Sarah Daft Home

Condition Assessment Report

PREPARED BY: MATTHEW GREEN EVANGELOS NEOFITOS RYAN PFEIFER ANGELA FLICKER BOGART MCAVOY DAN CURTIS MASTEN LIZ ROBINSON UNIVERSITY OF UTAH COLLEFE OF ARCHITECTURE + PLANNING ARCH 6570 PROFESSOR ROBERY A. YOUNG APRIL 28, 2015

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Disclaimer This report was written in partial fulfillment of the course requirements for ARCH-6570 “preservation Technology” offered by the University of Utah College of Architecture + Planning. This report is part of an academic exercise intended to provide the student with a “hands on” experience in historic presercation planning. The building owner is advised that the recommendations proposed in this report must be validated as “appropriate” by a licensed architect, licensed engineer, or other accredited personnel prior their implementation. In all cases the University of Utah, the College of Architecture + Planning, the personnel associated with the administration of this course, and the report author(s) shall be held harmless in any action concerning damage to the subject property and/or improvements as well as injuries to occupants based on the implementation of any portion of the material content of this report.

Table of Contents

Sarah Daft Home ............................................................................................................................................... i 

Condition Assessment Report ........................................................................................................................ i 

Study Summary ................................................................................................................................................... 2 

Background Research ................................................................................................................................... 2 

Major Research Findings .............................................................................................................................. 2 

Major Issues Identified ................................................................................................................................. 2 

Recommendations for Treatment and Use ............................................................................................... 2 

Project Data ........................................................................................................................................................ 2 

Property Information .................................................................................................................................... 2 

Proposed Treatment ..................................................................................................................................... 2 

Addition of private restrooms................................................................................................................. 3 

Addition of more common space .......................................................................................................... 4 

Seismic Upgrade ........................................................................................................................................ 4 

Recommission the central elevator ........................................................................................................ 5 

Afterthoughts ............................................................................................................................................ 6 

Cultural Resource Data ................................................................................................................................. 6 

Related Studies ............................................................................................................................................... 6 

Historical Context .............................................................................................................................................. 9 

Chronology of Development and Use .......................................................................................................... 11 

Physical Description ........................................................................................................................................ 12 

Evaluation of Significance .............................................................................................................................. 13 

Condition Assessment ..................................................................................................................................... 13 

Mechanical Systems ....................................................................................................................................... 9 

Exterior ........................................................................................................................................................... 9 

Interior .......................................................................................................................................................... 10 

Historic Preservation Objectives ................................................................................................................... 22 

Requirements for Work .................................................................................................................................. 23 

Basement ...................................................................................................................................................... 23 

Second Floor ................................................................................................................................................ 24 

Attic ............................................................................................................................................................... 25 

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Alternatives for Treatment ............................................................................................................................. 26 

List of Figures

Figure 1. This is an example of a seismic retrofit that negatively affects the visual appearance of the building (Tek Pe Engineers 2015). .................................................................................................................. 5 Figure 2. This is a brief diagram to help explain base isolation (Kajima Corporation, 2013). ............... 5 Figure 3. Sarah Anne Daft ................................................................................................................................ 9 Figure 4. Mrs. Jennie Anderson Froiseth ..................................................................................................... 10 Figure 5. Sarah Daft Home Cook Book ....................................................................................................... 11 Figure 6. View of modern wing and connection to the historic wing. .................................................... 11 Figure 7. View of completed Sarah Daft Home. ......................................................................................... 12 Figure 8. View of modern 1980 addition. .................................................................................................... 12 Figure 9. View of original radiator pipes in modern cabinet. ...................................................................... 9 Figure 10. View of original radiator in basement. ........................................................................................ 9 Figure 11. View of modern fire suppression system. ................................................................................... 9 Figure 13. View of brick quiones, soffit and facia. ....................................................................................... 9 Figure 14. View of altered brick and enclosed window from exterior elevator installation. .................. 9 Figure 15. View of brickwork and concrete foundation. ............................................................................. 9 Figure 16. View of doorframe and hallway trim. ........................................................................................ 10 Figure 17. View of column and crown molding in living room. ............................................................... 10 Figure 18. View of modern accordian door. ................................................................................................ 10 Figure 19. Historic light switch panel. .......................................................................................................... 17 Figure 20. View of natural wood trim in living room. ................................................................................ 17 Figure 21. View of living room fireplace, tile, and trim. ............................................................................ 17 Figure 22. View of the attic with batt insulation and inconsistent flooring. ........................................... 18 Figure 23. Overivew of attic. .......................................................................................................................... 18 Figure 24. View of remnant linoleum flooring. ........................................................................................... 18 Figure 25. View of historic window frame and muntins. ........................................................................... 19 Figure 27. View of telephone routing panel. ................................................................................................ 19 Figure 26. View of historic window frame. .................................................................................................. 19 Figure 28. Current room configuration. ....................................................................................................... 24 Figure 29. Proposed room configuration with private restroom. ............................................................. 24 Figure 30. Proposed Location of Attic Stairs .............................................................................................. 25 

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Introduction

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Study Summary

Background Research A variety of resources were consulted during research for this assessment. Published sources include the National Register of Historic Places (NRHP) Nomination Form, newspaper articles, the Secretary of the Interior Standards of Historic Preservation and Restoration, and sources on industry standards. Unpublished sources were also investigated and inlcude the administrative archives at the Sarah Daft Home (including meeting minutes, floor plans, photographs and maintenance records), files at the Utah Division of State History, and a personal scrapbook donated to the University of Utah Special Collections. In addition to print resources, the assessment team made several visits to the site during April 2015 and were allowed access to inspect the entire facility. The Sarah Daft Home Director was also available for interviews and we were able to gain information about the function and goals of the facility from her. Unless otherwise cited, all photographs in this report were generated by the authors.

Major Research Findings The historic portion of the Sarah Daft Home is in good condition due in part by continual maintenance by the staff. The building is structurally very sound and only minor modifications to the interior layout have been made. This is in part a result of the continuous use of the building as a care facility under consistent administration by the Sarah Daft Home Board. There is standard wear and tear throughout the building from continued use. An addition was constructed at the rear of the historic building in the 1980s, but is largely not visible from public view and does not

significantly diminish the integrity of the historic portion.

Major Issues Identified The attic is not currently used and has many items in disrepair. The wooden window frames and sashes are degraded and portions of the wood plank floor have been removed.

