separating from brick

• Paint peeling on stone on south facade

• Outbuilding

• Hole in the roof

• Spalling brick & mortar loss

• Boarded up and rotting windows

• Structural issues

RECOMMENDATIONS

• New railings

• Strip paint and repair stone foundation

• New door with transom

• Add screen around A/C unit

• New awnings

• New window graphics at storefronts

• Repair & paint storefronts

• Remove old sign & anchors

COST ESTIMATE

• $35,000 - $45,000

• This includes rough estimates for the proposed work as well as soft costs

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WINDOW GRAPHICS

REMOVE OLD SIGN & ANCHORS

NEW AWNING

NEW DOOR WITH TRANSOM

SCREEN TO HIDE HVAC

STRIP PAINT & REPAIR STONE FOUNDATION

REPAIR & PAINT STOREFRONT

106 PUBLIC SQUARE

BRIEF HISTORY

The footprint of the primary building did not change between 1895 and 1926 as seen in the Sanborn Maps. The building is a 2-story brick building with a 1-story porch in the back of the lot. A 1-story wood frame addition was added to the east side of the southernmost edge of the building between 1895 and 1913, and that addition would change in size between 1913 and 1926.

• Possibly a saddle & harness maker in 1846 as shown in a drawing of the public square

• On lot 58 in the 1875 Perry County Atlas

• Sanborn 1895 - Grocery & Millinery (hat making) in the south half

• Sanborn 1913 - Phone exchange & music shop in the south half

• Sanborn 1926 - Phone exchange & store in the back half

• Restaurant at one point (see historic photo)

ASSESSMENT

• Current Use: Perry County Mutual Fire Insurance Company

• Stained brick

• Some spalling in stone lintel above 2nd floor door

• Paneled storefront inappropriate for period of significance

RECOMMENDATIONS

• Remove plywood on side elevation

• Paint fire escape

• Replace vinyl windows

• Re-point brick

• New storefront/take off paneling

• New board sign

• Reconfigure corner entrance

• Paint the cornice

• Add cast iron column

• Move the clock up

• Remove the standing metal seam roof on the side by the bank

• Add a canopy over the side door

• Add windows

• Open one window at fire escape

COST ESTIMATE

• $130,000 - $150,000

• This includes rough estimates for the proposed work as well as soft costs

PAINT CORNICE

SUBHEADING

Body Text

• Bullet text

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NEW STOREFRONT

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NEW BOARD SIGN

INSURANCE

NEW 2/2 WINDOWS

CORNER ENTRY

STOREFRONT

PAINT CORNICE

CORNER ENTRY

RECESSED BRICK IN OLD WINDOW OPENINGS CANOPY OVER NEW DOOR & TRANSOM

2/2 WINDOWS

DOOR & TRANSOM

108 PUBLIC SQUARE

BRIEF HISTORY

The footprint of the building does not change between 1895 and 1926, however the materials shown slightly differ. In the 1895 Sanborn, the space on the west (hardware & wallpaper/painting) shows that the building had special hazards in the front half of the building, with a brick face on the front of the building. The rest of the building is a wood frame building of various heights. In 1913 and 1926, the building is shown as a wood frame building throughout with a brick face on the front of the building, no special hazards noted.

• Appears on lot 9 in the 1875 Perry County Atlas.

• Sanborn 1895 - Hardware & drug store on the 1st floor, wallpaper, painting, & photography space on 2nd floor.

• Sanborn 1913 - grocery and drug store on 1st floor, photography space on 2nd floor.

• Sanborn 1926 - store & drug store on 1st floor, photography space on 2nd floor.

ASSESSMENT

• Current Use: Perrydise Frozen Yogurt shop with apartments

• Peeling paint on the trim

• Rusting on the roof

• Missing ice guard

• Peeling paint on storefront

RECOMMENDATION

• Replace windows

• Repair upper middle window

• Ice guard

• Storefront updates

• Panel below windows

• Transom over door

• Dividers in picture windows

• Paint lower brick

• Paint roof & add new flashing

• Re-point chimneys

• New gutters & downspouts

COST ESTIMATE

• $25,000 - $30,000

• This includes rough estimates for the proposed work as well as soft costs

ROOF NEW 2/2 WINDOWS

NEW SNOW RAILS

110 PUBLIC SQUARE

BRIEF HISTORY

In the 3 Sanborn Maps referenced, the building is indicated to be a 3-story brick building. Building materials and/ or construction methods of the buildings changed between 1895 and 1913. In 1895, the building was green surrounded by pink, indicating a brick structure to support special hazards within the building. In 1913, the building was only pink, indicating that special hazards may have been removed from the building.

