LLENROC 2016 CONDITION ASSESSMENT

100 Cornell Avenue Ithaca, New York 14850

Prepared For: Cornell Delta Phi Association

Prepared By: Crawford & Stearns Architects and Preservation Planners, PLLC 134 Walton Street Syracuse, NY 13202

December 2016

LLENROC 2016 CONDITION ASSESSMENT

100 Cornell Avenue Ithaca, New York 14850

Prepared For: Cornell Delta Phi Association

Prepared By: Crawford & Stearns Architects and Preservation Planners, PLLC 134 Walton Street Syracuse, NY 13202

December 2016

All photographs are by Crawford & Stearns unless otherwise noted.

© Crawford & Stearns, PLLC Llenroc 2016 Condition Assessment Project #1550 LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

TABLE OF CONTENTS

INTRODUCTION Page #

EXTERIOR THE RURAL GOTHIC VILLA

SITE: 8

• Narrative 9 Drainage Utilities Plantings Soil erosion locations Photographs of existing conditions 10 • Site Plan to show drainage, utility systems, and plantings 13

ROOFS:

• Narrative 14 Metal flashing and sheet metal conditions1245 Rain leaders & leader heads Iron work related to roof: ladders, platforms, stairs Hatch improvements at flat roofs • Condition Photographs , 2012 & 2016 15 • Roof Plan to note locations of roof condition issues 22

MASONRY:

• Stone masonry stabilization and restoration 23 Bluestone Lockport Limestone Use at Cornell University Use at Llenroc Steps Quoins Piazzas and colonnettes Balconies, colonnettes and brackets Carved capitals Carved moldings • Mortar Repointing 25 • The Prospect for testing mortars 26 • Photographs of existing conditions 28 • Masonry Drawings and Elevations, including basement plan to locate areaways 34

STONE CONSERVATION

• Stone Conservation Observations 40 • Bluestone and Lockport Limestone The Prospect for petrographic testing Options for stabilization and probable costs

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WINDOWS: Page #

• Narrative 42 • Storm window system Historic (existing remnants) New • Photographs of existing conditions 43 • Window and Door Drawings, plans, elevations, window and door schedules 44 Basement First Floor Glass doors Panel doors Second Floor Third Floor

PIAZZA CEILINGS AND LIGHTING FIXTURES:

• North Piazza 53 • West Piazza • South Piazza Photographs of existing conditions

CONCLUSIONS REGARDING EXTERIOR CONDITIONS 54

• Specific Conclusions Capital Projects Maintenance • General Conclusions Respect for the Building Communication and coordination between all parties involved Fire watch during hazardous installations

NARRATIVE SUMMARY OF 5-YEAR PRESERVATION PLAN: EXTERIOR 56

• 2016-2020

5-YEAR PRESERVATION PLAN: EXTERIOR SUMMARY OF POSSIBLE COSTS 60

• 2016-2020

NARRATIVE SUMMARY OF 15-YEAR PRESERVATION PLAN: EXTERIOR 62

• 2021-2036

15-YEAR PRESERVATION PLAN: EXTERIOR SUMMARY OF POSSIBLE COSTS 63

• 2021-2036

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INTERIOR Page # THE RURAL GOTHIC VILLA 66

Room by room survey of Condition for floors, walls, ceilings, built-ins/woodwork, heating grilles, cabinets, pipes, controls, lighting, electrical plates and outlets, cable runs, fire detection & alarm.

FIRST FLOOR 67

• Entrance Foyer • Card Room • Main Stair Hall 1st • Music Room • Living Room • Library • Dining Room • East Stair Hall 1st • Dish Room • Kitchen • Laundry • Toilet

SECOND FLOOR 94

• The Landing • Bedroom #1 (with Closets, typical) • Bedroom #2 • Bedroom #3 • Bedroom #4 • Bedroom #5 • Bedroom Bathroom • Bedroom #6 • Bedroom #7 • Bedroom #8 • Bedroom #9 • East Stair Hall 2nd with closet • Long Hallway

THIRD FLOOR: 128

• Stair Hall 3rd Roof Stair Closet • Hall and Corridor • Bedroom #10 (with dormers, typical) • Bedroom #11 • Bedroom #12 • Bedroom #13 • Bathroom • Bedroom #14 “Senior Apartments” • Bedroom #15

BASEMENT 150

• Stairway / Pong Room with Janitor Closet • Pool Room • Bar Room with Closet • Bar Lounge

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• Women’s Lounge Page # • Women’s Toilet • Passageway • Vestibule Chapter Room • Chapter Room • North Piazza Crypt • Boiler and the Boiler Room 156 • East Stair Hall Basement • Vestibule • Electrical • Laundry with Closet (was “Caves #1”) • Mechanical (“Caves #2”)

CONCLUSIONS REGARDING INTERIOR CONDITIONS 158

• Capital Projects • Maintenance • Respect for the Building • Communication and coordination between all parties involved • Fire watch during hazardous installations

NARRATIVE SUMMARY OF 5-YEAR PRESERVATION PLAN: INTERIOR 161

• 2016-2020

5-YEAR PRESERVATION PLAN: INTERIOR SUMMARY OF POSSIBLE COSTS 162

• 2016-2020

NARRATIVE SUMMARY OF 15-YEAR PRESERVATION PLAN: INTERIOR 163

• 2021-2036

15-YEAR PRESERVATION PLAN: INTERIOR SUMMARY OF POSSIBLE COSTS 164

• 2021-2036

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INTRODUCTION

This Condition Assessment is the fourth such evaluation Crawford & Stearns has provided for the Cornell Delta Phi chapter house known as “Llenroc”. These occurred in 1990, 1998, and 2009 and the 2016 version is particularly significant due to the revitalization of Cornell Delta Phi Association’s commitment to the house and the Cornell Delta Phi Foundation’s plans for the future. The Gothic Revival Villa has been home to the fraternity for 105 years out of its 135 year presence at Cornell University.

In spite of recognition that Llenroc is an exceptionally rare and high-quality example of Gothic Revival Villa design and execution, a century and a half of occupation inside and temperate climate weather outside are causing significant aging of the stone house. The building remains intact on two counts: First the extreme talent of German masons outside and English carpenters inside made the house extremely durable. Secondly, the house has been lived in for its entire life, and that is the most compatible use for any building designed and constructed to be a residence. Maintenance and rehabilitation projects have kept Llenroc serving this function, but the time has come for restoration, that is work which goes beyond condition repair, to guarantee the architectural integrity of the building and its immediate site. Llenroc deserve the highest level of restoration quality to send it far past its 2065 Bi-centennial and a second century at Cornell University.