Recommendations for Treatment and Use It is recommended that the attic window frames and sashes be replaced with in-kind wooden elements. The remaining recommendations are for the improvement projects proposed by the Sarah Daft Home administration. Conversion of the basement and attic space to improve efficiency would expand the function of the facility and are unlikely to be extensive enough to impact the integrity and significance of the building. However, the proposed addition of private restrooms on the second floor ahs the potential to impact the original design, materials, and feeling that contribute to the significance of the building.

Project Data

Property Information The Sarah Daft Home is located at: 737S. 1300 East Salt Lake City, UT 84102 Contact: Marsha J. Namba, Director 801.582.5104 contactus@sarahdafthome.org See Appendix B for location maps.

Proposed Treatment While touring the Sarah Daft Home, the director talked extensively about potential renovations and upgrades throughout the building. These alterations would be completed

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in effort to keep the building functional, through the changes of time and expansion of their services. An important aspect to historic preservation is being able to continually use the historic building. This continual use is achieved by modifying certain aspects to maintain functionality. However, one must carefully consider the original design of the building, and make sure that renovations still honor character defining features. Historic preservation far exceeds the thought of freezing a building in time and turning it into a museum. With ideas from the owner, who know exactly what needs to be improved upon, and strategic thought out plans by the design team, a historic building can keep all its charm but still be able to contribute to the evolving needs of the occupants. Four renovation projects the director of the Sarah Daft Home mentioned were explored in terms of impacts to historic significance, feasibility, availability of financial assistance, health and life safety requirements and the importance of the requested changes as they relate to the potential continued use of the building. The four projectsthat will be examined are:

 

Addition of private restrooms Addition of more common areas Seismic upgrade Recommission the central elevator

 A few other ideas the director had, which will not be further evaluatedduring this report were: updating the mechanical systems of the 1980 addition, adding a new wing to house more residents, enlarging the dining room (1980 addition) and improving the grounds. These ideas were not discussed in depth because they lacked historic significance by either incorporating newly constructed buildings or construction on the 1980’s addition. That being said, if a new wing is added or the dining room is expanded, it will be very important to keep the 1914 building intact and as original as possible, especially from the public view. As mentioned in the “New Additions” section of

the Secretary of the Interior Standards for Historic Preservation and Restoration computer program, “New additions should be designed and constructed so that the character-defining features of the historic building are not radically changed, obscured, damaged, or destroyed in the process of rehabilitation” (Young 1999).

Addition of private restrooms The addition of private restrooms for each unit on the historic portion of the Sarah Daft Home is one of the director’s main goals. The new private restroom would include a toilet, sink and shower for each resident. Currently, the Sarah Daft Home has communal restrooms on the first and second floors which is permitted in Utah per the National Center for Assisted Living’s, Assisted Living State Regulatory Review 2011, but not common among assisted living homes of this day and age. By completing this renovation, it would help the Sarah Daft Home be comparablewith typical assisted living homes and improve conditions for the residents. Since the current room size and configuration would not allow the addition of a restroom to each unit, major floor plan rework would have to occur. While being cautious with historic finishes to avoid damage, such as the original flooring, the resident areas on the first and second floor would have to be largely demolished andreconstructed. The original floor plan and shared walls with built-in sinks hold historic significance, but would have to be extremely altered. In addition, materials within the building hold historic significance, especially considering the craftsmanship that was used during construction in 1914. Much of the original lathe and plaster of the interior walls would be demolished and removed. More likely than not, due to schedule and budget, the rebuilt interior walls would be drywall instead of reinstalling lathe and plaster. It is highly advised that any suitable original materials be salvaged. It is also recommended to retain the location

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and proportions of the central hallway in each resident area since this is a major aspect of the historic room layout and relationship. Another major portion of work would be installing all the toilet return piping through the floor and to each new restroom. Mechanical engineers would have to design this system, looking into the weight capacity that can be hung below the floor and joists. Additional reinforcement may be needed to support the floor system. The new rooms would have to meet the most recent requirements of the International Building Code which could incur additional costs. In changing the floor plan, so each room could have its own restroom, less rooms total would be able to be rebuilt or the facility accept fewer residents. For example, the second floor currently containsfourteen private rooms, and by installing private restrooms only roughly ten rooms could be rebuilt, (see figure in Appendix B). In conclusion, this first renovation project would be costly due to the amount of design, demolition and rebuild needed. Also, since the work would be very intrusive to the historic layout and materials, a tax credit would not be an option.

Addition of more common space The director expressed interest in being able to provide more common spaces for the clients to help expand the Sarah Daft Home’s services. For example, such spaces may include an exercise room, clinic room, library/movie room and a place to set up public computers. Although adding these types of amenities is not essential, they are more becomoing more common features of assisted living homes. Also, as time goes on and more people are exposed to technology, some of these services will become necessary to provide. The basement would be an excellent part of the home to incorporate the common spaces listed above. Again, the design would have to be conscious of the floor plan because of the

historic significance. However, since the basement is a continually poured concrete foundation, many walls would be very difficult to rearrange. In studying the plans, it would be best to section the south end of the basement off for storage, perhaps build individual lockers or rooms for each resident. The existing north side rooms and main hall could be renovated with new materials, focusing on flooring, painting and installing new light fixtures and art work. These types of upgrades would create a warm feeling and make the space very welcoming. Another option that could be explored is excavating the basement windows to bring more natural light down into the space. The concerns with this would be disturbing the outside appearance of the building and destroying the original foundation of the building, both which hold historic significance. The new common rooms could be inserted into any of the existing rooms after the renovation is complete. With all the rooms situated on the north side, clients would easily be able to access the elevator. Any excess storage, preferably only Sarah Daft Home storage (not resident storage) could be moved to the attic. The attic floor would have to be replaced so that the staffcould move around safely. If the attic was opened up to be space for the resident’s storage, the area must be made ADA accessible and safe. Transforming the basement into an inviting area of the building and having overflow Sarah Daft Home storage in the attic, seems to be a very affordable plan. No major floor plan rework is needed and all the life and health safety measures are up to date in the areas. However, tax credit eligibility is low since none of this work would be true preservation work. A major benefit to a plan like this is in expanding the use of the historic building so that residents can continue to receive premium services and care.

Seismic Upgrade Living on the Wasatch Fault, seismic retrofitting is always a topic that should be discussed and

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strongly considered. Not only would a seismic retrofit save lives during a catastrophic event, but it would also provide a sense of security to the building owner and clients. There are many options for seismically upgrading historic buildings ranging fromthe visually intrusive but cost effective to virtually invisible but extremely expensive. An example of a visually intrusive seismic upgrade would be constructing structural support on the exterior of a building. The added support would cover up many features of the building and change the look of the building as a whole (see Figure 1). An example of a seismic upgrade that is not visible but highly expensive is base isolation. There are different methods for base isolation however all methods basically detach the building from its footings or foundation and insert a material that will absorb the shock from an earthquake (see Figure 2). Some methods use rubber pads while other methods use bearings. Either way, once the work is complete, it is beneath the ground and invisible to the public eye. This is a major process which takes a lot of work thus making it a very expensive option. A professionally trained engineer and preservation consultant should be involved when evaluatingpotential seismic upgrade options. With this upgrade, the Sarah Daft Home will be confident they are receiving the proper amount of structural support in the event of an earthquake.

