Galveston Conditions Assessment and Reuse Study

Condition Assessment & Reuse Study 1801 Mechanic Street

Ball State University - College of Architecture & Planning in association with the Galveston Historic Foundation Summer 2019

Table of Contents

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Table of Contents

Project Background & Acknowledgments

3

History

5

Existing Conditions

8

Rehabilitation Recommendations

23

Addition / New Construction

33

Sources

45

Ball State University - May 24, 2019

Project Background & Acknowledgments

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Project Background and Acknowledgments For the 11th time since 2004, students from Ball State University’s College of Architecture & Planning traveled to Galveston to conduct a “preservation field experience project”. As in previous years, the objective of this class project was 1) to provide a group of graduate students in the architecture and historic preservation curriculums with a special educational and professional experience in one of the most historic communities in the country and 2) to expose them to the work of the Galveston Historical Foundation (GHF), one of the nation’s top local, non-profit preservation organizations.

As before, the theme of the 2019 preservation field experience class was developed to assist with local preservation activities. The focus for this year’s class was to create affordable, multi-family housing for teachers within the Galveston Independent School District. GHF, in partnership with the Moody Permanent Endowment, is currently rehabbing a historic duplex building into safe, affordable, quality housing for teachers. This building was one of two subject buildings from the 2018 class project. The expectation was that if this pilot project was successful, GHF/GSID would expand the program into larger scale multi-family projects.

The subject property for 2019 was the Island City Woodworking Company building and lumber yard located at 1801 Mechanic Street. The class planned for the rehabilitation of the existing historic building and the construction of a new, compatible addition to create first floor commercial lease space and parking with a mix of studio, one-bedroom and two-bedroom residential apartments units on the upper floor levels. Even though the property has not been locally landmarked or listed in the National Register of Historic Places, the class designed the project to comply with the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

COURSE OBJECTIVES: 1. To develop skills in documenting historic buildings and structures through both written and graphic means.

2. To develop skills in identifying and assessing potential uses and alterations necessary to accommodate new uses.

3. To become familiar with the fundamental philosophical guidelines in the United States for rehabilitating historic buildings and structures and designing new compatible additions, the Secretary of the Interior’s Standards for the Treatment of Historic Properties.

4. To complete a Condition Assessment and Reuse Option Report for the Galveston Historical Foundation.

This year’s class, again led by David Kroll, consisted of a mix of eight graduate students from Ball State University’s Master of Architecture and Master of Science in Historic Preservation programs including Craig Adams from Indianapolis, IN; Kyle Anthony-Petter from St. Louis, MO; Lidia A-wan from Luanda, Angola; Schyler Cerqueira from Floyds Knobs, IN; Candice Croix from Yorba Linda, CA; Haneen Maher Khader from Amman, Jordan; Emma Ocken from Ft. Wayne, IN; and Olivia Zepp from Massillon, OH.

Ball State University - May 24, 2019

Project Background & Acknowledgments

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As always, the class enjoyed its week in Galveston and the southern charm and hospitality provided by the Galveston Historical Foundation (GHF) and others associated with preservation efforts in the city.

We would like to thank Dwayne Jones, Michael Guillot, Laura Bourgeois and Jamie Durham of GHF for their project assistance and acting as hosts for our time on the island; John Weber, owner of Island City Woodworking Company for opening his building for our class project; Catherine Gorman, Galveston’s Historic Preservation Officer, for providing local design and construction guidance; and a special thanks to BSU-alum Matt Farragher for facilitating the week-end shrimp boil feast.

In closing, we appreciate the knowledge and experience that the people of Galveston have shared and hope that this report is helpful not only to promote the rehabilitation of historic resources but to create affordable rental teacher housing within the Galveston Independent School District.

Ball State University - May 24, 2019

History

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History Construction and Ownership: Galveston’s 1899 Sanborn Fire Insurance Map indicates a small wood dwelling located at the southeast corner of the property currently addressed 1801 Mechanic Street.1 The property was originally used as the residence for Frank Spencer, a carpenter living at the dwelling with the address 311 18th Street.2 The property changed occupants a handful times over the next decade. Between 1903-1904, Emanuel Legate lived at the house.3 In 1905, Manuel Legate, a motorman of Galv. City Ry., lived at the house.4 By 1912, Galveston’s Sanborn Fire Insurance Map indicate the original dwelling was demolished to make way for the construction of the Island City Woodworking Company.5 In 1899, L. C. Leith Lumber consisted of an office and lumber yard at 1802 Market Street. Following the Great Storm of 1900, the business grew in response to the increased demand of construction needs on Galveston Island. The L.C. Leith Planing Mill was built in 1901 at 1803-1805 Mechanic Street, with the office and lumber yard at 1802-1804 Market Street located behind the mill.6 In 1906, the business was taken over by A.T. Leith and moved to 1813-1819 Mechanic Street.7 The A.T. Leith Planing Mill was a wood framed structure at the rear of the property.8 The property consisted of a lumber yard, office, and planing mill which specialized in manufacturing boxes, moulding, flooring, siding, and frames. In 1908, A. Craven & Company Planing Mill occupied 1801 Mechanic Street, which also contained a wood framed planing mill. By 1919, Island City Wood Working Company had purchased the A.T. Leith Planing Mill, expanding the property to include 1801-1815 Mechanic Street.9

1 Sanborn Map Company. Galveston, Texas, 1899, Sheet 11. Retrieved from University of Texas at Austin, http://legacy.lib.utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston-1899-11.jpg.

