The Magazine by Ellie Isaacs

The Magazine: Savannah Powder Magazine Jordan Hodges|Ellie Isaacs|Kelly Grubbs HIPR 407: Adaptive Rehabilitation Professor Abraham Spring 2014

Contents History National Register Nomination Existing Site Plan Surrounding Area Assessment Existing Floor Plan Conditions Assessment Remediation Strategies Secretary of Interior Standards Reference Design Statement Impact Study: Site and Traffic Proposed Signage Modified Site Plan Modified Floor Plan - Ground Level Modified Floor Plan - Ground Level Patio Modified Floor Plan - Rooftop Level Furniture Plan - Ground Level Furniture Inspiration - Ground Level Furniture Plan - Ground Level Patio Furniture Inspiration - Ground Level Patio Furniture Plan - Rooftop Level Furniture Inspiration - Rooftop Level Lighting Plan - Ground Level Lighting Plan - Ground Level Patio Elevations North & South East & West Economics - Project Management Plan Economics - Cost Estimation Summary Economics - Pro Forma Economics - Construction Cost Economics - Interior Cost Photo Index Historic Photos Current Conditions

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

PRESERVATION

History

Located five miles west of the city on Ogeechee Road, hidden in a thicket of trees is

the historic Savannah Powder Magazine. Built in 1898 for the City of Savannah during the time when P.W. Meldrim was Mayor, the Magazine is said to be one of the only municipal powder magazines still in existence in Georgia.

The Magazine was designed by famous architects Alfred S. Eichburg and Hyman

Witcover in the Gothic design style, and built by John Eason. At the time of construction, the Magazine replaced the Powder Magazine located on the Springfield Plantation, which was a very short distance west of the city on West Gwinnett Street. Due to the threat of another explosion so close to the valuable land and life springing up in the area, there was a letter written to the mayor and aldermen requesting that the Magazine be moved to an isolated area outside of the city.

The new Powder Magazine was completed on November 10, 1898. The total cost of

the project was $3,650 for the building and $800 for the fifteen acres of land, $4,450 total. The average storage of the Magazine was 96,000 pounds of black powder and 8,500 pounds of dynamite. The Magazine has two rooms and is approximately 1,400 square feet. The building has been referred as one of the sturdiest structures in Chatham County. Reportedly the building has brick walls that are three feet thick, a tar floor that still holds the impressions of the powder kegs, and a roof made of brick and tar with rock and steel reinforcement.

During the time of its use there was also a caretakerâ&#x20AC;&#x2122;s cottage that was located

about 150 feet from the Magazine. The keepers of the Magazine were jobs appointed by the Mayor for a term of three years. The main daytime keeper was provided a residence and pay. The pay was first to be based off the number of ammunition sold, however once the industry started to decline there was a switch to a steady salary. There was also a paid secondary nighttime keeper that was seen as necessary due to the isolation of the area.

The Magazine was closed in 1963 due to the expense of keeping operation with

only one steady customer. The Magazine has sat vacant since. Recently, Tommy Holland has put proposals through the Metropolitan Planning Commission. Mr. Holland created the Powder Magazine Park Commission in efforts to restore the structure and create the area into a park. Those efforts have lacked funding, hence why no changes have been made.

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination NPS Form 10-900

OMB No. 1024-0018

United States Department of the Interior National Park Service

National Register of Historic Places Registration Form This form is for use in nominating or requesting determinations for individual properties and districts. See instructions in National Register Bulletin, How to Complete the National Register of Historic Places Registration Form. If any item does not apply to the property being documented, enter "N/A" for "not applicable." For functions, architectural classification, materials, and areas of significance, enter only categories and subcategories from the instructions.

1. Name of Property Historic name: Savannah Powder Magazine Other names/site number: N/A Name of related multiple property listing: N/A (Enter "N/A" if property is not part of a multiple property listing ____________________________________________________________________________ 2. Location Street & number: approx. 3 mi. W. of HWY 80 and Ogeechee Road City or town: Savannah State: Georgia County: Chatham Not For Publication: Vicinity: ____________________________________________________________________________ 3. State/Federal Agency Certification As the designated authority under the National Historic Preservation Act, as amended, I hereby certify that this X nomination ___ request for determination of eligibility meets the documentation standards for registering properties in the National Register of Historic Places and meets the procedural and professional requirements set forth in 36 CFR Part 60. In my opinion, the property X meets ___ does not meet the National Register Criteria. I recommend that this property be considered significant at the following level(s) of significance: ____national X statewide Applicable National Register Criteria: ___A

___B

X C

X local

___D

Signature of certifying official/Title:

Date

______________________________________________ State or Federal agency/bureau or Tribal Government In my opinion, the property

meets

does not meet the National Register criteria.

