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Hampshire County Courthouse Responses Ò±®¬¸¿³°¬±² Ý±³³«²·¬§ Ð®»»®ª¿¬·±² Ý±³³·¬¬»» Ï«»¬·±² ¬± ß°°´·½¿²¬ º®±³ Ý±³³·¬¬»» Ó»³¾»®ô Î±«²¼ ï îðïî Ø¿³°¸·®» Ý±«²¬§ Ý±«®¬¸±«» Î»²±ª¿¬·±² ï÷Ù·ª»² ¬¸» ´·³·¬»¼ º«²¼ ¿ª¿·´¿¾´» ¬¸· ®±«²¼ô ©±«´¼ §±«® °®±¶»½¬ ¾» º»¿·¾´» ·º ©» ©»®» ¬± ¹®¿²¬ §±« ´» ¬¸¿² ¬¸» ¿³±«²¬ ®»¯«»¬»¼ò ×º ±ô °´»¿» »¨°´¿·² ©¸·½¸ ¿°»½¬ ±º ¬¸» °®±¶»½¬ ½¿² ¾» »¹®»¹¿¬»¼ò ×º ²±¬ô °´»¿» ¬¿¬» ± »¨°´·½·¬´§ò All aspects of the project are important and will need to be addressed at sometime for historic and safety reasons. Many areas of deterioration were addressed in the building assessment prepared by Boston Bay Architects. If the Council is unable to receive the full amount requested, available funds will be used to address those needs of greatest concern which include but are not limited to the front and side entrance steps that have begun to pull away from the building, the third floor support which is weak, and rebuilding the ò exterior solid masonry bearing wall î÷Ð´»¿» °®±ª·¼» ¿¼¼·¬·±²¿´ ·²º±®³¿¬·±² ¿¾±«¬ ±«®½» º±® ¿¼¼·¬·±²¿´ º«²¼·²¹ò Ø±© ³«½¸ ©±«´¼ ¿ ³¿¬½¸·²¹ ¹®¿²¬ º®±³ ¬¸» Ó¿ Ø·¬±®·½¿´ Ý±³³··±² ¾»á Ø±© ³«½¸ · ´»º¬ º®±³ ¬¸» Ù®±«¾»½µ Ú±«²ÙÜÉÔÎÏiÊ ÙÎÏÜÉÔÎÏþ The Council is requesting a total of $1.19 million from Hampshire County cities and towns and will request a match of that amount from MHC. The Grousbeck Fund has approximately $132,000 remaining. í÷Ð´»¿» ²±¬» ¬¸¿¬ ¬¸» ÝÐÝ ©·´´ ²±¬ ¸¿ª» ³¿¼» ¿ º«²¼·²¹ ¼»½··±² ¾§ Ó¿®½¸ îðïîô ¬¸» ¼¿¬» ·²¼·½¿¬»¼ ©¸»² ¿ ½±²¬®¿½¬±® ©·´´ ¾» ¸·®»¼ò Ì¸» ÝÐÝ ½¿²²±¬ ®»·³¾«®» º±® »¨°»²» ·²½«®®»¼ °®·±® ¬± ½±²¬®¿½¬ »¨»½«¬·±²ò Expenses the Council is seeking funding for will occur after the contractor is hired. ì÷É·´´ ¬¸» °®±¶»½¬ ½±³°´§ ©·¬¸ °®±½«®»³»²¬ ¿²¼ °®»ª¿·´·²¹ ©¿¹»á Yes, Chapter 30B, MGL. ë÷Ø¿ ¬¸» °®±¶»½¬ ¾»»² »²¼±®»¼ ¾§ ¬¸» Ò±®¬¸¿³°¬±² Ø·¬±®·½¿´ Ý±³³··±²á We are seeking their support at this time. The Commission did support previous work to the Courthouse grounds. ê÷É¸§ ¿®» ¬¸» Ì¸®»» Ð®·±®·¬·» ´·¬»¼ ¾§ Þ±¬±² Þ¿§ ß®½¸·¬»½¬ ²±¬ ®»º´»½¬»¼ ·² ¬¸» º±«® ¬¿¹»á é÷Ð´»¿» °®±ª·¼» ¬¸» °»®½»²¬¿¹» ½±²¬®·¾«¬·±² ¾»·²¹ ±«¹¸¬ º®±³ ±¬¸»® ³«²·½·°¿´·¬·»ò Please see attached CPA Funding Request Formula. è÷Ý¿² §±« °´»¿» °®±ª·¼» ¿ ½±°§ ±º ¬¸» îðïï Þ±¬±² Þ¿§ ß®½¸·¬»½¬ Ûª¿´«¿¬·±² Î»°±®¬á Ñ® ·º ¬±± ´»²¹¬¸§ô ½¿² §±« °®±ª·¼» ¿² »¨»½«¬·ª» «³³¿®§ ·º ±²» »¨·¬ Please see attached Building Evaluation, Executive Summary. ç÷Ð´»¿» °®±ª·¼» ½±¬ »¬·³¿¬» º±® »¿½¸ ±º ¬¸» º±«® ¬¿¹»ô ¿²¼ ¿ ¼»¬¿·´»¼ ¾«¼¹»¬ º±® ¬¸» °®±¶»½¬ ¾¿»¼ ±² ¬¸» Þ±¬±² Þ¿§ ß®½¸·¬»½¬ ²»»¼ ¿²¿´§·ò Please see attached Building Evaluation Cost Estimate. ïð÷É±«´¼ §±« «²¼»®¬¿µ» ©±®µ »ª»² ·º §±« ®»½»·ª» ´» ¬¸¿² ¬¸» º«´´ ¿³±«²¬ ®»¯«·®»¼ ¬± ½±³°´»¬» ¿´´ ¬¸» ¬¿µ ·² Í¬¿¹» ïá × ¬¸»®» ¿ ³·²·³«³ ¬¸®»¸±´¼ ±® ¿³±«²¬ ®»¯«·®»¼ º±® §±« ¬± «²¼»®¬¿µ» ±³» ©±®µ ·² Í¬¿¹» ïá Yes. The Council will begin work on those items of the most importance. Architecture 214 Lincoln Street Unit 305 Planning Boston, MA 02134 Interiors Tel 617/782/0266 Construction Fax 617/782/782-0277 Managementwww.BostonBayArchitects.com Barbara Thornton, MCP, MBA Ronald John Alex, AIA Senior Planner Principal Elvin Phillips, RA Senior Associate Boston Bay Architects, Inc. July 15, 2011 Todd Ford Council Executive Director Hampshire Council of Governments Old Courthouse 99 Main Street Northampton, MA 01060 Re: Project: Evaluation of Hampshire County Courthouse Building Historical Preservation Report for Evaluation, Stabilization and Preservation of Old Courthouse Dear Mr. Ford, It is our pleasure to submit Boston Bay Architects, Inc.’s (BBA) Report and Evaluation for preservation and stabilization recommendations with our investigation and survey of the exterior and interior of the County Courthouse for Hampshire Council of Governments. BBA Architects, Inc. has reviewed the exterior building elevations and interior conditions on the ground floor, first floor and second floor to assess the existing conditions of the property. We have worked together and performed destructive testing with Monaco Historic Restorations on the exterior and interior of the building. The design, treatment solutions and cost estimates produced in our study are created in the context of, and in alignment with, guidelines prepared for historic treatment of properties by the Secretary of Interior’s Standards for Treatment of Historic Properties, Department of the Interior and with Massachusetts Historical Commission. The building is listed on the National Register of Historic Districts. Building Description; The Old Hampshire County Courthouse is the fourth courthouse on the site of King and Main Streets. The