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THE RURAL GOTHIC VILLA: EXTERIOR

To quote the 1990 Condition Report by Crawford & Stearns:

“Ezra Cornell in the 1860s had plans drawn up for a family residence, Llenroc; it was designed by the prestigious Albany, New York based architectural firm of Nichols and Brown. The original plans and elevations prepared by Nichols and Brown were once known to be framed and hanging on the walls of the first floor of Llenroc. Now in their absence, Crawford & Stearns has prepared new record drawings.”

“Prominently sited, the setting atop a steep hill with the University as a backdrop is a textbook example of the 19th century romantic picturesque notion; the vistas, prominence and distinctive character of the house all fit precisely into the rural country house philosophies promoted during the 19th century, and in particular by A. J. Downing through his published works. Likewise the early buildings of the Cornell University campus were in a similar romantic and picturesque mode. Morrill Hall (1860), White Hall (1866), McGraw Hall and Tower (1869), Sibley Hall (1870), Sage College (1873) and Sage Chapel (1875), along with Llenroc, capture the romantic and picturesque school of thought prevalent at that time”

The same report went on to recommend pursing designation for Llenroc as a National Register Landmark (NHL) due to its national significance.

The property has been listed on the National Register of Historic Places and has had local Protected Site Designation as administered through the City of Ithaca’s Landmarks Preservation Board. These designations have now been in place for many years, but NHL status has not been sought for Llenroc.

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SITE

The site of the Llenroc villa has seen its rural image preserved on three sides despite massive reduction in size from Ezra Cornell’s 19th century farm. Green space adorns the cemetery to the south, the valley in which Ithaca rests to the west and Cayuga Lake to the northwest. Huge examples of legacy trees survive: Beech, Sycamore and Oak, some now off the property. Walnut trees have overgrown the nearby tennis court to the northeast.

The 2009 Condition Assessment by Crawford & Stearns started its descriptive and workscope narrative with an update on the infamous stone retaining wall which runs along several hundred feet of Cornell Avenue at the sloping lower limit of the villa’s site. Disintegrated to the point of losing its margined ashlar limestones and its ability to retain soil, this significant landscape feature has been a liability for decades. Recent discussions regarding the Llenroc site have not emphasized the wall’s half a million dollar cost to restore, now escalated to $725,000.

What is new since 2009 are changes and improvements in site drainage, site lighting and the restoration of one areaway adjacent to the house. “Areaways” are small light and air shafts, whose stone retaining walls hold earth back from otherwise submerged basement doors and windows. Every time an areaway is restored, it is equipped with a new bottom drain. Site lighting consists of weatherproof floodlights recessed into the ground and backfilled with white marble chips which have an appearance incompatible with the historic property. These light the facades. A relatively newly recognized development is the soil erosion and settlement to the North and West as described by Taitem Engineering in August of 2009. The fact that this site condition has yet to affect the steadfast foundations of Llenroc has allowed the current assessment to suggest delaying soil stabilization a few years and place it in the 15-year Preservation Plan. The settlement locations are shown on the site plan.

Site utilities consist of overhead triplex electric on the north side of the East Kitchen Wing, water on the south side of the same, and waste line through west yard, exiting from beneath the billiard room in the basement. Communication lines enter the house overhead adjacent to the electric weatherhead. Plantings are sparse of the site, as the lilacs were removed prior to the 2011 celebration, for which the tent covered nearly the entire south lawn. A few trees remain, including a large historic beech tree a short distance west of the main front steps. The potential for site planning restoration will call for an Historic Landscape Report in the future.

Photographs 5274 and 5279 through 5296

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Exterior: Site

5274: View WNW, including period beech 5279: View N from house, off property tree

5280: View N from house, off property 5281: View N from house, off property

5282: View E from north yard

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Exterior: Site

5284: N elevation of house from off property 5285: Remnant of carriage drive

5286: Deer at tennis court site 5288: Stone ruins at tennis court site

5289: View SE at tennis court site 5290: Stone steps W of tennis court site

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Exterior: Site

5291: Stone retaining wall at SW corner of 5292: View SW of house through tennis court tennis court site

5293: Stone landing on W side of tennis court 5294: Overgrown plot W of tennis court site

5295: View WSW from North yard 5296: View W from North yard

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Old tennis court

Property line Drywell drain at daylight

Light pole Utility pole

Dumpster Parking

Stairs up Approx. location to walkway of buried obsolite tank. Storm drain Electric & Light pole Drywell communication line

Underground Roof leader electric line outlet drain line DN . Parking

Backfilled Outlet DN Ave

UP Outlet #6 W118 W117 W116 Outlet #7 #8 W111 W110 W109 W108 W107

W115 W114 W113 W112 Cornell UP TLT.

GAS

D D 108 107

UP D 106 Domestic Cleanout Cleanout W119 House waste line water

W120 curb box

D D GAS 103 104 DN Domestic water line W121 D D D Dedicated 101 102 105 sprinkler DN GAS GASshut-off W104 W105 W106 GAS UP GAS GAS D Outlet GAS GAS GAS GAS Metal 109 Outlet Soil erosion to UP #1 access #2 cover be backfilled D Sprinkler main 110

GAS

D UP 111 Sprinkler Valve (P.I.V.) W102 W103 UP Outlet W122 W101 #5 Outlet D #4 100 Outlet

GAS W123 #3 (door transom) UP

Linden Light pole Cornell Avenue Tree retaining wall ,

GAS extensively Parking deteriorated

Llenroc Historic Beech Tree Ct

.

Light pole line Property

0 5 10 20 40 60

Maple Underground electric line North

Ginko Property line location taken from Landscape Removal Plan by Crawford & Stearns, dated July 2, Dead 2003. Other information provided by tree Canzler Contracting, Ithaca, New York, and on-site field measurements Light & duplex taken by Architect in 2016. on sign Property line

Storm drain entry

Cornell Ave.

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS STONE CONSERVATION Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" Site Drainage & 134 WALTON STREET • SYRACUSE, NEW YORK 13202 S•1 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 drawing sheet . For 11"x17" Utilities Plan LLENROC DELTA PHI reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED 100 CORNELL AVENUE • ITHACA, NEW YORK PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

ROOFS

The 2009 Condition Assessment centered on C.F. Evans roof inspection conducted in 2008 with V. Romanoff & Associates. Now also known as Evans Roofing Company, that company has a high reputation for restoring slate roof with copper flashing specifically at Cornell University and in the southern tier.

The main and kitchen wing flat roofs always seem to have a need for repair of the black membrane. The 2009 assessment described the problems caused by allowing people to use the roof as a terrace. Due to damage to the membrane roof, the skylight and safety issues, the roof area is now closed.

Deterioration in the metal-clad crickets (small gables to shed water overboard from behind the main stone chimneys) was photographed, also the south piazza roof, the east parapet flashing of the south entrance gable, and several of the kitchen wing dormers. All of them exhibited some slate damage, but more importantly pin-holing and wear in the copper flashings. It was also apparent at that time that the standing-seam roof on the west piazza was leaking. The photographs also focused on lack of a positive drip edge at the entire kitchen (east) wing roof edge and all of its six jerkin-head dormers.

