INTERNATIONAL BUILDING CODE

Transcription

1 INTERNATIONAL BUILDING CODE

2 MODEL BUILDING CONDITIONS ASSESSMENT The YMCA Building is a four-story building, three-bay, red brick building with a pitched roof. It was designed in the Neoclassical style, and has a roughly rectangular footprint. The building has a mainly a brick foundation with some areas of stone. The brick masonry walls are load-bearing. The façade (west elevation) is dominated by three full-height window bays with multi-paned transoms above (photos 1, 9) (all photos are located in the Model Building Pictures section, below). The three larger windows at each floor are spaced with narrow window openings and transoms. The lower portion of the façade features a typical 19 th century recessed storefront entry with double doors flanked by two display windows (photos 10, 11). The windows are raised off the ground and have continuous transom windows, which consist of multiple panes hidden beneath a stucco finish. The transom windows are visible from the interior spaces, and appear to be in good to fair condition (photo 45). The large storefront windows are replacements and in good condition. At floors two though four, the façade is finished with pressed sheet metal (photo 9). Stone quoining accentuates the build corners. There are some areas where the stone quoining is missing (photo 11). The decorative architrave, frieze, and cornice also made of pressed metal have been covered by wood panels; the stone pediment remains (photos 1, 9). In 1987, at the time the National Register Nomination was written, these classical elements were visible in the accompanying photographs. Based on the photographs we can see that the sheet metal was painted white, and the decorative frieze reflected the proportions of the façade, with respect to the spacing of the windows. There are three recessed rectangular panels separated by raised swags centered on square panels. Originally, the building was part of continuous row of facades, and as a result the north and south elevation have no windows. Six chimneys, five at the north and one at the south elevation, punctuate the stepped brick parapet wall. The east (rear) elevation is characterized by a mansard roof with pedimented dormers (photo 6). The roof and dormers are in fair condition. Based on the photos taken in 1987, it appears that the original roofing material was slate, replaced later with asphalt shingles. Below the dormers, the decorative denticulated cornice with an integrated gutter system is in fair condition (photo 7). The east elevation is divided into three-bays with a central window and two sets of paired windows at each floor. The multiplane transoms above the third floor windows, but the second and first floor transoms have been replaced with single pane windows. The paired windows on the first floor have been infilled with terra cotta block, and covered with paneling on the exterior. The first, second and third floor central windows openings have been replaced with an egress door. The window openings have rowlock brick lintels and stone sills. A fire escape stair is centered against the exterior wall. No original window openings remain at grade level; however, there are two newer half circle windows. The main entrance Lobby is at the Colony Street level. Inside, the building has largely open floor plans, an elevator and a central stair at the northeast portion of the building that provides access to every floor (photos 42, 44). The ornamental stair, balusters, and wood railing are original and in good condition (photos 25, 26, 32, 38, 39, 46). The main stair has plaster ceilings and walls. The plaster is in good condition. Decorative wood paneling adorns the walls of the stair. At each landing of the main stair is a wood framed mirror. Adjacent to the stair is the elevator (photo 23). The roof is accessed by an enclosed

3 stair on the fourth floor (photos 15, 24). There are two commercial spaces with street frontage, both of which are vacant. These spaces are accessed by two entrances off the main corridor (photo 40). The interior plan has been significantly altered. The metal lath and plaster has been removed from the walls on the 1 st through 3 rd floors, exposing the brick; however, the plaster ceilings remain (photos 29-44). The fourth floor ceiling is finished with wood, and the walls retain the original plaster finish (photos 18-25). The fourth floor ceiling ranges from pair to poor conditions. Few interior finishes remain, but it appears that the wood flooring is original. The roof was not accessible for inspection. The roof is accessed via an enclosed stairway on the fourth floor. Based on the aerial photos from Bing Maps it appears that the roof is a rubberized membrane. Enclosed above roof level is a penthouse that contains the mechanical equipment for the elevator (photo 16). Atop of the penthouse is a skylight, which is in poor condition (photo 17). There is a parapet at Colony Street (west) and a stepped parapet at the north and south elevations (photo 3). This roof is pitched toward the west and east. There are four roof drains, one at each corner of the building. In the basement, the perimeter foundation walls are a combination of brick and both parged and unparged stone. The interior columns that support the beams are 12x12 wood timbers. The interior basement walls are a combination of framed partitions, and parged brick and stone. The ceiling framing appears to be of lath and plaster construction. The floors are poured concrete. A portion of the building s basement extends beneath the city sidewalk. The walls in this section of the basement are brick with steel beams and concrete above. The mechanical rooms are located in the space under the side walk and at the front portion of the basement. There are separate electrical meters grouped in a dedicated electrical room in the basement. There is a boiler, furnace and a hot water heater. Two gas meters were observed, as well as a fire suppression system (Photo 35). Recommendations Exterior At the façade (west elevation), we recommend removing the paneling covering the transoms above the storefront windows and making repairs where necessary. Replace the entry door with an assembly that is more appropriate for the historic character of the building. Consulting historical photographs would be of assistance in deriving the most historically accurate solution. The terrazzo and tile floor is in need of light cleaning. Clean, scrape and paint the mill work and trim on the ceiling of the recessed entry. Replace the missing stone quoining at the northwest and southwest corners to match existing. The large single-pane windows with transoms on the second through fourth floor appear to be original. Their appearance is good to fair, while their operation is poor. Further investigation should be conducted to determine if they can be repaired or should be replaced, but we recommend that they be replaced with new energy-efficient, operable windows matching the existing historical proportions. The paneling that covers the decorative architrave, frieze, and cornice should also be removed, and the entire façade should be repaired, cleaned, and painted as required in accordance with Preservation Brief 11: Rehabilitating Historic Storefronts, specifically the section on the repair and replacement of metal. At the north and south elevations, the building s brick, is soiled; lightly in most areas and moderately in others. This includes the brick chimneys, which are in fair condition. Thorough cleaning is recommended. Some masonry joints have cracked and/or missing mortar and need selective repointing.

