Liberia City of Manassas, Virginia 31 January 2011
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Historic Structure Report for Liberia City of Manassas, Virginia 31 January 2011 Prepared by Bryan Clark Green Susan Reed Commonwealth Architects 101 Shockoe Slip, 3rd Floor Richmond, Virginia 23219 Table of Contents Chapter I: Introduction Executive Summary Team Organization & Methodology Acknowledgements Chapter II: Building History Design and Construction of Liberia Archaeology Chapter III: Architectural Condition Assessment Interior Conditions Exterior Conditions Chapter IV: Structural Condition Assessment (Robert Silman Associates) Chapter V: Mechanical, Electrical, and Plumbing Condition Assessment (John Dunlap and Partners) Chapter VI: Recommendations Architectural Recommendations Maintenance Recommendations Maintenance Checklist Chapter VII: Cost Estimates (Akers Construction Group) Chapter VIII: Bibliography Appendix 1: Measured Drawings (C. Richard Bierce, produced 2006) Addendum 1: Immediate Recommendations (8 February 2011) Addendum 2: Wood Analysis Results (18 March 2011) Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 1.2 Chapter I Executive Summary On 27 November 2010, the City of Manassas, in conjunction with Historic Liberia, Inc., commissioned Commonwealth Architects to compile a historic structure report for Liberia. The dwelling was built in 1825 by William James Weir, who was married to the granddaughter of Robert “King” Carter. Liberia was, perhaps most significantly, the headquarters of Confederate and Union generals during the Battles of Manassas, and was visited by U.S. President Lincoln and C.S.A. President Davis. There is evidence that the brick kitchen, smokehouse and hyphen once attached to the northeast portion of Liberia House suffered damage during a battle and, as a result had, was demolished. Given the fact that much of the grounds were devastated, it is remarkable that the house emerged relatively unscathed. Over the years, several owners brought varied uses to the Liberia property, including a plantation, a dairy operation, a residence and now a historic house museum. Both the historic and visual evidence suggest that the house has changed little structurally and has remained largely untouched from the original construction period. The building, which is a Virginia Historic Landmark and listed on the National Register of Historic Places, is presently maintained by the Manassas Museum System. When establishing a new benchmark for well‐informed future work, it is essential to distinguish original from merely old conditions whenever possible. During generation of this report, Commonwealth addressed this central need by utilizing three methodologies: investigation of extant documentary materials, clarification of the historical narrative and timeline, and assessment of present physical conditions. We investigated archival holdings and examined the property with an eye toward both cause and effect of natural aging and decay processes. We commend the City of Manassas and Historic Liberia, Inc. for sponsoring this research and documentation effort. As architectural historians, we are honored to add our support to the City’s stewardship of Liberia. Team Organization & Methodology The team for this historic structure report effort was lead by architectural historian Bryan Clark Green, PhD, and architectural designer Susan Reed. Collectively they surveyed the building to record present conditions and assess its current state, as well as performing documentary research in the collections of the City of Manassas and other repositories. Investigation began in Manassas in December, 2010. Team members conducted a detailed survey of building fabric on all floors of the house as well as survey of exterior fabric. Access to the interior of the building was complete, and for that we are grateful. Access to the roof was limited, as erection of scaffolds or ladders for detailed examination of conditions above ground level was not possible. A structural analysis was performed by, Nicole Ferran, Associate, John Dumsick, Project Engineer, and Nathan Hicks, Engineer, all with Robert Silman Associates. A mechanical, electrical, and plumbing evaluation was performed by John Dunlap, mechanical Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 1.3 engineer, and Clyde Bragg, electrical engineer, of Dunlap and Partners. Cost estimates were provided by James Akers of Akers Construction Group, Inc. The work of this HSR is, in large part, to pull together much of the fine research undertaken in the past on Liberia. These resources are cited within this report, but the most significant among them are: Archaeological Investigations at Liberia House – September 2007 Architectural Analysis