Slate and flashing work over the past seven years has included rehabilitation of all the above condition problems except for:

1. The flat roof membranes 2. The kitchen wing mansard roof work 3. Dormer flashings 4. East Main Chimney and Music Room Chimney flashings

The ivy on the elevations facing the magnolia tree, that is on both sides of the south piazza, has been removed. The noted undersizing of copper rain leaders is finally being addressed in 2016, as on-site underground drainage piping is being modified. Ironwork will continue to need cyclical repainting so as to not stain adjacent masonry components.

The time has certainly come for work on the kitchen wing roof and the East Main Chimney flashings as these are many years overdue.

The following photographs show a considerable amount of apparent stability in roof conditions, and yet this can be deceptive where metal flashings are continuing to rust and corrode. Photographs Q, R, S and T show areas with accelerating rates of deterioration.

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Roofs: Condition Photographs

2012 2016

A 8207 5751

B 8208 5752

C 8209 5757

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Roofs: Condition Photographs

2012 2016

D 8210

E 8211 5755

F 8212 5756

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Roofs: Condition Photographs

2012 2016

G 8213 5763

H 8214 5764

I 8215 5765

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Roofs: Condition Photographs

2012 2016

J 8216 5766

K 8217 5767

L 8218 5754

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Roofs: Condition Photographs

2012 2016

M 8219 5758

N 8220 5759

O8221 5760

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Roofs: Condition Photographs

2012 2016

P 8222 5761

Q 5773: Loss of slates at easterly dormer of Bedroom #10

R 5776: Deterioration of Music Room/South Chimney and its metal flashings

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Roofs: Condition Photographs

2016

S 5779: Deterioration of flashings at East gable chimney & parapet

T 5783: Need for re-fastening beadboard and staining at skylight well

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G H Rehabilitate east chimney & parapet flashing

Roof access N hatch/skylight in need Reconstruct of repair & interior K roof access J maintenance Slates hatch for F maintenance Replace displaced cope M missing stone(s) & repoint. purposes Restore flashing.

L

I O P

D

Pinnacle leans visibly outward B Ladder previously removed by Owner

A

E Typical Jerkin-head dormer slate roof w/ C metal flashings @ stone parapet

The most visibly deteriorated chimney Flashing @ south gable parapet replaced in 2016

Pinnacle leans visibly outward

Project North Photo Key: 1 Roof Plan A-R 3/16" = 1'-0" A = Photo Locations & Direction

ROOF PLAN

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" 134 WALTON STREET • SYRACUSE, NEW YORK 13202 A•R TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 LLENROC DELTA PHI drawing sheet . For 11"x17" Roof Plan 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

MASONRY

The exterior elevations of Llenroc are attractively designed in well-proportioned volumes with precisely prepared stone surfaces, consistent but varied in expression and meticulous in detail. The bluestone ashlar facades are bush-hammered, giving them a stippled surface. The mortar joints are so narrow as to suggest that much of the face stone was almost “dry-laid”, that is, with a very small amount of bedding mortar. Many years of oxidation have converted the facades from a dark blue-gray into a yellowish and even greenish buff tone.

The rest of the story for stonework is the limestone from Lockport in western New York State. This is the same fossilized limestone that was used for trim in the “Stone Row” buildings on the Cornell University arts quadrangle. This stone is interesting in that it contains fossils of prehistoric sea creatures called crinoids. These ocean dwellers survive today and can be enormous in size. Their cylindrical bodies leave circular inclusions in cross section and are known as crinoid stems. Other contents give the stone a pinkish cast.

The variety of forms this stone assumes at 100 Cornell Avenue is stupendous. It forms piazza (porch) decks and corner piers in massive monoliths, articulated round columns and corbels, complex moldings, balconies, brackets and flat quoins (corner stones, all eight-cut, that is tooled to have a surface of eight straight-line ridges per inch). These appear not only at building corners, but at chimneys and all window and door openings. The final accomplishment at Llenroc is the stone carving on piazza moldings and column caps. The carvings are deeply undercut and intricate.

The 2009 Condition Assessment was an introduction to the intricate and rich detailing of Llenroc stone exterior. It presented the range of conditions which threaten the stability of the stone facades, moldings and carvings. Setting aside the gradual and progressive erosion of the Lockport limestone (pinkish gray) and localized surface loss of the bluestone (oxidized to greenish and yellowish buff color), the building looks much the way it did seven years ago. The 2006 appraisal emphasized the piazzas, the areaways, and the need for a Historic Masonry Study.

In that regard there are examples of initial progress in all three categories:

1. The North Piazza has been structurally stabilized, including the replacement in kind of the limestone northwest corner pier. In so doing it became evident how difficult it is to find matching limestone. The Lockport quarries in western New York State which originally provided this type of fossilized stone are closed.

2. The easterly half of the north areaways (defined as “a sunken space affording access, air and light to a cellar or basement”) has been reconstructed using the original stone with some replacement bluestone stair components. Modifications to drainage piping for this areaway are shown on a Site Plan, enclosed.

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3. An Historic Masonry Study has been initiated, now referred to as a Stone Conservation Study. This effort is dependent upon petrographic testing of the limestone and bluestone samples, now at Highbridge Materials Consulting in Pleasantville, New York. The prime reason for testing both types of natural stone is to establish compatibility of repair compounds and mortars.

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MORTAR REPOINTING

Based on discussion with Highbridge Materials Consulting, the following mortar description and testing is recommended. This gives the masonry restorer considerable latitude in product selection and sand to binder ratio, without risking visual or physical compatibility, due to the samples and dialogue with architect stipulated. Standards for preparation and evaluation of samples is forthcoming.

a. For bedding mortar, use St. Austier imported, naturally hydraulic lime (NHL), until such time as testing indicates rationale for using other.

b. For pointing mortars, use either natural cement or naturally hydraulic lime (NHL)with a megapascal rating (MGa) not to exceed 6. Black natural cement is allegedly available. Have all restoration mortars used at Llenroc tested “locally” at 28 day cure of field samples for compression.

c. Where as most mortars are specified today with a minimum strength, we are interested in determining a maximum strength of MGa not exceeding 6.

d. Mortar samples will be prepared in place in designated locations for bluestone and limestone.

e. Stone restoration samples will precede the final repointing mortar samples for bluestone and limestone.