Figure 1. This is an example of a seismic retrofit that negatively affects the visual appearance of the building (Tek Pe Engineers 2015).

Figure 2. This is a brief diagram to help explain base isolation (Kajima Corporation 2013). Since the Sarah Daft Home is a historic building, it would be much more favorable to install seismic support that is visually respectful of the building’s features. As discussed in the National Park Service, “Preservation Brief 41: The Seismic Retrofit of Historic Buildings Keeping Preservation in the Forefront”, while considering seismic retrofits, three main principles must be considered: preserving historic materials, maintaining visually compatibility and installing work that is “reversible”. These are types of issues a preservation consultant would consider while working alongside the structural engineer. During structural examinations, there are not apparent structural issues that need to be immediately addressed. If, in the future, seismic upgrades are to be installed, and the three main principles above are followed, a low interest loan from the Utah Heritage Foundation could be a potential financing option.

Recommission the central elevator The director also indicated that there was an original elevator concealled within the walls of the building. It had been decommissioned because it did not pass State Safety Inspections (Catharine 2014). The main issue for the failed safety inspections was the small size of the elevator, which would make it useless during an emergency. In 1994, the new elevator on the north side of the building was installed to comply with safety regulations;specifically, the

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elevator had to fit an ambulance gurney. Since the new elevator meets all the requirements, the old elevator could potentially be recommisioned and put back into use for non-emergency transport. This original piece of equipment holds an immense amount of historical significance. The recommisioning of the elevator would be a novelty item for the building, a unique restoration project and provide a closer option for residents, who live in the 1980 addition, to access the basement, instead of walking around the building to the north elevator. A difficult and perhaps expensive part of this project would be finding an elevator mechanic who is qualified to work on an elevator from the early 1900’s. The elevator would need to be inspected, cleaned, and any parts that have deteriorated or weakened over time replaced. The current condition of the elevator would greatly influence the total cost for this project. The cost is hard to judge until the elevator becomes exposed and inspected. Along with the elevator mechanic, an engineer should be involved to test load calculations and provide an overall safety evaluation. Although this feature is not necessary for continued use of the building, it would reinstate a unique piece of history to further establish the Sarah Daft Home’s historical significance to the community of Salt Lake City. It is likely a tax credit or low interest loan would be available to assist inthe restoration.

Afterthoughts Each renovation idea is unique and can contribute to maintaining historical significance while improving the experience for the Sarah Daft Home residents. The most influential renovation in terms of maintaining historical significance would be the recommissioning the central elevator. Besides new elevator parts, this project would be solely about restoring the original look and feel of the interior. Upon completion, this project would also have the perks of being a convenient option for

residentswho live in the 1980 addition. The most beneficial renovation in terms of improving the building for residentswould be the additional common spaces in the basement area. Having rooms available for exercise, clinics, library/movies and public computers is an important addition to help residentslive a happier and healthier life. In the end, one of the main goals of historic preservation should be to adapt historic buildings for new or continuing use while still a part of the community.

Cultural Resource Data The Sarah Daft Home was listed on the NRHP in 2002, and is significant under Criterion A for its assoication with the development of nursing homes both locally and nationally as well as the social reform movement to provide care for the elderly. This movement transformed care from a familial responsibility to that of private or governmental oganizations created for that purpose. The Sarah Daft Home was the first private institution in Utah dedicated entirely to care of the elderly and provided financial assistance if necessary (Manning and Roper 2002). The NRHP nomination form lists the period of significance from 1914 to 1952, but with no indication of why a date of 1952 was selected. As no significant event occurred at the home during that year, it is assumed that it represents the extent that a structure would be considered historic in 2002. As the home was and is still operational, this date reange represents its significance within the historic period.

Related Studies As mentioned in the Background Research section above, both published and unpublished sources were utilized for this report. The majority of published resources are a variety of newspaper articles from the Salt Lake Herald, Salt Lake Tribune and Salt Lake Telegraph which are referenced in Appendix A. Of particular note are the NRHP nomination form

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and research report by Suzanne Catharine in 2014: Manning, Travis, and Roger Roper. National Register of Historic Places Nomination Form: Sarah Daft Home. Washington, D.C.: United States Department of the Interior, National Park Service, 2002. Catharine, Suzanne. The Sarah Daft Home: Maintenance and Medicine. Salt Lake CIty, Utah: Manuscript, 2014.

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Part 1 ~ Developmental History

Source: Utah Historical Society

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Historical Context The Sarah Daft Home is a stunning two-story brick Colonial Revival-style structure that standings on the east side of 1300 east. The building was built in 1913-1914 and has particular significance from the year it was constructed to 1952. It was designed by William H. Lepper a local and well known architect whose other projects include the Morrison & Merrill Building, Rowland Hall – St. Mark’s Chapel, and the Salt Lake Hardware Building. The Sarah Daft Home, when originally built, was a state of the art facility and is shown in its use of materials and technology of the time. The home was designed with an elevator that was new technology of the time. This elevator has since been abandoned within the walls of the building and in 1994 a new elevator was added to the building to comply with ADA requirements for healthcare. The home was built to last as it was a facility that by its very nature was under extreme wear. There was also a sense of security that drove the overall design of the building.The Sarah Daft Home is a beautiful building and a great example of the sentiments of the architecture of its time. However, it is not the architecture of the building alone that sets the significance of the building. The Sarah Daft Home has a strong historical significance both socially and politically in both state and national history. Sarah Anne Daft was a successful Salt Lake City business woman, in a time both statewide and nationally, when woman were not typically apart of the business world (Figure 3). A newspaper clipping illustrates this and stated that she was “a brilliant woman with unusual business ability” (Salt Lake Tribune 1906).