• On lot 9 in the 1875 Perry County Atlas

• Drugs & Paints on the first floor, Offices and storage on the 2nd floor, and the Masonic Lodge on the 3rd floor - all 3 Sanborn Maps

ASSESSMENT

• Current Use: Masonic Lodge, T-shirt store

• Some brick spalling

• Peeling and bubbling paint

• Ivy climbing up northeast corner

• Unpainted areas on back of the northeast corner

• Peeling paint on storefront window trims

RECOMMENDATIONS

• Replace windows

• Re-do storefront

• New signage

• Paint fire escape

• Paint cornice

• Repair chimneys

• Reopen windows on side elevation on first floor

• Prep & Repaint brick in a darker color

COST ESTIMATE

• $45,000 - $50,000

• This includes rough estimates for the proposed work as well as soft costs

SUBHEADING

Body Text

• Bullet text

CUSTOM EMBROIDERY

LAURA ’ S PAINTED SIGNS MASONIC SYMBOL

NEW DOOR WITH TRANSOM

NEW ARCHED WINDOWS

NEW DOORS

REPOINT CHIMNEYS

PAINT CORNICE

NEW DOOR WITH TRANSOM

NEW ARCHED WINDOWS

PAINT FIRE ESCAPE

BRICK IN OPENINGS TO REMAIN

NEW DOOR WITH TRANSOM

PREP & REPAINT

BRICK IN A DARKER COLOR

101 S COLUMBUS STREET

BRIEF HISTORY

The footprint of the northern portion of the building has mostly remained the same as a 2-story brick building with a staircase to the south. In 1895, there was a wood 1-story structure on the back. In 1913, a wood 1-story outbuilding was attached to the rear of the building and a 1.5-story wood stable was in the back of the property. In 1926, the building was expanded upon to accommodate the movie theater in its place and a 2-story wood frame building and a 1-story outbuilding were added directly to the south of the existing attached staircase.

• On lot 136 in the 1875 Perry County Atlas

• Sanborn 1895 - Grocery

• Sanborn 1913 - Grocery with a livery in the back of the property and a barber shop to the south.

• Sanborn 1926 - Movie Theater to the north and a store to the south.

• Converted back to a dry goods store in 1952 & a new building may have been built to the south shortly after the conversion

ASSESSMENT

• Current Use: Grocery store

• Second floor windows look to be a little

rotten/damaged

• Vines growing out of the gable roof line

• Historic storefront behind the siding

RECOMMENDATIONS

• Repair cornice southern rectangular roof line and replace a missing bracket

• Add raised or recessed panels on the southern rectangular roof line

• Install new windows on the southern rectangular facade and install new trim

• Replace siding with new horizontal siding

• Build a new shed to frame the vending machines

• New board sign

• Install new street number panel with decorative wrought iron above in between two facade profiles

• New entry doors and display windows beneath existing canopy

• 3 new windows on the northern facade

• Front gable on north side of building to receive new trim, shingles, and barge board

COST ESTIMATE

• $85,000 - $90,000

• This includes rough estimates for the proposed work as well as soft costs

REPAIR OVERHANGING CORNICE ATTIC VENTS

ADD RAISED OR RECESSED PANELS

REPLACE MISSING BRACKET

PANEL AND WROUGHT IRON

3 NEW WINDOWS

WINDOWS HORIZONTAL SIDING

CARPENTER’S MARKET

MACHINES

105 S COLUMBUS STREET

BRIEF HISTORY

The building footprint remained unchanged between the 3 Sanborn maps. The building is a 2-story brick structure with a 1-story brick addition on the northwest corner. 3 1-story wood frame additions can be found on the north, south, and west facades.

