Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Prepared for:
Newfields
Prepared by:
Graduate Program in Historic Preservation Department of Architecture Ball State University, Muncie, IN 47306
June 2019
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TABLE OF CONTENTS
1. Introduction ..........................................................................................................................2 2. Executive Summary .............................................................................................................4 a. Scope of Work b. Summary of Building History c. Summary of Findings and Recommendations 3. Background Information ......................................................................................................6 a. History b. Original Configuration c. Description of Building d. Significant Features 4. Methodology ......................................................................................................................24 a. Methodology b. Condition Definitions c. Secretary of the Interior’s Standards for the Treatment of Historic Buildings 5. Existing Conditions/Assessment/Recommendations .........................................................26 a. Structure b. Building Envelope c. Interior d. Systems 6. Priorities of Preservation Work .........................................................................................53 7. Recommendations for Accessibility ..................................................................................55 8. Appendix a. Paint Color Study .........................................................................................................60 b. Window Assessment ....................................................................................................70 c. Building Drawings .......................................................................................................76
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INTRODUCTION This study of the Oldfields Chauffeur’s Residence in Indianapolis, Indiana was completed by the Graduate Program in Historic Preservation in the College of Architecture and Planning at Ball State University during the Spring 2019 and Summer 2019 semesters. Building upon the National Historic Landmark (NHL) designation in 2003 and the recently adopted Preservation Policy for the Oldfields Estate, Ball State University prepared a building assessment and preservation plan for the Chauffeur’s Residence located near Michigan Road and the Central Canal. These efforts are based on the following principles: •
Important historic properties cannot be replaced if they are destroyed. Preservation planning provides for conservative use of these properties, preserving them in place and avoiding harm when possible. Alterations are made only when necessary and in a sensitive manner, and historic resources are removed only when necessary following an approved mitigation process.
•
If planning for the preservation of historic properties is to have positive effects, it must begin before the identification and documentation of all significant features has been completed. To make responsible decisions about historic properties, existing information must be used to the maximum extent and new information must be acquired as needed.
•
Preservation planning includes participation of stakeholders. The planning process should provide a forum for open discussion of preservation issues. Stakeholder involvement is most meaningful when it is used to assist in defining values of properties and preservation planning issues, rather than when it is limited to review of decisions already made. Early and continuing stakeholder participation is essential to the broad acceptance of preservation planning decisions.
The Preservation Plan and Assessment includes three (3) primary parts. The following is a description and scope of each part: Part 1 – Building Documentation Measured Drawings were completed to the standards of the Historic American Buildings Survey (HABS). In doing so, this documentation followed the HABS Guidelines for Recording Historic Structures and Sites with HABS Measured Drawings. Reduced copies of these drawings are included in the appendix to this report. Measured Drawings are considered “as-built” drawings. As such, they illustrate the existing condition of a building at the time of documentation, including additions, alterations, and demolitions that have occurred since the building was first constructed. Measured drawings typically serve multiple purposes. At their most basic, they provide a simple documentary record of a building. They are often used for interpretive purposes at historic sites. A significant role for measured drawings is that of base architectural drawings for facilities
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management purposes, as well as for renovation and restoration projects. When an important historic resource is faced with an adverse impact, such as demolition or substantial alteration, HABS documentation can serve a mitigative role. In addition to digital and print copies provided to Newfields, the HABS drawings will be submitted to the National Park Service’s Heritage Documentation Programs for inclusion in the Library of Congress’ HABS/HAER/HAER Collection in the Prints and Photographs Collection. Part 2 – Assessment and Preservation Plan The objective of the Preservation Plan is to establish a framework in which preservation efforts are undertaken. Preservation planning is a process that organizes preservation activities including identification, evaluation, and treatment of historic properties in a logically planned framework and prioritized sequence. The Preservation Plan identifies and discusses the relationship among these activities while identifying future efforts and activities that should be carried out based on the Secretary of the Interior's Standards for Preservation Planning. Building on the measured drawings, the Assessment and Preservation Plan includes: ● ● ● ● ● ●
History of construction, alterations, owners, and significant events at a property based on physical and documentary evidence, Identification of current conditions, Identification of significant and character-defining features, Review of proposed program needs and the related extent of building fabric modification needed to achieve desired goals, Recommended scope of work for individual features or areas, and Prioritization of recommendations.
The Assessment and Preservation Plan is a valuable reference tool for the Chauffeur’s Residence as it integrates historic research into a comprehensive review and assessment of existing conditions. It establishes a framework for owners and stewards in considering physical alterations to a property, providing an understanding of how the proposed work will impact the historic fabric and character. Part 3 – Paint Color Study A paint color study is completed for use in interpretation of the Chauffeur’s Residence. Through selective sampling of paint at key locations on the interior and exterior of the building, historic paint colors are identified. This investigation develops color identification, but did not include any chemical analysis to determine paint composition such as pigment, vehicle, and binder identification.
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EXECUTIVE SUMMARY
Scope of Work This study of the Oldfields Chauffeur’s Residence in Indianapolis, Indiana was completed by the Graduate Program in Historic Preservation in the College of Architecture and Planning at Ball State University during the Spring 2019 and Summer 2019 semesters. Working with Newfields, the Preservation Plan and Assessment includes three (3) primary parts: 1) Documentation of the existing building, 2) Assessment of the existing conditions and recommendations for rehabilitation, and 3) Development of a Paint Color Study.
Summary of Building History Oldfields is a country estate established in 1909 for Hugh McKennan Landon. The 26-acre estate was established in the small town of Woodstock, just outside Indianapolis' northwest city limits. The estate's main house was completed in 1913. Percival Gallagher, from Olmsted Brothers firm, designed the estate's landscape between 1920 and 1926. Josiah Kirby Lilly Jr. purchased the estate in 1932, and the Lilly family occupied it until 1966. At this time, it was donated to the Art Association of Indianapolis, where it became the campus for the Indianapolis Museum of Art. The Oldfields Estate was designated a National Historic Landmark in 2003. Built in the 1910s, the Chauffeur's Residence was originally constructed as a 26-ft x 30-ft, 2-bedroom cottage for Oldfields employees. It is the only building on the estate oriented to one of the streets surrounding the estate, Michigan Road. A 14-ft rear addition was added after 1920, though the exact date is unknown, adding a third bedroom, a new kitchen, and bathroom. The first documented resident of the house was John S. Whitfield, the Landon's chauffeur in 1928. He remained the Landon's Chauffeur until the estate was sold to the Lilly family. During the time the Lilly Family lived at Oldfields, the cottage was home to various employees of the estate including Earnest Michael, a horticulturalist, Paul Hart, a gardener, and Louis Farrell.
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Summary of Findings and Recommendations Based on a review of existing conditions, the following recommendations for the treatment of the Chauffeur’s Residence are offered in compliance with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. See Section 5: Existing Conditions/ Assessment/ Recommendations for a comprehensive discussion of current conditions and recommended actions. Recommendations are divided into three priorities: 1. Immediate: Immediate issues to address are those that prevent further deterioration of the building. • Modify downspouts and drainage to ensure water is properly discharging away from the building. This includes removing sub-surface downspouts and re-routing to above-surface discharge with proper routing of water away from the building. • Remove all vegetation and roots growing on or immediately adjacent to the building. Vegetation exists primarily on the north side and the north end of the west side elevation of the building. • Remove concrete walk leading to the front porch steps. This walk is sloping toward the building and trapping water between the walk and foundation wall, further deteriorating the foundation wall. .