2 Morrison & Fourmy’s General Directory of the City of Galveston: 1901-1902, 236. https://texashistory.unt.edu/ ark:/67531/metapth894024/m1/276/?q=frank%20spencer%20311 3 Morrison & Fourmy’s General Directory of the City of Galveston: 1903-1904, 231. https://texashistory.unt.edu/ ark:/67531/metapth908992/m1/231/?q=legate.

4 Morrison & Fourmy’s General Directory of the City of Galveston: 1905, 133. https://texashistory.unt.edu/ ark:/67531/metapth908993/m1/175/?q=legate 5 Sanborn Map Company. Galveston, Texas, 1912, Sheet 8. Retrieved from University of Texas at Austin, http://legacy.lib.utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston-1912-08.jpg.

6 Morrison & Fourmy’s General Directory of the City of Galveston: 1901-1902, 46. https://texashistory.unt.edu/ ark:/67531/metapth894024/m1/332/?q=leith 7 Morrison & Fourmy’s General Directory of the City of Galveston: 1906-1907, 39. https://texashistory.unt.edu/ ark:/67531/metapth908988/m1/94/?q=leith 8 Sanborn Map Company. Galveston, Texas, 1912, Sheet 8. Retrieved from University of Texas at Austin, http://legacy.lib.utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston-1912-08.jpg.

9 Morrison & Fourmy’s General Directory of the City of Galveston: 1919, 467.

Ball State University - May 24, 2019

History

Sanborn Map 1899

Galveston General Directory 1901-1902

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Sanborn Map 1912

Galveston General Directory 1906-1907

Island City Wood Working Company was established in 1908 at 1801 Mechanic Street when a trio of contractors purchased Craven’s mill, including the wood structure and equipment. Fred Hartel served as president, Fred Barthelme served as secretary, and M.C. Bowden served as treasurer of the company.10 M.C. Bowden, a resident of Galveston since 1895 and general building contractor, took over the company in 1909.11 By 1912, Island City Woodworking Company expanded to include 18011811 Mechanic Street.12 10 Maury Darst, “Unique operations to be featured at Galveston wood mill,” The Galveston Daily News, April 18, 1982. 2-A. 11 “Thrift and Hard Work are Keys to Success, M.C. Bowden Says Announcing Retirement,” Galveston Tribune, Dec 9, 1933, 10.

12 Sanborn Map Company. Galveston, Texas, 1912, Sheet 8.

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History

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At this time, the property consisted of Craven’s original wood framed planing mill on the northeast corner of the property as well as two wood framed lumber sheds. The mill and lumber sheds created an L-shape along the southwest corner of the property, with a 12’ brick wall along the west side of the property. A brick shavings vault was constructed near the center of the complex on the south side of the planing mill.13 Shortly after, a 60’x120’ two-story concrete structure replaced the original wood frame construction of the planing mill, using poured tabby concrete with a stucco finish.14 The 10” concrete walls of the planing mill, which occupied the eastern half of the property, was also constructed with a concrete first floor, wood posts, and a fireproof brick shavings vault in the southwest corner of the mill.15 The mill operated on an Ames Iron Works single cylinder steam engine until the 1920s, when the boiler was removed for a twenty horsepower electric motor. M.C. Bowden retired in the 1930s, and his sonin-law Dan J. McBride took over the business in 1933.16 Galveston’s 1947 Sanborn Fire Insurance Map indicate Island City Wood Working Company extended from 1801-1815 Mechanic Street, including the concrete planing mill and two wood lumber sheds. The lumber sheds extended the length of the property, and were separated by a 12” brick wall. The electric motor was used until the late 1980s.17

Sanborn Map 1947

Galveston General Directory 1908-1909

Galveston General Directory 1913

Robert Tucker purchased Island City Woodworking from Dan J. McBride in 1975.18 Soon after, Lee Weber and his son, John, purchased Island City Woodworking in 1982.19 Following Hurricane Ike in 2008, Island City Wood Working ceased to exist as a company, though the building continues to function as a working space for John Weber.

13 Sanborn Map Company. Galveston, Texas, 1912, Sheet 8.

14 ”Description and Estimate of the Present Cash Value: Island City Woodworking,“ Galveston, Texas, June 1, 1964.

15 Sanborn Map Company. Galveston, Texas, 1947, Sheet 8. Retrieved from University of Texas at Austin, http:// legacy.lib.utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston_vol1-1947-008.jpg.

16 ”Thrift and Hard Work.”