• On lot 137 in the 1875 Perry County Atlas�

• Sanborn 1895 - Jewelry store

• An Ohio Historic Inventory form indicates the bay window was built after 1900, indicating that the historic photo to the right could have been taken sometime between 1900 and 1913, where it served as a picture gallery

• Sanborn 1913 & 1926 - Dwelling

ASSESSMENT

• Current Use: Vacant, former antique store

• Wood bay window chipping, missing portion of cornice, fascia & soffit damage

• Stained brick at flashing at bay window

• Broken gutter bracket on south elevation of rear addition

• Rear addition flashing pulling from roof

• Biogrowth on brick on the west

elevation by rear addition

RECOMMENDATIONS

• Repair slate roof

• Paint downspout to match brick

• Add a new half-round gutter

• Install snow guards above the front door

• New railing

COST ESTIMATE

• $18,000 - $20,000

• This includes rough estimates for the proposed work as well as soft costs

PAINT DOWNSPOUT TO MATCH BRICK REPAIR SLATE ROOF

ADD SNOW GUARDS OVER DOORWAY

NEW HALF-ROUND GUTTER

PAINT ALL WOODWORK USING HISTORIC COLORS

NEW HANDRAIL

118 W MAIN STREET

BRIEF HISTORY

Primary building footprint remains the same across all 3 maps: a 2-story brick building. The 1895 & 1913 Sanborns show an attached 1-story wood frame outbuilding in the back of the brick building but it was demolished sometime between 1913 and 1926.

• On lot 16 in the 1875 Perry County Atlas

• 1895 Sanborn - Grocery

• Possibly Yoerger Bros Grocery as per the ghost markings on the east facade

• 1913 Sanborn - Gas fixtures store

• 1926 Sanborn - Wallpaper & paint store

ASSESSMENT

• Current Use: Vacant

• The paint on the wooden storefront is faded

• Paint loss on brick on 2nd story

• Brick spalling and mortar loss at the bottom of the southwest corner

RECOMMENDATIONS

• Remove paneling from storefront

• Repair and paint cornice

• New 2/2 arched windows

• New projecting sign with lights

• Add bracketed cornice

• New storefront with transom windows & panels

• New door for upper level entry

• New recessed door for 1st floor entry

• New window graphics

COST ESTIMATE

• $35,000 - $40,000

• This includes rough estimates for the proposed work as well as soft costs

2/2 ARCHED WINDOWS

REPAIR & PAINT CORNICE

RECESSED ENTRY - NEW DOOR

PROJECTING SIGN WITH LIGHTS

BRACKETED CORNICE

TRANSOM WINDOWS WINDOW GRAPHICS PANELS

119 W MAIN STREET

BRIEF HISTORY

The building is a 1.5-story wood frame building rectangular in shape. The building reached its current approximate footprint sometime between 1895 and 1913, when an office was attached to the building to the east, where the Somerset Library sits today.

1� On lot 49 in the 1875 Perry County Atlas

2� 1895 Sanborn - Grocery store

3� 1913 Sanborn - Grocery store, office space, and dwelling

4� 1926 Sanborn - Store, office space, and dwelling

ASSESSMENT

• Current use: Epicerie French restaurant

• What is there looks to be in good condition

• No exterior access to the flower shop also inside the building

COST ESTIMATE

• $8,000 - $10,000

• This includes rough estimates for the proposed work as well as soft costs

RECOMMENDATIONS

• New door to flower shop

• New HVAC

• New board sign with lights

• Consider an alternative color scheme using period-appropriate colors

NEW BOARD SIGN WITH LIGHTS

RESTAURANT

CONSIDER AN ALTERNATIVE COLOR SCHEME USING PERIOD-APPROPRIATE COLORS

104 N COLUMBUS STREET

BRIEF HISTORY

The primary building right on the street started as a 3-story brick dwelling with a 1-story wood frame attached structure and a 1-story wood porch. Sometime between 1895 and 1913, the top floor was lost, possibly in one of the fires, and a 2-story wood structure was attached and made flush with the front of the building. Sometime after 1926, the 2nd floor space that extends over the sidewalk was built.