Signature of commenting official:

Date

Title :

State or Federal agency/bureau or Tribal Government

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

4. National Park Service Certification I hereby certify that this property is: entered in the National Register determined eligible for the National Register determined not eligible for the National Register removed from the National Register other (explain:) _____________________

______________________________________________________________________ Signature of the Keeper Date of Action ____________________________________________________________________________ 5. Classification Ownership of Property (Check as many boxes as apply.) Private: Public – Local Public – State

X x

Public – Federal

Sections 1-6 page 2

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

Category of Property (Check only one box.) Building(s) District Site Structure Object

Number of Resources within Property (Do not include previously listed resources in the count) Contributing Noncontributing _____________ _____________

buildings

_____________

sites

______1______

_____________

structures

_____________

objects

______1______

______0______

Total

Number of contributing resources previously listed in the National Register ___0_____ ____________________________________________________________________________ 6. Function or Use Historic Functions (Enter categories from instructions.) DEFENSE/Arms Storage

Section 7 page 3

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

Current Functions (Enter categories from instructions.)

VACANT/NOT IN USE _____________________________________________________________________________ 7. Description Architectural Classification (Enter categories from instructions.) LATE VICTORIAN/Gothic Revival Materials: (enter categories from instructions.) Principal exterior materials of the property: Foundation: Walls: Other:

Brick, Concrete Brick Iron

Narrative Description (Describe the historic and current physical appearance and condition of the property. Describe contributing and noncontributing resources if applicable. Begin with a summary paragraph that briefly describes the general characteristics of the property, such as its location, type, style, method of construction, setting, size, and significant features. Indicate whether the property has historic integrity.) ______________________________________________________________________________ Summary Paragraph Located five miles west of the city on Ogeechee Road, hidden in a thicket of trees is the historic Savannah Powder Magazine. Built in 1898 for the City of Savannah during the time when P.W. Meldrim was Mayor. The Magazine was designed by famous architects Alfred S. Eichburg and Hyman Witcover in the Gothic design style, and built by mason John Eason. The elongated octagonal shaped building has two rooms and is roughly 1,400 square feet with two entries, one from the north façade and the other from the south façade. The front façade faces north. Reportedly the building has brick walls that are three feet thick, a tar floor that still holds the impressions of the powder kegs, and a roof made of brick and tar with rock and steel reinforcement. The building has been referred as one of the sturdiest structures in Chatham County During the time of its use there was also a caretaker’s cottage that was located about 150 feet from the structure. Due the expense, the Magazine closed in 1963 and to date remained vacant. However, recently, Tommy Holland, a citizen of Chatham County, has put proposals through the Metropolitan Planning Commission. Mr. Holland created the Powder Magazine Park Commission in efforts to restore the structure and create the area into a park. Those efforts have lacked funding, and the plan has since been abandoned. Section 7 page 4

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

___________________________________________________________________________ Narrative Description The Savannah Powder Magazine is located in a mixture of fast food restaurants and various commercial businesses in western Savannah on fifteen acres. The building was constructed in 1898 by the City of Savannah and remains unaltered and mostly intact. The Magazine is one story castle like structure with two rooms, one small room rectangular in shape and one large room in the shape of an elongated octagon. Built in the gothic revival style, the front (north) façade features an oversized door with crenellations above (photograph CEP1). The crenellations continue around the top of the Magazine (photographs CEP1 and CEP2). There are two entrances into the building, one from the north façade and the other from the south façade both with large iron doors (photographs CEP1, CEP6 and CEP7). There is a plaque on the north façade noting the architects and date of construction (photograph CEP4). The Magazine has circular iron vents on each façade just above the concrete veneer (photograph CEP3). Three square windows made of iron appear on the north, east and west façades (photograph CEP5). The iron window covers have gone missing over time. The south façade mirrors the north façade (photograph CEP7). Exterior walls are brick. Structurally, the building is completely brick with a concrete veneer circling the base of the building (photograph CEP2). The interior has painted brick walls and ceiling. The ceiling is barrel-vault shaped (photograph CIP3 and CIP4). The surrounding landscape is wooded with mature trees and shrubs. The building is hidden from all directions.

Section 7 page 5

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

_________________________________________________________________ 8. Statement of Significance

Applicable National Register Criteria (Mark "x" in one or more boxes for the criteria qualifying the property for National Register listing.) A. Property is associated with events that have made a significant contribution to the broad patterns of our history. B. Property is associated with the lives of persons significant in our past. C. Property embodies the distinctive characteristics of a type, period, or method of construction or represents the work of a master, or possesses high artistic values, or represents a significant and distinguishable entity whose components lack individual distinction. D. Property has yielded, or is likely to yield, information important in prehistory or history.