17 Kelli McClure, ”Antique Island Woodworking Shop,” July 5, 2007, http://islandwoodworkingshop.blogspot. com/.

18 Maury Darst, “Galveston wood mill.”

19 Maury Darst, “Galveston wood mill.”

Ball State University - May 24, 2019

Existing Conditions

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Existing Conditions Site: The Island City Wood Working Company building is located at 1801 Mechanic Street, the southwest corner of Mechanic Street and 18th Street, in Galveston, Texas. The site is situated on the northeast side of the island of Galveston, and is approximately 5 blocks west of the University of Texas Medical Branch at Galveston. The lot size is approximately 120’x128’, which is comprised of three historically sized lots of 42’10”x120’ as referenced on Galveston’s 1947 Sanborn Fire Insurance Map. The main entrance of the building is located on the north façade off Mechanic Street. The Island City building is setback 16’-6” off both Mechanic Street and 18th Street. The building is surrounded by commercial buildings to the north, one- and two-story residential buildings to the east, an alleyway to the south, and a gravel parking lot to the west. (Photo 1) (Photo 2)

Photo 1 - Mechanic St., west view

Photo 2 - 18th St., east view

Exterior: The existing building is a two-story poured-in-place concrete structure with a stucco finish. Painted block lettering is present on the north facade and east elevation, “ISLAND CITY WOOD WORKING CO. SINCE 1908 LUMBER AND MILL WORK.” North Façade: On the north façade there is a wood canopy overhang with metal bracing attached to the building.

(Photo 4) The braces have begun to show rust staining on the wood, but are in good condition. Cracks in the stucco finish between the windows is causing the stucco to loosen or fall off.

Photo 3 - North façade

Photo 4 - Wood canopy overhang

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Existing Conditions

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On the first floor, there are five wood, double-hung windows currently covered by wood lattice material.

The original windows remain behind the wood. There are two 3’x7’ wood doors with half glass and transoms above entering into the first floor. One transom is exposed, the other transom is currently covered with the same lattice material as the windows. (Photo 5) The stucco finish near the doors has begun to fail, leaving the concrete exposed. (Photo 6) On the north façade, there is a crack off the west doorway from the corner to the ground. There is also a larger wooden sliding door on the far west side of this façade.

There are nine wood windows on the second floor of the north façade, with a mixture of one-overone and two-over-two sash. Currently, two of these window openings are boarded up with plywood.

The windows have deterioration along the frame from lack of maintenance over the years, resulting in peeling paint and surface level deterioration. The framing around some of the windows has been rebuilt, allowing them to remain operable.

Photo 5 - Lattice-covered windows

Photo 6 - Missing stucco

On the west side of this façade is a one-story false front wooden lumber yard addition. The creamcolored paint has peeled off, exposing the wood. The downspout has begun to show wear. There is an aluminum garage door with a sliding rail above the door on the west side of the addition. A larger opening is covered with corrugated steel. The 3’x7’ door in the middle of the addition is flanked by wood windows with two windows above. Three of these four windows are covered with wood boards. The facade of the lumber yard addition is in poor condition.

East Elevation: On the first floor, there are three wood, one-over-one double-hung windows currently covered with lattice wood material. There are three wood, single-light fixed windows, two of which are currently covered with chicken wire. There are four wood, multi-pane service doors, and a double-wide multipane service door, all in various stages of deterioration. These doors are all hung from metal tracks on the exterior of the building. (Photo 8) On the second floor, there are four wood, double-hung one-over-one windows. There are also seven wood, double-hung two-over-two windows in various conditions of deterioration. These windows are the original and the second-floor windows have been repaired with new frames and sills. There are also two large hinged wood doors on the second floor. Patching has been done by the current owner using a Portland-based mortar on the walls as well as around windows and doors. (Photo 9) There is staining under the windows as a result of draining, and cracks on the surface of the stucco as a result of normal deterioration and weather. There is a stepped parapet approximately 58 feet from the south end of the east elevation.

Ball State University - May 24, 2019

Existing Conditions

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Photo 7 - East elevation

Photo 8 - Sliding Wood Doors on Metal Tracks Photo 9 - Patching on walls

South Elevation: The south elevation does not have a stucco finish, which has allowed moisture to affect the pouredin-place concrete. Due to the lack of stucco finish, the concrete has deteriorated. As a result, the steel reinforcing has begun to rust. The lack of downspout for the roof drainage system has resulted in staining on the south elevation.

On the first floor, there are five metal two-over-two windows. Three of these windows are covered with metal chicken wire. On the second floor, there are four metal two-over-two windows with wooden vents over broken glass. Vines have grown into the building due to the lack of window glass. The windows on the south elevation have deteriorated in some areas. (Photo 11) Deteriorated rust has removed a portion of the metal window sills. Concrete has been placed around some of the windows to fill gaps.

This work has been completed by the current owner. Portions of the concrete have begun to break off, exposing the rebar. (Photo 12) This results in rust and cracking around these surfaces. (Photo 13) Staining from different rates of water movement around the lower corners of the windows is visible.

