Enston Home: Memorial Hall Presented by Nicole Coker
Publishing Information Publishing made possible through the Clemson Architecture Center in Charleston, in collaboration with Glenn Keyes Architects. All rights reserved. No part of this book may be reproduced without the prior permission, in writing, of the Publishers. Clemson Architecture Center in Charleston 701 E. Bay St. Suite 202 Charleston, South Carolina 29403, USA This book was produced as part of ARCH 4900 Departmental Honors Independent Study - Fall 2019 Senior Lecturer: David Pastre Editor: Nicole Coker Outside Contributors: Fall 2019 Studio V students, Don Cameron, Glenn Keyes Architects, ADC Engineering Specialists, Structural Engineer John Moore, Richard Marks Restorations Inc.
ENSTON HOME: MEMORIAL HALL
INTRODUCTION
This brochure was created to acknowledge the significance and need for the revitalization of William Enston Home Memorial Hall. It contains a collection of information provided by students at the Clemson Architecture Center in Charleston, Don Cameron, Glenn Keyes Architects, Richard Marks Restoration Inc., John Moore, and ADC Engineering Specialists. The goal of this document is to educate others on the need for this facility, the costs to renovate the structure, and the potential uses of William Enston Home Memorial Hall in the future. Included in the brochure is a brief history of the William Enston Home, a Conditions Assessment on Memorial Hall, feasibility studies to demonstrate ways the building can be made ADA accessible and a usable space, and also proposals for the amount of profit that Memorial Hall could bring in if it were a leasable space.
Enston Home: Memorial Hall
Table of Contents
History:
06 - 13
Conditions Assessment:
14 - 19
Work Completed
20 - 25
Proposed Work
26 - 29
Feasibility Studies:
30 - 37
Return on Investments:
38 - 41
Enston Home: Memorial Hall
History
07
Brief The William Enston Home is located on 900 King Street Charleston, South Carolina. The 1859 will of William Enston endowed the City of Charleston with the bulk of his estate to establish a "hospital for old and infirm person, to make old age comfortable." The homes resemble those of Canterbury, England where William Enston is native. The William Enston Home has housed the elderly poor for over 100 years and is also currently open to low-to-moderate income singles and families as well as the mentally disabled under the Charleston Housing Authority.
"TO MAKE OLD AGE COMFORTABLE" - WILLIAM ENSTON
08
09
ENSTON MEMORIAL HALL
900 KING STREET CHARLESTON, SC 1860
1887
William Enston dies, wills bulk of one million dollar estate to build housing for the elderly poor. Residents to be ages 45-75 and of "good honest character"
Ground broken on one of first five cottages on the northwest corner of the site. Architect WBW Howe, Jr. designs cottages, but Memorial Hall not confirmed as his design
1861 - 1865 Civil War
1888
1865 The Civil War reduces Enston's estate to $500,000
1889
1882 Enston's widow, Hannah, settles estate. City of Charleston receives $136,950 to construct and maintain complex of new homes
1883 Hannah Enston selects site for Enston Homes: it includes eight acres of the Storen Farm and later, three acres of the Blake Lands. Eventually, the site continues south to Huger Street.
1886 Hannah moves to Spartanburg after the Charleston earthquake. She passes on October 26th and is buried with William in Philadelphia.
Memorial Hall is constructed, the contractor of record is Colin Mckenzie Grant
Dedication of Memorial Hall takes place on February 22; bronze bust of William Enston is unveiled
1889 Dedication of Memorial Hall takes place on February 22; bronze bust of William Enston is unveiled
1927 Five additional cottages fronting King Street are constructed
1931 Infirmary constructed
1983 Homes occupied by 76 residents
1994 Charleston Housing Authority purchases Enston Homes from Enston Foundation. Site comprised of 29 structures on 12.1 acres.
1996 Listed on the National Register of Historic Places
2013 Restoration work proceeds on Memorial Hall Ariel view of Enston site with Memorial Hall at the center History conducted in collaboration with Glenn Keyes Architects
The Proceedings goes on to describe the second floor of Memorial Hall: The second story is in a single apartment, which presents a very attractive appearance; the ceiling, walls and gable roof are in native hard woods, neatly dressed and polished. It is lighted with ten stained glass windows of great beauty, and altogether, is a beautiful room."
Second floor features exposed trusses, with carved oak hammer beams, collars, pendants, braces & rafters, all stained dark.
10
The first floor of Memorial Hall had drywall added to the walls and ceiling. Windows are narrow sash with a circular transom. The doors also feature arched heads and include porcelain knobs. Floors under existing modern vinyl are black and red slate.
History conducted in collaboration with Glenn Keyes Architects
11
North and East facades of Memorial Hall
Memorial Hall is located at 900 King Street, at the intersection of Canterbury and Colsterworth Avenues. It was described in the Proceedings on the Occasion of the Dedication of Memorial Hall as follows: "It is a beautiful apartment with handsome stained glass windows and neatly furnished. It is situated at the centre of the ground, facing west. It is two stories high, with tower and belfry, having a front of thirty feet, and a depth of forty feet."