Figure 3. Sarah Anne Daft Source: Utah Historical Society

In 1884 her husband passed away and she took sole control of all her husband’s business interests and managed them until her death in 1906. Not only did she keep what her husband had acquired but expanded it into a considerable estate that included valuable real estate, mine holdings, stocks, and other investments. She is historically unique in that she is one of a few women of this prestige in a male dominated business world both statewide and nationally. The social construct of the time period did not condone women having such power, established gender roles did not support strong and financially independent women. It was a common belief of the time that women were not disposed to thrive in the business world. This is shown in articles of the time that tend to exploit the masculine attributes of the women to justify their station in the work place. They were in fact demonized as public women in control of substantial wealth and were

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portrayed as unfeminine, rude, and “unnatural” (Crocker 2006). This being said, Sarah Daft in her life was a social activist of sorts setting the grounds for which the women in Salt Lake City could be viewed on a different realm of activity. Sarah Daft at her death had no children to bequeath her fortune. At this same time in the city there were many elderly and physically enabled citizens that did not have the means to provide for themselves and her heart went out to them. “She wondered what she would do if she had not been so fortunate as to have means to provide for herself," Sarah’s grandniece remembers (Salt Lake Telegram 1911). Sarah wanted a quiet home “where lonesome old people, single or married, can go to and live out their lives and contentment, and without having to worry where the next meal is coming from, or where they are going to get the winter's coal or necessary clothing"(Salt Lake Telegram 1911). At her death, at the age of 78, she donated all of her remaining assets which were an upwards of $40,000 to a trust with the sole purpose of erecting a never before seen facility that would care for the elderly, the physically, and mentally enabled citizens of Salt Lake City. She made her Grandniece Eva Fleming Marks the head of the trust. Unfortunately, some of the other estate trustees did note share Sarah Daft’s philanthropic spirit and as a result the funds for the home sat in the bank for more than five years. The traditional view of the power and status of women was challenged in the freeing of the funds for the construction of the home. In 1911 Mrs. Jennie Anderson Froiseth, who was a prominent activist in the Salt Lake City known for her foundational role in the women’s literary club, heard of the strife of the Sarah Daft House (Figure 4). She began to enlist the help of other women for the cause of developing an elderly care facility (Salt Lake Herald, 1911). Mrs. Foriseth went to

Source: Utah Historical Society

work and gathered seventy-five Salt Lake women and organized the Sarah Daft Association in early September 1911. The Sarah Daft Association also recruited Mrs. Marks, the lone trustee of the Sarah Daft’s will who was anxious for the development of the house. On September 26, 1911, Mrs. Marks and the other ladies of the association successfully filed a petition in court to assume control of the embargoed funds (Smith Gorham n.d.). After being awarded $37,676.72 they went to work to find land. Taken in the early 20th century societal context, the success of the Sarah Daft Association should be seen as a true miracle. Any form of successful legal motion of a group of women over a group made of almost entirely male trustees is momentous in itself. These efforts make the Sarah Daft Home a crucial social and political battle ground of the early twentieth century in Salt Lake City. The Sarah Daft Home was a key part of the development the east bench of Salt Lake City.

Figure 4. Mrs. Jennie Anderson Froiseth

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The site that the association chose to build on was on 1300 East between 500 and 800 South. It was placed between The University of Utah, which was founded in 1850 but was developing greatly through the early twentieth century, and East High School which was finished in 1913, just one year before the opening of the home. Through architectural analysis of the surrounding building it is made evident that the Sarah Daft Home was one the first to take part in the development of this area. This is shown not only in the residential homes and apartment buildings surrounding the area but in the Skaggs memorial First Baptist church that was erected in 1950-1954 (First Baptist Church, 2015). The Sarah Daft Home went even further in its mandate to the protecting and building up of forgotten and neglected groups of society by making its residences beloved members of the community. In a time historically what these people were being seen as problems that need to be solved the Sarah Daft Home treated them as contributing members of society which was a revolutionary idea in the treatment of the elderly and lame. This was shown in the home’s early years when they often played host to large social events within the city. Dances, tea parties, potluck and other events often drew crowds of over 300 to the home (Salt Lake Telegram 1915). It was recognized from the very beginning that the home would need the support of the community so they took the opportunity to integrate the home to the community, directly connecting the success of the home with the success of the community. This was also done through the printing of multiple editions of the Sarah Daft Home Cook Book (Figure 5). The residents were treated as special members of Salt Lake society, often being honored as guests at various events and plays (Salt Lake Telegram 1915). The home went as far as to organize a fundraiser ball at the Hotel Utah in 1914, to which the capable tenants of the home attended dressed in their best. (Salt

Lake Telegram 1918). This view and treatment of the aging and infirm was revolutionary historically as well socially.

Source:www.biblio.com

Chronology of Development and Use Since its construction in 1914, the Sarah Daft Home has been a residential facility for the care of the elderly and impaired. The building and grounds were relatively unchanged until the addition of the modern wing in 1980. Some minor adjustments to the eastern elevation were necessary to incorporate a connection with this wing, such as shifting a few rooms and modification of two windows (Figure 6).

Figure 6. View of modern wing and connection to the historic wing.

Figure 5. Sarah Daft Home Cook Book

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Physical Description

Figure 7. View of completed Sarah Daft Home. Source: Utah Historical Society

The Sarah Daft Home is constructed with red brick and trimmed with wood moldings (Figure 7). The structure stands on a poured concrete foundation and is set back 75 feet from 1300 East. The completion of the architects design would have rendered the building as an H-shaped building, with the long wings located on the north and south sides of the property. However, due to the limited funds, only the center section of the home could be built at that time (Salt Lake Herald 1913). The home’s simple gable roof is broken up by a small rear cross-gable and a large two story portico projecting from the front of the building towards 1300 East. There are also two symmetrically placed dormers on both the front and back roof pitches. The home’s Colonial Revival style is exhibited in a symmetrical façade with a dominant projecting portico which contain 4 large columns. This style of architecture is also exhibited in the design of the windows which are 10-over-1 windows. The house also has sidelights framing the doorway and a Palladian window placed in the pediment. Typical of this style of architecture heavy modillions decorate the wide eaves (Manning and Roper 2002). Although, the home has been modified over the years both on the interior and exterior of the building it has been done in such a way as

to preserve the historical nature of the building. The most drastic of the alterations was the T-shaped addition that was added to the back of the building in 1980 (Figure 8). The addition is a one story building with a large foot print that is much narrower where the building is connected. When the addition was complete the original kitchen and dining area on the main floor were converted into staff offices. There were a few rooms that were shifted a little but other than this the original building was left unaltered. Although this was a massive undertaking it was done is such way as to be directly behind the building and virtually invisible for the public way.

Figure 8. View of modern 1980 addition. In regards to the 1914 structure of the home few changes have been made to the building through the years. The mentality of the nursing home, not to displace any of their tenants while updating the home, has led to the maintenance of the home rather than huge drastic changes. The use of the building made it necessary for the plumbing and electrical wiring to be updated. There was one window added to one of the upstairs bathrooms. In the 1980s or 90s the widows were replaced with identical windows. Despite the changes to the building the original double loaded corridor plan on both floors was preserved and remains completely intact, as have most of the rooms. The main reception room has also remained intact, which now serves as a living room for the tenants. The main floor retains its original offices and bedrooms. The second floor consists mainly of bedrooms.