Criteria Considerations (Mark â&#x20AC;&#x153;xâ&#x20AC;? in all the boxes that apply.) A. Owned by a religious institution or used for religious purposes B. Removed from its original location C. A birthplace or grave D. A cemetery E. A reconstructed building, object, or structure F. A commemorative property G. Less than 50 years old or achieving significance within the past 50 years N/A

Section 8 page 6

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

Areas of Significance (Enter categories from instructions.) Architecture Engineering Period of Significance 1898-1968 Significant Dates 1898 – Construction of the structure Significant Person(s) (Complete only if Criterion B is marked above.) N/A Cultural Affiliation N/A Architect/Builder Alfred S. Eichburg Hyman Witcover Statement of Significance Summary Paragraph (Provide a summary paragraph that includes level of significance, applicable criteria, justification for the period of significance, and any applicable criteria considerations.) Statement by Elizabeth Lyon, State Historic Preservation Officer, May 2, 1990, taken from the MPC staff report on the significance of the Savannah Powder Magazine. “This structure appears to be unique in the state of Georgia. We are unaware of the existence of similar historic structures anywhere in the state outside of military installations like Fort Pulaski and Fort Jackson. Moreover, this utilitarian structure is further distinguished by its unusual architectural design, attributed to the noted local architect, A.S. Eichberg, and by its association with the growth and development of Savannah in the late 19th century. Taken together, these factors suggest that the Savannah Powder Magazine would meet the criteria for listing in the National Register of Historic Places.”

Section 8 page 7

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

______________________________________________________________________________ Narrative Statement of Significance (Provide at least one paragraph for each area of significance.) From the MPC staff report of on the significance of the Savannah Powder Magazine, October 17, 1990. â&#x20AC;&#x153;The Savannah Powder Magazine is a handsome crenelated fortress-like structure, unusual for its design as a utilitarian, civil engineering structure. As stated in the SHPO statement above, the structure appears to be unique in Georgia for its municipal, rather than military use. The Savannah Powder Magazine is the third in a series of Powder Magazines used by the City for the storage of explosives. Each was subsequently farther and farther out from the populated areas, documenting the growth of the City in the 19th century. It is of note that the City government chose to build an architecturally pleasing structure for a utilitarian purpose. This does not appear to be an uncommon approach in the late 19th century and communities around the country are recognizing he significance, beauty and potential of such structures, and are striving toe preserve and adaptively refuse them. For instance, the Chicago City Water Works tower (still in use); the Raleigh, North Carolina water tower not used as the North Carolina State AIA offices; the Oberlin Ohio gas holder; and the McMillan Reservoir structures in Washington, D.C. to name a few. Alfred Eichberg and Hyman Witcover designed the Savannah Powder Magazine in 1898. This is one of the last know works of Eichberg locally, although Witcover went on to design in Savannah for many more years. Eichberg is known as the architect of more that two dozen residences, churches and commercial buildings of note in Savannah, as well as for designing the Brunswick City Hall. Hyman Witcover was the architect of the Savannah City Hall and for numerous other contributing religious, institutional and residential buildings in the Savannah Historic District and the Ardsley Park-Chatham Crescent Historic District. The Savannah Powder Magazine is of local significance as a Civil engineering structure noted for tis unusual architectural design, relationship to municipal history and association with the work of town prominent local architects. It is possibly of state significance as the only remaining example of a type of municipal utilitarian use. It has been demonstratedâ&#x20AC;Śthat nationally, such structures are achieving recognition and can serve viable adaptive reuses as in the case of the Raleigh water tower.â&#x20AC;?

Section 8 page 8

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

______________________________________________________________________________ 9. Major Bibliographical References Bibliography (Cite the books, articles, and other sources used in preparing this form.) Metropolitan Planning Commission (MPC) Georgia Historical Society ___________________________________________________________________________ Previous documentation on file (NPS): ____ preliminary determination of individual listing (36 CFR 67) has been requested ____ previously listed in the National Register ____ previously determined eligible by the National Register ____ designated a National Historic Landmark ____ recorded by Historic American Buildings Survey #____________ ____ recorded by Historic American Engineering Record # __________ ____ recorded by Historic American Landscape Survey # ___________ Primary location of additional data: ____ State Historic Preservation Office ____ Other State agency ____ Federal agency _ X_ Local government ____ University _ X_ Other Name of repository: Georgia Historical Society Historic Resources Survey Number (if assigned): N/A

Sections 9-end page 9

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

______________________________________________________________________________ 10. Geographical Data Acreage of Property: 15 acres Use either the UTM system or latitude/longitude coordinates Latitude/Longitude Coordinates Datum if other than WGS84:__________ (enter coordinates to 6 decimal places) 1. Latitude: 32.048739

Longitude: -81.161649

2. Latitude:

Longitude:

3. Latitude:

Longitude:

4. Latitude:

Longitude:

Or UTM References Datum (indicated on USGS map): NAD 1927

NAD 1983

1. Zone:

Easting:

Northing:

2. Zone:

Easting:

Northing:

3. Zone:

Easting:

Northing:

4. Zone:

Easting :

Northing:

Verbal Boundary Description (Describe the boundaries of the property.) Unknown

Boundary Justification (Explain why the boundaries were selected.) Unknown

Sections 9-end page 10

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

______________________________________________________________________________ 11. Form Prepared By Name/title: Elizabeth Isaacs, Kelly Grubbs and Jordan Hodges Organization: Savannah College of Art and Design Street & number: 342 Bull Street City or town: Savannah State: Georgia Zip code: 31401 E-mail: eisaac20@student.scad.edu; kgrubb20@student.scad.edu; jhodge20@student.scad.edu Telephone: Date: 04/12/14 ___________________________________________________________________________ Additional Documentation Submit the following items with the completed form: •

Maps: A USGS map or equivalent (7.5 or 15 minute series) indicating the property's location.

•

Sketch map for historic districts and properties having large acreage or numerous resources. Key all photographs to this map.

•

Additional items: (Check with the SHPO, TPO, or FPO for any additional items.)

Sections 9-end page 11

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

Photographs Submit clear and descriptive photographs. The size of each image must be 1600x1200 pixels (minimum), 3000x2000 preferred, at 300 ppi (pixels per inch) or larger. Key all photographs to the sketch map. Each photograph must be numbered and that number must correspond to the photograph number on the photo log. For simplicity, the name of the photographer, photo date, etc. may be listed once on the photograph log and doesn’t need to be labeled on every photograph. Photo Log Name of Property: City or Vicinity: County: State: Photographer: Date Photographed:

Savannah Powder Magazine Savannah Chatham Georgia Ellie Isaacs April, 2014

Description of Photograph(s) and number, include description of view indicating direction of camera: 1 of 15

North façade; Photographer facing south (CEP1)

2 of 15

Southwest façade; Photographer facing northeast (CEP2)

3 of 15

Northeast façade; Photographer facing south (CEP3)

4 of 15

North façade, plaque detail; Photographer facing north (CEP4)

5 of 15

East façade, window detail; Photographer facing east (Photo label CEP5)

6 of 15

South façade, door detail; Photographer facing west (Photo label CEP6)

7 of 15

South façade, door detail; Photographer facing east (Photo label CEP7)

8 of 15

Interior, looking toward front entry; Photographer facing north (Photo label CIP1)

9 of 15

Interior, floor detail (Photo label CIP2)

10 of 15

Interior, large room; Photographer facing west (Photo label CIP3)

11 of 15

Interior, large room; Photographer facing west (Photo label CIP4)

12 of 15

Interior, small room; Photographer facing south (Photo label CIP5) Sections 9-end page 12

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

National Register Nomination United States Department of the Interior National Park Service / National Register of Historic Places Registration Form NPS Form 10-900

OMB No. 1024-0018

Savannah Powder Magazine

Chatham, Georgia

Name of Property

County and State

13 of 15

Interior, door detail; Photographer facing southwest (Photo label CIP6)

14 of 15

Interior, wall detail; Photographer facing north (Photo label CIP7)

15 of 15

Interior, ceiling detail; (Photo label CIP8)

Paperwork Reduction Act Statement: This information is being collected for applications to the National Register of Historic Places to nominate properties for listing or determine eligibility for listing, to list properties, and to amend existing listings. Response to this request is required to obtain a benefit in accordance with the National Historic Preservation Act, as amended (16 U.S.C.460 et seq.). Estimated Burden Statement: Public reporting burden for this form is estimated to average 100 hours per response including time for reviewing instructions, gathering and maintaining data, and completing and reviewing the form. Direct comments regarding this burden estimate or any aspect of this form to the Office of Planning and Performance Management. U.S. Dept. of the Interior, 1849 C. Street, NW, Washington, DC.

Sections 9-end page 13

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Existing Site Plan

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Surrounding Area Assessment

Travel Time From Surrounding Areas: From Ardsley Park Area - 8 minutes From City Market Area - 10 minutes From Georgetown Area - 10 minutes From Pooler Area - 12 minutes From Southside Area - 15 minutes From Richmond Hill Area - 17 minutes From Tybee Island Area - 30 minutes

Major Roads in the Surrounding Area:

Dean Forrest Road Chatham Parkway Veterans Parkway Highway 17 Interstate 516 Atlantic Coastal Highway Victory Drive

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Existing Floor Plan

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Conditions Assessment: North Facade

North Facade: 1. Foundation In good repair 2. Walls Missing mortar Crumbling brick around entryway Extensive organic growth on brick 3. Door Significant rust and corrosion Grafitti (spray paint) Not operable (missing hardware and rivits) 4. Window Missing glazing and iron hatch 5. Parapet Crumbling brick Missing downspout