current building was originally built in 1886, designed by Henry F. Kilbourn, Architect (New York). The Romanesque architectural style heavily favors the style of Boston Architect Henry Hobson Boston Bay Architects, Inc. Richardson with the distinct ashlar cut stone patterns binding together a non-reinforced 32” solid masonry granite (gray color) bearing wall at ground level. The bearing thickness is reduced at the first and second floor levels as the elevation rises. The distinctive window decorative outline and horizontal banding is made of Brownstone materials. The significant features of the main entrance are large granite seeps leading to the first floor, and an entrance portico that is framed by Romanesque brownstone arches that form the roof of the Portico. Above the Portico is a large granite and brownstone tower with a terracotta red tile roof, four brownstone masonry cut block pinnacles and a weathervane with roof finial. The roof finial has replaced the original flagpole. Project Objectives: A. General Description of Work 1.Review and inspect the entire exterior of the Old Courthouse, evaluate building condition, identify sources affecting deterioration of the building. List and prioritize remedial actions. 2.Review and inspect the entire interior of the Old Courthouse, evaluate building condition, identify sources affecting deterioration of the building. List and prioritize remedial actions. 3.Provide detailed budget estimates for all required repairs or restoration prioritized according to necessity. 4.Documentation of existing conditions shall be done using visual observation, removal of stone at each elevation for exterior evaluation, with corresponding photographs. 5.Vertical lift to be used to gain accesses to all elevations and roof, tower for visual inspection. 6.Monaco Historical Restorations will assist BBA in gaining access to each elevation and roof by means of vertical lift for documentation and photographic survey. B. Scope of Services An overall view of the exterior and interior existing conditions includes architectural narrative and structural analysis (if required), and conceptual cost estimate for all repairs or restoration prioritized according to stabilization, structural deficiencies, weather tightness, and preservation of all building architectural elements. The treatment recommendations will take into consideration an approach that is consistent with the Secretary of Interior’s Standards for the Treatment of Historic Properties. C. Exterior Building Elevations 1.Roof Inspect, identify and evaluate existing conditions, and provide cost estimate for all repairs or restoration: a.Slate Roof and Flashings b.Dormers c.Flashings d.Chimneys e.Mortar joints f.Finials g.Gutters and Downspouts Page 2 Boston Bay Architects, Inc. 2.East Elevation Inspect, identify and evaluate existing conditions, and provide cost estimate for all repairs or restoration. a. Stabilization: Perform destructive testing by removing three ashlar stones to inspect the interior structural integrity of structural masonry brick or stone or CMU brick interior back up wall. Observe for solid masonry construction or 2” cavity wall space for non-moisture retention. Ashlar masonry stones to be carefully removed, marked, and re-installed after observation and documentation of existing conditions. b. In addition, observations of existing conditions with degree of deterioration or life remaining of the following materials to be noted: Foundation settlement Ashlar stones Mortar joints Banding Water table banding Caulking Coping stones Stone/ steel lintels, sills Windows Doors Ornamentation 3.West Elevation Inspect, identify and evaluate existing conditions, and provide cost estimate for all repairs or restoration. a. Stabilization: Perform destructive testing by removing three ashlar stones to inspect the interior structural integrity of structural masonry brick or stone or CMU brick interior back up wall. Observe for solid masonry construction or 2” cavity wall space for non-moisture retention. Ashlar masonry stones to be carefully removed, marked, and re-installed after observation and documentation of existing conditions. b. In addition, observations of existing conditions with degree of deterioration or life remaining of the following materials to be noted: Foundation settlement Ashlar stones Mortar joints Banding Water table banding Caulking Coping stones Stone/ steel lintels, sills Page 3 Boston Bay Architects, Inc. Windows Doors Ornamentation 4.North Elevation Inspect, identify and evaluate existing conditions, and provide cost