South facade of Memorial Hall
The peak of the tower stands at 70'. Roof shingles are pressed metal, as well as the bracketed cornice. The corners of the tower are rounded, and the common bond masonry is laid in red mortar below the second belt course, and white mortar above it.
History conducted in collaboration with Glenn Keyes Architects
HISTORIC AMERICAN BUILDING SURVEY DRAWINGS William Enston Home Memorial Hall is listed on the National Register of Historic Places. Drawn by James Ferguson, the Historic American Building Survey Drawings demonstrate Memorial Hall at its current state in regards to its plan layouts and elevations in 1995.
HABS Plan Drawings
12
HABS Reflected Ceiling Plan Drawings
Enston Home: Memorial Hall
13
HABS Elevation Drawings
HABS Elevation Drawings
Enston Home: Memorial Hall
Conditions Assessment
15
Brief In 2013 a conditions assessment was conducted by Richard Marks Restorations, Inc. The assessment was taken to understand the extensive termite damage on the interior of the building and the exterior damage Memorial Hall sustained after Hurricane Hugo. This assessment was later used in the restoration and stabilization of William Enston Home Memorial Hall.
INTERIOR ASSESSMENT Severe termite infestations have greatly impacted virtually all of the interior wooden members of the building. The extent of the damage is most evident on the interior wood wall furring and paneling. (fig. 1-6)
Fig. 1
Fig. 4
Fig. 2
Fig. 5
Fig. 3
Fig. 6
16
Enston Home: Memorial Hall
Interior Work Cost Comparison on Memorial Hall 2013 to 2020 COST OF WORK IN 2013
ESTIMATED COST 2020
CONCRETE
$14,000.00
$18,900.00
FINISHES
$90,000.00
$121,500.00
WOOD
$108,000.00
$145,800.00
MECHANICAL
$70,000.00
$94,500.00
ELEVATOR
$30,000.00
$40,500.00
DOORS AND WINDOWS
$146,000.00
$197,100.00
ELECTRICAL
$60,000.00
$81,000.00
PLUMBING
$36,000.00
$48,600.00
GENERAL CONDITIONS
$50,000.00
$67,500.00
ALLOWANCES
$53,000.00
$71,550.00
TOTAL
$657,000.00
$1,530,900.00 remaining
There has been a 5% cost increase per year for the last 7 years. This resulted in a 35% cost increase from 2013 to 2020.
Enston Home: Memorial Hall
17
EXTERIOR ASSESSMENT
Fig. 1
Fig. 3
Fig. 2
Fig. 4
Fig. 5
18
FIG. 1
FIG. 4
The parapet is encased in concrete stucco at the raked coping, end pediments, and first projecting course of brick below the coping. Corbeling with missing pointing shown here.
Oculus window sash - may be repairable
FIG. 2
FIG. 5
Failed paint and caulking has allowed water to penetrate deep within the wood assemblages as well as the masonry walls Severe wood sub-sill deterioration - replacement required.
The masonry walls of the building display several campaigns of repair, rebuilding, and repointing. There are numerous areas in need of repointing due to missing mortar and/or unsympathetic repointing attempts.
FIG. 3 The steeple suffered the most direct impact from Hugo. New shingles are available that approximate the existing
Enston Home: Memorial Hall
Exterior Work Cost Comparison on Memorial Hall 2013 to 2020 COST OF WORK IN 2013
WORK COMPLETED IN 2013
ESTIMATED COST 2020
MASONRY
$47,000.00
$63,450.00
METAL
$177,000.00
$238,950.00
WOOD
$108,000.00
ROOF CLADDING
$90,000.00
FINISHES
$66,000.00
$89,100.00
DOORS AND WINDOWS
$146,000.00
$197,100.00
Sheathing, rafters, purlins, Trusses ($33,000.00 worth of work remains) Standing seam terne metal, gable shingles ($30,000.00 worth of work remains)
$44,550.00
$40,500.00
$46,000.00
SITE CONSTRUCTION
$62,100.00
GENERAL CONDITIONS
$120,000.00
$162,000.00
CLOSE OUT
$10,000.00
$13,500.00
TOTAL
$980,100.00
$188,550.00 worth of work completed
$911,250.00 remaining
There has been a 5% cost increase per year for the last 7 years. This resulted in a 35% cost increase from 2013 to 2020.
Enston Home: Memorial Hall
19
Work Completed
21
Brief In 2014, Glenn Keyes Architects and ADC Engineering Specialists worked in collaboration to initiate repairs to the roof of Memorial Hall. This work included a demolition of the existing roof, repointing of the masonry and provide concrete repairs, provide new metal panels, provide copper panels, provide flashing, and replace sealant systems from the roofing and sheet metal. This scope of work had a cost of around $188,550.00.