• On lot 8 in the 1875 Perry County Atlas

• 1895 Sanborn - Dwelling

• 1913 & 1926 Sanborn - Dwelling

ASSESSMENT

• Current Use: Wichert Insurance company

• Front facade looks to be in good condition

• Small section of siding pulling up at the bottom of the front facade on the 2nd story

• New handrail

• New sign

• Rework rainwater collector at roof valley next to Masonic Lodge

COST ESTIMATE

• $25,000 - $30,000

• This includes rough estimates for the proposed work as well as soft costs

RECOMMENDATIONS

• New piers

• Repair or replace siding. Consider a new color scheme

• Paint downspouts to match brick

REPAIR OR REPLACE SIDING. CONSIDER NEW COLOR SCHEME.

PAINT DOWNSPOUTS TO MATCH BRICK

RE-WORK RAINWATER COLLECTOR AT ROOF VALLEY NEXT TO MASONIC LODGE

105 N COLUMBUS STREET

BRIEF HISTORY

In 1895, this building was a 1.5-story wood frame dwelling with a 1-story wood frame outbuilding at the back of the lot. Sometime between 1895 & 1913, a 1-story wood frame structure and a multi-level sales building, built in the form of a stable or carriage house, was attached to the back of the original building, and the sales house wraps around the property line of 103 N Columbus and sits on the corner of the two alleys behind the property.

• On lot 131 in the 1875 Perry County Atlas

• 1895 Sanborn - Dwelling

• 1913 & 1926 Sanborn - Harness and buggy store with sales floor in garage space along the alley

ASSESSMENT

• Current Use: HVAC Service store

• Paint is chipping

• Front door is off its hinges

• Missing planks on the faux facade above the front door

• Dirt and other bio growth on the faux facade above the storefront

• Plants overtaking the north side of the storefront visor roof

RECOMMENDATIONS

• Repair & repaint facade

• New board sign

• New storefront window

• New storefront panels

• New window graphic

• New front door

• New handrail

COST ESTIMATE

• $25,000 - $30,000

• This includes rough estimates for the proposed work as well as soft costs

REPAIR & REPAINT FACADE WINDOW GRAPHIC

BOARD SIGN

KEEP CANOPY

CHAPTER 3: DETAILED BUILDING ASSESSMENTS

104 E MAIN STREET

BRIEF HISTORY

• On lot 59 in the 1875 Perry County Atlas

• 1895 Sanborn - Post office (also see historic photos)

• 1913 Sanborn - Restaurant

• 1926 Sanborn - Store

ASSESSMENT

• Current Use: Homeschool/Community Center

RECOMMENDATIONS

• New paint

• New signage

• New gutters and downspouts

• Re-open the transom windows above the storefront

• Dress up storefront

• New door

COST ESTIMATE

Renovation = $500,000-600,000

Facade = $35,500-45,000

TOTAL = $535,000-$645,000

104 E MAIN STREET ADAPTIVE USE

In addition to the facade improvements contained in this report, we were asked to take a look at the currently vacant building at 104 E Main Street. The first floor has been occupied by various businesses, and the second floor has been residential. This is likely a very early Somerset buildingactually it seems to have been built in two phases. Further research may reveal the actual dates and the people involved, but it looks like a small house was enlarged into a single residence at some point.

The brick building is roughly 3,200 square feet, arranged in an L-shaped configuration on two floors with a one story portion in the rear.

While it is certainly possible to imagine using the building as it has been used - as a light commercial building - it might be interesting to imagine turning it back into residential, either as a good-sized single family residence, or as two or three rental units. In any case, renovation will include new utilities, heating and air conditioning, plumbing, some site work, and finishes.

INSPECT & REPAIR SLATE ROOF & SNOW RAILS

NEW HALF-ROUND GUTTERS & ROUND DOWNSPOUTS TO STORM SYSTEM

ADDRESS

RESTORE HISTORIC WINDOWS & DOORS (TYPICAL)

REMOVE DOWNSPOUT

ADDRESS

RESTORE STOOPS & RAILINGS

REMOVE PAINT FROM STONE LINTELS & TRIM. REPAINT CORNICES & WINDOWS

MINOR BRICK & STONE REPOINTING RETAIN “GHOST” SIGNS

107 PUBLIC SQUARE

BRIEF HISTORY

The footprint of the building per the Sanborn maps remains the same across all 3 maps: a 2-story brick building with no outbuildings. A 1-story attachment has since been built to accommodate the back-of-house needs of the restaurant that currently occupies the first floor of the building.