estimate for all repairs or restoration. a. Stabilization: Perform destructive testing by removing three ashlar stones to inspect the interior structural integrity of structural masonry brick or stone or CMU brick interior back up wall. Observe for solid masonry construction or 2” cavity wall space for non-moisture retention. Ashlar masonry stones to be carefully removed, marked, and re-installed after observation and documentation of existing conditions. b. In addition, observations of existing conditions with degree of deterioration or life remaining of the following materials to be noted: Foundation settlement Ashlar stones Mortar joints Banding Water table banding Caulking Coping stones Stone/ steel lintels, sills Windows Doors Ornamentation 5.South Elevation Inspect, identify and evaluate existing conditions, and provide cost estimate for all repairs or restoration. a. Stabilization: Perform destructive testing by removing three ashlar stones to inspect the interior structural integrity of structural masonry brick or stone or CMU brick interior back up wall. Observe for solid masonry construction or 2” cavity wall space for non-moisture retention. Ashlar masonry stones to be carefully removed, marked, and re-installed after observation and documentation of existing conditions. b. In addition, observations of existing conditions with degree of deterioration or life remaining of the following materials to be noted: Foundation settlement Ashlar stones Mortar joints Banding Page 4 Boston Bay Architects, Inc. Water table banding Caulking Coping stones Stone/ steel lintels, sills Windows Doors Ornamentation 6. Stairs at East and South Entrances a.Main Entrance (South): Inspect, identify and evaluate the condition of the main entrance stairs at foundation above grade, stabilization alignment to center, condition of stone treads and risers, mortar joints, handrails, and sidewalk approach conditions. b. Side Entrance (West): Inspect, identify and evaluate the condition of the South entrance stairs at foundation above grade, stabilization alignment to center, condition of stone treads and risers, mortar joints, handrails, and sidewalk approach conditions. 7. Stone Tower a.Review all stone conditions, flashings, windows, roof, and hatch. Inspect, identify and evaluate the condition for repair or restoration. Provide cost estimates. Page 5 Boston Bay Architects, Inc. Master Plan for Evaluation of Hampshire County Courthouse Historical Building Envelope and Interior Conditions GENERAL OBSERVATIONS AND RECOMMENDATIONS The preservation of the unique character of the County Courthouse architecture starts with structural stabilization, maintaining building integrity, recognizing and preserving historical features, maintaining exterior masonry stone and metal flashing closure, a completely tight slate roof, and to eliminate water entry and maintain dry building for the long term. Careful documentation of the building’s physical condition is the first priority of determining existing conditions. BBA’s response to existing conditions with recommended changes for improvements, preservation and the appropriate level of intervention through planning and design will provide the stabilization goals for this project. EXTERIOR EXISTING CONDITIONS & RECOMMENDATIONS Structural Stabilization: West Elevation: One of the structural elements in need of repair is the structural foundation deterioration on the West elevation. The presence of sand mortar in the remains of lime putty was revealed (or natural cement which was the actual mortar in use in 1886). North Elevation: Multiple ashlar stones were removed to open a large viewing area at the ground floor on the North elevation at grade. The mix of rock rubble and rubble brick was the in- use technique for filling 32” solid masonry bearing walls above stone foundations. Some areas of the open destructive testing cavity wall (4’ x4’) revealed rock rubble, and the loose rock could be pulled from the wall by hand. Some rock remains firmly imbedded in the masonry wall. Destructive Testing: In general, more destructive testing should occur at the ground floor masonry walls to determine better understanding of the internal mortar composition (weak/strong/non-existent) and therefore the structural stability of the ground floor walls before decisions are made to stabilize the entire perimeter foundation wall. If not possible, we can use a larger allowance sum to perform stabilization removal and reconstruction of the solid masonry walls at grade. The greater sum would be carried as an allowance in the evaluation cost