(Photo 14) At the west end of the south elevation, there is a hollow metal door and frame that has infilled one of the existing service doors.

Photo 10 - South elevation

Photo 11 - Deteriorated windows

Ball State University - May 24, 2019

Existing Conditions

Photo 12 - Exposed rebar

Photo 13 - Rust and cracking

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Photo 14 - Moisture staining

The alley elevation of the lumber yard is a plywood and corrugated steel surface with a sheet metal rolling door on the west side of the south elevation. (Photo 16). The roof is covered with roll asphalt roofing and there is a chimney in the southwest corner with some small cracks in the surface. (Photo 15).

West Elevation: The west elevation does not have a stucco finish, which has allowed moisture to affect the poured-inplace concrete. Due to the lack of stucco finish the concrete has deteriorated. As a result, the steel reinforcing has begun to rust. On the south portion of the west elevation, there is a different aggregate from the rest of the elevation consisting of a larger aggregate with a band of heavy stone. (Photo 17) The first floor has a wood, double-hung two-over-two window, followed by a garage door opening with metal service door mounted on a metal track. Continuing south, there are two fixed windows, one filled halfway with bricks. (Photo 18) There are three similar service garage door openings, and one more wood, double-hung two-over-two window at the end of the west elevation. The second floor of the building does not have any window openings and currently looks over the lumber yard. The lumber yard is used as storage, and the north and south entrances are blocked in. (Photo 19)

Photo 15 - Chimney

Photo 16 - Plywood and steel lumber yard addition

Photo 17 - Aggregate

Ball State University - May 24, 2019

Existing Conditions

Photo 18 - Partially bricked window

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Photo 19 - Interior lumber yard, north view

At the west end of the property, there is an existing brick wall separating the lot from the adjacent parking lot. (Photo 20) The material between the existing building and brick wall includes various sizes of lumber and plywood sheets as well as corrugated metal sheets that are rusted in places due to exposure to weather. The lumber yard has faced heavy deterioration since Hurricane Ike, which impacted the structural integrity of this addition. (Photo 21) The lumber yard roof is failing, as the sheet metal and asphalt roll roofing are deteriorating. (Photo 22) Exposed wood framing remains, but is also deteriorating due to exposure to the elements.

Photo 20 - Brick wall, south view

Photo 21 - Lumber yard, north view

Photo 22 - Deteriorated roofing

Structure: The structural system present in the existing building seems to be in overall fair condition. The interior structure of the existing building is wood construction. There are tree columns spaced evenly throughout the first and second floors of the building. (Photo 23) These are located above each other, but are not continuous columns. Columns on the exterior walls of the second floor help support the wood construction roof. The wood beams, which connect to the columns on the first floor, tie into the exterior poured-in-place concrete walls. (Photo 24) The wood beams supporting the roof tie into the columns that line the exterior walls of the second floor.

Photo 23 - Tree columns

Photo 24 - Exposed beams

Ball State University - May 24, 2019

Existing Conditions 13 Interior: The interior space of the building is in overall fair condition. The concrete walls appear to be in fair condition. There are no large structural cracks evident, though small cracks are visible. These small cracks are likely more of an aesthetic issue than a structural issue.

The concrete floor on the first floor is in good condition, particularly in the office. The flooring in the main wood working area has some cracks present within the concrete, but it appears to be more of an aesthetic issue than a structural issue.

The conditions of the walls in the northeast corner lobby, show some signs of wear and paint chipping.

There is an exposed end of a metal pipe visible, and the surface around it shows evidence of smoke discoloration. (Photo 25) The surface of the safe in this lobby room shows signs of surface buckling.

(Photo 26) This could be a result of water damage from Hurricane Ike in 2008. The majority of surface damage in this room is due to flooding during Hurricane Ike. The room includes woodworking examples of what was produced at Island City when it was in operation.

Photo 25 - Lobby, south view

Photo 26 - Safe

To the west of the main lobby room is another room currently used as storage. This area can be accessed through the lobby or an exterior sliding door. Directly behind the sliding door in this room is a historic freight elevator which would take materials up to the second floor. The opening to the second floor has been filled in and it is unclear if the freight elevator is in operating condition. There is also an added non-historic bathroom. (Photo 27) The main wood working shop area shows signs of water damage on the columns. This space is currently filled with machinery and other items, and it is therefore difficult to determine any additional damage. The machinery in this room is part of the historic wheels and belts which were used to run the woodworking machines. (Photo 28)

Photo 27 - Bathroom and freight elevator

Photo 28 - Portion of historic machinery

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Existing Conditions

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The wheels and belts are located within the bracing of the west set of columns in the wood workshop.