2. Stabilization: Areas to stabilize are those that do not require immediate attention, but are integral to the long term care of the building. • Repoint mortar and replace missing/damaged brick at foundation. • Repair and repaint siding to ensure building remains weather tight. • Install a new electrical system and panel to provide power for a heating system. • Install a new heating system to provide heat and prevent deterioration of interior materials and finishes. Once installed, heat can be kept at a minimum temperature until complete rehabilitation and occupation of the building occurs. 3. Complete Rehabilitation: Complete rehabilitation and occupancy of the building will require addressing the following areas. These will ensure the longevity of the building. • In addition to masonry and siding repair, restore existing windows and provide quality exterior storm windows. • Repair and repaint interior plaster. • Consider returning the interior trim to a varnish or shellac finish. • Restore interior doors. • Refinish floor. • Complete new heating, ventilation, and air-conditioning systems (HVAC). • Complete new electrical system. • Modify the building to provide an accessible route to and through the building, including an accessible bathroom.
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BACKGROUND INFORMATION
History
Oldfields is a country estate established in 1909 for Hugh McKennan Landon. The 26-acre estate was established in the small town of Woodstock, just outside Indianapolis' northwest city limits. The estate's main house was completed in 1913. Percival Gallagher, from the Olmsted Brothers firm, designed the estate's landscape between 1920 and 1926. Josiah Kirby Lilly Jr. purchased the estate in 1932 from Landon, and the Lilly family occupied it until 1966. At this time, it was donated to the Art Association of Indianapolis, where it became the campus for the Indianapolis Museum of Art now known as Newfields. The Oldfields Estate was designated a National Historic Landmark in 2003. Built in the 1910s, the Single Cottage (name as noted in the National Register Nomination), commonly referred to as the Chauffeur's Residence, was originally constructed as a 26-ft x 30-ft, 2-bedroom cottage for Oldfields employees. It is the only building on the estate oriented to one of the streets surrounding the estate, Michigan Road. A 14-ft rear addition was added after 1920, though the exact date is unknown, adding a third bedroom, a new kitchen, and bathroom. The first documented resident of the house was John S. Whitfield, the Landon's chauffeur in 1928, though it is presumed he lived in the cottage prior to that date. He remained the Landon's chauffeur until the estate was sold to the Lilly family. During the time the Lilly family lived at Oldfields, the cottage was home to various employees of the estate including Earnest Michael, a horticulturalist, Paul Hart, a gardener, and Louis Farrell.
History and Occupation: Country estates began to increase in popularity following the Civil War, as rapid development in technology from the Industrial Revolution led to economic prosperity for many members of the middle and upper classes. 1 The Industrial Revolution led to the Gilded Age, where the accumulation of wealth was reflected in the creation of large country estates established on the outskirts of cities. These estates were typically landscaped by prominent individuals and used to display wealth and social prominence in North America. 2 Development of country estates also occurred outside Indianapolis, as wealthy individuals continued the trend of acquiring land close to the city, but far enough away from the city where nature was still prevalent. In 1907, Hugh McKennan Landon and Linneas C. Boyd purchased land from the estate of James E. Mooney. 3 The land was broken up into plots for residential development and sold, leading to the creation of the town of Woodstock in 1909, just outside of Indianapolis’ northwest city limits. Woodstock had a triangular boundary between the White River, 38th Street and Michigan Road. In 1913, Hugh McKennan
Carolyn Schleif, National Historic Landmark Nomination: Oldfields, 2003, 19. Schleif, National Historic Landmark Nomination: Oldfields, 19-20. 3 Carolyn Schleif, “Oldfields: An Historic Structures Report,” (MS thesis, Ball State University, 1989), 9. 1 2
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Landon moved to the newly established 26-acre Oldfields Estate in Woodstock, where he resided until 1932. 4 In 1968, Woodstock was annexed by the city of Indianapolis. 5 The main house at Oldfields was completed in 1913. 6 Between 1913 and 1919 a service area was developed in the northeast portion of the estate along Michigan Road. Percival Gallagher, from Olmsted Brothers firm, designed the Oldfields landscape from 1920-1926. 7 The gardens were the first to be designed, including the completion of the ravine in 1921. 8 The front lawn and new gravel roadway were designed to straighten out Woodstock Road in front of the estate in 1923. 9 The same year, a brick wall was constructed along Michigan Road to provide privacy for the estate, including the south corner of the estate’s service area, where the chauffeur’s residence, barn, and gardener’s cottage were located. 10 A service gate was added along Michigan Road to provide better access to move in and out of the service area. The estate’s service area, including the gardener’s cottage, barn, and chauffeur’s residence, is first acknowledged in a plat map, circa 1922. 11 All three of these structures are still standing. Providing housing on the estate during the early 20th century was important to ensure there were employees on call for the main house. Personal transportation during this period was limited for many individuals, increasing the need to provide housing for employees of the estate, such as a chauffeur. The earliest record of a specific individual residing in the single cottage is John S. Whitfield, who was working for Landon as a chauffeur in 1928 12 though it is presumed that he lived in the house prior to this date. Whitfield and his family were living in the home by 1930, and he remained Landon’s chauffeur until Landon left the estate in 1932. 13 Landon sold Oldfields to Josiah K. Lilly Jr. in 1932. 14 While Lilly made many changes to the estate, few changes were made to the service area buildings, and Lilly continued to use the cottage for employee housing. By 1933, the year before the Lilly family began living at the estate, Ernest Michel was living in the cottage at 4200 North Michigan Road, at the time named Northwestern Ave, as the horticulturist. 15 Michel and his family lived in the house until circa 1945. 16 By 1947, Paul Hart occupied the residence, and by 1956, Paul F. Hart and Louis Farrell occupied the residence. 17 This is the last confirmed occupant of the Chauffeur’s Residence.
Schleif, National Historic Landmark Nomination: Oldfields, 20. Schleif, “Oldfields: An Historic Structures Report,” 1989, 32. 6 Schleif, National Historic Landmark Nomination: Oldfields, 4. 7 Schleif, “Oldfields: An Historic Structures Report,” 1989, 157. 8 Schleif, “Oldfields: An Historic Structures Report,” 1989, 120-122 9 Schleif, “Oldfields: An Historic Structures Report,” 1989, 137. 10 Schleif, “Oldfields: An Historic Structures Report,” 1989, 143 11 “Plat Map Showing the Location of Buildings at Oldfields,” pre-1923. Via Carolyn Schleif, “Oldfields: An Historic Structures Report,” 1989. 12 R.L. Polk. Polk’s Indianapolis City Directory: 1928. Indianapolis, Indiana: R.L. Polk & Co., 1928, 1461. 13 U.S. Census Bureau, 1930. ED 269, Sheet 1A, Line 6, Family 2, (Washington D.C.: National Archives and Records Administration, 2002). Generated by “John S. Whitfield, Woodstock, Marion, Indiana.” 14 Schleif, National Historic Landmark Nomination: Oldfields, 20. 15 R.L. Polk. Polk’s Indianapolis City Directory: 1933. Indianapolis, Indiana: R.L. Polk & Co., 1933, 823. 16 R.L. Polk. Polk’s Indianapolis City Directory: 1945. Indianapolis, Indiana: R.L. Polk & Co., 1945, 990. 17 R.L. Polk. Polk’s Indianapolis City Directory: 1956. Indianapolis, Indiana: R.L. Polk & Co., 1956, 270, 370. 4 5
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Following Lilly Jr.’s death in 1966 and his wife Ruth Brinkmeyer-Lilly's death in 1965, their children, Ruth Lilly and J.K. Lilly III, donated Oldfields to the Art Association of Indianapolis in 1967. 18 The estate became the campus for the Indianapolis Museum of Art in 1970, and was renamed Newfields in 2017. 19
18 19
Bradley C. Brooks and Frank N. Owings, Oldfields (Indianapolis: Indianapolis Museum of Art, 2004), 19. “Newfields History,” Newfields, accessed June 2, 2019, https://discovernewfields.org/about/history.