estimate and report. Granite Ashlar Stone: Granite: The condition of the gneiss granite stone is excellent, except for the mortar joints and cleaning of the stones. The ashlar stones are not part of veneer walls but are structurally tied to Page 6 Boston Bay Architects, Inc. the interior solid rock bearing wall. There is no cavity air space. There are no (observed) cracked exterior granite stones. Brownstone: There are several cracked brownstones with significant deterioration at the Portico columns and partial brownstone arches. Mortar: Approximately 20 probing samples were done to test the quality of mortar. Tests were conducted on the aerial lift above all floors. In general after the first 1/2” to 1” of hard mortar was removed at the ashlar stone surface, soft mortar was discovered, mostly loose sand that extends as deep as some 4” to 6” across the granite stones in both the head and bed joints. The loose mortar areas probed were located at the ground, first and second floors on all elevations. Repointing: No data was available to date the last repointing completed on the Old Courthouse. Observed were red mortars between the brownstones, and light gray-tan mortar assumed to be natural cement (lime putty). Main Gable Roof: Slate: In general, the existing slate should be replaced due to the thin tar paper predictably deteriorated after 125 years. This deteriorated tar paper can no longer resist water vapor as second means of defense against water penetration, and likely water and ice has found an opening to penetrate into the building. Metal Roof Flashings: The metal flashings should also be replaced due to the thinness of the material and being at the end of their life cycle. Drip Flashing: No evidence of metal drip flashing was observed under the slate building edge (current conditions allow for rain and ice to enter the building causing “rinsing” or washing down of the solid mortar and rock wall when penetrating into the solid rock wall system). Roof Ventilation: The West and East roofs rake at the edge of the slate gable roof and are open to the interior attic space. These conditions were not in the original design and should be closed to allow for sufficient ventilation at other appropriate attic roof areas. Steel Angle: An exposed 3” x 3” x ¼” steel angle on the exterior side above the stone work was observed. It is rusted and appears to head off the roof rafters and terminates the slate roof. Roof Plane: There is significant roof damage on the gable roof at the North end. The roof plane is convex or sunken below the roof rafters by four to five inches between the middle spans. Chimney: The North facing masonry chimney has lost vertical plane with several bowed out masonry stone conditions, and missing face mortar at the higher elevation. Roof Window Dormers: The trim of the roof window dormers have applied metal covering the face and cheek walls and wood trim conditions are undetermined. Page 7 Boston Bay Architects, Inc. Brownstone Banding: Window Arches: Stones are in very good condition with no noticeable masonry repair work expected, no stratifying of rack, and no soft areas of deterioration or color stains. Window Brick Moldings: At window frames the moldings are deteriorated from the base to sill, and most likely have lead paint coatings. Window Headers: Wood moldings are stable at the window heads, and most likely have lead paint coatings. Window Sills: Sills are made of brownstone and are in good conditions with no deterioration observed. Portico: Railing: The brownstone railing has moved and should be removed and pinned into the Portico walls. Roof: The existing EPDM roof and two (2) scuppers are worn and have incorrect flashing details at the building wall causing leakage to the interior walls. New “Green Roof” replacement should address incorrect scupper detailing, better water runoff and positive drainage to the East and West walls. Arches: Brownstone deterioration has occurred on the interior side of several arches and contiguous masonry and should be address in building envelope repairs. Columns: They appear to be in good condition, with minor patching. Tower Exterior: Finial: The material is copper and appears to be near the end of its life span. Pitting and corrosion deterioration at the seams and connections to base were observed. Flashing: The copper flashing is loose on each vertical corner of the triangle from finial to base of roof. Roof tiles: The terracotta red clay tiles with ornamental “scallop” design are original tiles with approximately 25% replacement tiles observed (not terracotta) The underlying