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Evaluation of Significance Sarah Daft Home is a particularly rich historical document in that from its conception to the present day the use of the building has not changed. This is of profound significance because there has been no chance of major renovations as in other buildings that have been changed drastically because of conflicting user groups. It is important to note that the constant maintenance of the buildings also keeps the building pristine as well as allows the viewer to understand to a greater extent how the building was used as well was how the new typology of aging care facilities was developed in a historical sense. Furthermore, the consistent use and management by the Sarah Daft Association has resulted in meticulous record keeping through board meeting minutes that describe every change ever made to the building. All of these circumstances came together to make the home a secure and whole historical document

Condition Assessment The building materials, systems, and elements of the Sarah Daft Home are in fair condition considering the age of the building. The structure completed construction in 1914 and many of the fixtures which are used today can be traced to the original construction. As is the case with many buildings of this period, the materials and finishes have deteriorated over time and have not been very well preserved or restored. Details wherever material changes occur, for example, are not considered and have not been attached with much consideration. Although individually these details seem insignificant, they contribute holistically to the environment and the experience of inhabitation. The Sarah Daft Home is a place that provides care. It should be comfortable and familiar, however, it should not compromise quality for

convenience. The remainder of this chapter will focus on the condition of the various building and mechanical elements throughout the Sarah Daft home and clarify the cause of their deterioration.

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Mechanical Systems Due to a general lack of funding and the severe wear and tear from the residents, many of the details and building materials in the Sarah Daft Home require special attention. Unlike the detailing and materials, the mechanical systems throughout the house operate well and need to be serviced regularly and maintained (Figures 9, 10, 11). Currently the mechanical systems are dependent on a centralized cooling system and radiators for heating. As can be seen in Figure 9 radiator covers have been built since the original construction of the home in order to comply to the building residency code. Much like the rest of the wood trim throughout the home the radiator covers have been painted white to match the paint of the baseboard, chair rails, doors, and door frames. The remaining radiator system functions well and retains many original elements. Figure 9. View of original radiator pipes in modern

cabinet.

Figure 10. View of original radiator in basement. Figure 11. View of modern fire suppression system.

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Figure 13. View of brick quiones, soffit and facia.

Figure 14. View of altered brick and enclosed window from exterior elevator installation.

Exterior The exterior of the home is very well maintained and does not require significant attention. The original brickwork is in good condition and has not been altered (Figure 13). The exterior windows are wearing well and there is no sign of significant rot or damage. The gutters and all other external drainage system seem to be working efficiently and are not interrupted. They are also not incurring any damage to the facade of the original structure. These are elements which need to be consistently maintained and cleaned and repaired appropriately when necessary so as to not incur any detriment to the structure. As mentioned earlier, a modern elevator was installed on the exterior of the northern elevation. While this addition did not significantly alter the view of the façade, it did necessitate the removal of a window and alteration of the northern side gable. Effort was made to match the brick and mortar and trim color with the original (Figure 14). While it is a noticable addition it does appear to be consistent with the rest of the structure. The concrete foundation is in good condition, with few cracks or alterations for modern utilities (Figure 15). These cracks appear to be water-related, but as the foundation is very thick they are unlikely to pose a threat to structural integrity.

Figure 15. View of brickwork and concrete foundation.

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Figure 16. View of doorframe and hallway trim.

Figure 17. View of column and crown molding in living room.

Interior The condition of the interior elements is directly related to the constant use of the facility and subsequent wear and tear. Throughout the Sarah Daft Home door frames, baseboards, crown moldings, and Tuscan Doric columns line the space. These elements, as seen in Figures 16 and 17, are in surprisingly good condition. They are painted white and are part of the original character of the home. Although not originally white, these details have been painted this color for cleanliness and easy maintenance. Unfortunately, consistent floor cleaning and constant circulation leave scuffs and dings in these trims and due to their color they appear increasingly more worn. Due to the same factors the paint on these elements is beginning to chip and flake. Next to the stair landing, on the second floor, an accordion door (Figure 18) conceals an old elevator shaft which has been framed out and currently serves as a storage space. This is an addition that has been made in the past 10 years and does not at all fit the character of the building nor does it add any value. It is an inexpensive system which performs a function, however, it looks incredibly dated and is deteriorating quickly.

Figure 18. View of modern accordian door.

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Figure 19. Historic light switch panel.

Figure 20. View of natural wood trim in living room.

Many of the fixtures throughout the home are controlled by original light switches as seen in Figure 19. Most of these switches are operable and perform their task efficiently. Unfortunately through years of use and painting, the original switches can be difficult to turn on and off. The original finish has also been painted over in certain areas as seen in Figure 19. Natural finish trim is found in the living room and is also beginning to look worn and dated. The naturally finished trim exists wherever material transitions occur. Although the natural finish of the wood adds warmth and expresses the material it is destroyed by the exposed fasteners used in its installation (Figure 20). This material is scraped and scuffed and exists in this condition due to being stepped on and vacuumed across quite frequently. Fortunately the tile which covers the main hearth of the home is in good condition. The wear it receives is primarily during the winter. Unfortunately as can be seen in Figure 21 several tiles are cracked. This is most likely caused by settlement in the slab or the alternating extremes in temperature which exist between the fireplace and the main living room.

Figure 21. View of living room fireplace, tile, and trim.

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Figure 22. View of the attic with batt insulation and inconsistent flooring.

Figure 23. Overivew of attic.

The attic space of the Sarah Daft Home is one of the most interesting spaces in the home. Currently it is in poor condition and is underutilized. Protected batt insulation covers the roof structure (Figure 22) and is beginning to tear in some areas. The ceiling joists are covered with old wood planks (Figure 22) which are in very bad condition and have been cut away in certain locations to allow retrofitted plumbing to come through to the attic. The roof was not directly inspected for these reasons, but no evidence of rot or water damage was observed. The exterior bearing walls of the building are exposed in the attic and reveal the interior brick surface in the space. Although some of the windows have been infilled roughly with concrete masonry unit (CMU) they are not in a state of disrepair. Throughout the attic a there are traces of unfinished framed walls that suggest an intention for the space to be further delineated and used (Figure 23). For some reason, lack of funding according to one of the caretakers, the intervention ceased and the exposed partition walls remain. In one of these partitioned rooms an old linoleum floor is peeling away (Figure 24). This damage is irreversible and the flooring is in terrible condition. The damage is most likely due to UV exposure, extremes in temperature changes, and complete lack of maintenance.

