SMITH CHARITIES CPA APPLICATION, Feb.docCOMMUNITY PRESERVATION
PROJECT APPLICATION COVER SHEET
I: Project Information
Project Title: The Smith Charities Emergency Exterior Historic Restoration, Phase 2
Project Summary:
This project is the second phase of restoration work to the Smith Charities 1865 historic building at 51 Main Street in Northampton. The Community Preservation Act committee and the
Massachusetts Historic Commission provided funding for Phase I of this restoration project in 2020. The Phase I restoration work was completed in January 2022. This proposal for Phase
2 restoration will continue the restoration work outlined in the April 13, 2018, Smith Charities Historic Building Conditions Assessment and Treatment Plan Final Report authored by
Jones Whitsett Architects, included with this application.
Estimated start date: July. 1, 2023 Estimated completion date: Oct. 31, 2023
CPA Program Area (check all that apply):
� Open Space x Historic Preservation
� Community Housing � Recreation
II: Applicant/Developer Information
Contact Person: Carla Kone, Smith Charities Treasurer; Application submitted by Carol Gray, Oliver Smith Elector and Smith Charities Trustee.
Property Owner (if applicable): Trustees of Smith Charities
Organization (if applicable): Smith Charities
Mailing Address: 51 Main Street, Northampton, MA 01060
Daytime phone #: 413-584-0415
Fax #: NA
E-mail address & Website: trustees.smithcharities@gmail.com; https://www.thesmithcharities.org/
III: Budget Summary
Total budget for project: $487,933
CPA funding request: $233,315
CPA request as percentage of total budget: 89.75%
Applicant’s Signature: /s/ Carol J. Gray
Date Submitted: February 7, 2023
Project Specifics:
Project location, including address and parcel number
The Smith Charities building is located at 51 Main Street in Northampton, MA. It is owned by The Trustees of Smith Charities. Maps and plot plans for the building are included with this
application. From Smith Charities, the project would be overseen by Smith Charities President, David A. Murphy, email: mail@davidmurphy.com.
Names and addresses of project architects, contractors, and consultants
The architectural firm is Jones Whitsett Architects, with the principal architect being Ms. Dorcas Brooks, AIA, 308 Main Street, Greenfield, MA, 01301, phone: 413-773-5551, email: db@joneswhitsett.co
m.
The engineering firm that would complete the work for this restoration project would be Structures North, John M. Wathne (President), address: 60 Washington Street, Suite 401, Salem,
MA 01970-3517, phone 978-745-6817, email: jwathne@structures-north.com.
Project Description:
This proposal is for Phase 2 of restoration work that was previously funded by a CPA grant. The Phase 2 emergency repairs would include restoring (and providing necessary architectural
services required for bidding and establishing specs for the restoration) of the eastern elevation of the building which would include the chimney and other sections of the façade of
the building. This proposed Phase 2 restoration work is essential both for the historic integrity of the building and for safety purposes.
Project Budget:
The total budget for this project is based on the estimate provided by Jones Whitsett Architects after consultation with Structures North. That estimate is attached. Due to skyrocketing
costs in the construction industry, we are requesting the high estimate range, particularly since this estimate chart was compiled at the end of last summer and the date for construction
would not be until this upcoming summer. The reason the work will not start until this summer is because we will not know if we have received the Massachusetts Preservation Projects
Fund grant from the Massachusetts Historic Commission until June 14, 2023 and we have to wait to begin the project after that date because if we receive that grant, all the work must
be bid out according to the strict historic preservation standards of the Massachusetts Historic Commission as part of the condition of the grant.
The amount we are seeking for this CPC grant cycle, $233, 315, factors in $50,000 that we hope we will receive from the Massachusetts Historic Commission, anticipating they may give
us what they gave us after our 2020 application. As can be seen from the excerpt from the Massachusetts Historic Commission’s most recent funding cycles, it is rare for them to provide
more than $50,000. And there is no guarantee that they will give us another grant at all since we have heard these grants are highly competitive.
We would also like to offer information regarding use of Smith Charities funds for maintenance of the interior and needed upgrades of the building (though this work is not the subject
of this CPC application). Smith Charities has funded repairs, regular maintenance, and necessary upgrades. We have not sought grant support for these items since they are repairs and
not historic preservation or restoration. They are also relatively smaller costs such that we can still pay them while maintaining the nonprofit’s charitable mission. Below is a list
of items showing repairs and building upgrades Smith Charities have funded in the past couple years.