felt paper after Page 8 Boston Bay Architects, Inc. 125 years is deteriorated, no longer moisture resistant and therefore not useful as a second line of water penetration defense. Brownstone Pinnacles: They appear to be in satisfactory condition although the mortar is loose at the joints. Brownstone Floral Ornamental Cornice: The rosettes appear for the most part to be in satisfactory condition, although scarification has occurred removing the sharp carved floral material detail once found on the original brownstone cornice. Tower Windows: The exterior and interior wood double hung windows are in poor condition. It is doubtful that the original wood windows can be restored. The wood frames and wood sills are beyond repair. There are partially missing muntins due to wood rot. The glazing is loose or nonexistent and allows glass to fall. Temporary aluminum flashing has been loosely fastened to prevent water intrusion to the interior and try to protect the windows. Wood frames, trim, sills, and windows should be replaced. Tower Interior: Masonry Brick Structural Wall: Approximately 70% of the interior wall has loose, broken or cracked bricks. The mortar is dry, or missing and unable to support the loose bricks that form the four Tower elevation walls that, in turn, support the structural wood beams and roof rafters. Water entry has also caused the interior brick wall to become loose and unstable. Beams and Rafters: The wood beams and rafters have water stains and on ceiling deck and actual condition is unknown. Tower Stair and Landing: Wood Stair: The original wood stair bearing on the wood floor (at the fifth floor level) has lost its full structural bearing and wood strength. The stair’s original use was to raise the United States flag and flagpole that once stood approximately 25 feet high with pole pulleys. The flag pole was only accessible by the North side hatch. Hatch: The hatch is in deteriorated condition, barely operable with rusted hinges and hasp. There are signs of water staining on the interior side of the hatch. Floor Landing: The wood floor landing approximately 10 feet above the main floor (fifth floor) has also lost its full structural bearing and should be repaired or replaced. Page 9 Boston Bay Architects, Inc. Exterior South Main Entrance Stairs: Stair Foundation: A test hole was dug to observe multiple granite blocks composing the foundation wall. The end of the random sized stone footing has approximately a three foot depth. During the test, water washing off the foundation wall drained into voids and soils under the foundation rock wall. More testing to determine stability of granite stairs is recommended. Treads and Risers: The granite treads and risers are loose and should be reset. Stringers: The continuous stone stringer has moved toward sidewalk from building and should be pinned with stainless steel pins and reset into new re-constructed foundation and stringer walls for stabilization. Railing: The brass railing is in stable condition, however it does not meet new Massachusetts Architectural Access Board handrail regulations. Exterior West Side Entrance Stairs: Stair Foundation: No test hole was dug to observe the rock wall foundation. The conditions are approximately the same as the South Main Entrance Stairs. More testing to determine stability of granite stairs is recommended. Treads and Risers: The granite treads and risers are loose and should be reset. Stringers: The continuous stone stringer has moved toward sidewalk from building and should be pinned with stainless steel pins and reset into new re-constructed foundation and stringer walls for stabilization. Exterior Doors and Hardware: Doors: In general, the existing wood exterior doors are in satisfactory condition. Some type of repairs is needed on each door leaf. Scraping and painting the exterior and interior side of each door leaf, wood frame and trim is recommended. Paint Colors: Paint colors to be tested by discovery through color spectrum analysis. Original colors are preferred for historical accuracy. Hardware: Hardware should be checked for normal operation. Ornamentation: Copper Ornamentation: Most of the original metal copper ornamentation is at the end of life cycle. It is recommended that the original ornamentation, metal dormer cheek walls, cresting and Page 10 Boston Bay Architects, Inc. dormer gable ridge flashings be removed and copied for in-kind material and form replacement to preserve character. Glass Bridge: Flashing: A new modern barrel vault glass bridge was constructed to connect the second floor of the old Courthouse