Figure 24. View of remnant linoleum flooring.

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Figure 25. View of historic window frame and muntins.

Figure 27. View of telephone routing panel.

Figure 25 and 26 show the current condition of the attic windows. The windows are made entirely of wood with what appears to be plate glass divided lites. Unfortunately the wood muntins and wood window frame are in irreversible condition. The wood flakes at the touch and does not have any insulating properties. The telephone router panel also is housed in the attic (Figure 27) which is not maintained and has many exposed wires, although still serves the entire building. The cause of this decay is again due to a lack of care and quickly aging technology. Unlike the attic, however, the basement is used quite extensively. It is a space comprised entirely of concrete. The foundation stem walls of the structure are exposed and the basement is used primarily for storage, maintenance facilities, and laundry. It is primarily unfinished and not very well maintained. It does not seem to have ever been finished or detailed. One of the few remnants from the original construction can be seen in Figure 14. Through close examination it can be seen that these are the original radiators with the manufacturers original paint finish and chrome detailing. These are in impeccable condition primarily due to the fact that they have not been touched or used heavily by the tenants or caretakers of the space.

Figure 26. View of historic window frame.

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Part 2 ~ Treatment and Work Recommendations

Source: www.lowes.com

Source: www.hgtv.com

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Historic Preservation Objectives The overall goals of the project are to maintain the original character of the space and structure through a combination of rehabilitation, restoration, and reconstruction procedures. The main floor and the second floor of the Sarah Daft home operate efficiently and the spaces are relatively true to the original structure. Many of the finishes and details, however, require special attention. The attic and basement will need extensive reconstruction and will be infused with new programatic uses which will allow the care home to operate more efficiently and will provide a more desirable working environment for the caretakers and administration. As mentioned the main floor of the home and the second floor operate rather well. The existing condition of the openings, doors, trim, and mechanical systems are in descent order, however they need extensive restoration. It is recommended that the baseboard, the trims adorning the openings, the crown molding, and the doors be stripped, cleaned, and stained to a natural finish. This is a decision which will require much time and effort but will ultimately bring a level of authenticity and warmth to the living spaces. The natural finish will require maintenance and regular cleaning. The finish of natural wood has been proven to be a calming action to any space and will allow the interiors of the Sarah Daft Home to be true to their period of construction while also providing contemporary accommodation for the tenants. Refinishing the wood trim on the main floor and second floor will be required to maintain a consistent and holistic aesthetic to the home. Each of the entries to the spaces and private rooms will be well framed with warm wood which will give the tenants a higher level of pride of their home.

As far as flooring is concerned it is recommended to replace the carpet with hardwood flooring, which matches the restored wood trim, installed throughout the entry, dining space, and common rooms of the home. Hardwood floors will not only add value to the property but will also bring warmth and an even better living environment for the guests. It is a finish which does not require extensive maintenance and is easy to clean as it does not stain or absorb liquids. As an indicator of spatial transition we are recommending to floor the hallways leading to the private rooms, as well as the rooms themselves, in plush maroon carpet with a short fiber finish. The maroon will add a level of luxury and heritage to the space while also indicating to visitors and guests alike when the program is becoming more private and distancing itself from the public realms of the home. The second floor of the Sarah Daft home requires the same alteration as those specified for the first floor. The existing accordion door which conceals a small storage space at the landing must be removed on the second floor. It is an element which violates the identity of the space and is aging horribly. Due to the shallow relief of the storage room a full door swing cannot be achieved. To accommodate this issue a pocket door, finished to match the rest of the proposed wood in the home, is to be installed to provide a visual barrier from the storage unit. Unfortunately the attic and the basement will require extensive renovation when compared to the main floor and second floor of the home. The attic space is currently unused and will require extensive rebuilding. We are proposing to renovate the attic and introduce a program which will accommodate the caretakers and administration of the Sarah Daft Home. We imagine this to be a space where the caretakers can spend the night and also have a lounge space and small kitchen for their own use. This is a move which will again require significant resources and finances, however, it will add value to the property and increase the quality of the work environment for the caretakers. As seen in the attic plan we propose to revive the plan for

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the space. This partition diagram will include sleeping quarters on the north half of the space, a small kitchen on the west end, and a living and lounge space on the south end of the attic. The partitions are to be finished in a warm gray shell that will be painted white. All baseboard trim and flooring is to be hardwood and finished to match the specifications for the main floor and second floor. We are recommending to have the existing batt insulation checked for efficiency and have it replaced as necessary. The batt is to be framed and the pitched attic ceiling is to be finished in a warm gray shell and painted white to match the partition walls. The exterior brick bearing walls are to be repaired as necessary and the brick is to remain exposed. The windows in the attic space are in irreparable condition and will need to be replaced. We recommend to have double paned insulated wood windows replace the existing ones. The geometry and division of the window lies is to match the original and maintain the authenticity of the space true. By no means do we recommend to have vinyl windows incorporated in any portion of the building. All exposed electrical wiring, telephone wiring, and plumbing is to be protected and routed appropriately and to code. Ideally the plumbing and wiring will be absorbed within the partition walls and not run along the exposed brick walls. Much like the attic space the basement is also in need of extensive renovation. We are recommending to have the basement maintain its existing programing. This is a space which provides room for maintenance space, laundry, cleaning, mechanical rooms, and storage. For the space to function more efficiently the existing concrete floor will need to be tiled or polished to a washable finish. The walls are to be finished in a satin finished white paint and all trim is to match the main

level, the second level and the attic. All existing bare bulb light fixtures will need to be replaced with industrial fixtures. We are also recommending to have all mechanical equipment serviced and checked for any faults. The original radiators are in excellent condition and it will be ideal if they can be brought to full functioning condition. Although incredibly utilitarian, and without sunlight, it is important to finish this space so it can be well illuminated and easy to clean. Overall, the rehabilitation and restoration recommended to the Sarah Daft Home will rejuvenate the space and bring the home 21st century living standards. We understand that our recommendations are extensive and will require a significant amount of resources and financing. This, however, will be a significant investment for the Sarah Daft Home which will ensure the longevity of Sarah Daft’s legacy and its continued pursuit to aid and care for the elderly in need.

Requirements for Work The majority of the treatments discussed in this report involve rehabilitation in light of facility expansion. As the Sara Daft house needs to grow in order to meet the needs of more tenants and provide them with a higher quality of accommodations, it is naturally desirable to question how the current structure and facilities might be better appropriated. However, as many of the residents have physical mobility challenges, any rehabilitation will need to maintain compliance with the Americans with Disabilities Act (ADA).