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Original Plan and Configuration Construction: The Oldfields Chauffeur’s Residence is a one-story wood framed house with a symmetrical design and brick foundation. Originally constructed as a 26-ft x 30-ft, 2-bedroom cottage the house has wood lapped siding, open soffits with rafter tails, and wood double-hung windows. A 14-ft rear addition was added after 1920 20, though the exact date is unknown, adding a third bedroom, a new Kitchen, and Bathroom. The addition replaced the rear porch. The original porch door is currently the doorway between the Kitchen and the Dining Room. One of original two rear windows became a door opening from the Dining room into a rear hallway. The second original rear window became a door into a closet in the current Middle Bedroom. The Kitchen and Bathroom were updated in the later part of the 20th century, though the dates of these updates are unknown.
Figure 1: Original and Current Floor Plan Layout 20
John Delaplane, Aerial Photograph, circa 1918. Hugh McKennan Photographs: Indiana Historical Society.
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There are several physical clues supporting this understanding of the original configuration. 1) Aerial Photograph: A c.1918 bird’s eye view photograph (see Figure 2) was taken while the property was still owned by the Landon Family. The photograph shows the Chauffeur's Residence without the rear addition and rear hip roof. The residence has a simple gable roof over the current Living Room, Dining Room, Front Bedroom, and Rear Bedroom.
Figure 2: Delaplane, John. Circa 1918 Aerial Photograph. Hugh McKennan Photographs. Indiana Historical Society. Collection #P0048, Box 1, Folder 1.
2) Ghosting/Patching in the Dining Room Floor: In the Dining Room, patching on the original wood floors is visible where walls were removed. These walls correspond with double joist framing immediately under the patch where a wall would have been framed into the floor joints. Adjacent to this framing are wood plugs found in the floor boards indicating the presence of pipes for plumbing. Other “ghosting” on the floorboards is suitable for waste disposal. The patching also depicts a 32” door opening for the bathroom door, which is consistent with the typical interior door width found in the original portion of the house.
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Figure 3: Diagram of floor patching in Dining Room (dashed lines indicate patching)
Figure 4: Dining Room floor patching indicating removed wall
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Figure 5: Double joist balloon framing under floor patch
3) Underneath the Dining Room, floor patching is indicative of double joint framing, typical of supporting a wall above in balloon-frame construction. In the attic, there is framing consistent with a balloon-framed wall aligning with the Dining Room floor patches and the double joist floor framing. 4) The baseboard on the North Dining Room wall, adjacent to the door into the Middle Bedroom, has a joint that aligns with the floor patching. This is indicative of a patch that would have been installed when a wall was removed.
Figure 6: Dining Room baseboard patch
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5) In the attic, wood shingles are still visible on the west side of the original gable roof framing. This section is currently under the rear hip roof. This indicates that this was an exterior section of roof at one time.
Figure 7: Wood shingles visible in the attic
6) There is a visible joint in the foundation brick where the original foundation meets the addition foundation. This joint is visible on both the north and south sides of the building. This joint aligns with the interior foundation wall that would have been the original rear foundation wall.
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Figure 8: Joint in foundation wall
7) When a brick foundation wall is built at one time, the brick-coursing pattern will be consistent throughout the foundation wall. In the Chauffeur’s Residence, the original foundation has a different brick-coursing pattern than the rear addition. The change occurs at the joint in the foundation wall noted above (Figure 8). 1 rowlock 9 stretchers 1 rowlock 6 stretchers 1 rowlock 6 stretchers 1 rowlock 6 stretchers Basement Floor
1 rowlock 7 stretchers 1 rowlock 8 stretchers 1 rowlock 6 stretchers 1 rowlock 5 stretcher Basement Floor
8) The window and door trim in the Rear Bedroom and Bathroom is 1” narrower than the window and door trim in the remaining rooms of the building.
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Description of Building Site/Context: The Chauffeur’s Residence is set in the northeast corner of Oldfields near the intersection of Michigan Road and the Central Canal. It is one of three buildings in the service section of the original estate. The Chauffeur’s Residence is the only property oriented towards Michigan Road, and is located in an area of the grounds that is natural and overgrown with vegetation. Exterior: The Chauffeur’s Residence is a rectangular one-story building with a basement. The wood frame building is approximately 30-feet wide by 40-feet deep on a red brick masonry foundation. The exterior of the building has wood lap siding, flat wood trim, eaves with exposed rafter tails, and wood double-hung windows. The front porch on the east elevation is accessible via a concrete walk from the gravel service drive. The rear/west porch is constructed of treated lumber raised on brick piers. The Basement has several three casement windows, and the Attic has two fixed sash windows at each of the gable ends over the original section of the building. The original roof is a gable roof oriented north-south. The rear addition has a wood framed hip roof matching the eaves and ridge of the gable roof. East Facade (front): The east/front façade is symmetrical with a window on each side of the front porch. There are two concrete steps up to the porch. The porch has a concrete floor on brick foundation with two box columns supporting the shed roof.
Figure 9: East (Front) Facade
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West Façade (Rear): The west/rear facade has a raised porch on the south end and a series of wood double-hung windows. The full height of the foundation wall is exposed, with a door into the basement at the north end of the foundation wall. The wood porch is framed with contemporary treated lumber with a shed roof and door into the Kitchen. A treated lumber wood stair connects the porch to the ground. The first floor has several doublehung wood windows into the Kitchen, Bathroom, and Rear Bedroom, respectively.
Figure 10: West (Rear) Facade
South (Side) Façade: The profile of the south façade reflects the gable end roof of the original building and the hip roof over the rear addition. There are single double-hung windows into the Living Room and Kitchen, and a mullion double-hung window into the Dining Room. A small portion of the brick foundation is visible at the east end of the façade, which becomes more exposed as the grade slopes down towards the rear/west end of the building. There is a single basement window in the brick foundation centered on the façade and a single attic window in the gable end.
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Figure 11: South (Side) Facade
North (Side) Façade: The north façade is similar in configuration to the south façade, however the north façade is covered with vegetation. The north façade has more exposed foundation above grade, which also slopes down from the east to the west. There is a double-hung window into the Rear Bedroom and Middle Bedroom, and a singlelite casement window into the Front Bedroom raised several feet above the floor level. Below this window are the remnants of a concrete pad.
Figure 12: North (Side) Facade
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Interior: All the living spaces are on the first floor, with the main entrance from the front porch into the Living Room and a secondary entrance from the rear porch into the Kitchen. Structurally, the interior is divided into three bays (east to west). The first bay is the Living Room and Front Bedroom, the middle bay is the Dining Room and the Middle Bedroom, and the third bay is the Kitchen, Bathroom, and Rear Bedroom. The finishes are similar throughout the interior. All walls and ceilings are plaster. All doors are wood style and rail doors. All windows, with the exception of the casement window in the Front Bedroom, are wood double-hung windows. All the window and door trim is similar two-piece trim. Single piece flat board baseboards are throughout the interior, though some of the closets have smaller baseboard. There is a picture rail throughout the original portion of the house. All floors are strip pine wood flooring, however the Kitchen and Bathroom have been covered with sheet vinyl. The Living Room and Dining Room floors show remnants of adhesive from previous flooring.
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Figure 13: Dining Room, facing northeast looking into the Living Room
Figure 14: Living Room, facing south looking into the Dining Room
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Figure 15: Middle Bedroom
Figure 16: Kitchen
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Basement: The basement is part crawlspace and part full-height basement. Corresponding to the main floor, the basement is structurally divided into three bays. Each bay is divided by 8� brick masonry foundation walls. The east bay, under the Living Room and Front Bedroom, is a single crawlspace. The middle bay, under the Dining Room and Middle Bedroom, is a single, full height basement room with an obsolete furnace. The west bay, under the Kitchen, Bathroom, and Rear Bedroom, is divided into a small full-height basement with a door to the west as well as a crawl space.