• On lot 7 in the 1875 Perry County Atlas

• 1895 Sanborn - Dry goods and clothing on 1st, offices on 2nd

• 1913 Sanborn - Dry goods on 1st, offices on 2nd

• 1926 Sanborn - Store

ASSESSMENT

• Current Use: Restaurant on 1st floor, vacant on 2nd

• Rotting storefront paneling

• 2 doors on E Main Street side not even

• 2nd floor gutted

RECOMMENDATIONS

• Dress up windows/add dividers

• Replace upper new windows

• Rotting/damaged wood at storefront

• Brick parapet at backside?

• Possible use for upstairs: special event

COST ESTIMATE

Banquet Room

900 sf @ $150 = $135,000

BOH

300 sf @ $250 = $75,000

FF&E

Lump Sum = $30,000

Soft Costs = 20%

Sub Total = $275,000-300,000

Facade = $70,000-80,000

TOTAL = $345,000-380,000

107 PUBLIC SQUARE

ADAPTIVE USE

In addition to the facade improvements contained in this report, we were asked to take a look at the currently vacant second floor of this important Public Square building. The first floor Is occupied by a successful full-service restaurant and, aside from the repairs needed to the storefront, the exterior is in good condition. It would be easy to assume that the second story could be renovated into a few apartments, but, especially as it is currently totally cleared out of partitions and finishes, it seems logical to think about a more public use.

The space is roughly 20 feet by 60 feet (1,200 square feet). It is accessed by a separate Main Street entrance and stair, and there is an exterior exit stair at the rear. Using the space as an event center seems like a logical and practical use.

If we assume the rear 300 square feet (20 x 15) could be developed as back-of house space (rest rooms, a warming/plating kitchen and exit corridor), the remaining 900 square feet (20 x 45) could be finished as an elegant multi-purpose space that could seat 90 -100 people in a banquet setting, with fabulous views of the Public Square. If catering would be by the restaurant, it might be efficient to include a dumbwaiter. Otherwise catering could be delivered from the rear into a small prep kitchen area.

The multi-purpose room could feature a reproduction tin ceiling, period-appropriate lighting, historic patterned wallpaper and state-ofthe art a/v and sound equipment.

ADD MUNTINS TO WINDOWS

PREFER 2/2 WINDOWS

INVESTIGATE STOREFRONT DETERIORATION & RE-BUILD

2ND FLOOR SPECIAL EVENT SPACE

KEEP CANOPY

INVESTIGATE STOREFRONT DETERIORATION & RE-BUILD

SIGN FOR 2ND FLOOR IN TRANSOM

106 W MAIN STREET

BRIEF HISTORY

The footprint across the building’s history has remained much the same, in that it is a 2-story brick building. The layout of the building in the 1913 and 1926 Sanborn Maps shows an opening between it and the building to the east (104 W Main), however the current layout more closely resembles that which can be seen in the 1895 Sanborn map, where the building is completely closed off from the space next door.

• On lot 13 in the 1875 Perry County Atlas

• 1895 & 1913 Sanborn - Harness shop

• 1926 Sanborn - Dwelling

ASSESSMENT

• Current Use: Vacant

• Interior finishes are in poor condition

• Windows are deteriorated, damaged, missing glass panes, and/or missing completely

• Doors are deteriorated, unable to close completely

• Brick throughout experiencing mortar loss

• Overgrown backyard with half a stoop to the back door

• Front stoop is deteriorated

RECOMMENDATION

• New roof, gutter, & downspout

• Restore historic windows & cornice

• Brick repointing

• New door & transom

• New front stoop

• Possible use for building: refinish to single-family townhouse

COST ESTIMATE

Renovation = $250,000-300,000

Facade = $4,500-5,000

TOTAL = $300,000-$350,000

106 W MAIN STREET

ADAPTIVE USE

In addition to the facade improvements contained in this report, we were asked to take a look at the currently vacant building at 106 West Main Street. This is likely a very early Somerset building - at one time it served the community as a stagecoach stop. Further research may reveal the actual dates and the people involved, but it is part of a series of townhouses that may or may not have been built at the same time.