Basement The basement is the least used area and has the most potential for rehabilitation. Existing connections with the stairs and elevator already provide the requirements that are necessary for accessibility. Many of the rooms also provide windows that are a requirement for fire safety

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regulations. With some effort, the space in the basement could accommodate 8 to 10 additional tenants. This approach to expansion however, presents difficulties with sufficient natural lighting and livability. Thus, it is proposed that the basement could continue to act as a service area for the staff and accommodations for them would upgrade the efficiency and habitability of it as a working space. Alternatively, the windows in the adjoining rooms could be enlarged and supplied with exterior wells to allow more light in. The International Building Code (IBC) establishes the standard for minimum size for window openings required for sleeping rooms. “It is important to note that the required opening size of 24 inches high, 20 inches wide and 5.0 or 5.7 square feet in area must be met by “normal” operation of the window, door or skylight without the use of keys, tools or special knowledge and without the removal of a second sash from the opening” (American Architectural Manufacturers Association 2015). While these dimensions provide the minimum requirements for emergency egress, it is likely that larger openings will be necessary to provide the desirability that one might want if they were to inhabit the space. A study of the foundation and the structural capacity of larger penetrations would need to be assessed; likely attributing to a substantial cost. Second Floor Reconfiguration of the second floor bedrooms would provide the facility the ability to provide larger rooms with easier access to a private restroom. The current area of most of the rooms on the second floor is about 130 square feet (around 13.5 x 9.5 feet); not including the closet. When compared to the story below, dimensions are similar. Although the layout of the individual bedrooms varies between floors, they are still spaced similarly throughout the building – in groups of three on either side of the hall.

Fortunately, this arrangement makes the solution to larger rooms plausible by eliminating the center room in each group of three – a strategy that was similarly proposed by the owner of the Sara Daft Home (see potential floorplan in Appendix B). The plumbing in the current bathrooms would be moved to the room next-door at the center of each group, thus allowing those spaces to become bedrooms adjacent to a shared bathroom. In order to meet ADA accessiblity requirements, each bathroom would need to be around 50 square feet, allowing space for a toilet, sink, and shower with a bench; all the while maintaining a wheel chair turning radius. Even if two of these were supplied for each replaced room, there would still be165 square feet left for the rooms at either side (see Figures 28 & 29). This strategy would allow the halls and doors to remain, helping to maintain the historic integrity of the home. A larger shared restroom allowing circulation could be feasible as well; helping to provide more closet space. An assessment would

Figure 28. Current room configuration.

Figure 29. Proposed room configuration with privaterestroom.

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need to be conducted in order to ascertain whether the remodel of individual rooms would compromise the ability to achieve tax credits for historic preservation.

Attic The Sarah Daft Home administration has considerable hopes that someday the attic may be inhabited. This proposal presents numerous difficulties, primarily dealing with access, structure, and environmental quality. The stairs which currently lead up to the attic are obviously not designed to current code requirements. Currently the elevator does not access the attic, and even if it was expanded to access the area, a longer staircase would be required for egress in case of a fire. To meet current building standards, another six feet of staircase with standard risers may be necessary. The position for the stairs would need to be moved or rearranged entirely, as any kind of extension to the current staircase would invade the central hallway across from it. The width of the current stairs to the attic should be a least 36” across; a requirement that the current space may already meet, yet the risers are too steep and uneven in height. The stairs could be rotated 180 degrees, allowing the entry to come from the main hall. An intermediate landing would be necessary where the current entrance is now and the rest of the risers would switchback the other direction. Unfortunately, this strategy would hinder the path to the closet area on the north end of the building. However, it is perceptible that the stairs to the attic would naturally want to follow the same path around the fireplace similar to the basement stairway (see Figure 30). Although alternatives to somehow provide stairs to the attic in another area may be desirable on the outset, a long term approach suggests that the flow of circulation from the essential core of the building on the north side must be maintained. This change would require some demolition of the restroom area and the small

rooms just south of it. An architectural examination of the plans for the original structure suggests that this would have been the most likely position of the stairs if funds were able to finish the attic at the time of construction. Placement of the other rooms just above the fireplace is also curious and may have also been an adjustment made during construction..

As noted above, the elevator shaft does not currently reach the attic. Such an expansion would further invade the exterior integrity of the structure (as it is a modern addition to the building exterior), causing challenges with the roof connections. This could compromise the ability to receive tax credits and the economic benefits would be questionable. Hence it isrecommended that area be used primarily by the staff. Alternatively, if access were provided with an elevator, the attic may be able to service up to six or more residents. The cost of repairing the floor is rather minimal when compared to providing accessible stairs and an extension in the elevator shaft. It is also likely that the brick walls would have to be insulated as well. Although the brick may show off the craft of the home and be aesthetically pleasing to many, exposed brick such as this is often prone to damage from condensation. The introduction of tenants into the space would require it to be heated and cooled regularly. This would create a

Figure 30. Proposed Location of Attic Stairs

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drastic difference between the temperatures on either side of the wall, especially during the winter and summer. Moisture would naturally build up on the inside of the attic and infiltration would further be magnified by the quality of the brick and mortar joints which, due to aging, have become far more porous. Sealants may be applied directly to the brick to prevent this, yet eventually the pressure of this trapped water would begin to flake off the sealant and permanently damage the outer surface of the brick. Stud walls would have to be erected on the inside perimeter of the attic in order to provide sufficient insulation in the space. This could achieve an insulation R-21 value, which is recommended by Salt Lake County (2009 IECC). Since the space has had little use in the past, it is not likely that any alterations of this nature would compromise the ability to receive tax credits.

Alternatives for Treatment While many of the treatments to the interior finishes of the Sarah Daft home could be extensive, (depending on the scope of how much will ultimately be affordable to repair and restore) it is likely that several applications could naturally be made over the course of time. When the paint on moldings, baseboards, and other trimmings eventually requires sufficient maintenance, the more natural finishes could be applied a room at a time, or a portion at a time. The same strategy also could follow the replacement of carpet and other finishes. This is approach is favorable due to the fact that none of the current applications themselves are causing ongoing damage to the integrity of the structure. Understandably, the treatments for renovation as outlined previously present costly adjustments to the Sarah Daft Home. The most advantageous of all the renovations

would likely exist on the main floors where the room expansion is under consideration. Although the number of tenant spaces would be reduced in the main home, the livability and efficiency of the program would be improved immeasurably. As there are different approaches to historic preservation both on the exterior as well as within, a discussion with the historic landmark commission may yet yield desirable results. The legacy of Sarah Daft and her intentions to house the elderly and infirm substantiate that she would never have wanted the facilities to be restricting. The recommended treatments address how the Sarah Daft House may be realized at its full potential, continuing to improve the high quality of the space while maintaining the home’s historical integrity.