North Facade

Existing window conditions

Jordan Hodges|Ellie Isaacs|Kelly Grubbs -

Conditions Assessment: West Facade

West Facade: 1. Foundation Cracks in cememt veneer 2. Walls Missing mortar Running cracks in brick Slight efflorescence Extensive organic growth on brick 3. Vents Missing vent cover 4. Parapet Missing downspout

West Facade

Missing downspout -

Jordan Hodges|Ellie Isaacs|Kelly Grubbs -

Conditions Assessment: South Facade

South Facade: 1. Foundation In good repair 2. Walls Missing mortar Cracked Brick Extensive organic growth on brick Slight efflorescence 3. Door Significant rust and corrosion Missing hardware 4. Vents Missing vent cover 5. Parapet Missing downspout

Jordan Hodges|Ellie Isaacs|Kelly Grubbs -

Existing facade conditions

Conditions Assessment: East Facade

East Facade: 1. Foundation Cracks in cement veneer 2. Walls Missing mortar Cracked Brick Organic growth on brick 3. Vents Missing vent cover 4. Parapet Missing downspout

Jordan Hodges|Ellie Isaacs|Kelly Grubbs -

East facade conditions

Conditions Assessment: Interior Room A

Room A: 1. Floor Cracked Concrete Circular dentations in tar 2. Walls Moisture present Substantial peeling paint Organic growth on S.E. upper corner 3. Interior Door Missing wooden door 4. Ceiling Barrel vaulted with exposed rebar Circular ventilation holes open

Into Room A from Room B

Existing ceiling conditions -

Jordan Hodges|Ellie Isaacs|Kelly Grubbs -

Conditions Assessment: Interior Room B

Room B: 1. Floors Cracked concrete Circular dentations in tar 2. Walls Moisture present Substantial peeling paint Organic growth on N.E. upper corner 3. Interior Door Wooden door with window missing glazing missing hardware 4. Ceiling Barrel vaulted with exposed rebar Circular ventilation holes open

Peeling paint and moisture

Jordan Hodges|Ellie Isaacs|Kelly Grubbs -

Room B Existing Conditions

Remediation Strategies: Exterior Remediation Strategies Exterior Foundation:

Repair cracks and missing portions of the cement veneer.

Secretary Of Interior Standards for Rehabilitation The Standard is met.

Walls:

Bricks will be repointed with like mortar. Organic growth will be removed. Cracked bricks will be repaired or replaced. Facade cleaning (water wash and masonry safe biocide)

Deteriorated historic features will be repaired rather than replaced.

Standard 6: The Standard is met.

Deteriorated historic features will be repaired rather than replaced.

Standard 7:

Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.

Doors:

Iron doors will be brushed and blasted (walnut shells) free of rust and graffiti. Missing and broken hardware will be replaced.

Standard 6:

The Standard is met.

Standard 6:

Replacement of missing features will be substantiated by documentation and physical evidence.

Standard 7:

Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.

Windows:

Windows will be reglazed with single pane glass. Rust will be removed on iron window casings. Missing iron window hatches will be reproduced. Substantiated by one existing example.

Standard 6: The Standard is met.

Standard 6:

Scuppers and Downspouts:

Existing scuppers will be repaired, or replaced to match existing design, color, texture and material. Metal downspouts will be installed.

The Standard is met.

Roof:

Existing roof conditions are unknown. Significant organic growth will be removed. A Synthetic Rubber (Thermoset) roofing membrane will be installed.

Replacement of missing features will be substantiated by documentation and physical evidence. Replacement features will match in design, color, texture, and where possible, materials.

Standard 9: The Standard is met.

Exterior alterations will not destroy historic features. New work shall be differentiated from the old.

Standard 10:

New alterations shall be reversible so original structure would be unimpaired.

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Remediation Strategies: Interior Remediation Strategies Interior Floor:

Floor will be cleaned and sealed to prevent further damage.

Secretary Of Interior Standards for Rehabilitation The Standard is met.

Walls:

Bricks will be repointed with like mortar. Organic growth will be removed. Cracked bricks will be repaired or replaced. Facadecleaning(waterwashandmasonry safe biocide)

Windows:

Windows will be reglazed with single pane glass. Rust will be removed on iron window casings.

Deteriorated historic features will be repaired rather than replaced.

Standard 6: The Standard is met.

Deteriorated historic features will be repaired rather than replaced.

Standard 7:

Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible.

Doors:

Existing wooden interior door will receive new hardware and glazing. Missing door will be replicated from the existing door.

Standard 6:

The Standard is met.

The Standard is met. The Standard is met.

Standard 6:

Deteriorated historic features will be repaired rather than replaced. Replacement of missing features will be substantiated by documentation and physical evidence.

Standard 6:

Replacement of missing features will be substantiatedbydocumentationandphysical evidence. Replacement features will match in design, color, texture, and where possible, materials.