Figure 17: Basement Middle Bay
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Significant Features The Secretary of the Interior's Standards for the Treatment of Historic Properties embody two important goals: 1) the preservation of historic materials and 2) the preservation of a building's distinguishing character. Every historic building is unique, with its own identity and its own distinctive character. Character refers to all the visual aspects and physical features that comprise the appearance of a historic building. Character-defining elements include the overall shape of the building, its materials, craftsmanship, decorative details, interior spaces and features, and the various aspects of its site and environment. 21 In order to meet the requirements of the Secretary of the Interior Standards, the identification and preservation of significant features is necessary. The Chauffeur’s Residence includes multiple characterdefining features that should be retained and preserved during any restoration or rehabilitation process. These features are what help define the building as historically important. The significant features of the Chauffeur’s Residence include: Exterior Features 1) Overall Shape/Form: The overall shape of the building is defined by the original structure with a gable end roof and the rear addition with the hip roof. The simple shape reflects the original utilitarian residential function of the building. This includes the lap siding, open eaves with exposed rafter tails, flat board trim, window locations, and brick foundation. 2) Front Porch: The front porch signifies the orientation to Michigan Road. This simple porch is the primary feature on the East Façade, reinforcing the residential character of the building and the symmetry of the primary façade. The porch roof framing is integrated into the roof framing of the original building. The porch details create the character of the porch and include the box columns, beadboard ceiling, supporting roof beams, and trim. 3) Windows and doors: The window type, size, and place create a unique pattern and composition to the building exterior that articulates the relationship to the interior. 4) Siding and Trim: The exterior lap siding defines the exterior character of the building. The flat board trim surrounding window and door openings, the flat board eave and rake boards, and the beaded corner boards complement the lap siding. Interior Features 1) Interior room configuration: The current room configuration reflects the residence as it was after the rear addition was constructed. This configuration should be retained as much as possible, with only small changes to provide proper access and function for a new use. 2) Wood Trim: The interior trim is typical of a building of this period and should be retained. This includes simple flat board baseboards, two-piece trim at doors and windows, and the picture moldings in the Living Room, Dining Room, and Front Bedroom. The shoe molding at the baseboards has been removed, and it is recommended this be reinstalled if possible. 3) Wood Floors: The wood floors are original to the building. Though there is adhesive on the Living Room and Dining Room floors, all original wood flooring should be retained and restored to the fullest extent possible. Lee H. Nelson, Preservation Brief 17: Architectural Character-Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving their Character, Technical Preservation Services, National Park Service, 1988, p1. 21
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4) Interior Doors: The original interior doors and hardware are still in place, and should be restored and retained as much as possible. It should be noted that modification of certain doorways may be required to provide accessible routes through the building’s interior.
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METHODOLOGY
On-site building investigation of the Chauffeur’s Residence conditions was conducted on May 29, 2019 and June 4, 2019. The examination of the property was conducted by visual means and measurements only, no testing or destructive testing/investigation of the property was undertaken as part of this assessment. The goals of these examinations were to determine the condition of existing fabric and current needs for repair and rehabilitation of the building for reuse as office space for Newfields. The weather on both on-site days was mild humidity with temperatures in the mid-70 degree range, a light wind, and partly cloudy skies. In addition to the on-site building investigation, drawings and documents were reviewed to provide background and context to the project. These documents included a 2003 National Historic Landmark Nomination as well as floor plans, elevations, and a HABS history developed by Ball State University, currently under review by the National Park Service’s Heritage Documentation Programs. The existing building includes the original building constructed circa 1913 and an addition constructed circa 1920s. All recommendations follow the guidelines established by the Secretary of the Interior Standards for the Treatment of Historic Buildings.
Condition Definitions Conditions are defined as Good, Fair, or Poor based on the criteria developed by the National Historic Landmark Condition Assessment Program. An element is evaluated as Good when: ● The element is intact, structurally sound, and performing its intended purpose; ● There are few or no cosmetic imperfections; ● The element needs no repair and only minor or routine maintenance. An element is evaluated as Fair when: ● There are early signs of wear, failure or deterioration, though the element is generally structurally sound and performing its intended purpose; ● There is failure of a sub-component of the element; ● Replacement of up to twenty-five percent of the element or replacement of a defective subcomponent is required. An element is evaluated as Poor when: ● The element is no longer performing its intended purpose; ● The element is missing; ● Deterioration or damage affects more than twenty-five percent of the element and cannot be adjusted or repaired; ● The element shows signs of imminent failure or breakdown; ● The element requires major repair or replacement
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Secretary of the Interior Standards Any necessary repairs for the Chauffeur’s Residence should follow several basic principles common to the maintenance of historic buildings and adapted from The Secretary of the Interior’s Standards for the Treatment of Historic Properties published by the National Park Service. ● ● ● ●
Deteriorated architectural features should be repaired rather than replaced wherever possible. When replacement of original building material is necessary, new materials should match the material being replaced in composition, design, color, texture and other visual qualities. Replacement of missing architectural features should be accurately duplicated based on historical or physical evidence rather than conjecture. Repair methods, such as surface cleaning of the building, should be undertaken using the gentlest methods possible.
These principles recognize that historic materials and details have proven records for durability and compatibility, and that a small amount of maintenance at regular intervals avoids large investments in repairs. If new materials are incorporated into the building, care must be taken to assure that their physical properties do not conflict with the physical properties of surrounding materials. If materials are improperly applied, it may cause or accelerate physical deterioration of the historic building. A complete copy of the Secretary of the Interior Standards is available from the National Park Service at https://www.nps.gov/tps/standards.htm. For any future work, we recommend that the Standards for Rehabilitation be followed, https://www.nps.gov/tps/standards/four-treatments/treatmentrehabilitation.htm.
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EXISTING CONDITIONS AND ASSESSMENT
Structure Overall the building’s structure is in GOOD condition. The structure of the building is a brick masonry foundation that functions as the basement wall and extends to the underside of the first floor framing. The 1st floor joists, walls, and ceiling are a balloon-framed system constructed out of dimensional mill-cut lumber (see Figure 18-20). The roof structure is composed of two different sections, the original gable end roof and the hip-roof addition. Each is framed with original 2x4 dimensional lumber. The gable end roof has been recently reinforced with new 2x6 rafters sistered to original 2x4 rafters. All the roof sheathing has recently been replaced.
Brick Masonry Foundation:
The brick masonry foundation is in FAIR condition, but needs some repair to ensure the condition remains intact. The masonry foundation is nominally 8-inch thick, 2 wythe brick laid in an unconventional common bond pattern. There is a clear distinction between the original foundation and the addition foundation. • Missing or chipped brick is located throughout all four elevations. • Mortar is beginning to fail, particularly on the northwestern corner and the piers of the back porch. Recommendations: • Monitor cracks to determine if they are seasonally affected or part of a more serious, long-term problem. • Patch loose or damaged bricks to prevent further damage. • Repoint deteriorating mortar. Mortar testing is recommended to determine the mortar composition. If testing is not feasible, use a soft (Type N) mortar.
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Wood Floor/Wall/Ceiling Framing:
The wood framing is in GOOD condition. The floor and wall framing extends from the masonry foundation wall to the attic. • In the original structure, the wood studs in the walls are plumb and square. • There is no evidence of racking, sagging, or wood deterioration. Recommendations: • The wood framing is in GOOD condition and no action is needed at this time.
Roof Framing:
The roof is in GOOD condition. The roof structure is composed of two different sections, the original gable end roof and the hip-roof addition. Each is framed with original 2x4 dimensional lumber. The gable end roof has been recently reinforced with new 2x6 rafters sistered to original 2x4 rafters. New 2x4 knee walls were recently installed to reinforce the roof framing under the gable end section. All the roof sheathing has been recently replaced. • There are no signs of water infiltration or moisture damage. • The new framing and sheathing is in GOOD condition. • There is no evidence of any wood deterioration.
