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The Stone Building Lexington, Massachusetts

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The Stone Building Lexington, Massachusetts Historic Structure Report & Recommendations for Rehabilitation & Reuse The Stone Building Lexington, Massachusetts September, 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA TABLE OF CONTENTS: ACKNOWLEDGEMENTS EXECUTIVE SUMMARY AND METHODOLOGY PART 1: DEVELOPMENTAL HISTORY A) Historical Analysis B) Architectural History C) Historical Photographs D) Historical Plans Conjectural 1833 19th Century Changes 1946 Changes 2009 Condition PART 2: MATERIALS INVESTIGATIONS A) Exterior Paint Findings Preservation Priorities B) Interior Finishes Findings Preservation Priorities PART 3: TREATMENT RECOMMENDATIONS A) Conservation Philosophy B) Conditions Assessment C) Stabilization D) Preservation and Restoration E) Rehabilitation Plans and Guidelines PART 4: MAINTENANCE PLAN A) Cyclical Maintenance Plan Menders, Torrey & Spencer, Inc. i 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA APPENDICES A) Historic Research: Bibliography B) Historic Research: Full Methodology C) Structural Assessment D) Preservation and Restoration Cost Estimate Outline Specifications E) Rehabilitation Cost Estimate Outline Specifications F) Lexington Building Inspector Rehabilitation Plan Commentary G) Project Photographs H) Menders, Torrey & Spencer Presentations Menders, Torrey & Spencer, Inc. ii 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA Prepared for: Town of Lexington Town Office Building 1625 Massachusetts Avenue Lexington, MA 02420 Carl F. Valente, Town Administrator Prepared by: Menders, Torrey & Spencer, Inc. Architecture • Preservation 123 North Washington Street Boston, MA 02114 T: 617.227.1477 www.mendersarchitects.com Lynne Spencer Principal, Historic Preservation Patrick Guthrie Registered Architect, Preservationist Lynn Smiledge Report Coordinator, Preservationist Affiliated Consultants: Architectural Historian: Anne Grady 10 Trotting Horse Drive Lexington, MA 02421 781.862.8977 Historic Materials Analysis and Preservation Consultant: Finch&Rose William Finch 50 Front Street Beverly, MA 01915 978.922.4950 Structural Engineer: Structures North Consulting Engineers, Inc. John Wathne 60 Washington Street Salem, MA 01970 978.745.6817 Cost Estimating: A.M. Fogarty Peter Timothy 175 Derby Street, Suite 5 Hingham, MA 02043 781.749.7272 Preservation Contractor: David Greenleaf Contractors David Greenleaf & Gerard O’Doherty 119 Emerald Street Medford, MA 02155 Menders, Torrey & Spencer, Inc. iii 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA Anne Grady - Acknowledgements I would like to thank Richard Kollen and Faith Ferguson, especially, for sharing their knowledge of East Lexington and materials from their files with me. I would also like to thank Elaine and Sam Doran of the Lexington Historical Society for their help at the Lexington Historical Society Archives and Leslie Perrin Wilson, Special Collections Librarian at the Concord Free Public Library, for her assistance. Menders, Torrey & Spencer – Acknowledgements Patrick Goddard, Director of Public Facilities and Mark Barret, RA, Project Manager, both of the Lexington Public Facilities Department for excellent project management, quick response to questions and needed access to the building, and clear lines of inquiry that both challenged and informed the project. Members of the Lexington Historical Commission and Connie Rawson and Kathy Quinlan of the Cary Memorial Library staff for invaluable input. Menders, Torrey & Spencer, Inc. iv 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA EXECUTIVE SUMMARY & METHODOLOGY Menders, Torrey & Spencer, Inc. v 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA Menders, Torrey & Spencer, Inc. vi 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA Executive Summary It was a privilege to be selected to study and conceive of strategies to preserve Lexington’s venerable Stone Building. The challenges of preserving the historic fabric of this distinguished old building while facilitating its rebirth as a functional, accessible community resource are many, but the rewards are rich for the residents of Lexington. Paramount in our approach was the retention of the building’s uniquely important historic character and its embodied association with Asher Benjamin and the Greek Revival in American architecture, beautifully expressed in the East Lexington neighborhood in residential buildings and especially in the Follen Church. Today, after performing the Historic Structure Report and Recommendations, we have a deep understanding of the historic significance of the Stone Building as one of the United State’s earliest Lyceums built purposefully for enlightened dialogue and learning. We know which of the issues observed