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Reference: Secretary of Interior Standards for Rehabilitation 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 8. Archaeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in a such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

DESIGN

Design Statement

Inspired by the rich, intact history of the structure and the exclusivity of the site, The Magazine is a grand location for a high-end speakeasy. All complete with a large patio and rooftop deck, the sound of live jazz music and the best drinks in town. Esthetically, imagine exposed brick walls, Edison light bulbs dangling, aged Persian rugs, large tufted and worn leather couches, and ringed indentions in the floor from the old powder barrels.

North Facade

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Proposed Signage

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Impact Study: Site and Traffic Site Plan

d Indicates Signage

Indicates Property Line

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Traffic Impact Study The Savannah Powder Magazine site sits between the Veteranâ&#x20AC;&#x2122;s Parkway and the Chatham Parkway intersections on Ogeechee Road (US Route 17). Ogeechee Road is a heavily trafficked thoroughfare that includes two lanes heading northeast and two lanes heading southwest, with turn lanes on either side . Our plan includes tying into the existing access roads that flank the property on the northeast and southwest. By utulizing existing roads and by not adding a direct access path from Ogeechee , we hope to prevent disrupting current traffic patterns.

use

Site Impact Study The Magazine site will be minimally altered to maintain the integrity of the existing landscape. Roughly fifty trees must be cleared for access roads , a parking lot for twenty two vehicles, and the deck that will serve as an outdoor seating area to the rear of the building. Utilities for the site will be brought in from the Ogeechee Corridor and buried under ground. Our overall goal is to minimize any adverse alterations to the property and the natural landscape so as to maintain the sight and sound barrier that the mature flora provides.

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Modified Site Plan

Site Plan

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Traffic Impact Study

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Site Impact Study

The Magazine site will be minimally The Savannah Powder Magazine altered to maintain the integrity of the site sits between the Veteranâ&#x20AC;&#x2122;s existing landscape. Roughly fifty trees Parkway and the Chatham Parkway must be cleared for access roads , a intersections on Ogeechee Road (US parking lot for twenty two vehicles, and Route 17). Ogeechee Road is a heavily the deck that will serve as an outdoor trafficked thoroughfare that includes seating area to the rear of the building. two lanes heading northeast and two Utilities for the site will be brought in from lanes heading southwest, with turn the Ogeechee Corridor and buried lanes on either side . Our plan includes under ground. Our overall goal is to tying into the existing access roads that flank the property on the northeast and minimize any adverse alterations to the Jordan Hodges|Ellie Isaacs|Kelly Grubbs southwest. By utulizing existing roads property and the natural landscape and by not adding a direct access path so as to maintain the sight and sound

Modified Floor Plan: Ground Level

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Modified Floor Plan: Ground Level Patio

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Modified Floor Plan: Roof Top Level

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Furniture Floor Plan: Ground Level

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Furniture Floor Plan: Ground Level Inspiration

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Furniture Floor Plan: Ground Level Patio

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Furniture Floor Plan: Ground Level Patio Inspiration

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Furniture Floor Plan: Roof Top Level

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Furniture Floor Plan: Roof Top Level Inspiration

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Lighting Plan: Ground Level

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Lighting Plan: Roof Top Level

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Elevations: North & South

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Elevations: East & West

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

ECONOMICS

Economics: Project Management Plan

Construction Plan Task Name Development

Duration

Number of Weeks 1 2 3

1-5 wks

Land Survey Plan Design Engineering Permits Site Planning

1-5 wks

Grading Excavation Install drain, tile & grt Backfilling Final Grading Utilities

1-4 wks

Rough in sewer main Rough in water main Rough in elect. main Inspection

1-2 wks

Foundation

1-2 wks

Parking lot - Gravel Roof

1-2 wks

Install membrain Install deck Interior Framing

1-4 wks

Set sill plates Sheath 1st floor Build Stage Build 1st floor walls Interior Utilities

1-4 wks

Rough in plumbing Rough in electrical Heating & Cooling

1-2 wks

Inspection

1-2 wks

Drywall & Insulation

1-2 wks

Interior Finishes

1-6 wks

Finish flooring Install bar & built-ins Instrall counter tops Paint & textures Doors & trims Install appliances Finish plumbing Finish electrical Inspection - COA Final Approval

1-2 wks 6 months

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Economics: Cost Estimation Summary

Cost Estimation Summary Description Building Accquision

295,000.00

Rehabiliation

250,000.00

Construction

130,000.00

Site Work

3,000.00

Prof. Fees

5,000.00

Furniture

100,000.00

783,000.00

Totals

Est. Cost

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

Economics: Pro Forma INITIAL AMOUNTS Purchase Price A. Cost of Rehabilitation Total Project Costs Loan to Value Ratio Mortgage Amount Cash Investiment