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THE PROSPECT FOR TESTING MORTARS

The perceived need and objectives for testing of the historic mortars has been discussed with John Walsh of Highbridge Materials Consulting of Pleasantville, New York. The following conditions and assumptions have been considered as a starting point for this mortar testing discussion:

a. Despite some stone surface deterioration, the bedding mortars have performed extremely well in this 1865 building. The bed and head joints are extremely narrow, even less than 1/16 of an inch, even though the original grapevine pointing is a 3/16 inch diameter raised bead. This precision masonry was constructed (and carved in the case of capitals and foliated moldings) by alleged German masons. An ample amount of the original pointing mortars survives beneath the three piazzas to establish appearance standards for this masonry stabilization project. With only one exception, none of the previous repointing campaigns at Llenroc appear to have duplicated the original detail. The one that came close had a color discrepancy by way of using black where the mortar bead should have been gray/buff.

b. The stone deterioration consists of two rather different types of surface loss, depending on whether it is the bluestone (greenish sandstone referred to above), or the fossil- ridden limestone. To this observer the deterioration patterns do not suggest that the hygroscopic characteristics of one type of stone are making a problem with the other. The bluestone exhibits surface induration in the middle of its quarry-bedded ashlar fields, suggesting that moisture may be entering via mortar joints rather than through adjacent trim stone. Deterioration of mortar joints is therefore suspect in attempts at explaining this deterioration.

c. In the case of the Lockport limestone, in both quoins and colonnettes, the surface erosion is also quite consistent in both sedimentary faces (face-bedded) and perpendicular return surfaces. The fossils in this stone, which consist largely of crinoid stems (sea creatures which are still extant today, with a history of 45 million years), do not appear to affect the durability of the limestone. Again, as with the bluestone, moisture appears to be gradually dissolving the binder in both the natural planes and at right angles to it. Here, however, it appears to this observer that the suspected cause is not so much the condition of mortar joints, but repeated saturation as water runs off the facades and the balconies. Intricately carved limestone capitals and foliated roof cornice moldings succumb first to this weathering after decades of exposure.

d. If and when Highbridge Materials Consulting does test mortar materials, each sample should be at least 50 grams in weight. This is the equivalent of about two golf balls in size. With such thin bedding and head joints in the original mortar, it is perceived as being difficult to furnish even such small quantities of material, at least until some substantial dismantling is accomplished. John Walsh has said that he would be less interested in learning the sand to binder ratio in a sample, but rather, the chemistry of the binder and the nature of the aggregate. He suspects that the original mortars, starting in1865, were either natural cement or naturally hydraulic lime (NHL). He has also suggested some standards to be used in specifying repointing mortars in a way

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that is not normally done. These will be described in the Recommendations for Repointing Mortars.

e. Having started to discuss the context for mortar selection, it should be noted that the repair/patching of the stones themselves will probably amount to a bigger issue and a more complex procedure in the overall masonry restoration at Llenroc. One must keep in mind that for flush and raised joint repointing to be accurately executed on any historic stonework, the arrises of the ashlars must be first restored to something approximating original surface plane. Mortar samples can be started before this, but final repointing samples must be based upon and applied to restored stone faces.

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#1 1491: Bluestone erosion, W of front steps #2 1493: Detail of mortar joint, bluestone over limestone

#3 4181: Ice from snow melt. #4 4182: Limestone deterioration: Loss of carved detail at corbel boss

#5 1508: Mortar deterioration at south steps #6 4189: Mortar joints at foundation wall: Original profile is unknown

Note: Photo #s in bold are keyed as encircled on the Masonry Elevational Drawings which follow.

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#7 4192: Ice from leaking rain leader. #8 4193: Detail of ice from leaking rain leader.

#9 4195: Limestone deterioration at balcony #10 4210: The only leader head on the

railing baluster. building; generic funnel.

#11 4206: Limestone deterioration at #12 4227: Fissure in limestone water table, window label with remnants of carved boss, Kitchen (East) Wing. each end, Kitchen (East) Wing.

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#13 4225: Iron oxide inclusion in limestone; #20 1495: Erosion and old repair of colonette natural or old anchor? plinth, West Piazza

#21 1498: Bluestone deterioration at face of #22 4190: Limestone deterioration by ashlars. surface erosion.

#23 4191: Limestone deterioration: loss of #24 4203: Limestone deterioration at binder exposes crinoid stems fossils. doorway sill.

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#25 4231: Water table limestone #26 4234: Limestone cracking at balcony. deterioration at West return of south gable.

#27 4235: Limestone cracking at window #28 1503: Erosion at corbel boss, typical. lintel.

#29 6764: West gable peak deterioration. #40 4174: Ice from water running down See item 5 for 2016 under 7 year preservation facade. plan. This is the largest void in the stone masonry above the level of the areaways.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

#41 4169: Ice from water running down facade. #42 4178: Mortar joints: Gray/buff on 8-cut limestone.

#43 4201: Vines and rain leaders deficiencies. #44 4202: Ice at rain leader leak.

#45 4237: Carbon deposits: Black on window #46 4176: Mortar joints: Note black color lintels. between bluestone and limestone, and gray/buff between limestone quoins. Mortar appears to be repoint, but raised bead is profile of original.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

#47 1500: Bluestone deterioration at #48 6777: Kitchen roof - lack of drip edge margins of ashlars. allows water to flow over stone cornice.

#49 4170: Vent scupper dripping onto stone #60 4183: Ice from snow melt. sill.

#61 4171: Carbon deposits on bluestone at Kitchen (East) Wing.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK THIS PROFESSIONAL PROJECT DRAWING SIGNATURE . IT IS IS A , TO VIOLATION AND , THE ALTER SHALL DATE THIS OF REMAIN OF LAW DOCUMENT ALTERATION CRAWFORD FOR THE 134 ARCHITECTS TELEPHONE ANYONE

PROPERTY WALTON IN AND ANY , A UNLESS WAY DESCRIPTION OF

. THE

: IF

STREET ACTING 315 ALTERED ARCHITECT AND

/ OF

UNDER 471-2162 , THE THE

PRESERVATION •

. IT SYRACUSE ALTERATION ALTERING THE IS TO & DIRECTION

BE

PROFESSIONAL USED

STEARNS . FAX © CRAWFORD Pool OF ONLY ,

NEW A :

LICENSED WITH 315 PLANNERS SHALL YORK

& RESPECT / STEARNS

Areaway 471-2965 , REGISTERED AFFIX 13202

TO THEIR THIS

WB16 Closet A-0 1 3/16" Basement North Bar = 1'-0" Pool Areaway Piazza Floor

Room

Plan Bar Crypt

Project North

WB17 Chapter

louver power Areaway

exhaust Chapter Main Bar Crypt Seating exhaust Entry WB15 power louver

Room Pong LLENROC 100 Room

CORNELL Women's Htg Lounge Vestibule Chapter

. AVENUE Passage UP WB14 WB1 DELTA

• WB2

Women's DB2 ITHACA Toilet

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North WB13 , NEW .