(Photo 29) In the southwest corner of this space there is a concrete room with a sloped floor at the second floor level. This room was used to hold wood shavings which would be burned to power for the machinery to run. Next to this room there is an existing boiler which was also used when Island City was in business. The concrete room, boiler, and wheels and belts all seem to be in fair shape, it is unclear if they are able to run, but aesthetically are in good condition. (Photo 30) Other signs of deterioration may become apparent when these items are removed from the space, revealing more of the flooring and walls. A mezzanine has been added to the northeast corner of the wood working area. This is a modern plywood construction with a separate staircase access.

The wood flooring on the second floor of the building is largely in good condition. There are small sections near unsealed window openings where boards have been placed over water damaged areas.

(Photo 31) There is also a large hole in the floor near the south end of the building, where the flooring has deteriorated. Plywood has been placed on the floor in multiple locations to cover holes or gaps in the floor. As with the first floor, this area is filled with numerous personal materials and items, and it is therefore difficult to determine a completely accurate assessment of the flooring. (Photo 32) In the northwest corner of the second floor, a room has been created by the installation of plywood partition walls with insulation. (Photo 33)

Photo 29 - Historic machinery

Photo 32 - Second floor, southwest view

Photo 30 - Wood shaving vault

Photo 31 - Second floor, deteriorated flooring

Photo 33 - Plywood partition wall

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Existing Conditions 15

Site/Roof Plan 1/8”=1’-0” Ball State University - May 24, 2019

Existing Conditions

BATHROOM WOOD SHAVING VAULT

16

FREIGHT ELEVATOR

SHOWER ROOM

SIDE ROOM

WAREHOUSE

UP

LOBBY

SAFE

1

4

2

10

6

14

First Floor 1/8”=1’-0” Ball State University - May 24, 2019

Existing Conditions 17

Second Floor 1/8”=1’-0” Ball State University - May 24, 2019

Existing Conditions

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Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0" 1

1

4

2

North 1/8" = 1'-0"

10

6

14

North Elevtion: Scale 1/8" = 1'-0"

North Facade1/8”=1’-0” Ball State University - May 24, 2019

Existing Conditions 19

Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0"

West 3/32" = 1'-0"

1

Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0" East 3/32" = 1'-0"

2 1

4

2

10

6

14

East & WestEast Elevation 3/32”=1’-0” & West: Scale

3/32" = 1'-0" Ball State University - May 24, 2019

Existing Conditions

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Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0" 1

1

4

2

South 1/8" = 1'-0"

10

6

14

South Elevation: Scale 1/8" = 1'-0"

South Elevation 1/8”=1’-0” Ball State University - May 24, 2019

Existing Conditions 21

First Floor Photo Key Plan Ball State University - May 24, 2019

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Second Floor Photo Key Plan Ball State University - May 24, 2019

Rehabilitation 23 Rehabilitation Site: The existing sidewalk on the north facade and east elevation should be removed and replaced. The proposed sidewalk space will include a grass strip, which will match neighboring lots. The remainder of the sidewalk will be for pedestrian and apartment resident use. Ramps should be added to the north façade and east elevation to improve accessibility to the building in compliance with the City of Galveston’s Design Standards for Historic Properties.

Exterior: Exterior improvements are necessary on all four elevations of the Island City Wood Working Company building, though some are more urgent than others. Primary modifications include window replacement and door reconstruction. All windows and doors should be painted white, per pre-Ike photographs.

(Photo 34) Any cracks throughout the exterior concrete and stucco should be examined to ensure they are not indicative of major structural issues. If cracks indicate issues, they should be repaired to ensure the continued structural integrity of the building. Cleaning and fixing exterior stucco and concrete is not urgent, but is necessary to restore the Island City Wood Working Company building to its historic appearance. Any missing concrete and stucco should be repaired to match the existing texture and color of the building. The existing text of, “Island City Wood Working Co., Since 1908, Lumber and Mill Work,” on the north façade and east elevation should be repainted.

Photo 34: Pre-Hurricane Ike exterior window and door paint

North Façade: The north façade is one of two street facing elevations. Located on Mechanic Street, it consists of the existing Island City Wood Working Company storefront. The existing overhang appears to be in good structural condition and remains in the proposed design. This should be professionally inspected to ensure no hidden structural damage has occurred over time. Rust should be removed from metal ties, and they should be weather-coated. The overhang should be sanded and repainted.

Each first-floor window should be replaced with a double-hung one-over-one windows. The two doors and transoms should be reconstructed and replaced with an energy-efficient design to match the existing design of Island City’s historic doors and transoms. Windows should be added to the upper panel of the sliding garage door to allow more light into the interior space. The second-floor windows should be replaced with an energy-efficient design to match the historic double-hung window design with a four-over-four muntin pattern.

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Rehabilitation

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East Elevation: The east elevation is the second street facing elevation, located on 18th Street. All existing double-hung windows should be replaced with an energy-efficient design to match the historic window design with a four-over-four muntin pattern. The smaller casement windows should be replaced with an energyefficient design to match the historic window design. The sliding garage doors should be reconstructed with an energy-efficient design to match the historic doors and will remain as sliding doors, and a locking mechanism should be designed to secure the doors while not in use. The second-floor hinged doors should be reconstructed with an energy-efficient design to match the existing historic doors.