ANNUALIZED AMOUNTS INCOME B. Total Gross Rent-‐Sales/year Less assumed 5% vacancy Gross Effective Income C. Less Operating Expenses D. Less Annual Debt Service ROI #1 Before Tax Cash Flow ROI #1 Percent E. ROI #2 Return on Taxes ROI #2 Return on Taxes Percent ROI #2 Percent with Tax Credit F. ROI #3 Appreciation ROI #3 Percent TOTAL ANNUAL ROI (1,2,3) TOTAL ROI w/ Credit

180,139.00 * 387,792.00 567,931.00 75% 425,948.25 141,982.75

2,075,480.00 103,774.00 1,971,706.00 76,190.96 36,585.36 1,858,929.68 1309% 4,077.45 3% 46% 17,028.93 12% 1324% 1367%

A. Cost of Rehab a. Hard Costs b. Soft Costs c. Rent-‐up Costs/Contingency Sub-‐total

304,000.00 43,792.00 40,000.00 387,792.00

B. Gross Rent/Sales Leaseable SF (1st) Rent/SF (1st) (40 seats) Rental Income (1st) Leaseable SF (2nd-‐roof) Rent/SF (2nd-‐roof) (43 seats) Rental Income (2nd-‐roof) Leaseable SF (3rd-‐deck) Rent/SF (3rd-‐deck) (40 seats) Rental Income (3rd-‐deck) Total Gross Rent-‐Sales/night

1,400 7.17 3,154.80 1,400 8.60 4,067.80 400 7.17 3,154.80 10,377.40

C. Operating Expenses Taxes Insurance Management/Employees Legal/Accounting Lease-‐up Fee Maintenance Sub-‐total

7,099.14 1,987.76 62,264.40 2,000.00 0.00 2,839.66 76,190.96

D. Debt Service Mortgage Interest Rate % Number of Years Monthly Payment Annual Debt Service E. Return on Taxes w/ Tax Credit Eligible Expenses Rehab Tax Credit % Total Value of Credit Depreciable Base Minus Credit Number of Years Annual Depreciation Tax Bracket Normal Return on Taxes Tax Credit (over 5 years) Total Return on Taxes ROI #2 Percent w/ Tax Credit

377,792.00 20% 75,558.40 317,133.60 39 8,131.63 28% 2,276.86 63,426.72 65,703.58 46%

425,948.25 5% 30 3,048.78 36,585.36

E. Return on Taxes w/o Tax Credit Total Property Value 567,931.00 Less Value of Land 175,239.00 Depreciable Base 392,692.00 Number of Years 39 Annual Depreciation 14,562.33 Tax Bracket 28% Return on Taxes 4,077.45 ROI #2 Percent 3%

F. Appreciation Property Value Annual Appreciation % Appreciation Return ROI #3 Percent

567,931.00 3% 17,028.93 12%

a. Hard Costs Total SF Rehabbed Cost per SF Total Hard Costs Area Modification (-‐5%) Sub-‐total

b. Soft Costs A & E Fees Legal Fees Permit Fees Construction Start-‐up Developer Fees Sub-‐total

21,280.00 2,000.00 2,432.00 6,080.00 12,000.00 43,792.00

c. Rent-‐up Costs Advertising Contingency Sub-‐total

10,000.00 30,000.00 40,000.00

* Purchase Price Breakdown Land Cost (15 acres) + BLDG Building Cost/Acre 3 Acre Cost Total Purchanse Price ** Cost/seat calcuation used: 100% Capacity -‐ 11 hours Sales/seat/hour -‐ 40 seats Sales/seat/hour -‐ 43 seats 40 seats -‐ 11 hours (x2) 43 seats -‐ 11 hours Total Sales/Night Sales 4 nights Sales/year (50 wks)

3,200 100 320,000.00 16,000.00 304,000.00

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

881,100.00 4,900.00 58,413.00 175,239.00 180,139.00

$ 7.17 $ 8.60 $ 6,309.60 $ 4,067.80 $ 10,377.40 $ 41,509.60 $ 2,075,480.00

Economics: Construction Cost

Construction Costs Description

Vendor

Labor

Equipmt

Materials

Permits/Fees City of Sav. Demo

$ $

73.80

3,500.00

2,000.00

122.00

Land Clearing/ Rutland Mulching Excavation

Utilities

Subcontr.