Item
Date
Cost
Powerflush toilet Installation and outside faucet
June 15, 2021
$1,490.00
Clear drain from blockage
April 21, 2021
$455.00
PLUMBING & NEW TOILET; (Due to plumbing repair with sewer issue)
March 25, 2019
$185.17
Alarm installation & security measures (e.g., panic button, alarm system with temperature sensor and service with required permits)
Paid January 1, 2022
Paid October 11, 2019
$2,903.46
$1,662.27
HEATING repair: Heating boiler
Paid September 23, 2019
$1,308.00
Air conditioning repair
New air conditioning required
Electrician paid to install air conditioning
June 18, 2019
September 23, 2019
September 23, 2019
$1241.70
$5,537.00
$796.27
Total for years listed
$15,578.87
We have other projects that are needed in the future such as refinishing of the beautiful wood exterior doors. We would like to apply for a Massachusetts Historic Preservation Fund
grant in the fall and this project may be well-suited for such a grant since their grants are for up to $10,000 for exterior projects of historic buildings.
Multi-Year Funding:
This CPC application is a multi-year project which, we have been told by Jones Whitsett Architects, would require another phase in future years to complete the exterior of the building.
They have said that the work being done on the building is historic preservation and restoration and is not the result of neglect or failure to maintain. This almost 200 year old building
has held up well over the centuries, but the brownstone has deteriorated as would be expected of any building of this age and type. However, once this exterior work is completed, we
anticipate that this building, restored with better quality (though still historically accurate) masonry materials and technology than was available when the building was build in the
1800s, should remain in decent condition for the next century.
Project Timeline:
Jones Whitsett Architects state last fall that they believed this project could be completed by October 31, 2023. We would plan to begin the project this summer.
Feasibility:
Phase I of this restoration project was successfully completed. The consultants and contractors for Phase I are the same people who will complete Phase 2 if this proposal is funded
(assuming they successfully bid in compliance with the Massachusetts Historic Commission requirements). They are professionals capable of completing all aspects of this project. Their
expertise and prior track record in Phase I show this Phase 2 project is feasible and will be completed as described if funded.
Maps and visual materials:
Relevant maps and photos are included with this application.
Community Preservation Criteria
Below is information about how this project meets the Community Preservation Act criteria which are bolded in red.
Contributes to the preservation of Northampton’s unique character by restoring an architecturally unique historic structure:
The Smith Charities 1865 building located at 51 Main Street in Northampton, designed by local architect William Fenno Pratt, is an architectural gem, though one in serious need of structural
restoration. The building is important not only as an important architectural landmark but also from a historical perspective, since it has been serving the same purpose, housing Smith
Charities, since its inception more than a century and a half ago. Characterized by ornately carved brownstone and facia with an elaborate cornice, this building is unique in Northampton
and one of the cornerstones for Northampton’s Historic Downtown District established in 1976. As is described in greater detail in the pages that follow, this building is well-established
as a great architectural asset for Northampton and the broader community, as is also recognized on the website of Historic Northampton, see http://www.historic-northampton.org/virtual_tours/architec
ture/q1smithcharities.html.
This project contributes to the enhancement of the quality of life of residents and serves under-served populations.
Smith Charities promotes quality of life for Northampton residents through its continued charitable mission that was established by law through the will of Oliver Smith in 1845.
For example, countless widows with children and tradespeople have received financial support through Smith Charities. One woman who recently received funding as a widow with children
sent a thank you card stating how indispensable the funding was that she received. She stated, “I was very overwhelmed lately as I discovered that my daughter needs her wisdom teeth
out and I had to pay $2200 with two weeks’ notice. I had no inclination of how I was going to do it and of course it needed to be done as the wisdom teeth have been having considerable
issues and are painful. This gift was a Godsend and I am so very grateful…”
Part of City-Wide Planning efforts
As is discussed in greater detail below, the Smith Charities building was part of the planning efforts that resulted in Northampton’s Historic Downtown designation.
Saves resources that would otherwise be threatened
The Smith Charities building, an architectural gem, is in serious need of emergency restoration as is stated in detail in the architectural assessment by Jones Whitsett that is included
with this application. We appreciate that the CPC has previously funded the priority one parts of this project and we hope that the other items that are still critical to preservation
of the building and preventing further deterioration can also be funded. It will be more cost-effective to do all the restoration work specified in the Jones Whitsett Architects’ plan
at once since otherwise this may require building scaffolding for different sides of the building more than once, adding significantly to labor costs. Also, the architects have told
us that things such as the attic collar ties which have not been funded are necessary to literally stop the building from pulling apart (a bowing process that has happened over the
centuries) which causes more deterioration of the structure and the stone. None of the restoration work detailed in the Jones Whitsett Architects list are optional or minimal. The best
way to preserve the building in the soundest and most cost-effective manner is to complete all items in the restoration plan the architects have set forth on the attached chart.