These doors should be fixed in place and will act only as a source of natural light to the interior of the second floor.

South Elevation: The south elevation is a secondary elevation, which is accessed by an alley. A downspout should be added to the south elevation at the location of the scupper in order to prevent further water damage.

Stucco should be added to this elevation to protect the concrete from moisture and match the existing stucco on the remaining elevations. The downspout should match the color of the stucco. The existing windows should be replaced with an energy-efficient design to match the historic window design with a two-over-two muntin pattern. The southernmost door should be removed and replaced with a window to match the windows on the south elevation. The existing concrete in this area will need to be inspected, fixed, and covered with stucco to match existing stucco.

West Elevation: The west elevation is also a secondary elevation. Stucco should be added to this elevation to protect the concrete from moisture and match the existing stucco on the remaining elevations. The windows should be replaced with an energy-efficient design to match the historic double-hung windows with a four-over-four muntin pattern. There will be 12 new window openings created on the second floor of the west elevation to provide additional light to the interior. These windows will be a one-over-one muntin pattern in order to be distinguished from the historic windows. The sliding doors should be reconstructed with an energy-efficient design to match the historic doors, and the upper portion should include a window to provide natural light into the interior space. These doors will remain operable.

Roof: The chimney is not included in the proposed design, and should be removed and sealed from the roof.

The roof should be replaced with insulation and a TPO membrane. New HVAC equipment should be placed on the roof in inconspicious locations. The existing roof access hatch should be removed and filled, and a new roof hatch should be added to provide access from the new second-floor hallway.

Ball State University - May 24, 2019

Rehabilitation 25 Interior - First Floor: Lobby: The north façade’s main entrance will be converted into a private entrance for the building’s residents, leading to the lobby space. The lobby will remain largely unchanged to preserve the building’s history and character. The only major modification to the lobby will be the addition of mailboxes to the west wall, adjacent to the staircase. The south and west interior windows in this space should be replaced to match the historic muntin pattern, and will have opaque glass to offer privacy for adjacent spaces. The south wall’s door and transom should be sanded and repainted. All interior walls in this room should be sanded and repainted to match the existing colors. The woodworking samples on the upper southern wall should be temporarily removed and stored until all rehabilitation work is complete, at which point they should be replaced in their original location as a nod to the building’s historic function. The historic safe in this space remains in the proposed design, and should be cleaned of rust. All existing trim will remain and should be sanded and repainted to match existing.

Community Room: To the west of the staircase, the original pocket door will be removed, cleaned, and repainted to match existing. This door will become a fixed door, separating the private resident lobby from the rentable community room. This room will extend past the first sliding door on the west elevation. The existing restroom and other walls in this space will be removed. This space will be accessed off Mechanic Street through the north façade’s westernmost door. This space will have a kitchenette and access to one ADA gender neutral restroom. There will also be access to a new courtyard through the reconstructed west sliding door.

Public and Private Spaces: The remainder of the first floor, including the historic mill workshop, will be utilized for private and public use. The space will be divided in half from north to south. This division will be between the existing column grid to preserve the column bracing and feel of the columns.

The west side of the workshop will become a private space for apartment residents. This space will be accessed by a hallway from the lobby. There will be an indoor storage area for residents on the other side of the community room. A laundry room will be provided, complete with two sets of washers and dryers and a folding surface. An open social space for residents will be incorporated between the laundry room and quiet space. The social space will provide access to the new courtyard through two of the sliding garage doors. At the south end of the first floor, there will be a quiet space for work or study. This area will also have small private study rooms, which any resident can use. Within this side of the workshop is a majority of the historic ceiling machinery. This will remain, and new construction will be built around the machinery or will disturb it as little as possible. The original boiler, located in the new quiet space, will be cleaned and remain in this location. The concrete wood shavings vault will be removed.

The majority of the east side of the workshop space will be used as public rentable retail space. The existing added loft in this space will be removed along with any other non-historic alterations. This area will remain unprogrammed for the time being, and can be adapted for any future tenants. One use option is a co-work space. This area would consist of rentable office space for independent business owners requiring a small amount of space, or a coffee shop or small restaurant. Access to the wide sidewalk from the sliding doors provides the opportunity for outdoor patio space for the future tenant.

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26

There will be a small fitness room on the east side of the first floor, between the lobby and unprogrammed space. The fitness euipment is for apartment residents, and is not accessible through the unprogrammed space.

Stairs: The existing staircase leading to the second floor remains in the proposed design. The stair risers and treads should be sanded and sealed. Additional surface texture may be required to meet slip resistance standards. The existing stairway corridor should be sanded and repainted to match existing.

Interior - Second Floor: The second floor will consist solely of apartment units. The existing walls will be removed, as they are not historic. The proposed design includes a total of eight apartment units: three 2-bedroom, three 1-bedroom, and two studio apartments. Of these, one 1-bedroom and one studio are designed to be adapable if ADA-compliant units are desired in the future.