Recommendations: • The roof framing and sheathing is in GOOD condition and no action is necessary at this time.
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Figure 18: Basement Ceiling/First Floor Framing
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Figure 19: First Floor Load Bearing Walls
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Figure 20: First Floor Ceiling/Attic Floor Framing Plan
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Figure 21: Roof Framing Plan
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Building Envelope Overall, the building envelope is in FAIR condition. The building envelope consists of: ● Brick masonry foundation, ● Painted wood lap siding, ● Wood stile and rail doors, ● Double-hung wood windows (see Appendix A for detailed Window Assessment), ● Flat board trim, ● Open eaves with exposed rafter tails, ● Porches, and ● Asphalt shingle roofing.
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Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
East Elevation Current Conditions:
Keyed Notes 1: Half-round metal gutter 2: Wood lap siding with 7-inch exposure 3: Damage brick mortar at foundation 4: Wood double hung window 6: Wood beadboard ceiling 7: Insect nest, wasp 8: Downspout leading to in-ground discharge 13: Metal chimney cap 29: Light fixture 30: Downspout surface discharge
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Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
South Elevation Current Conditions:
Keyed Notes 5: Telephone/Data box 9: Air horn 10: Electric meter with overhead electric service drop 11: Hose bibb 12: Bricked in foundation vent 13: Metal chimney cap 14: Half-round galvanized metal gutter 15: Vertical slat board 16: Modern wood lattice 25: Joint in brick masonry foundation
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Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
West Elevation Current Conditions:
Keyed Notes 1: Half-round galvanized gutter 13: Metal chimney cap 16: Wood lattice 17: Lattice, missing 18: Damaged brick column 19: Light fixture and electrical cabling 20: Wood double hung windows 30: Downspout surface discharge
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North Elevation Current Conditions:
Keyed Note 1: Half-round galvanized gutter 8: Downspout leading to in-ground discharge 13: Metal chimney cap 22: Gas meter 24: Hole in Wood Siding 25: Joint in brick masonry foundation 26: Above ground exposed pipe set in concrete 28: Foundation vent 30: Downspout surface discharge
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Siding and Trim:
The exterior wood lap siding is in FAIR condition. There are minor areas with warped, bowed, or loose boards on each elevation. The siding covers a layer of diagonal wood sheathing, which acts as a shear wall for the structure and a sub wall for the wood lap siding. The sheathing is in GOOD condition. Window and door trim is in GOOD condition. \ ● Trim and siding paint is in POOR condition. ● There is vegetation growing over the majority of the north elevation. Recommendations: ● Replace wood siding that is warped and/or bowed. ● Fix the loose boards into place. ● See Landscaping and Vegetation section for vegetation removal recommendations.
Gutters and Downspouts:
The gutters and downspouts are in FAIR condition. Rust is visible in the form of pinholes beginning to form on the underside of the gutters, and there is also rust visible at certain locations on the downspouts. ● The downspouts at the connection to the gutter on the east façade are showing signs of rust. Water is leaking onto the front porch, causing deterioration to the front porch. ● Pinholes are forming on the gutters throughout the building. ● Several downspouts discharge into underground piping. The condition of the underground discharge pipes is unknown. This is a common cause of clogs, and requires consistent monitoring and maintenance to ensure water is discharging properly. Recommendations: ● Maintain and monitor gutters on a regular basis to determine if the condition continues to decline over time. Continued deterioration may require gutter replacement on the east and west elevations. ● Eliminate underground discharges and provide above surface discharge for all downspouts.
Exterior Paint:
The paint is in POOR condition due to paint failure, delamination from the substrate, alligatoring and peeling throughout the building’s exterior. Recommendations: ● Due to the extent of the paint deterioration, complete removal is recommended. ● Any paint disturbance or removal of lead based paint should be done in accordance with EPA, State, and Local regulations. ● For additional information, see Preservation Brief 10: Exterior Paint Problems on Historic Woodwork.
Windows:
Overall, the windows are in FAIR condition. Although maintenance and repainting is required, the windows are stable and complete replacement is not necessary. ● See Appendix A for detailed Window Assessment.
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Recommendations: ● There is limited replacement of smaller components required, such as sash cords, hardware, and in one instance, a pane of glass. ● Install quality storm window on the exterior of all windows. This will provide energy efficiency equal to any replacement window while maintaining the historic integrity of the windows. Front Porch: The front porch on the east elevation is in overall POOR condition. The columns are in POOR condition at the bases due to rot and animal activity. ● The bottom step is beginning to slope away and detach from the main porch pad. ● The concrete walkway is beginning to slope towards the building. ● There is a crack in the concrete pad. ● Paint is failing. Recommendations: ● Remove lead paint from the wood surfaces of the porch. ● Monitor the concrete porch floor crack for expansion. ● Repair box columns including replacement of base trim at the base. Consider new post bases to isolate the wood columns from contact with the concrete floor. ● Reconstruct walkway to the front porch to achieve an accessible route to the building. See Recommendations for Accessibility section for additional information.
Figure 22: Front Porch
Rear Porch:
The elevated rear porch on the west elevation is in FAIR condition. The porch is constructed of modern treated lumber, and the structural wood is in GOOD condition. The brick piers are in FAIR condition due to areas of missing mortar. The tongue and groove lumber flooring is in POOR condition due to floor boards beginning to warp and rot. The detailing on the upper portion of the porch is in FAIR condition. ● The porch was screened in at one point, as evident by the framing surrounding the door and along the railing. The screen door hardware is still visible in the form of nail marks around the framing. ● The back porch stairs are improperly attached to the building and are loose.
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Recommendations: ● Repoint brick piers to replace missing mortar as needed. ● Reset corner bricks, which have chipped over time due to collision along the pathway. ● Replace and seal porch and stair wood floorboards. ● Attach stairs to the building to ensure stability and safety. ● Apply stick-on treads to stairs for anti-slip purposes. ● Remove surrounding vegetation to prevent the accumulation of viscosity on the surface of the stairs. See Landscaping and Vegetation section for additional information. ● Maintain detailing in the upper portion of the porch.
Figure 23: Southeastern view, including back porch
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Figure 24: Back Porch Stairs
Figure 25: Structural components of back porch
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Landscaping and Vegetation: ● ●
● ●
Vegetation is prevalent, covering the north elevation and portions of the west facades. Honeysuckle bushes and various ivy species have filled the space between the building and the surrounding grass area. Excess vegetation has caused staining and left surfaces covered with dirt. There are concerns with biological growth and plant matter, as they hold moisture close to the surface of the building. This moisture can negatively impact wood framing and masonry foundation.
Recommendations: ● Remove all plant debris to a minimum 10 feet around the building to decrease damage caused by moisture and shading, with the exception of large trees and grass area. ● Clear the area of overgrowth and provide continual maintenance to allow for grass to grow. This will make the building more visible and prevent additional damage caused by excessive vegetation. ● Trim tree branches hanging over the roof, which will increase natural lighting and reduce biological growth. ● Landscape the area behind the back porch to remove existing vegetation, roots, and any additional built up soil. ● Regrade the site to ensure proper drainage. ● Clean soil and staining off stone and wood steps and surfaces.
Figure 26: Vegetation on North elevation
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INTERIOR First Floor The interior is in overall FAIR condition. The first floor interior includes: • Pine wood strip flooring throughout, though the floor is covered by sheet vinyl in the Bathroom and Kitchen, • Plaster Walls, • Painted wood trim (baseboards, door/window trim, picture rail), • Painted stile and rail doors, • Built-in cabinet in the Dining Room, • Plaster ceiling, and • Painted double-hung wood windows. While there are no structural concerns, there are concerns with the finishes and materials.