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South

Room WB12 Piazza

(boiler louver room) WB11 Crypt East Hall Storage Bsmt panels Electric WB10 Stair WB3 South Vestibule

Kitchen

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UP UP Areaway WB9 Wing Closet North Kitchen refer Restored drawing reductions Scales to Areaway scales the WB4 on sheet WB8 in Wing Mechanical full these 2014 , reduce by

. size For 50% drawings 22"x 11"x17" written Laundry . 34" WB7 WB5 WB6 DRAWING LOG AREAWAYS DRAWINGS MASONRY DRAWING Floor Basement & TITLE CRYPTS Plan DRAWING Date: Project

A•0 12/31/16 #: NO

1550 . Critical need for repointing & flashing work

Eroded Limestone elements

Repoint W301 W303 Pinnacle leans visibly outward

6 1 8 9 ? ? ?

W201 W202 Flashing , W203 W204 W207 W208 typical Deterioration @ dormer parapet

T R U E A N D F I R M W210 W211 Stone capital carving W209 in excellent condition Cornice plagued by lack of positive drip on edge of slate roof 10 Badly W123 deteriorated label 11

W102 W103 W104 W105 W106 D D D 103 104 100 2 13

Fissures in 12 3 1 water table

6 Vines

Ice Landing & tread snow Deteriorated Ice accumulation melting during freezing balustrade @ leader leak 7,8 Deteriorated temperatures capitals 9 Typical Limestone resurface by mason carved boss @ 4 Note: Photo number groups are elevation specific: approx. 15 years ago S. Piazza arch Deteriorated mortar joints 5 South Elevation: #1 - #19 @ steps West Elevation: #20 - #39 North Elevation: #40 - #59 East Elevation: #60 - #79

1 South Elevation Key: A-5 3/16" = 1'-0" 1 = Photo locations & direction, numbers 1 through 13 this drawing.

= Leader head needed

? = Leader head potentially needed WB1 WB2 WB3 WB4 WB5 MASONRY

= Repointing schedule for 2016 DRAWINGS Section/Elevation @ Women's Areaway Section/Elevation @ Kitchen Wing South Areaway 4 = Note

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" 134 WALTON STREET • SYRACUSE, NEW YORK 13202 A•5 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 LLENROC DELTA PHI drawing sheet . For 11"x17" South Elevation 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 Significant void in cope stone course 29

W308 W311 W312 W313 Pinnacle leans visibly outward

? ? ? Conduit riser W222 W223 W224 W225 W226 W227 Repoint

26 Vines Cracks 27

W119 W120 W121 W122

D D D 109 110 111 Fissure in sill 25 21 28

22 20 24 Ice 23

Ice

1 Partial West @ North 2 West Elevation 3 Partial East @ North A-6 3/16" = 1'-0" A-6 3/16" = 1'-0" A-6 3/16" = 1'-0"

Key:

1 = Photo locations & direction, numbers 20 through 29 this drawing.

= Leader head needed

? = Leader head potentially needed WB16 WB17 = Repointing schedule for 2016 MASONRY DRAWINGS = Note Section/Elevation @ Pool Areaway Section/Elevation @ Bar Areaway 4

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" 134 WALTON STREET • SYRACUSE, NEW YORK 13202 A•6 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 LLENROC DELTA PHI drawing sheet . For 11"x17" West Elevation 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 W306 W307 W309 W310

? ?

W215 W216 W217 W218 W219 W220 W221

W213 W214

Vines

45 Carbon deposits 48

W112 W113 W114 W115 W116 W117 W118 43 W107 W108 W109 W110 W111 D D 107 46 108 47

42 Vent scupper dripping onto 49 stone sill

44

41 Ice Ice 40

1 North Elevation A-7 3/16" = 1'-0"

Key:

1 = Photo locations & direction, numbers 40 through 49 this drawing.

= Leader head needed

? = Leader head potentially needed WB6 WB7 WB8 WB9 DB1 WB10 WB11 WB12 WB13 DB2 WB14 WB15 = Repointing schedule for 2016 MASONRY DRAWINGS = Note Section/Elevation @ Kitchen Wing North Areaway Section/Elevation @ North Areaway Section/Elevation @ Chapter Areaway 4

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" 134 WALTON STREET • SYRACUSE, NEW YORK 13202 A•7 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 LLENROC DELTA PHI drawing sheet . For 11"x17" North Elevation 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 Deterioration @ dormer parapet flashings, typical

W302 Pinnacle leans W304 W305 visibly outward

Repoint

W212 W205 W206

W101 D 106

Black circular carbon deposits 61

60 Ice

Key: 1 East Elevation 1 = Photo locations & direction, numbers 60 and 61 this drawing. A-8 3/16" = 1'-0" = Leader head needed

? = Leader head potentially needed

= Repointing schedule for 2016

4 = Note MASONRY DRAWINGS

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" 134 WALTON STREET • SYRACUSE, NEW YORK 13202 A•8 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 LLENROC DELTA PHI drawing sheet . For 11"x17" East Elevation 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 D D 28 107 108

1 East @ North (Piazza) 2 North Piazza Looking North 3 North Piazza Looking East 4 North Piazza Looking South A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" A-9 3/16" = 1'-0"

D 102 D D D D D D 103 104 105 109 110 111

4

5 South Piazza Looking North 6 South Piazza Looking East 7 South Piazza Looking South 8 South Piazza Looking West A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" 9 West Piazza Looking West 10 West Piazza Looking North 11 West Piazza Looking East 12 West Piazza Looking South A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" A-9 3/16" = 1'-0" A-9 3/16" = 1'-0"

MASONRY DRAWINGS

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" 134 WALTON STREET • SYRACUSE, NEW YORK 13202 A•9 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 LLENROC DELTA PHI drawing sheet . For 11"x17" Partial Elevations 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

STONE CONSERVATION

STONE CONSERVATION OBSERVATIONS:

1. The foundation ashlar stones are the same quarried (sand) stone (also referred to as “bluestone” in this building) as the facades above the water table, except for nature of tooling.

2. This was a mid-winter visit, with the thermometer never rising above 19°F. Upon arrival snow was falling, coming in from the Northwest and also thick to the Southwest. By noon the skies cleared, but the temperature never moderated.

The amount of surface ice on facades at three major areas was alarming:

a. Kitchen wing outside scullery, mostly first story North facade around visible portions of electric entrance.

b. Northwest corner of library, two stories high, due to deficiencies in rain leaders.

c. Northeast corner of library, at East end of stone balcony, from balcony deck up two feet on North facade.

These conditions point to the need for critical work on the roof drainage systems.

3. All facade trim, including quoins, is Lockport limestone with crinoid stems (fossils), which, along with other prehistoric inclusions, give the light gray stone a pinkish cast. The surfaces appear to have been dressed eight-cut originally, but are now becoming rough as the outer layers of this face-bedded stonework either exfoliate in shallow layers or exhibit erosion at all surfaces.