The existing second floor wood flooring will be covered with a sound mat material and a light-weight gypcrete coating to become the substrate for the apartment units. The wood floor should be inspected, replaced, and patched in areas to form a sturdy substrate. Additional flooring will be added on top of the original floors, which can be removed if necessary.

The existing concrete room, which connects down to the first-floor wood shavings vault, will be removed.

The walls and floor should be replaced or patched to match existing.

Building Elements: All columns should be cleaned with a light abrasive method, such as walnut shell or similar. They should be sealed to retain their historic natural wood appearance. The new interior walls will be drywall, and built to the columns in a manner where the existing column and bracing will remain visible and not encased. This method will be utilized on both the first and second floor.

The existing concrete floor on the first floor should be patched, repaired, and replaced as needed.

This should be covered in an epoxy coating and remain visible. The wood beams and joists should be inspected, cleaned, and sealed. These elements will remain visible on both floors. The existing concrete walls should be patched as needed and left exposed to keep historic form work pattern visible.

HVAC: Any new and/or additional mechanical systems such as ducts, sprinklers, and conduits will be exposed.

New electrical outlets will be added to new constructed walls.

Connection: The existing building and addition will be connected by a covered skybridge on the second floor. This will allow residents from the existing building to access the second means of egress in the addition.

It will also allow residents from the addition to access the amenities on the first floor of the existing building.

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Rehabilitation 27

W.

D.

W.

D.

LAUNDRY

STUDY A

120 SF

116 SF QUIET ROOM 641 SF

SOCIAL SPACE

COMMUNITY SPACE

STORAGE

962 SF

280 SF

STUDY B

859 SF

116 SF RR RR

STUDY C 79 SF

UP

RETAIL SPACE 1304 SF

RETAIL SPACE 1280 SF LOBBY

EXERCISE ROOM

560 SF

205 SF

SCALE 1/8" = 1' 1

4

2

10

6

14

1ST FLOOR PLAN

First Floor 1/8”=1’-0”

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Rehabilitation

1 BED

EF

1 BED

501 SF

782 SF

28

731 SF 2 BED 937 SF

2 BED 914 SF 1 BED 2 BED 964 SF

803 SF EF 563 SF

SCALE 1/8" = 1' 1

4

2

10

6

Second Floor 1/8”=1’-0”

14

2ND FLOOR PLAN Ball State University - May 24, 2019

Rehabilitation 29 Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0" 1

South 1/8" = 1'-0" Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0" 2

North 1/8" = 1'-0"

SCALE 1/8" = 1' 1

4

2

10

6

14

SOUTH & NORTH ELEVATION North & South Elevation1/8”=1’-0” Ball State University - May 24, 2019

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30

Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0"

East 3/32" = 1'-0"

1

Roof 29' - 2"

Level 2 15' - 8"

Level 1 0' - 10" Street Level 0' - 0" West 3/32" = 1'-0"

2

SCALE 3/32" = 1' 1

4

2

10

6

14

East &EAST West Elevations 3/32”=1’-0” & WEST ELEVATION Ball State University - May 24, 2019

Rehabilitation 31

Private resident social room showing historic machinery

Living room looking into kitchen and sitting area

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Living room looking into dining room and kitchen

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Addition/ New Construction 33 New Building Design Concept: Our design provides residential units in a new construction attached to the existing mill work shop that is converted into a multi-residential complex. The design provides modern units consisting of three different layouts; Studio, 1-Bedroom, and 2-Bedroom plans. The new building contrasts but compliments the existing to highlight the historic building and differentiate the two buildings. The main elements in the new design are the addition of the courtyard, the contemporary interior & exterior design, and parking structure.

Parking: The first-floor plan is mainly a parking structure and a 1680 SQFT courtyard for both public and residents.

The parking has 20 parking spots per Galveston code and regulations. To enforce the contemporary concept some structural elements are clearly shown in the parking structure as steel columns and metal siding on west, east, and south elevations.

Elevations: The north façade resembles the existing building’s north façade as it’s the main elevation of the building.

Other than the north façade the remaining elevations are modern and follows the contemporary design concept. Metal, bricks, concrete, steel structural elements are the 4 main materials used in the west, east, and south elevation. From a historic preservation perspective, there is some overlap between our contemporary new elevations and the existing building elevation featuring the use of a brick wall that existed before and aligning some of the new windows with the existing windows.

Courtyard: Design concept blends the setting of a cozy courtyard neighborhood in a 14’ wide footprint that wraps the existing and the new design around an inviting and functional courtyard where users can relax, have fun, and use the outdoor grilling area. The courtyard forms the needed connection between humans and nature and also implemented the usage of wood, stones, and vegetation to create a relaxing enclosed outdoor space. The design has also implemented the idea of a community-focused balconies by projecting balconies on the east elevation looking in to the courtyard to facilitate movement and the usage of the outdoor space. Part of the courtyard will be accessible for the public and the dominant part will be gated only for the resident’s usage connecting both buildings together and creating a circulation pattern from and into the staircases and future elevator.