Hazardous Materials: • •
Lead Paint: The interior tested positive for lead paint. Any disturbance of a painted surface or paint removal will be subject to Local, State, and EPA/Federal regulations addressing lead paint. Asbestos: Test the building for asbestos prior to commencing work on the interior. Materials that often contain asbestos are floor adhesive, window glazing compound, and plaster. Any disturbance or removal of asbestos material will be subject to Local, State, and Federal regulations addressing asbestos.
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Figure 27: Main Floor Current Conditions
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Flooring:
The flooring in the Chauffeur’s Residence is in FAIR condition. The original pine strip flooring exists throughout the house, but it is in varying conditions of disrepair. • Vinyl sheet flooring is adhered to the existing pine strip flooring in the Kitchen. • There is vinyl sheet flooring over 1/8” recovery board in the Bathroom. It is not known what type of flooring is under the recovery board. • The Dining Room, Living Room, and Hallway have adhesive residue on the pine strip flooring as well as carpet staples. • The wood flooring in all three bedrooms is in GOOD condition, though there are carpet staples throughout. • In multiple locations, a small hole is cut into the flooring near the wall for conduits or pipes. • In each room, there are large sections cut out of the floor for heating vents, both supply and return vents. Recommendations: • Remove the sheet vinyl in the Kitchen and Bathroom. Install new flooring based on future use and configuration of these spaces. • Remove existing supply and return vents in the floor and patch openings to match original flooring. Coordinate this with the installation of any new heating/cooling system. • Remove all carpet staple. • Remove adhesive residue from all flooring. • Patch conduit holes. • Refinish all exposed wood flooring.
Plaster:
The plaster walls and ceilings are in FAIR condition. There are several areas where the plaster exhibits hairline cracking. However, these cracks are not evident of structural instability and are not a large concern. Areas of larger concern are: • There is a hole in the Living Room west wall plaster. • Missing plaster in the Dining Room on south and west walls. • Missing plaster in the Rear Bedroom on the south wall. Recommendations: • Repair areas of missing plaster or holes to match adjacent surfaces. • Remove texturing from ceiling and return to a smooth finish. • Monitor hairline cracks for future movement.
Wood Trim:
The interior wood trim is generally in FAIR condition. The interior trim originally had a varnish or shellac finish. Currently all the interior woodwork is painted. • Shoe molding is missing throughout the interior, with few exceptions. • The wood trim is intact throughout the building. Recommendations: • Replace missing shoe molding in conjunction with refinishing flooring.
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Consider removing paint and returning the woodwork to the original finish.
Doors and Hardware:
The interior doors are in FAIR condition. • Most of the doors retain the original hardware. Some doors have added deadbolts, and some have holes and/or mortised cut in them where hardware has been removed. • Doors are painted over and the paint is starting to fail. • Original door hardware (knobs, strike plates, escutcheon plates, etc.) is painted. Recommendations: • Consider removing paint and returning the doors to the original finish. • Remove paint from all metal hardware. A simple technique for removing paint from metal hardware is a soaking the hardware in a solution of water and TSP in a crock-pot so soften and remove the paint. This technique avoids chemicals and harsh scraping while protecting the metal. • See Recommendations for Accessibility section for accessible route requirements for doors and hardware.
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Basement Overall, the basement is in GOOD condition. The basement is divided up into three bays, with the west bay divided into two sections. There is concrete flooring in the middle bay and north section of the west bay. The east bay is a 3-foot high crawlspace, and the south section of the west bay is a 5-foot high crawspace. No signs of structural problems are visible. The basement is largely utilitarian with little ornamentation. The primary features of the space include: • Exposed wood mill sawn ceiling joists • Brick chimney in middle bay with two openings for flues. The current furnace is not connected to the chimney. • Brick masonry walls. • Concrete floor in usable spaces and dirt floors in crawlspaces
Water Infiltration:
The is no bulk water present, though condensation causes a slight dampness to the masonry walls.. Recommendations: • Consider sealing the basement and providing dehumidification of the basement at the time of new HVAC installation.
Brick Masonry Walls:
The brick masonry walls are in FAIR condition. The mortar surrounding the windows is in POOR condition, and there are several locations where daylight is visible. Recommendations: • Repoint the mortar around the windows and repair areas of missing brick. Monitor basement masonry to determine if conditions change with changing seasons. • Remove obsolete metal flue liner from chimney. Repair holes in chimney.
Concrete Floor:
The concrete flooring is in GOOD condition. There is minor staining and discoloration around the furnace. Recommendations: • No action is needed at this time
Basement Door:
The basement door is in POOR condition. Recommendations: • Replace the basement door. This door is not a character defining feature. A new, properly fitting door will help better provide protection of the basement.
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Figure 28: Basement Current Conditions
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BUILDING SYSTEMS The building systems in the Chauffeur’s Residence are obsolete and out of date.
Electrical:
The building’s electrical service to the building is overhead to the electric meter on the south side of the building. The electrical panel is located in the basement’s middle bay. Electrical wiring is not installed per current codes, and the circuiting is unknown. There is knob-and-tube visible in the attic and basement, though there is no evidence these are active. Recommendations: Complete replacement of the electrical system from the electric meter is recommended. This includes a new electrical panel, cabling, devices, and fixtures. All new work must be completed in compliance with the current National Electric Code (N.E.C.). Locations of devices and fixtures should be coordinated with the needs for reuse of the building.
Heating/Ventilation/Air Conditioning:
There is no air conditioning or exhaust fans in the building. The current furnace and duct system is obsolete and non-functional. Recommendations: Remove existing heating system, including furnace and ductwork. Install a new heating and cooling system coordinated with the needs for reuse of the building. Install ventilation in the bathroom. When designing and selecting new systems it is important to consider the energy consumption of any new systems and the opportunity for integration of systems with onsite energy production. Options may include high-efficiency heat pump or a series of mini-split, non-ducted systems.
Plumbing:
The domestic water distribution is a mix of copper and galvanized steel pipes. It is in POOR condition. Recommendations: Remove and replace all existing water and waste lines in compliance with state and local regulations. Inspect the sewer lateral system to ensure it is in working condition and discharges to a compliant sewer or septic system.
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PRIORITIES OF PRESERVATION WORK
Three levels of interventions are identified as 1) Immediate Concerns, 2) Stabilization, and 3) Complete Rehabilitation are necessary for long-term use of the building. 1. Immediate: Immediate issues to address are those which prevent the building from deteriorating any further. Drainage and vegetation are the primary concerns and should be addressed as soon as possible. a. Modify drainage to ensure water properly discharges away from the building. i. Regrade surface on site for proper drainage away from building and paths. ii. Fill ground holes near the building’s foundation. iii. Reroute subsurface downspouts to above ground discharge. b. Remove concrete path leading to the front porch. This walk slopes toward the building, trapping water between the walk and foundation wall and causing further deterioration to the foundation wall. c. Remove all vegetation on and around the building and provide year-round maintenance.
2. Stabilization: Areas to stabilize are those which do not require immediate attention, but are integral to the long term care of the building to prevent further deterioration until a complete rehabilitation of the building can be undertaken. a. Repair all brick masonry. This includes repointing deteriorating mortar, replacing missing or damaged bricks, and resetting loose bricks. b. Replace or repair warped or damaged wood siding boards, fix loose boards. c. Maintain gutters and downspouts. d. Install a new electrical service and new electrical panel. This is necessary to provide basic heat in the building. e. Install a new heating system to prevent deterioration of interior materials and finishes. Once installed, the heat can be kept at a minimum temperature until complete rehabilitation and occupation of the building occurs.
3. Complete Rehabilitation: The following areas must be addressed for complete rehabilitation and occupancy of the building. These will ensure the longevity of the Chauffeur’s Residence. a. Exterior: • Restore existing windows and provide quality exterior storm windows. • Remove exterior paint on trim and siding. Repaint exterior siding and trim. b. Interior: • Repair and repaint interior plaster. • Consider returning the interior trim to a varnish or shellac finish. • Restore doors and hardware. • Repair and refinish floor. c. Building Systems • Complete the Heating, Ventilation, and Air-Conditioning system (HVAC). • Complete the electrical system.