and Historic Context of Liberia House – September 2007 Building Exterior and Structural Evaluation – March 2005 Liberia National Register Nomination – March 1980 Liberia Measured Drawings – August 2006 Interior & Exterior Paint Analysis – September 2008 Findings As a result of both the physical and documentary investigations we are confident that we have added to the City of Manassas’ already impressive knowledge about their building and its preservation. The City of Manassas and Liberia Restoration, Inc. have undertaken a sensible and responsible series of repairs, as described end of Chapter Two. These repairs have dealt with the most pressing issues facing the building (including replacing the roof, repointing the building, addressing moisture infiltration issues, adding a temporary ramp for handicap access), and this is reflected in the recommendations made in this report: there are relatively few issues calling for immediate attention, as most of these have recently addressed. The higher priority recommendations for this report include replacing the electrical panel, reinforcing the stairs between the second floor and the attic, monitoring one crack that is of concern, monitoring site drainage and making some slight corrections to the drainage repairs already initiated, and continuing to secure the fabric of the building by making necessary window repairs to secure the building envelope. Additional recommendations tend more toward long‐ range issues of aesthetics and interpretation, including plaster repairs and the restoration of historic finishes to the building, the restoration of the now‐missing front and rear porches, the interpretation of the now‐missing service wing, and the introduction of interpretive signage and continued efforts to make the house more accessible to those with mobility issues. The City of Manassas and Liberia Restoration, Inc. are to be commended for their stewardship of Liberia, particularly in this difficult economic climate. The care and concern they have shown have secured the fabric of the building, and continued curatorial concern will not doubt address the remaining exterior envelope issues, and turn to the restoration and interpretation of the interior. The repair actions of last few years have no doubt secured the fabric of the building, and it is on the secure foundation that continued work can build. Acknowledgements Commonwealth Architects wishes to gratefully acknowledge the assistance of following institutions and individuals: Roxana Adams, Curator, The Manassas Museum System, City of Manassas Buildings and Grounds Division, Department of Public Works, City of Manassas Liberia City of Manassas and Liberia Restoration, Inc. City of Manassas, Virginia Historic Structures Report 2011 Page 1.4 Chapter 2: bring two wives who bore him 15 children. Although the mansion burned to the Design and Construction of Liberia ground in 1729, the brick foundations remain. A member of the House of The tract that of land that was eventually to Burgesses (leading to his appointment as include Liberia was originally part of a Acting Governor in 1726) “King” Carter Northern Neck land grant to the Carter also became a successful land agent, family. Built in 1825, Liberia House’s rich eventually acquiring approximately 330,000 history includes a significant Civil war acres in the Northern Neck. The property component, including a skirmish that would eventually contain the Liberia immediately preceding the Battle of Second House was known as the Lower Bull Run Manassas (1862). The house served as Tract, consisting of 8,989 acres spanning the Union and Confederate headquarters, as lower portion of Bull Run. Robert “King” well as a camp and field hospital for Carter is buried at historic Christ Church. soldiers. Carter’s second son, Robert Carter II, Historic Context – Liberia overdosed on opium around 1732, leaving his four‐year‐old son Robert III one of the Liberia House is located on a remnant of an richest individuals in the Colonies, although extensive tract of land, known as the he would not inherit the estate consisting of Northern Neck Proprietary, which at one 65,000 acres and 100 slaves until his 21st time stretched from the Chesapeake Bay birthday. Carter III managed to continue the westward to the distant headwaters of the family tradition of land acquisition, Potomac and Rappahannock Rivers. The obtaining (among others) the Lower Bull Northern Neck Proprietary was patented in Run tract purchased by his grandfather and 1649 by Britain’s Charles II. Three years renamed Cancer Plantation after the Zodiac later, John Carter, originally of London, sign. He failed, however, to inherit his would patent 1,300 acres of this original grandfather’s good reputation and was