Circulation: Two vertical staircases with an opportunity to add an elevator in the future are provided on each side of the building to make circulation more effective creating a solid connection between parking, courtyard, and both buildings.

Interior Design: Contemporary interiors feature tone-on-tone color palettes relying heavily on brown, taupe, cream, grey and pure white. Shots of color are sometimes found on a single wall, in a striking floor rug or in a cushion. Floorings are light brown, and light grey tones to match with the beachy overall atmosphere for Galveston. Also, wood hard floors are provided for the hot weather and to give the impression of open spaces in the units. Ventilation systems are exposed in all the apartment units with the new mechanical systems located on the new constructed roof.

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34

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Addition/ New Construction 35

Site Plan 1/16”=1’-0” Ball State University - May 24, 2019

Addition/ New Construction 36

First Floor 1/8”=1’-0” Ball State University - May 24, 2019

Addition/ New Construction 37

STUDIO 450 S.F.

ONE BEDROOM 535 S.F.

STUDIO 477 S.F.

ONE BEDROOM 535 S.F.

TWO BEDROOM 820 S.F.

ONE BEDROOM 535 S.F.

ONE BEDROOM 620 S.F.

TWO BEDROOM 820 S.F. DN

DN

FUTURE ELEVATOR

1

4

2

10

6

14

SECOND FLOOR PLAN Second Floor 1/8”=1’-0”

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Addition/ New Construction

38

South elevation

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39

Addition/ New Construction 39

West elevation

East elevation

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40

One Bedroom: Hardwood floor integrated in the kitchen, living room and bedroom.

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Addition/ New Construction 41

Two Bedroom: Larger units have balconies that face the courtyard.

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42

Living room looking into kitchen

Kitchen looking into living room

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Addition/ New Construction 43

One bedroom

Bathroom

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44

Private courtyard area for residents - BBQ area & sitting areas

Courtyard- open to the public

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Sources 45 Sources: Sanborn Map Company. Galveston, Texas, 1899. Courtesy of the Dolph Briscoe Center for American History, University of Texas at Austin. Retrieved from University of Texas at Austin, http://legacy.lib. utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston-1899-11.jpg.

Sanborn Map Company. Galveston, Texas, 1912. Courtesy of the Dolph Briscoe Center for American History, University of Texas at Austin. Retrieved from University of Texas at Austin, http://legacy.lib. utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston-1912-08.jpg.

Morrison & Fourmy. Morrison & Fourmy’s General Directory of the City of Galveston: 1901-1902, Houston, 1902. University of North Texas Libraries, The Portal to Texas History, from Rosenberg Library. https://texashistory.unt.edu/ark:/67531/metapth894024/m1/332/?q=leith.

Morrison & Fourmy. Morrison & Fourmy’s General Directory of the City of Galveston: 1901-1902, Houston, 1902. University of North Texas Libraries, The Portal to Texas History, from Rosenberg LIbrary. https://texashistory.unt.edu/ark:/67531/metapth894024/m1/276/?q=frank%20spencer%20311.

Morrison & Fourmy. Morrison & Fourmy’s General Directory of the City of Galveston: 1903-1904, Houston, 1904. University of North Texas Libraries, The Portal to Texas History, from Rosenberg Library. https://texashistory.unt.edu/ark:/67531/metapth908992/m1/231/?q=legate.

Morrison & Fourmy. Morrison & Fourmy’s General Directory of the City of Galveston: 1905, Houston, 1904. University of North Texas Libraries, The Portal to Texas History, from Rosenberg Library. https:// texashistory.unt.edu/ark:/67531/metapth908993/m1/175/?q=legate.

Morrison & Fourmy. Morrison & Fourmy’s General Directory of the City of Galveston: 1906-1907, Houston, 1907. University of North Texas Libraries, The Portal to Texas History, from Rosenberg Library. https://texashistory.unt.edu/ark:/67531/metapth908988/m1/94/?q=leith.

Morrison & Fourmy. Morrison & Fourmy’s General Directory of the City of Galveston: 1919, Houston, 1919. Courtes of Rosenberg Library.

Darst, Maury. “Unique operations to be featured at Galveston wood mill.” The Galveston Daily News, April 18, 1982.

“Thrift and Hard Work are Keys to Success, M.C. Bowden Says Announcing Retirement,” Galveston Tribune, Dec 9, 1933, 10. ”Description and Estimate of the Present Cash Value: Island City Woodworking.“ Galveston, Texas.

June 1, 1964.

Sanborn Map Company. Galveston, Texas, 1947. Courtesy of the Dolph Briscoe Center for American History, University of Texas at Austin. Retrieved from University of Texas at Austin, Austin, http://legacy. lib.utexas.edu/maps/sanborn/g-i/txu-sanborn-galveston_vol1-1947-008.jpg.

McClure, Kelli. ”Antique Island Woodworking Shop.” July 5, 2007. http://islandwoodworkingshop. blogspot.com/.

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