to a new elevator and stairs that also connects with the newer 1950’s courthouse. The second floor “bridge” addition was cut into the existing North granite stone elevation and will require new flashing. Existing Window Units: Observations Existing Replacement Windows (quantity - 103, circa 1973): The original 2/2 double hung wood windows on the ground, first and second floors have been replaced by one full sheet of thermal glass, sill to lintel. The single unit 1/2” thermal pane clear glass windows were installed as “contemporary” replacement windows in the old Courthouse on all floors. These windows are held in place by the original wood elements of frame/ sill and header. Life Cycle: Each window should be observed or tested for possibility of long life cycle. Removing the existing replacement windows and exterior trim would bring new window energy codes into effect. Mosaic Transom Windows: The exception to the replacement window style are the Courtroom windows which contain contemporary replacement full glass windows with single-paned fixed ornamental mosaic glass transom windows. Moldings: The painted exterior moldings, granite lintels with wood brick molds, and painted wood sills are partially deteriorated and need repairs. The original exterior wood molding is deteriorating at the base connection to the sills. The balance of the exterior window moldings above one foot in general, appears to be in satisfactory condition, maintaining a reasonable degree of wood integrity, with some degree of cracking and peeling of paint observed throughout the condition of exterior frames. Wood Trim and Frame: At most windows, exterior wood trims and frame should be repaired or replaced when existing windows are replaced. However, where reasonable repair of existing wood can be made, the frames, sills, transoms and headers should be restored. The interior wood frames and trim is in good condition. Frames may be saved, old trims to be saved if possible. Test existing window frames for lead paint. Caulking: Caulking is deteriorated and should be carefully cleaned from wood to stone and restored. Storm Windows: There are no storm windows on the inside or outside. Page 11 Boston Bay Architects, Inc. Paint: Existing paint should be tested for lead paint and appropriate abatement procedures should be followed. Existing paint must be removed and underlying wood restored using conservation techniques including Dutchman repair and epoxy treatment. After paint removal, borate pre-treatment of wood should be undertaking prior to full pricing and two coat finish painting. Glass: The existing replacement 1/2” thermal pane single light clear glass units in general observation, have not lost the thermal seal as observed in April and May 2011. The seal is beyond its lifespan (10 years) and likely will fail within the next 2-10 years. Dormer Windows and Vents: To be replaced due to deteriorating wood frames much like the condition of the Tower windows and frames. Rope, Pulley and Counterweights: The window retrofitting of the windows involved removal of the original rope, pulley and counterweight systems for opening and closing the windows with singular large thermal plate glass closed unit allowing no ventilation into the building. Depending on the design, it may be possible to use the existing window frame pulleys, cutaway into the frame for the rope and balance. Assume window weight balance pocket cavity is filled with insulation and could be removed depending on type of proposed balance system. Recommended Replacement Windows Replacing the existing retrofit windows with historical double hung windows should be given serious consideration. The costs to provide historical double sash wood windows may equal the cost of replacement metal windows, depending on various details. The original two light wood sash windows are recommended as illustrated in historical photographs and turn of the century post cards for attaining historical authenticity. The designer is to submit alternate window design and treatments to meet historical objectives. Wood replacement windows with operable upper and lower sash or fixed upper sash are recommended. Double hung windows are preferred for historical and ventilating reasons. Choice of replacing sash units with double hung windows with thermal pane glass, or single pane glass with thermal glass interior storm windows. Window design should match the historical window design complementing the historical period architecture as shown in old photographs and post cards (attached). Maintain frame and brick mold original design. Add