in examination of the physical condition are of real concern, and which can be readily managed. We appreciate the constraints and opportunities of the historic building, and have envisioned a rehabilitation scenario that helps achieve the community uses envisioned by the Town and would continue the tradition of intellectual discourse and lively public use for the citizens of Lexington. We also have cost recommendations attached to immediate repairs, permanent stabilization of the historic building, and renovations and additions that will expand the accessibility and functionality of the building and extend its life within the community for generations to come. In June 2009, Menders, Torrey & Spencer, Inc. (MTS) was engaged by the Town of Lexington, acting through Carl F. Valente, Town Administrator, to provide a detailed Historic Structure Report for the Stone Building. Stated requirements included identifying changes in the building over time, assessing stabilization needs, restoration plans, paint analysis of paint schemes over time, preparing a cyclical maintenance plan and adaptive use and universal access assessment. The report’s overarching objective was to lay the groundwork for understanding the history of the building and describe needs to be met for use of the building compatible with its history. The study is broken into four parts and begins with an historical analysis of the historic setting and context, the rationale for construction of The Stone Building, and a chronology of use history. Next is the architectural history, an annotated chronology of the building from 1833 to the completion of this report. Following that are four pages of floor plans illustrating the conjectural original construction, changes in the 19th century, the 1946-1947 renovation and the 2009 plan. With history as a foundation, the report then describes structural deficiencies and building code concerns, assesses the historic building fabric, identifies character-defining features, describes and prioritizes preservation treatments, provides estimates for those treatments, and lays out a cyclical maintenance plan. The second part of the report contains the materials investigations. Exterior paint analysis has chronicled 19 generations of exterior painting, including surprising early paints that included sand paints and pigments. Interior analysis shows less layering, as is expected, and speculation about use of calcimine paint that has left no trace. The section concludes with a listing of character-defining features, which are physical elements of building history that tie directly to its historical significance as an early Lyceum. Our recommendations begin with conditions assessment of the building today. Following that is a description of work to be executed in the Fall and Winter of 2009 as immediate stabilization, projected at a cost of $15,000. Long-term preservation of the historic building consists of restoring the building envelope at a projected cost of $205,000. Finally, interior rehabilitation and construction of an addition in the not-too- distant future is described at a projected cost of $1,625,000. Menders, Torrey & Spencer, Inc. vii 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA The maintenance plan is in two sections, first showing requirements for a building which has had the exterior preserved and the second a maintenance plan for a fully renovated building with an addition. Appendices include research bibliography, the unabridged research methodology and structural report, pricing estimating and outline specifications for the recommendations, copies of presentations, and copies of photographs taken during the report research portion of the project. Summary Grounded realism should be joined with vision and energy in imaging and describing a future for the Stone Building. The legacy of this building, just as the necessities that created and sustained it over nearly two centuries, should be celebrated actively – not just remembered. To preserve it is to do more than keep the roofs weather tight – its future must be logical, visionary and compelling. We have been consistently impressed with the interest and commitment of the Town Administrator, Community Preservation Committee, Historical Commission, the Special Stone Building Committee of the Permanent Building Committee, the Heritage Center Committee, and the Lexington Library System. Collaboration, creativity and insight amongst these groups brought this project to its current place in time, and will be necessary to move it to the next stage. Menders, Torrey & Spencer, Inc. viii 2009 The Stone Building HISTORIC STRUCTURE REPORT LEXINGTON, MA Methodology This plan represents a collaborative effort between Menders, Torrey & Spencer, Inc. (MTS) and the Town of Lexington, MA. Working
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