4 The east elevation facing East Street, on the railroad side, is just as architecturally significant as the façade facing Colony Street. The mansard roof with pediment dormers and cornice give the building a prominent presence along East Street. The brick appears to be in fair condition and in need of light cleaning and selective repointing. Some of the windows have been replaced and infilled and the infilled sections covered with paneling. We recommend that historical research be conducted on the original window layout and reinstate that fenestration, specifically at the first floor and street level. Further investigation should be conducted to determine if the original windows can be repaired or should be replaced, but we recommend that they be replaced with new energy-efficient, operable windows matching the existing historic proportions. The asphalt shingles on the mansard roof should be replaced with slate. The cornice is missing two brackets. These missing pieces should be replicated to match existing. On the railroad side, this will afford pleasing views of the future park portion of the Meriden TOD Master Plan, and restoring the fenestration on both sides will enhance the architectural significance of the building. A significant amount of water staining was visible on the fourth floor ceiling, and we recommend further inspection of the roof. Based on the water damage, the roof appears to be at the end of its serviceability. For these reasons, the entire existing roofing system, including the roof decking, is recommended to be removed and replaced. At a minimum, to ensure short-term performance, roof drains, gutters, and leaders should be inspected to improve drainage. Additional roof insulation should be installed where feasible. Inspect the parapet wall and terra cotta coping for damage, and repair and repoint where necessary. If the terra cotta coping is missing or damaged replace in kind. Repoint the masonry chimneys and inspect penthouse for water tightness, repair as required. Repair, refurbish, and re-glaze the skylight. Interior Patch missing sections of wood floors throughout the building to match existing, and repair and clean as required. Repoint and repair the exposed brick walls as required. The sheetrock partition walls need minor repairs and painting. Patch, repair and paint the plaster ceiling on floors one through three as required. The wood ceiling on the fourth floor needs to be repaired as required, and repainted. Where original existing baseboard and trim exists, repair and repaint, and replace missing sections to match the existing profiles. If original doors remain, remove and store onsite. Replace doors and hardware. The lavatories are no longer in working order; remove in preparation for new building layout. The stair is a character defining feature and should be cleaned and repaired as required. Replace the missing mirror at the third floor level. The Otis elevator is no longer in working order. It does not provide handicapped accessibility and is not ADA compliant. Outside the elevator, there are no labels on the wall buttons, no braille, and no floor indicator lights or signs. It also lacks an infrared doorstop safety feature, and most other features required for new elevator cab, such as braille, floor indicators, etc. Modifications to the elevator in order to provide handicapped accessibility to the maximum extent possible should be provided. Provide new accessibility and egress signage, HVAC systems, revise electrical distribution, modify existing or provide new sprinkler system and plumbing as required, based on new residential tenancy. MODEL BUILDING PICTURES The following images are of 21 Colony Street in March 2015.

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38 DEVELOPMENT TOOLS, INCENTIVES AND RELATED INFORMATION City Planning Division Zoning Regulations Zoning Map Design Guidelines for Transit Oriented Development Districts Transit Oriented Development Information Enterprise Zone Map Enterprise Zone Information Plan of Conservation and Development Building Construction Standards, Specifications Rules & Regulations Tax Assessor GIS Neighborhood Associations Neighborhood Preservation Program (note: housing rehabilitation loan program suspended) State Funding Program for Development in Transit Corridors HOMEConnecticut Program for Incentive Housing Zones

39 Incentive Housing Zone, CGS chapter 124b Meriden Transit District Bus Service