appropriate historical window latch and hand hardware pulls. Occupants within the building prefer operable windows for natural ventilation. Window screens are recommended. New top rail above proposed double hung windows may be required to secure the mosaic glass window in the Courtroom. Page 12 Boston Bay Architects, Inc. Install fixed exterior fixed storm panel over transom mosaic windows. Steel balances or rope and pulley to be considered for long term window operation. Full gasketing to be considered for weather-stripping. The existing openings are large and heavy sashes may require extra heavy duty balances or heavy weights to open or close the proposed wood sash windows. Designer should consult with reputable windows manufactures for appropriate dimensional requirements for wood type, sash balances, operating weights required, window and impact loads. Minimum energy codes of U.44 to be achieved by thermal sash, thermally broken frame and sills (where possible). th Wind and impact loads to be observed and designed per wind load zones as established in 8 Edition MA State Building Code. See attached Drawings and Existing Condition Photographs Page 13 Boston Bay Architects, Inc. RECOMMENDED PRIORITY OF WORK ITEMS EXTERIOR BUILDING ENVELOPE Priority OnePriority TwoPriority Three Stabilization & Building Code Architectural Preservation Energy Savings 1.Exterior/ Interior Tower 1.Replacement Slate Roof1. Insulate attic Masonryand flashing and snow Re-Build deteriorated rails interior masonry walls, new replacement windows, floor and stair support, lighting and power. 2.Repair of exterior 2.Replacement Red 2Replacement existing Northwest Structural Terracotta clay tilelarge single unit thermal Roof(scallop design) at Tower pane windows with Replacement rafter and roof, new metal architectural period beam deterioration. New flashings. New electric double hung windows. rafters, beams, remove roof hatch with (Refer to historic and replace slate with replacement historic photographs in new slate to match, new flagpole.Supplemental Section for roof deck, underlayment shape and style). Repair and metal flashings. of deteriorated trim. 3Stabilize North west 3.Replacement of all exterior wall at NW copper flashings corner and SW corner. enclosing wood face trim, Rebuild solid masonry cheek wall embossed bearing wall to code. metal, of all dormers. Approx. 15 feet above grade, length to be determined. 4.Stabilize Main Entrance 4Rebuild North Chimney Stair (South elevation)and flue. Further testing of foundation necessary to determine full scope. Remove and re-set all Page 14 Boston Bay Architects, Inc. treads, risers and continuous length stringer. 5Repointing of full 5Portico Repair and masonry granite stoneattachment of brownstone with ashlar pattern and railing at Portico Roof brownstone banding. deck. New roof deck. Match mortar colors and historic mortar bead. 6New metal gutters and 5.Resetting of Pinnacles at drain connection to street Tower. storm drain at West elevation. 6.Wrought Iron Fence restoration at site perimeter, including fountain. 7.Restoration/ Conservation of Brownstone Soft brownstone and rosettes, floral bias relief, and ornamental carvings. Page 15 Boston Bay Architects, Inc. INTERIOR EXISTING CONDITIONS & RECOMMENDATIONS th The total interior of the building has not been reviewed in detail with the latest 8 edition of MA State Building Code. The evaluation of interior conditions suggests a starting place for overall scope of interior improvements and concepts to be explored. First Floor: Ceilings on the first floor are generally in fair condition requiring only cleaning and painting with the exception of the Storage Room where HazMat testing is recommended. Floors on the first floor are typically in poor condition and require replacement of their various materials. Walls on the first floor are in good to fair condition requiring painting and/or refinishing with some GWB patching required in the Library. Trim on the first floor is in fair condition with some refinishing required. See the Interior Room Finish Survey for a room-by-room analysis. Second Floor: Ceilings on the second floor are generally in fair condition requiring some new ACT and new light baffles. Floors on the second floor are typically in poor condition and require replacement of their various materials. Walls on the second floor are in good to fair condition requiring painting and/or refinishing with the exception of the corridor and the office which will require new plaster work and painting. Trim on the second floor is typically in good condition with