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Appendix A ~ Bibliography

American Architectural Manufacturers Association. International Code Requirements for Windows &

Doors. 2015. windowanddoor.com (accessed April 21, 2015). Bailey, James A., and Edmund W. Allen. "Seismic Isolation Retrofitting: Salt Lake City and County

Building." APT Bulletin 1988th ser. 20.2 (1988): n. pag. Web. 18 Apr. 2015. <http://www.jstor.org/discover/10.2307/1494249?uid=3739928&uid=2&uid=4&uid=3739256&sid=21106080727981>.

“Ball is planned to Aid Daft Home.” Salt Lake Telegram, April 1, 1918. "Base Isolation Technology Significantly Increases Safety against Earthquakes." Kajima Corporation.

Kajima Corporation, 2013. Web. 19 Apr. 2015. “Card Party and Tea is Success at Sarah Daft Memorial Home.” Salt Lake Telegram, May 1, 1915. Catharine, Suzanne. The Sarah Daft Home: Maintenance and Medicine. Working paper. N.p.: ARCH-6500

Preservation Theory & Practice, 2014. Print. "Church History." First Baptist Church Church History Comments. Accessed April 4, 2015.

http://www.firstbaptist-slc.org/find-out-more/church-history/. Crocker, Ruth. Mrs. Russell Sage Women's Activism and Philanthropy in Gilded Age and Progressive Era

America. Bloomington, Indiana: Indiana University Press, 2006. “Daft Home will provide for Aged.” Salt Lake Herald, October 8, 1911. IECC. Residential Prescriptive Requirements. 2009. energycode.pnl.gov (accessed April 22, 2015). Look, David W., Terry Wong, and Sylvia Rose Augustus. "Preservation Brief 41: The Seismic

Retrofit of Historic Buildings Keeping Preservation in the Forefront." National Parks Service. N.p., Oct. 1997. Web. 20 Apr. 2015. <http://www.nps.gov/tps/how-to-preserve/briefs/41-seismic-retrofit.htm>.

"Low-Interest Loans." Utah Heritage Foundation. N.p., 2012. Web. 19 Apr. 2015.

<http://www.utahheritagefoundation.org/preservation-resources/low-interest-loans#.VTZ9WCFVikp>.

"Mrs. Sarah A. Daft is Suddenly Called," Salt Lake Tribune Sept. 23, 1906. Smith Gorham, Maude. “Old Folks Home will soon be built”. N.d. Found in the Scrapbooks, Accn

1103, Box 1. Special Collections and Archives. University of Utah, J. Willard Marriott. Salt Lake City, Utah

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“Orphans and Aged Women to Be Guests.” Salt Lake Telegram, October 19, 1915. Polzer, Karl. Assisted Living State Regulatory Review 2011. Rep. N.p.: National Center for Assisted

Living, 2011. Web. 18 Apr. 2015. <http://www.ahcancal.org/ncal/resources/documents/2011assistedlivingregulatoryreview.pdf>.

"Seismic Retrofit Projects: 1040 University Avenue." Tek Pe Engineers. Tek Pe Engineers, 2015. Web.

20 Apr. 2015. <http://www.tekpeengineers.com/seismic-retrofit.html>. United States. Department of the Interior. National Park Service. National Register of Historic Places

Registration Form: Sarah Daft Home. By Travis Manning and Rodger Roper. Salt Lake City: Utah Historic Preservation Office, 2002. Print.

Manning, Travis and Roger Roper. National Register of Historic Places Nomination Form Sarah Daft Home.

United States Department of the Interior, National Park Services. Washington D.C. http://pdfhost.focus.nps.gov/docs/NRHP/Text/02001041.pdf.

"Work on Daft Home to State Soon; Architect Has Finished His Plans." Salt Lake Herald, June 22,

1913. Young, Robert A. Secretary of the Interior Standards of Historic Preservation and Restoration. Computer

software. Vers. 1.0. University of Utah Graduate School of Architecture, 25 Oct. 1999.

Appendix B ~ Floor Plans

RETAINING WALL WITH FENCE ON TOP. 3-5 FT. ELEVATION CHANGE

PARK STRIP AND LANDSCAPE BUFFER

PARKING LOT BUFFER

CIVIC USE: FIRST BAPTIST CHURCH

SITE FEATURES

SITE

CIVIC USE

RESIDENTIAL

SITE CONTEXT

SITE DIAGRAM

SITE BOUNDARY (1.97 ACRES)

ROADWAY/PARKING LOT

1300

EAST

N.T.S.ORIGINAL STRUCTURE

ADDITION

FIRST BAPTIST CHURCH

MAIN ENTRANCES

UPHILL

DOWNHILL

Proposed Second Floor Room configuration.

Appendix C ~ Photographs

   

View of western front elevation, looking east.  View of western and southern elevations, looking northeast. 

   

View of southern elevation, looking northeast.  View of eastern elevation with modern addition, looking west. 

 

 

View of eastern and northern elevations, looking southwest. 

 

 

 

   

View of western elevation and porch foundation.   

Detail of porch foundation with spalling stucco. 

   

Detail of concrete foundation.  View of eastern elevation foundation with previous window opening. 

 

 

View of foundation with modern stairs landing.  

 

      

   View of foundation and brick interface.  Detail of modern stairs on southern elevation. 

   Detail of brick quoins and removed attachment.   View of northern elevation with previous window 

opening filled during elevator installation. 

   

View of replacement window and sill.  

Detail of brick window sill. 

   

View of palladian window on western elevation.  

View of dormer on eastern elevation. 

   

View of window frame and brick.  

View of window, brick, and trim in pediment. 

      

  

   

View of eastern elevation at modern addition.  

Detail of elevator addition on northern elevation. 

   

Detail of trim, drainage, soffit and facia.  

Detail of trim, drainage,  soffit and facia. 

        

  

   

View of historic chimneys.  

View of modern pediment and brick. 

   Overview of modern addition, looking east.  View of water damage on modern brick. 

 

    

  

   

View of water damage on modern brick.  

Detail of water damage on modern trim. 

   

Detail of water damage on modern trim and flashing. 

View of water damage on modern porch steps. 

                  

   

   

View of boiler room and doorway to storage area.  View of hallway and storage area. 

   

View of hallway with storage and common areas.   View of modern elevator addition to foundation wall. 

 

View of basement radiator pipes and wall treatments in a former staff living quarters.