Receives endorsement by community groups, municipal boards, and/or departments
This restoration work has been supported in the past by the Northampton Historic Commission, the Massachusetts Historic Commission, and by members of the community. Letters of support
are included with this application.
Leverages additional public funds
As the letter from the Massachusetts Historic Commission from 2020 states, Smith Charities was able to secure funds from the Massachusetts Historic Commission for Phase I of this restoration
project and hopes to use the CPA funds provided last fall to help us leverage another grant from the Massachusetts Historic Commission this year. Our Massachusetts Historic Commission
Grant is due in March and we will be notified in June as to the results of our application.
Can be implemented expeditiously and within budget
The completion of Phase I of this project was expeditious with most of the items that were included in that phase being completed. It is expected that Phase II would be equally expeditious
since the same contractors and consultants will be employed. If the funding provided does not cover all the hoped-for historic restoration, then Smith Charities would consult with Jones
Whitsett Architects to prioritize the most essential restoration.
Advances a public purpose.
Smith Charities is a not-for-profit entity. It exists solely to implement the 1800s will of Oliver Smith and his purpose to provide charitable grants to those he perceived to be the
most needy in our community. His mother was a widow so it is not surprising that widows with children are one category of recipients he established. Trades people were another category.
He came from a farming family and believed in supporting young people who were developing a trade. As was intended by Oliver Smith, Smith Charities collaborates with and provides funding
for Smith Vocational School. The charity supports young apprentices as well as individuals obtaining their nursing degrees, both categories established by Oliver Smith himself.
3. Addresses recommendations contained in the Sustainable Northampton comprehensive plan and/or the Northampton Open Space, Recreation, and Mixed-Use Trail Plan 2011-2018
Northampton’s most recent Open Space, Recreation and Mixed-Use Trail plan has recommendations dealing with Open Space and Recreation, but it does make a reference to the importance
of Northampton’s downtown historic district which includes the Smith Charities building. Specifically, it states:
Northampton’s streets follow, essentially, the same paths that were laid out in the 17th century, and there are a number of surviving 18th century structures in Northampton. Downtown
retains much of its 19th century character. The modest fortunes of local merchants and industrialists financed numerous Victorian mansions and picturesque cottages as well as the commercial
blocks in the Downtown Historic District…
Northampton’s Community Preservation Plan, revised January 2022, states that “Hundreds of historic buildings and landscapes are located within Northampton. Some of these resources are
in dire need of restoration, rehabilitation or preservation.” The Smith Charities building falls within this category as it is in need of emergency repairs that are detailed in the
Assessment report prepared by Jones Whitsett Architects (see report included with this application). Northampton’s Community Preservation Plan discusses preservation priorities. For
example, it states,
The Central Business Architecture Ordinance was adopted in 1999 to preserve and enhance the pedestrian-scale character, culture, and economy of downtown Northampton by preserving historic
and architecturally valuable buildings and features, and by encouraging compatible building design.
The Smith Charities building is located in the heart of Northampton’s downtown and would presumably fall within the goals of the Central Business Architecture Ordinance.
Addressing Northampton’s CPA Decision Guidelines
Northampton’s CPA Decision Guidelines outline numerous factors that are considered in assessing CPA proposals. Below are those guidelines (in red), each followed by information as to
how this proposal satisfies those guidelines.
Protects, preserves, enhances, restores and/or rehabilitate a property, feature or resource of historical significance
The Smith Charities 1865 building, part of Northampton’s Downtown Historic District, is a feature of historical significance; indeed, it is an architectural treasure for Northampton.
Pages 4- 5 of this proposal offer more specifics about the historical value of the building. This restoration work, described as emergency repairs by Jones/Whitsett, is needed to protect
the long-term survival of this building.
Owners have ability to maintain the historic resource over the long term.
The restoration work being proposed is stone masonry work that should last at least for the next century. The stone building itself has stood solidly for more than a century and a half.
These restorations should endure even longer considering the engineering and masonry is based on modern techniques and materials, while also preserving the architectural integrity in
a historically accurate manner. Smith Charities is committed to preserving the building. Smith Charities has operated out of this building since the non-profit came into existence more
than 150 years ago, and it plans to continue to use this building in perpetuity.
Also, as is discussed on page 3, Smith Charities has been handling needed repairs and upgrades to the interior of the building.