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Remove all existing remnants of the existing plumbing system and provide new plumbing system. d. Modify the building to provide an accessible route to and through the building, including an accessible bathroom. •
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RECOMMENDATIONS FOR ACCESSIBILITY
The Chauffeur’s Residence does not currently comply with accessibility requirements for non-residential buildings. If the building is reused as office space or other non-single family residential use, modifications are necessary to ensure the building is accessible. These recommendations are based on requirements of Title III of the Americans with Disabilities Act and ANSI A117.1-2009 Accessible and Usable Buildings and Facilities. An accessibility review was completed as part of the building assessment. Suggested modifications are identified for an accessible route to and through the building. This route provides accessibility to the Living Room, Dining Room, Kitchen, Hallway, Bathroom, and Middle Bedroom. The Middle Bedroom is specifically recommended as an accessible office space as it would require the least invasive intervention to meet accessibility requirements. Based upon the guidelines contained in the Americans with Disabilities Act (ADA), the items requiring attention at the Chauffeur’s Residence include: ● Site access to the building, ● Door width and ease of operation, ● Alarm system, ● Signage, ● Bathroom/Hallway layout to provide an accessible bathroom and route to the Bathroom and Kitchen, ● Controls and operating mechanisms, and ● Kitchenette considerations.
Site Access to the Building:
There is currently no accessible route to the Chauffeur’s Residence, including a paved driveway, handicap parking, or accessible walkway to the building. Recommendations: • Portions of a sidewalk remain from Michigan Road to the front porch which is in POOR condition. Consider removing this walkway to provide a location for the proposed ramp into the building. • Create paved parking with an accessible parking space to ensure access from the site to the building. Design the parking lot to be an adequate distance away from the building to allow for a ramp to the front porch. • Provide an accessible sidewalk and ramp combination from the parking space to the front porch. This can be designed with a combination of grading and formal ramps. Per ADA requirements, the maximum slope without a handrail is 1:20. Slopes from 1:12 to 1:20 require a handrail, and slopes greater than 1:12 do not meet ADA requirements. If the terrain does not build up to the edge of the ramp, a handrail is required. To eliminate the need for a handrail on a 1:20 slope, modify the existing terrain to be level with the ramp surface. See Figure 29 for proposed access to the building from the parking space. The proposed ramp approaches the south side of the front porch to allow for the 5’ turning radius required for 90-degree turns.
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The front porch currently does not meet ADA requirements. A railing around the perimeter with the top rail at 42” above the finished surface is required. A small ramp at the front door threshold is required due to the 2” threshold.
Figure 29: Accessible Route Recommendations
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Doors:
The majority of the doors throughout the building do not meet the 32” width requirement. See Figure 29 for doors requiring modification. Recommendations: • Front Door: By installing offset hinges, the front door will meet the 32” clear width requirement when open. The front door knob should be replaced with an ADA compliant lever handle. • Middle Bedroom: To provide access into one of the bedrooms for use as an office, the door into the Middle Bedroom from the Dining Room should be removed, and a new 36” wide door installed. This will require the removal of the existing door and the installation of a new door with ADA compliant lever handle. Reuse or match door trim to the fullest extent possible, and match the design of the new door to the existing door. • See Bathroom section for additional information regarding cased opening and doors.
Alarm System:
There is currently no alarm system in the Chauffeur’s Residence. Recommendations: • Install an alarm system throughout the first floor in order for the building to meet ADA requirements. These standards include the installation of both visual and audio systems to assist the hearing or visually impaired in case of an emergency.
Signage:
There is currently no signage in the building. Recommendations: • If signage is included in rehabilitation, all signage should meet ADA requirements.
Controls and Operation Mechanisms:
Existing outlet locations, switches, environmental controls, etc. do not all meet ADA requirements. Recommendations: • With new electrical and HVAC system installation, ensure all devices, switches, controls, etc. are located in accordance with ADA requirements. Mechanism heights are based on an unobstructed reach. If an object is obstructing a mechanism or control, the height may require additional adjustment. See Figure 30 for illustrations regarding reach requirements and heights.
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Obstructed Side Reach
Unobstructed Side Reach
Unobstructed Front Reach
Figure 30: Front and Side Reach Clearance Requirements
Bathroom/Hallway Layout:
The existing Bathroom does not meet ADA requirements, including fixtures, clearances, and doorway. In conjunction with bathroom modifications, modifications to the Hallway and Bathroom Door will provide accessible routes to the Hallway, Kitchen, and accessible Bathroom. See Figure 31 for additional information. Recommendations: ● Remove Kitchen pantry. ● Widen the cased opening between the Dining Room and Hallway to provide minimum 32” wide clearance. Reuse existing trim to the fullest extent possible. New trim should match the existing in style. ● Widen the cased opening between the Kitchen and Hallway to provide minimum 32” wide clearance. Reuse existing trim to the fullest extent possible. New trim should match the existing in style. ● Remove and install a 36” wide door and frame to provide an accessible door into the Bathroom. This will require the removal of the existing door and the installation of a new door with ADA compliant lever handle. Reuse door trim to the fullest extent feasible. The new door should match the existing in style. When installing the new door, proper clearances on the pull and push side of the latch door should be observed. ● All interior fixtures (sink, toilet, bathtub), wing wall, and flooring should be removed. ● Install ADA compliant sink, toilet, grab bars, and toilet accessories. When locating new fixtures, ensure all clearances are met including: ○ 60” turning radius within the bathroom,
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○ ○ ○ ○
ADA compliant clearances at the sink and toilet, Toilet seat height of 17”-19”, Sink height of 34” maximum, and Grab bar installation per ADA requirements.
Figure 31: Proposed Bathroom and Hallway Changes
Figure 32: Lavatory clearance and grab bar requirements
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APPENDIX A: PAINT COLOR STUDY Scope of Work The paint color study is intended to determine the original color scheme of the Chauffeur’s Residence. It is not intended to be a comprehensive analysis of paint type, composition, or subsequent color schemes.
Methodology All samples were taken from the subject building for analysis in the Preservation Lab at Ball State University’s College of Architecture & Planning. The following process was followed in order to obtain the samples: 1. A visual research assessment was completed on site to determine the best locations to take samples. The primary light source on site was natural lighting. 2. Sample locations selected were on the main/first floor and the building exterior. 3. Samples were removed by scoring a 1-inch square with a handheld knife or removing samples of already peeling paint. Samples were placed in small manila envelopes and labeled with the sample room, direction, and location for transport to the lab for further study. 4. Once in the lab, samples were cast into polyester resin, labeled, polished, and mounted on glass microscope slides. 5. Samples were examined up to 200x magnification with a Celestron Microdirect 1080p HD Handheld Digital Microscope. 6. After each sample was viewed and an overall paint color scheme was determined, three exterior samples and eight interior samples were selected for color-matching and photographed based on the overall color scheme. 7. The primary layer of each sample was matched to 20109 Sherwin-Williams paint by visual means. Computer matching was not utilized.
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FINDINGS: EXTERIOR The paint color study indicates the entire exterior of the Chauffeur’s Residence was originally painted Classical White.
Locations of exterior paint samples
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Sample #
Sample Type
Location
Paint #
Paint Name
Image #
4-11
Siding
West elevation, near kitchen door
SW 2829
Classical White
1
4-1
Sash
South elevation, living room, upper window
SW 2829
Classical White
2
1-11
Trim
East elevation, front door
SW 2829
Classical White
3
Image 1: Siding, West Elevation
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Image 2: Sash, South Elevation
Image 3: Trim, East Elevation
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FINDINGS: INTERIOR The paint color study indicates the interior of the Chauffeur’s Residence was originally painted: • Antiquarian Brown in the Living Room and Front Bedroom; • Belvedere Cream in the Middle Bedroom; • Pewter Tankard in the Dining Room, Kitchen, Bathroom, and Hallway; • Rose Dust in the Rear Bedroom. From visual inspection on-site, all interior trim, doors, and windows were not painted, but had a varnish or shellac finish.