Proposed Roof Plan - Roof Replacement
22
Roof Assembly Enston Home: Memorial Hall
23
Details of Work Done
Reflected Ceiling Plan Enston Home: Memorial Hall
Northwest and Northeast Elevations
24
Southwest and Southeast Elevations Enston Home: Memorial Hall
25
Area of Roof Repair Southeast and Southwest
Area of Roof Repair Northeast and Northwest Enston Home: Memorial Hall
Proposed Work
27
Brief Aside from the roof repairs that were completed in 2014, in 2016 Glenn Keyes Architects also created drawings for the restoration of the tower. This work has not been implemented yet, but includes repairing all wood framing inside the tower, salvaging the existing copper shingles to repair and replace the sheathing and then replace shingles, remove all existing metal and reframe lookout framing, and add a new raised floor sloped to the scuppers.
Tower Components in need of repair
28
Interior Tower work in need of repair
29
Proposed Raised Floor
Tower Section Enston Home: Memorial Hall
Feasibility Studies
31
Brief One of the most important aspects to take into consideration of the revitalization of William Enston Home Memorial Hall is the strategies to make the space ADA accessible. In this section there are numerous feasibility studies created by Glenn Keyes Architects and senior Architecture major Nicole Coker, in collaboration with Professor David Pastre.
GLENN KEYES ARCHITECTS FEASIBILITY STUDIES
FEATURES Exterior Ramp - ADA Accessibility Two ADA Accessible Bathrooms Interior Lift - Prevents the least destruction of Historic Architectural Fabric of the Building Private Meeting Space
32
Enston Home: Memorial Hall
33
FEATURES Interior Ramp - ADA Accessibility and no disruption on the exterior of the building Two ADA Accessible Bathrooms Interior Lift - Prevents the least destruction of Historic Architectural Fabric of the Building Private Meeting Space
Enston Home: Memorial Hall
FEASIBILITY STUDIES CONTINUED
SECOND FLOOR PLAN - A SCALE: 3/8" = 1'-0"
FEATURES Exterior Ramp - ADA Accessibility One ADA Accessible Bathroom Allows for more usable square footage Interior Lift - Prevents the least destruction of Historic Architectural Fabric of the Building Open and Flexible Floor Plan
34
Centralize "Grand" Entrance FIRST FLOOR PLAN - A SCALE: 3/8" = 1'-0"
Enston Home: Memorial Hall
35
SECOND FLOOR PLAN - B SCALE: 3/8" = 1'-0"
FEATURES One ADA Accessible Bathroom Allows for more usable square footage - remains near original plumbing
Exterior lift provides a more open and Flexible Floor Plan Centralize "Grand" Entrance
FIRST FLOOR PLAN - B SCALE: 3/8" = 1'-0"
Enston Home: Memorial Hall
SECOND FLOOR PLAN - C SCALE: 3/8" = 1'-0"
FEATURES Exterior Ramp - ADA Accessibility Multiple ADA Accessible Bathroom Allows for more bathroom spaces Interior Lift - Prevents the least destruction of Historic Architectural Fabric of the Building Open and Flexible Floor Plan
36
Maintains Original Entrances FIRST FLOOR PLAN - C SCALE: 3/8" = 1'-0"
Enston Home: Memorial Hall
37
SECOND FLOOR PLAN - D SCALE: 3/8" = 1'-0"
FEATURES Exterior Ramp - ADA Accessibility Multiple ADA Accessible Bathroom Allows for more bathroom spaces creates a band of program that leaves open space uninterrupted Interior Lift - Prevents the least destruction of Historic Architectural Fabric of the Building Open and Flexible Floor Plan FIRST FLOOR PLAN - D SCALE: 3/8" = 1'-0"
Centralize "Grand" Entrance
Enston Home: Memorial Hall
Return on Investment
39
Brief Memorial Hall has been left vacant for numerous years and has not found its true purpose. If the proper amount of investment was put forth to restore the structure and create an inhabitable space, Memorial Hall could become that central feature where community can gather and truly fulfill William Enston's will. Once Memorial Hall is ADA accessible, there are countless possibilities as to what or who the space could serve which could lead to potential profit for the Charleston Housing Authority to use to better the William Enston Home.
RATE
ESTIMATED PROFIT PER YEAR
7 Days a Week
$3.00 Sf
$265,980.00
1 Day a Week
$3,000 a day
$144,000.00
3 Days a Week
$400 a day
$57,600.00
2 Days a Week
$100 a day
$9,000.00
AVERAGE WEEKLY USE
GENERAL LEASABLE SPACE Memorial Hall could be used for office space, events, and/or meeting spaces
SMALL WEDDINGS The second floor of Memorial Hall has beautiful stain glass windows that would make for an incredible wedding space.
CHAPEL Memorial Hall possesses qualities that resemble a chapel. This could allow the building to be used for worship services.
COMMUNITY CENTER
40
One of William Enston's original intents was to have Memorial Hall be a community gathering space for the residents. As this would not have a major return on investment it could earn a small profit if it was rented for small parties etc.
41
WILLIAM ENSTON HOME After reviewing the history and current conditions of Memorial Hall we found that the structure is in great need of restoration and revitalization. It is a center piece of William Enston Home that is going unused each and every day. There are several opportunities to create an integral architectural piece that community members can use as a gathering space, the Charleston Housing Authority could use for office space, and/or could be leased out to earn a profit. This historic building has great potential to become something extraordinary.
Current Condition
Original Condition
Enston Home: Memorial Hall