4. Carved stone details, executed in the same limestone constitute a critically important portion of the facades. Along with all the colonnettes and corbels at the porches, balconies and masonry openings, these are the most threatened facade components in terms of surface erosion. A century and a half of saturation by the elements running down the facades has deeply eroded many of the details to the point of virtual loss of carved design.

Some 20 years ago, a restoration mason did install some composite patching repairs to steps and balconies, using a lime and cement mortar, given color and texture by including reddish and grayish marble chips. These repairs were fairly successful, as they maintained the pinkish appearance of the limestone and have survived intact to this day.

5. The facade stone is greenish sandstone finely bush-hammered to uniformly stippled surface. Most of these ashlars were quarry bedded, making the loss of vertical surface in thin layers appear to be “surface induration,” that is, migration of binders into a surface crust which eventually breaks loose and is shed. In stones where this has happened, the stone revealed is a deep gray, lacking both the greenish cast and the lighter color.

6. All original pointing mortar joints were struck flush, with a thin raised bead, buff at limestone, black at sandstone and between sandstone and limestone. This was concluded although

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

one of the previous repointing campaigns used black at limestone to limestone joints as well, but was incomplete in scope.

To summarize what the various repointing campaigns appear to have been at Llenroc, the following observations were made:

a. Early repointing consisted of a narrow and precision straight-line mortar bead that is a “raised” joint. For the most part, this finished joint was black or gray/buff, depending upon location. Both original and early repoint mortars are readily observed beneath all three piazzas, where protection from the elements has been afforded. Where pointing mortar is black, as opposed to the more natural gray coloration of bedding mortar, one may be suspicious that the two mortars are different. Where pointing and bedding mortars are the same color, one may suspect that they may be similar or the same in terms of composition. Only testing can help answer these unknowns by identifying sand used and nature of the binder.

b. More recent repointing appears to be tooled concave, without regard to historic precedence in terms of profile and color. At some locations, the head (vertical) joints were replaced, but the bed (horizontal) joints were not. It is typical in historic masonry facades to have the vertical joints become deteriorated before the horizontal, as the mortar was less compressed as it cured in the former, giving it less strength and durability.

c. Also observed are remnants of a brownish sand coating on weathered surfaces of the Lockport limestone, particularly at the West piazza. This is considered to be a later and a limited scope treatment for the more weathered portions of the piazzas. It is most evident at the South elevation of the West Piazza, on the limestone corner pier.

The Prospect for Peterographic Testing:

This topic will be presented in more detail in the Stone Conservation Report, but the basic mandate is that the nature of the existing stone types be determined so that all intervention can be compatible.

Options for Stabilization

Here again, the range of different options for stabilizing and restoring the surfaces of bluestone and sandstone masonry will be detailed in the Stone Conservation Report. The treatment of facade stones may include the following possibilities:

• Total removal & replacement • Removal of face and laminate new stone face • Removal of face and install restoration compound face

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

WINDOWS

A large amount of window restoration has been accomplished over the past 10 years. The first and second floor windows and sash (glazed) doors have been repaired and refinished. The exteriors are painted black, the interiors in natural finish. This type of window preservation is totally appropriate for the Nation Register listed historic building. The largest panes of glass. These appear to be second generation for the house. The double-hung sash on the first and second floors have been fitted with metal weather stripping, but only vestiges of wooden screens and storm windows remain.

The third floor and basement windows are smaller, each consisting of a single casement sash, which are hinged to open inward like a door. These sash are pointed, as in the Gothic Revival design format. The casement sash and their frames have needed restoration for many years and they have a high priority in the 5-year Preservation Plan.

The first and second floor windows and sash doors are ready to be maintained on a cyclical basis. They are also in need of storm sash and screens. The hot and humid months of July and August 2016 made the house stuffy and the first floor where the doors and windows are kept shut and no fans currently used.

Storm Window System

There still remain fragments of the twentieth-century wooden-sash storm windows, namely wooden stops (edge strips) built into the original frames. These should be removed and replaced with a new workable system. The new storms and screens should have painted aluminum frames, triple track on the windows and clip on storm panels at the sash doors.

It should be mentioned that Llenroc is not air-conditioned and the bedrooms depend upon operational storm windows/screens and ceiling fans for comfort during hot weather. Factory painted storm windows will protect the original sash from needing frequent maintenance as well as conserving energy.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

Windows: Conditions Photographs

Basement:

5303: Typical basement window, in need of 5301: Typical, utility routing at Kitchen Wing restoration

Third Floor:

5034: Typical, casement sash, in need of 5048: Detail of window frame deterioration at restoration stone-faced dormer

Exterior Doors:

5269: The South Piazza door, the most used doorway in the house, in need or restoration

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK THIS PROFESSIONAL PROJECT DRAWING SIGNATURE . IT IS IS A , TO VIOLATION AND , THE ALTER SHALL DATE THIS OF REMAIN OF LAW DOCUMENT ALTERATION CRAWFORD FOR THE 134 ARCHITECTS TELEPHONE ANYONE

PROPERTY WALTON IN AND ANY , A UNLESS WAY DESCRIPTION OF

. THE

: IF

STREET ACTING 315 ALTERED ARCHITECT AND

/ OF

UNDER 471-2162 , THE THE

PRESERVATION •

. IT SYRACUSE ALTERATION ALTERING THE IS TO & DIRECTION

BE

PROFESSIONAL USED

STEARNS . FAX © CRAWFORD OF ONLY ,

NEW A :

LICENSED WITH 315 PLANNERS SHALL YORK

& RESPECT / STEARNS

471-2965 , REGISTERED AFFIX 13202 TO THEIR THIS

WB16 Closet A-0 1 3/16" Basement North = 1'-0" Pool Piazza Floor Room

Plan Bar Crypt

Project North

WB17

louver power

exhaust Chapter Bar Seating exhaust WB15 power louver

Room Pong LLENROC 100 Room

CORNELL Women's Htg Lounge Vestibule Chapter

. AVENUE Passage UP WB14 WB1 DELTA

• WB2

DB2 ITHACA Toilet Way

Jan

WB13 , NEW . Boiler PHI YORK

Room WB12 (boiler louver room) WB11 East Hall Storage Bsmt panels Electric WB10 Stair WB3 Vestibule

Electric DB1 UP WB9 Closet refer drawing reductions Scales to scales the WB4 on sheet WB8 Mechanical full these , reduce by

. size For 50% drawings 22"x 11"x17" written Laundry . 34" WB7 WB5 WB6 DRAWING LOG WINDOW DRAWING Floor DRAWINGS Basement TITLE Plan & DOOR DRAWING Date: Project

A•0 12/31/16 #: NO

1550 . DN DN UP #6 W118 W117 W116 W111 W110 W109 W108 W107

#7 W115 W114 W113 W112 #8 TLT. UP North Piazza Dish Room (Porch) Storage

D D Library 108 107

Dining Room UP D 106

W119 East Stair Hall W120 Living Room D D 103 104 DN Kitchen W121 D D South Piazza D 101 102 105 (Porch) DN Main Stair Hall #1 W104 W105 W106

D UP 109 UP

West Piazza D Music Room #2 110 (Porch)

D Entrance Foyer Card Room UP 111

#5 #4

#3 W102 W103

UP W122 W101

D 100

W123 (door transom)

Project North

1 First Floor Plan UP A-1 3/16" = 1'-0"

WINDOW & DOOR DRAWINGS

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" First Floor 134 WALTON STREET • SYRACUSE, NEW YORK 13202 LLENROC DELTA PHI drawing sheet . For 11"x17" A•1 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written Plan THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 W221 W220 W219 W214 W213

W218 W217 W216 W215 Clos. louver Bedroom #8 upper Bedroom #7 Clos.