2,500.00

2,750.00

Electrial

Subtotal

Mark Up %

Mark Up $

2,000.00

195.80

20%

Total $

2,000.00

39.16

234.96

4,000.00

20%

800.00

4,800.00

1,000.00

9,750.00

20%

1,950.00

11,700.00

$ 70,400.00

70,400.00

$ 70,400.00

Plumbing

$ 10,150.00

10,150.00

HVAC

$ 16,100.00

16,100.00

Masonary

260.00

175.00

435.00

20%

87.00

522.00

Stairs

230.50

472.00

702.50

20%

140.50

843.00

2,800.00

20%

560.00

3,360.00

Fire Supression

2,800.00

Interior Framing

150.00

500.00

650.00

20%

130.00

780.00

Drywall

748.00

367.00

1,115.00

20%

223.00

1,338.00

1,108.00

20%

221.60

1,329.60

110.40

20%

22.08

132.48

$ 36,000.00

20%

7,200.00

43,200.00

Interior Trim Painting

Street Lamps

110.40 $ 36,000.00

Bar/Cabinets Appliances

20%

Landscaping Waste Disposal Clean up

2,000.00

2,400.00

20%

500.00

20%

2,400.00

Totals

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

20%

400.00

2,400.00

480.00

2,880.00

100.00

600.00

172,770.04

Economics: Interior Cost Interior Finishes Costs Category Paint and Texture

Finish Flooring

Description

Item No.

Manufacturer

Quantity

Price/item

Black chalk board paint bathrooms

308

Benjamin Moore

17.99/quart

161.91

Limestone color paint - entry

513

Benjamin Moore

36.99/gallon

110.97

Satin/Clear protective seal

604005

Seal-Krete

121.00/5 gallon

242.00

Downstrairs Bar

Custom

N/A

1,230.00

Rooftop Bar 1

Custom

N/A

650.00

Rooftop Bar 2

Custom

N/A

650.00

Downstairs dry Storage

Custom

N/A

450.00

Check closet shelving

Custom

California Closet

N/A

300.00

Stage for live acts

Custom

Contractor

N/A

800.00

Three compartment industrial sink

600S31717218

Webstaurantstore.com

519.00

1,557.00

Undercounter ice cube machine (air cooled)

499UR0140A 120

Webstaurantstore.com

1,549.00

4,647.00

Undercounter commercial refridgerator

178JBC25

Webstaurantstore.com

739.00

6,651.00

Walk-in Freezer (Indoor)

596KLF66

Webstaurantstore.com

5,219.00

ADA compliant/commercial toilets

K35190

Kohler

458.35

916.70

ADA compliant/Floor-Mount Urinal

K4920T0

Kohler

828.05

ADA compliant/Wall-mount Sinks

K20530

Kohler

247.80

495.60

ADA Grab bars/Chrome

N/A

Moen

65.00

260.00

Toilet paper holder/Chrome

4683

Home Depot

14.52

29.04

Toilet paper holder/Hand dryer

N/A

Dyson Airblade dB

1,400.00

2,800.00

Bathrooms/Edison Two Light Wall Sconce

Built-In Bars w/countertops

Built-In Closet Stage Bar Plumbing Fixtures

Bathroom Plumbing Fixtures

Bathroom Fixtures

Lighting Fixtures

Total

N/A

shadesoflight.com

89.00

356.00

Coat Check/Tavern 6 Light Chandelier

N/A

Home Decorators Collection

479.00

Entry/Camino Two-Tier Chandelier

68450354

Restoration Hardware

1 2

1,350.00

N/A

Etsy

189.00

378.00

Office/Industrial Wall Sconce Semi Flush Bar Downstairs/20th C. Factory Filament Bare Rectangular Pendant High tops - Downstairs/20th C. Factory Filament Pendant Lounge Area Downstairs/Teardrop 19 Cord Chandelier Stage/Micro Flood Fresnel Stage Lights

68060853ASTL

Restoration Hardware

340.00

1,360.00

68060654ASCL

Restoration Hardware

100.00

300.00

68290377ASTL

Restoration Hardware

1,095.00

4,380.00

N/A

ATG Stores

150.00

450.00

Bars - Rooftop/Edison Lamp with Distressed Wood Base

N/A

Etsy

75.00

1,125.00

Bars - Rooftop/Edison Lamp with Distressed Wood Base

N/A

Etsy

75.00

300.00

Lounge Area - Rooftop/Vintage Light String

42900084 BLK

Restoration Hardware

155.00

620.00

39,096.27

Totals

Jordan Hodges|Ellie Isaacs|Kelly Grubbs

APPENDIX

Appendix: Photo Index Historic Photos

HP1

Page 1

Appendix: Photo Index Historic Photos

HP2

Page 2

Appendix: Photo Index Historic Photos

HP3

Page 3

Appendix: Photo Index Current Conditions: Exterior

CEP1

CEP2

Page 4

Appendix: Photo Index Current Conditions: Exterior

CEP3

CEP4

CEP5

Page 5

Appendix: Photo Index Current Conditions: Exterior

CEP6

CEP7

Page 6

Appendix: Photo Index Current Conditions: Interior

CIP1

CIP2

Page 7

Appendix: Photo Index Current Conditions: Interior

CIP3

CIP4

Page 8

Appendix: Photo Index Current Conditions: Interior

CIP5

CIP6

Page 9

Appendix: Photo Index Current Conditions: Interior

CIP7

CIP8

Page 10