The small brick building is roughly 1,400 square feet arranged on two stories. It’s condition is fair to poor, but there appear to be no major structural problems. The site is tiny - only about seven feet of site area behind the building- and landlocked. There may be an easement through the adjacent property (Pharmacy) to the north.

The most obvious adaptive use for this building would be to finish it out as a rental housing unit. Given its history as a stagecoach stop, one could imagine it as a small museum featuring early Somerset transportation including Zane’s Trace, stage coaches and the railroad.

In any case, renovation will include new utilities, heating and air conditioning, plumbing, some site work and finishes.

NEW SLATE OR CORRIGATED METAL ROOF

NEW HALF-ROUND GUTTER & ROUND DOWNSPOUT

NEW DOOR & TRANSOM

RESTORE HISTORIC WINDOWS & CORNICE

GAS LANTERN SIGN

NEW STONE STOOP & HANDRAIL

REPAIR STONE FOUNDATION

MOUNTING

STONE FOR STAGECOACH

103 N COLUMBUS STREET

BRIEF HISTORY

The footprint of the front primary building on N Columbus Street has remained the same over the years, though the configuration of the rear attached buildings has changed. Rear brick attached buildings and porches had been demolished prior to 1926 before a small 2-story wood frame, brick-faced attachment and a 1-story brick garage was added, mirroring the current building configuration.

• On lot 131 in the 1875 Perry County Atlas

• 1895 Sanborn - Dwelling on the north side of the building and a tin and hardware shop on the south side

• 1913 Sanborn - Dwelling on the north side of the building and a restaurant on the south side

• 1926 Sanborn - Dwelling on the north side of the building and a store on the south side

ASSESSMENT

• Current Use: Part antique warehouse, part apartments

• Faux facade in alley way

• Faded paint

• Missing boards or they’re hanging on by a thread

• Hole near second story window and in roof which is leading to water intrusion in the space

• Floor joist/girder at the partial height partition wall not as stable as it once was

• Storefront needs a paint job

RECOMMENDATIONS

• Remove awning at storefront & replace with 2 separate copper canopies over the front doors

• Minor brick & stone tuck pointing

• Remove larger porch & build new separate stoops for each door

• Seal dormers

• New windows

• New brick/stone base

• New door with transom top shop & apartments

• New overhead garage door

• New board sign

• Remove the false front and reestablish the gable roof in alley

• Repair floor joists in store space

COST ESTIMATE

• Repair siding to stop water intrusion on street side

(Includes renovation & facade work)

Warehouse = $220,000-255,000

Retail = $97,000-105,000

TOTAL =$317,00-360,000

103 N COLUMBUS STREET ADAPTIVE USE

In addition to the facade improvements contained in this report, we were asked to take a look at the mixed-use building at 106 North Columbus Street.

This is a two and a half story brick building facing North Columbus Street and an attached one-story warehouse structure that faces the alley. Most of the work for this property is shown in the facade studies, as the building is occupied and in relatively good condition. The brick building contains two rental housing units (occupied) and an unoccupied commercial storefront. The rear warehouse is currently being used for storage.

The owner’s plan is to keep the two residential units, renovate the storefront area as a showroom for their antiques business, and use the warehouse for shop and storage uses. Some renovation will be needed to separate a person entrance from an overhead door and to better connect the warehouse to the storefront area.

In any case, renovation will include new utilities, heating and air conditioning, plumbing, and some site work in the small residential courtyard.

COPPER CANOPY OVER DOORS

ANTIQUES

REMOVE AWNING

REMOVE STORM DOOR BOARD SIGN WITH LIGHTS

REMOVE PORCH

PAINT STOREFRONT

STONE / CONCRETE STOOP

RE-ESTABLISH GABLE

NEW BOARD SIGN

ANTIQUES

FALSE FRONT

TRIM ROOF CRICKET

NEW WINDOWS