Bedroom #6 Clos. Bedroom #5 Bathroom Shower

East Stair Hall W212

W222 . Long Hallway 2nd UP Clos.

Bedroom #4 Clos W223 UP Bedroom #9

W224 W207 W208 DN Clos. DN

The Landing W209 W210 W211 Clos. Clos. W206 W225 W205 . W226 Bedroom #3 Clos Bedroom #1

W227 Bedroom #2 .

Clos

W203 W204 Clos. Clos.

W201 W202

Project North 1 Second Floor Plan A-2 3/16" = 1'-0"

WINDOW & DOOR DRAWINGS

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" Second 134 WALTON STREET • SYRACUSE, NEW YORK 13202 LLENROC DELTA PHI drawing sheet . For 11"x17" A•2 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written Floor Plan THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 W307 W306 W308

Bedroom #15 W305 "Black Room" W310 W309 Bedroom #14 - "Senior Apartments"

Clos.

W304 Stair Hall Up Bedroom #10 Roof Stair "The Snores" Clos. W303

Shower Hall Bathroom

W302 W311 Corridor

Bedroom #11

W312 Clos. Bedroom #13 .

Bedroom #12 Clos

W301 W313

Project North 1 Third Floor Plan A-3 3/16" = 1'-0"

WINDOW & DOOR DRAWINGS

DRAWING LOG DRAWING TITLE DRAWING NO. CRAWFORD & STEARNS Scales on these drawings ARCHITECTS AND PRESERVATION PLANNERS refer to the full size 22"x 34" Third Floor 134 WALTON STREET • SYRACUSE, NEW YORK 13202 LLENROC DELTA PHI drawing sheet . For 11"x17" A•3 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 100 CORNELL AVENUE • ITHACA, NEW YORK reductions, reduce written Plan THIS DRAWING IS AND SHALL REMAIN THE PROPERTY OF THE ARCHITECT. IT IS TO BE USED ONLY WITH RESPECT TO THIS scales by 50%. Date: 12/31/16 PROJECT. IT IS A VIOLATION OF LAW FOR ANYONE, UNLESS ACTING UNDER THE DIRECTION OF A LICENSED, REGISTERED PROFESSIONAL, TO ALTER THIS DOCUMENT IN ANY WAY . IF ALTERED, THE ALTERING PROFESSIONAL SHALL AFFIX THEIR SIGNATURE, THE DATE OF ALTERATION AND A DESCRIPTION OF THE ALTERATION. © CRAWFORD & STEARNS Project #: 1550 WINDOW SCHEDULE BASEMENT: Pending

Room Sash Trim/Casing Interior Shutters Wdw # Upper Lower Finish Hardware Frame Sill Stops Storm Exterior Interior General Remarks Wdw # Basement WB1 Womens' Lounge I WB1 WB2 Womens' WC I WB2 WB3 Bath III WB3 WB4 Mechanical III WB4 WB5 Mechanical IV WB5 WB6 Laundry II WB6 WB7 Laundry II WB7 WB8 Laundry IV WB8 WB9 Closet IV WB9 KEY OF REPAIR TYPES: WB10 Elec Vest. IV WB10 I Clean, prepare & paint WB11 Boiler Room I WB11 II Epoxy repair & #I WB12 Boiler Room IV Blanked out WB12 III Install dutchmen & #I & II WB13 Boiler Room II WB13 IV Replace components & #I WB14 Chapter Vest. II WB14 WB15 Chapter Room II Fan: exhaust. Was sealed off in 2016 WB15 WB16 Pool Room II Main House drain vent WB16 WB17 Bar Room Louver power exhaust, solid panel WB17

WINDOW & DOOR DRAWINGS

Project number : 1550 CRAWFORD & STEARNS Basement ARCHITECTS AND PRESERVATION PLANNERS LLENROC DELTA PHI Date : 12/31/16 134 WALTON STREET • SYRACUSE, NEW YORK 13202 100 CORNELL AVENUE • ITHACA, NEW YORK Window Schedule A•0.1 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 Scale : N.T.S. WINDOW SCHEDULE FIRST FLOOR: Completed but now needing maintenance

Room Sash Trim/Casing Interior Shutters Wdw # Upper Lower Finish Hardware Frame Sill Stops Storm Exterior Interior General Remarks Wdw # First Floor W101 Entr. Foyer I I Broken cord; replace W101 Card Room Ignore minor crack in glass. Extensive frame deterioration @ balcony W102 I I floor; prepare & paint cast iron window sills. W102 Card Room Extensive frame deterioration @ balcony floor; prepare & paint cast W103 I I iron window sills. W103 W104 E. Stair Hall I I - W104

W105 Kitchen I I - W105

W106 Kitchen I I - W106

W107 Toilet I I - W107

W108 Storage I I - W108 W109 Duct I I Exist. duct & louver to remain. Prep & paint louver. W109 KEY OF REPAIR TYPES: W110 Dish Room I I - W110 I Clean, prepare & paint W111 Dish Room I I - W111 II Epoxy repair & #I W112 Dining Room I I - W112 III Install dutchmen & #I & II W113 Dining Room I I - W113

W114 Dining Room I I - W114 IV Replace components & #I

W115 Dining Room I I - W115 Prepare & paint cast iron window sills @ floor level. Repair interior W116 Library I I squirrel damage w/ dutchman. W116 W117 Library I I Prepare & paint cast iron window sills @ floor level . W117 Prepare & paint cast iron window sills @ floor level. Repair interior W118 Library I I squirrel damage w/ dutchman. W118 W119 Living Room I I Prepare & paint cast iron window sills @ floor level . W119 W120 Living Room I I Prepare & paint cast iron window sills @ floor level . W120 W121 Living Room I I Prepare & paint cast iron window sills @ floor level . W121

W122 Entr. Foyer I I - W122 W123 Entr. Foyer I Door transom W123

WINDOW & DOOR DRAWINGS

Project number : 1550 CRAWFORD & STEARNS First Floor ARCHITECTS AND PRESERVATION PLANNERS LLENROC DELTA PHI Date : 12/31/16 134 WALTON STREET • SYRACUSE, NEW YORK 13202 100 CORNELL AVENUE • ITHACA, NEW YORK Window Schedule A•1.1 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 Scale : WINDOW SCHEDULE SECOND FLOOR: Completed, but now needing maintenance