Includes granting of a permanent historic preservation restriction or other preservation Guarantee.
There is already a permanent historic preservation restriction on this building because of the restoration work completed with CPA funding from Phase I. A copy of the deed and historic
preservation restriction for this building are included with this application.
Is architecturally significant
The 2020 letter from the Massachusetts Historic Commission (included with this application) includes these two paragraphs about the Smith Charities’ building’s historical significance:
The free-standing Smith Charities building at 51 Main St. was designed by William F. Pratt, a local architect. The building typifies the Victorian version of the renaissance revival
(in contrast to the later revival exemplified by the masonic block at 25 Main St.). The building is of ashlar masonry and contains double light venetian windows. The corners of the
building are carefully quoin and the cutting of the details is meticulous and crisp. The Victorian character of the building comes through especially in the simplification in full scale
of the detailing.
The monumental aspect of the Smith Charities building harmonizes with its purpose. Oliver Smith of Hatfield died in 1845 leaving a remarkable will, whereby indigent children and women
were to receive financial assistance. Rufus Choate contested the will for Smith’s unhappy relatives, but he was no match for Daniel Webster who successfully defended the will. Countless
residents of Northampton have benefited from Smith’s generosity.
In addition, the February 25, 2020, letter from the Northampton Historic Commission indicates that on February 24, 2020, “the Northampton Historic Commission discussed the Smith Charities
plans for implementation of priority items [Phase I] identified in the historic study of the Smith Charities building at 51 Main St. The Commission unanimously agreed that the building
is ‘significant in the history, archaeology, architecture, and culture of the city or town,’ and supports all efforts to restore and rehabilitate the building as identified in the study.
The
commission encourages support of the Smith Charities MPPF proposal to further preservation steps for an important structure within the downtown national register historic district.”
Has been maintained in an historically appropriate manner, and there are plans and capabilities for continued maintenance into the future.
Smith Charities is subject to a permanent preservation restriction because of its prior CPA project and it will abide by all aspects of this restriction. It has also signed an Assurance
of Compliance with the Massachusetts Historic Commission which includes these requirements:
8. Project Work Standards: The applicant agrees the project work will meet the Secretary of the Interior’s “Standards for the Treatment of Historic Properties” and, if applicable, “with
Guidelines for the Treatment of Cultural Landscapes.
20. Professional Design Services: The applicant must retain the services of a preservation architect or landscape architect to prepare outline plans and specifications for Application,
and to provide professional design services throughout the duration of the project.
Smith Charities’ financial estimate, included with this application, includes the architectural services of Jones, Whitsett Architects who are exactly the kind of specialists contemplated
by this requirement. Their expertise, as well as the masonry skills of Structures North (see letter from Structures North included with this application) will ensure that historically
accurate and architecturally sound restoration work is performed at all times.
Is listed on the National Register of Historic Places or within a National Register Historic District or a Local Historic District or has been determined significant by the Historical
Commission
As stated above, the historical and architectural significance of the building has been verified by the local and state historic commissions and by the fact that the building is part
of the Northampton Downtown Historic District designation.
Work proposed is consistent with historic nature of the building or site proposed work covers essential and important features of the property
The architectural assessment upon which this project proposal is based is consistent with the historic nature of the building and all restoration work is designed to preserve essential
and important architectural features of the property.
Consistent with findings and recommendations of an historic structures report
All the recommendations in the architectural assessment report are consistent with historical preservation requirements and this proposal grows directly out of the architectural assessment
report.
Related to public service or community-oriented activities
As discussed above, Smith Charities work is designed to benefit the neediest populations in our community. Since Oliver Smith’s will was enacted in the mid-1800s, Smith Charities has
provided more than $9 million in funding to widows with children, trades people and others.
Public will have access to the building or landscape
The Smith Charities building is open during business hours and members of the public are welcome to enter the premises. Plus, the building itself is part of the architectural landscape
that makes the Northampton Downtown Historic District feel old-fashioned and inviting. Finally, the architectural design is a masterpiece of masonry, an architectural treasure on display
on Main Street that the public walks by every day.
Furthers recommendations of an historic structures report
A prior CPA grant funded the Smith Charities Historic Building Conditions Assessment and Treatment Plan Final Report authored by Jones Whitsett Architects, the same architectural firm
that has compiled the attached estimate for Phase 2 of the emergency repairs upon which this CPA proposal is based.
For all the reasons stated in this application, Smith Charities respectfully requests that the CPA Committee grant this application to allow for emergency restoration for this architecturally
unique and valuable building.