some refinishing required. See the Interior Room Finish Survey for a room-by-room analysis. Page 16 Boston Bay Architects, Inc. Third Floor: Ceilings on the third floor are in good condition with several rooms requiring scraping and painting of plaster ceilings. Floors on the third floor are typically in good condition. Walls on the third floor are in good to fair condition requiring painting. Trim on the third floor is in good condition. See the Interior Room Finish Survey for a room-by-room analysis. Fourth Floor: Ceilings on the fourth floor may require some patching and painting. Floors on the fourth floor are typically in good condition requiring only cleaning. Walls on the fourth floor are in good condition with the exception of the Mechanical Room which requires firestopping on the South wall and existing wall openings closed off on the North wall. See the Interior Room Finish Survey for a room-by-room analysis. General Notes: Interior Electrical, Lighting Fixtures, and HVAC: Review of existing power and lighting systems, specific review not included in the evaluation. HVAC investigation is excluded from the scope of work and could be considered in the near future. In general it appears there is sufficient power and lighting systems are satisfactory. The ballasts could be changed and the entire light fixture could be upgraded to T-5 fluorescent to reduce energy while not sacrificing light transmittance. See Interior Room Finish Survey and Existing Condition Photographs attached. Page 17 Boston Bay Architects, Inc. RECOMMENDED PRIORITY OF WORK ITEMS INTERIOR BUILDING ENVELOPE Priority OnePriority TwoPriority Three Stabilization & Building Code Architectural Preservation Energy Savings 1. First Floor Corridor and Law 1. Second Floor offices1. New T-5 fluorescent lighting LibraryRemove deteriorated wall recommended as replacement Remove existing spline finishes and replace with for old fixtures, on first and ceiling system and replace new plaster patching. Most second floors. Third floor with new. Clean all HVAC of the woodwork wall and needs review of courtroom ducts. Repair wall finishes baseboard trim is in lighting. that are deteriorated.satisfactory condition. All carpets should be replaced after 11 years of age. 2. Second Floor Corridor Walls2. Build out walls with R19 2. Insulate attic and crawl space Remove all deteriorated (or possibly R21 high over Courtroom. plaster to masonry wall, floor density batt insulation) to ceiling with new plaster, insulation. prime and paint. Replace existing recessed ceiling with easier accessible ceiling tiles, paint existing 2x2 metal grid. New lighting, new carpet. 3. Ground moisture barrier 3. New replacement thermal recommended under Law windows to match the style Library floor. and appearance of the original double hung windows and allow natural ventilation into the building. Original transom leaded glass windows in Courtroom should be retained in new window system. 4. Introduction of dry sprinkler system recommended for fragile and one of a kind record storage found on all three floors and in Tower fifth floor active storage area. Review of record storage areas recommended for type and use and capacity. Page 18 Boston Bay Architects, Inc. REPORT SUMMARY This report suggests significant capital is needed beyond the normal everyday maintenance and budget amounts associated with general maintenance and smaller problems with the 125 year old Richardsonian style Courthouse. The next recommended steps are to receive reviews from the Massachusetts Historical Commission and the Hampshire Council of Governments for comments and recommended or approved priorities to start stabilization and repairs. As mentioned, the total interior of the building has not been th reviewed in detail with the latest 8 edition of MA State Building Code. The evaluation of interior conditions suggests a starting place for overall scope of interior improvements. This review would be subject to further review and refinement when the scope of work for budget and construction documents is established. BBA has recommended three priority categories, Stabilization /Building Code, Architectural Preservation/Conservation of the Building Envelope and Energy Savings Recommendations. We look forward to meeting with you to further discuss the next steps to begin improvements to the building in possible phased construction approach and address any of your concerns. Sincerely, Boston Bay Architects, Inc. Ronald J. Alex, AIA, LEED AP President Member of National Trust for Historic Preservation Projects/MGMT-HCG/7/15.11 Page 19