Locations of interior paint samples
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Sample #
Sample Type
Location
Paint #
Paint Name
Image #
3-6
Wall
Living room, South wall
SW 0045
Antiquarian Brown
4
5-1
Wall
Dining room, North wall
SW 0023
Pewter Tankard
5
2-6
Wall
Kitchen, East wall
SW 0023
Pewter Tankard
6
3-1
Wall
Bathroom, North wall
SW 0023
Pewter Tankard
7
2-2
Wall
Hallway, West wall
SW 0023
Pewter Tankard
8
3-9
Wall
Front Bedroom, North wall
SW 0045
Antiquarian Brown
9
5-7
Wall
Middle Bedroom, North wall
SW 0067
Belvedere Cream
10
2-14
Wall
Rear Bedroom, South wall SW 0025
Rose Dust
11
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Image 4: Living room, South wall
Image 5: Dining room, North wall
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Image 6: Kitchen, East wall
Image 7: Bathroom, North wall
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Image 8: Hallway, West wall
Image 9: Front Bedroom, North wall
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Image 10: Middle Bedroom, North wall
Image 11: Rear Bedroom, South wall
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APPENDIX B: WINDOW ASSESSMENT There are five window types throughout the building: ● One-Over-One, Double-hung (throughout the 1st Floor) ● Mulled One-Over-One, Double-Hung (Dining Room) ● Single-lite Casement (Front Bedroom) ● Triple-lite Casement (Basement) ● Fixed sash (Attic)
Condition of original windows: Overall, the windows are in FAIR condition. Though work is needed to bring some windows back to a fully functioning condition, the windows are generally stable and no replacement is required. There is limited replacement of smaller components required, such as sash cords, hardware, and in one instance, a pane of glass. ● ● ●
All windows have paint failure on the frame and trim. A few windows on the south and west elevation show some possible moisture damage on the top sash meeting rail. The north elevation windows were largely inaccessible during inspection due to overgrowth of vegetation.
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
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First Floor Window Location Diagram
Double-hung Windows: The majority of the windows’ bottom sash are currently operable. Where the bottom sash was inoperable, the issue is likely swelling and sticking from multiple layers of paint. The majority of the windows’ top sash has been painted shut. The majority of windows have one or more missing sash cords, though much of the original hardware remains. ● ● ● ● ● ●
Window A: Top sash is painted shut. Window is currently inoperable. Window B: There is a small hole in the bottom sash glass. Top sash is painted shut. Window D: Missing one sash cord. Top sash meeting rail shows possible moisture damage. Window E: Top sash is painted shut. Missing one sash cord. Window is currently inoperable. Window F: Top sash meeting rail shows possible moisture damage. Missing hardware. Missing one sash cord. Window G: Top sash meeting rail shows possible moisture damage. Top sash is painted shut. Window is currently inoperable.
Mulled double-hung: There is one mulled double-hung window, located on the south elevation into the Dining Room.. ● Window C1: The top sash has fallen approximately 1”. Single-Lite Casement: There is one single pane casement window, located on the north elevation into the Front Bedroom. The window’s exterior was inaccessible due to an overgrowth of ivy. ● Window J: Window is currently inoperable.
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Page 72
Basement Window Location Diagram
Triple-Lite Casements: There are 3 triple-lite casement windows in the basement, one on the south side and two on the north side. The casement windows open from different sides depending on the location. Two basement windows have gaps between the wood frame and brick masonry. ● Window L: Window has large gaps between frame and brick masonry, including missing bricks. ● Window M: Window is currently inoperable.
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
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Attic Window Location Diagram
Fixed Sash: The attic windows are both fixed sash windows. The sashes are held in place with nails. These windows are in GOOD condition with only minor moisture staining. Weatherization Recommendations The windows are in FAIR condition. Rehabilitation of the windows and installation of quality exterior storm windows will ensure good weatherization and energy performance.
Window Survey Field Notes: 1. All sizes are nominal and require field verification prior to any work. Window size does not include trim, which is 5� throughout the building with the exception of the basement windows. 2. Conditions are based on a visual survey conducted in May 2019. 3. The interior Front Bedroom and exterior east elevation siding tested positive for the presence of lead paint. Lead paint is likely present throughout the entire building, including window frames and trim. Any work undertaken on windows should comply with all EPA, State, and Local safety requirements. 4. At the time of any window restoration work, consider replacing all sash cords when sashes are removed and reinstalled into frames. 5. The items marked OK indicate the items were in acceptable condition at the time of inspection.
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Mark
Size
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Upper Sash Frame
Upper Sash Glass
Lower Sash Frame
Lower Sash Glass
Hardware
Trim
Sill
Notes
Cannot open
First Floor A
54x33
OK; Painted Shut
OK
OK
OK
OK
OK
OK
B
54x33
OK; Painted Shut
OK
OK
Hole
OK
OK
OK
C1
54x33
OK; Loosed from top 1”
OK
OK
OK
OK
OK
OK
C2
54x33
OK
OK
OK
OK
OK
OK
OK
D
54x33
OK; Loosed from top 1”
OK
OK
OK
Missing one cord
OK
OK
Possible water damage, bottom of top sash
E
54x33
OK; Painted Shut
OK
OK
OK
Missing one cord
OK
OK
Cannot open
F
46x29
OK
OK
OK
OK
Missing hardware and one cord
OK
OK
Possible water damage, bottom of top sash
G
54x33
OK; Painted Shut
OK
OK
OK
OK
OK
OK
Possible water damage, bottom of top sash; cannot open
H
54x33
OK; Painted Shut
OK
OK
OK
OK
OK
OK
Cannot open; could not access exterior
I
54x33
OK; Loosed from top ½”
OK
OK
OK
OK
OK
OK
Could not access exterior
J
26x36
OK;
OK
OK
OK
OK
OK
OK
Cannot open; could not access exterior
K
54x33
OK; Painted Shut
OK
OK
OK
OK
OK
OK
OK
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
Mark
Size
Page 75
Upper Sash Frame
Upper Sash Glass
Lower Sash Frame
Lower Sash Glass
Hardware
Trim
Sill
Notes
Basement L
20x35
OK
OK
N/A
N/A
Missing hardware, nailed shut
OK
Damaged
Triple-pane, casement; cracks/holes in masonry surrounding trim
M
20x35
OK
OK
N/A
N/A
OK
OK
OK
Triple-pane, casement; cracks/holes in masonry surrounding trim
N
20x35
OK
OK
N/A
N/A
OK
OK
OK
Triple-pane, casement
O
20x35
OK
OK
N/A
N/A
OK
OK
OK
Single-pane, awning, nailed shut
P
20x25
OK
OK
N/A
N/A
OK
OK
OK
Single-pane, awning, nailed shut
Attic
Oldfields Chauffeur’s Residence Building Assessment and Preservation Plan
APPENDIX C: BUILDING DRAWINGS
Page 76
first floor 1" = 1/8" (1:96)
0 0
10 2
20 FEET 4
6 METERS
0
basement 1" = 1/8" (1:96)
0
10 2
20 FEET 4
6 METERS
east elevation 1" = 1/8" (1:96) 0 0
10 2
20 FEET 4
6 METERS
South elevation 1" = 1/8" (1:96) 0 0
10 2
20 FEET 4
6 METERS
weSt elevation 1" = 1/8" (1:96) 0 0
10 2
20 FEET 4
6 METERS
north elevation 1" = 1/8" (1:96) 0 0
10 2
20 FEET 4
6 METERS