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Historic Taos County Courthouse Condition Assessment & Preservation Plan September 27Th, 2013

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Historic Taos County Courthouse Condition Assessment & Preservation Plan September 27Th, 2013 New Mexico Historic Preservation Division Contract Number 35-12-41985.22 Historic Taos County Courthouse Condition Assessment & Preservation Plan September 27th, 2013 Prepared by Table of Contents Executive Summary .....................................................1 Windows ........................................................................................ 48 Doors ............................................................................................. 50 Room Finishes ................................................................................ 51 Part I – Introduction ................................................................... 3 Murals ............................................................................................ 54 Purpose .......................................................................................... 3 Mechanical and Electrical Fixtures ................................................ 54 Goals .............................................................................................. 3 Hazardous Materials ...................................................................... 55 Context .......................................................................................... 4 Energy Enhancement and Thermal Comfort Improvements ........ 56 Character Defining Features .......................................................... 13 Site Improvements ........................................................................ 59 Statement of Significance .............................................................. 14 Recommendations for Possible Future Studies ............................. 60 Historic Integrity Analysis .............................................................. 15 Program of Existing Spaces ............................................................ 61 Architect Louis Hesselden ............................................................. 16 Murals and the Artists ................................................................... 17 Part III - Regulatory Requirements Overview ................. 62 Hopper and Easy Rider .................................................................. 19 Current Planning and Policies for Adaptive Reuse ........................ 20 Report Method and Limitations .................................................... 21 Part IV – Proposed Preservation Plan ............................... 64 Building Construction Chronology ................................................. 22 Proposed Floor Plan – First Floor and Site .................................... 69 Existing Site Plan & Notes .............................................................. 23 Proposed Floor Plan - Second Floor .............................................. 70 Summary of Building & Site Chronology ...................................... 26 Original Building Plan – First Floor ................................................ 28 Part V - Rehabilitation Priorities & Cost Estimate ....... 71 Original Building Plan – Second Floor ............................................ 30 Rehabilitation Priorities and Phases .............................................. 71 Existing Building Plan – Basement ................................................. 32 Construction Cost Estimate ........................................................... 72 Existing Building Plan – First Floor ................................................. 33 Existing Building Plan – Second Floor ............................................ 34 Appendices Photographs - Existing Conditions ................................................. 35 A Bibliography Existing Conditions Evaluation – Exterior Facades ........................ 36 B Original Construction Drawings C 1949 NMDOT Aerial Photograph Part II - Condition Assessment & Repair D 1952 NMDOT Aerial Photograph Recommendations ...................................................................... 40 E Structural Assessment Building Description ...................................................................... 40 F Room Finish Schedule Foundations and Stem Walls ........................................................ 41 G Window & Door Survey Interior and Exterior Walls and Finishes ...................................... 42 H The Murals & the Artists Rear Stair ....................................................................................... 45 I Meeting Minutes Main Entry Portal .......................................................................... 45 J National Register Nomination Roof and Parapets ......................................................................... 47 K Hazardous Materials Report Historic Taos County Courthouse – Conditions Assessment & Preservation Plan Executive Summary This Condition Assessment and Preservation Plan is funded • Taos artist Regina Cooks’ woodblock print of the south by a grant from the New Mexico Historic Preservation Division of façade of the building titled “Moving Into the New the Department of Cultural Affairs. Additional funding and support Courthouse” has generously been provided by the Town of Taos and Taos • The original 1932 construction drawings located in the County. University of New Mexico’s Center for Southwest Research The Town of Taos initiated this project through a publicly Architectural Drawing Archives advertised Request for Proposal in December of 2013, which • Project notes contained in the historic archives of the Public resulted in eleven submissions. Henry Architects was selected to Works Administration (State Archives in Santa Fe) perform the work in collaboration with structural consultant Hands • Aerial photographs commissioned by the New Mexico Engineering and historical consultant Archinia. Draft reports were Department of Transportation in 1952 & 1957. submitted to the State Historic Preservation Division in June and September 2013. This report has been revised to address review The un-stabilized adobe building clad in cementitious comments received. plaster is an excellent example of a Spanish Pueblo Revival style The purpose of this project is to assist the Taos County public building. Despite a roughly forty year period where little to Government and the Town of Taos in their preservation and no maintenance occurred, the building remains in fair condition. rehabilitation of the largely vacant and unused Historic Taos County The Historic Taos County Courthouse was listed in the National Courthouse. The scope of work undertaken by Henry Architects in Register of Historic Places in 1982 and the State Register of Cultural preparing this report included numerous visits to the site, where the Properties in 1986. building and its contents were measured and photographed, For future planning, this report includes a detailed existing floor plans and exterior building elevations were prepared, description of each space, including its original use, current extensive research of the history of the building and its construction condition and detailed recommendations for preservation and materials was conducted, the building was inspected and existing rehabilitation. The most severely deteriorated features of the conditions documented and recommendations for stabilization, building are the roof membrane and exterior windows. preservation and rehabilitation, and estimates of probable Replacement of the roof and rehabilitation of the historic windows construction costs were developed. Additionally, programming are essential to preserving the building’s overall integrity. The meetings were held with numerous stake-holders in the project to EPDM roof membrane should be entirely replaced, and the exterior determine the beneficial uses of the building and its interior spaces. plaster system should be restored. Water infiltration into the two All of these efforts were performed in an open and collaborative story structural adobe walls, if left in their existing condition, will public process. lead to the further deterioration of the building. The restoration of Sources for research and documentation of the building’s the exterior stucco should be undertaken only after the non-historic construction chronology and historic appearance included the side additions are carefully demolished and the original first floor following: exterior wall openings on the east and west facades are restored. _________________________________________________________________________________________________________________________________ Historic Taos County Courthouse Conditions Assessment & Preservation Plan pg. 1 Finally, the non-historic side infill additions should be removed, either entirely or partially, and the open space reused. A preliminary building code analysis and an evaluation of building wide accessibility issues is included in this report. Specific building code and accessibility requirements will need to be addressed once a final detailed plan for the buildings reuse is completed. The report does recommend that an elevator for the mobility impaired be installed for access to the upper floor, as well as new publicly accessible restrooms installed on both floors in compliance with Chapter 29 of the IBC. This report also includes a hazardous material survey that was performed on a small portion of the first floor jail complex in 2010 and extrapolates the implications of the findings for the proposed complete building rehabilitation. Also included for future planning are opinions of probable construction costs for the anticipated preservation and rehabilitation work identified.
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