Room Sash Trim/Casing Interior Shutters Wdw # Upper Lower Finish Hardware Frame Sill Stops Storm Exterior Interior General Remarks Wdw # Second Floor Had glass in one sash replaced in 2005/2006 . W201 Bedroom #2 I I Lower sash stuck. W201 W202 Bedroom #2 I I W202 W203 Bedroom #1 I I W203 W204 Bedroom #1 I I W204 W205 Main Stair Landing I I W205

W206 Main Stair Landing I I Cusped sashes W206 W207 Hall I I W207 W208 Hall I I W208 W209 East Stair Hall I I W209 KEY OF REPAIR TYPES: W210 Bedroom #9 I I W210 I Clean, prepare & paint W211 Bedroom #9 I I W211 II Epoxy repair & #I W212 Bedroom #9 I I W212 III Install dutchmen & #I & II W213 Bedroom #8 I I Had glass in one sash replaced in 2005/2006. W213 IV Replace components & #I W214 Bedroom #7 I I W214 W215 Bedroom #6 I I W215 W216 Bedroom #6 I I W216 W217 Main Bathroom I I W217 W218 Main Bathroom I I W218 W219 Bedroom #5 I I IV Window sills decayed W219 W220 Bedroom #5 I I IV Window sills decayed W220 W221 Bedroom #5 I I IV Window sills decayed W221 W222 Bedroom #4 I I II Window sills weathered W222 W223 Bedroom #4 I I II Window sills weathered W223 W224 Bedroom #4 I I II Window sills weathered W224 W225 Bedroom #3 I I III Window sills weathered W225 W226 Bedroom #3 I I III Window sills weathered W226 W227 Bedroom #3 I I III Window sills weathered W227

WINDOW & DOOR DRAWINGS

Project number : 1550 CRAWFORD & STEARNS Second Floor ARCHITECTS AND PRESERVATION PLANNERS LLENROC DELTA PHI Date : 12/31/16 134 WALTON STREET • SYRACUSE, NEW YORK 13202 100 CORNELL AVENUE • ITHACA, NEW YORK Window Schedule A•2.1 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 Scale : N.T.S. WINDOW SCHEDULE THIRD FLOOR: Pending

Room Sash Trim/Casing Interior Shutters Wdw # Upper Lower Finish Hardware Frame Sill Stops Storm Exterior Interior General Remarks Wdw # Third Floor W301 Rm #13 IV W301 W302 Corridor IV W302 W303 Room #14 IV W303 W304 Room #14 IV W304 W305 Room #14 III W305 W306 Room #14 III W306 W307 Room #14 IV W307 W308 Room #15 IV W308 W309 Room #10 III W309 KEY OF REPAIR TYPES: W310 Room #10 IV W310 I Clean, prepare & paint W311 Room #11 III W311 II Epoxy repair & #I W312 Room #11 IV W312 III Install dutchmen & #I & II W313 Room #12 III W313 IV Replace components & #I

WINDOW & DOOR DRAWINGS

Project number : 1550 CRAWFORD & STEARNS Third Floor ARCHITECTS AND PRESERVATION PLANNERS LLENROC DELTA PHI Date : 12/31/16 134 WALTON STREET • SYRACUSE, NEW YORK 13202 100 CORNELL AVENUE • ITHACA, NEW YORK Window Schedule A•3.1 TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 Scale : N.T.S. DOOR SCHEDULE

Repair Interior Door # Room Type Shutters Remarks Door # Basement DB1 Elec. Vest. IV Replace door DB1 DB2 Boiler Room IV Replace door DB2

First Floor D100 Entry Foyer II D100 D101 South Piazza III D101 D102 South Piazza I Painted storm door D102 D103 Dining Room * * Restored & refinished in 2016 D103 D104 Dining Room * * Restored & refinished in 2016 D104 KEY OF REPAIR TYPES: D105 E. Stair Hall I Maintain D105 I Clean, prepare & paint D106 Kitchen I Maintain D106 II Epoxy repair & #I D107 North Piazza III, * * Squirrel damage D107 III Install dutchmen & #I & II D108 North Piazza * * Restored & refinished in 2016 D108 IV Replace components & #I D109 Music Room * * Restored & refinished in 2016 D109 D110 Music Room * * Restored & refinished in 2016 D110 D111 Music Room * * Restored & refinished in 2016 D111

WINDOW & DOOR DRAWINGS

Project number : 1550 CRAWFORD & STEARNS ARCHITECTS AND PRESERVATION PLANNERS LLENROC DELTA PHI Date : 12/31/16 DOOR SCHEDULE 134 WALTON STREET • SYRACUSE, NEW YORK 13202 100 CORNELL AVENUE • ITHACA, NEW YORK TELEPHONE : 315 / 471-2162 FAX : 315 / 471-2965 Scale : LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

Exterior: Piazza Ceilings & Light Fixtures

The North Piazza has stood up well over its decade since the white oak stained ceiling was restored and restained. The historic light fixture survives intact.

The West and South Piazza ceilings each need similar intervention and installation of period light fixtures at the ceilings. Also, the existing gas wall sconce at the South Piazza should be painted but not restored necessarily.

5259: West Piazza ceiling, looking north, 5260: West Piazza ceiling, looking south, minor water damage minor water damage

5263: South Piazza ceiling, looking west 5265: South Piazza ceiling, looking east, extensive water damage from previous roof leakage, now solved

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

CONCLUSIONS REGARDING EXTERIOR CONDITIONS

Exterior Condition observations are presented in this report for six categories: Site, Roofs, Masonry, Stone Conservation, Windows (& Doors) and Piazza Ceilings. Of these distinct groupings, two categories lend themselves best to maintenance on a relatively short maintenance cycle: the slate roofs, and the wooden sash windows and exterior doors.

Specific Conclusions: Projects

Conclusion 1: The slate roofs should be inspected and provided with minor repair every year. This prevents roof leakage by replacing cracked and broken slate tiles, repairing damage to flashings, and clearing roof drainage systems of debris.

Conclusion 2: The painted wooden windows and doors are to be maintained on a longer cycle, such as every five years for window sills and sash facing south and west, and dropping to an eight-year interval on east and north facing windows.

The other four categories of the Rural Gothic Villa’s exterior lend themselves to repetition on a considerable longer cycle, planned as capital projects. These are the largest-budget projects as is allowed by their less frequent execution.

Conclusion 3: Plans for the site should be brought up to date by resolving several issues and needs:

a. Continued Mapping at current site utilities and drainage. Include location of abandoned underground utilities. b. Confirmation of property boundary at tennis court and boundary survey in general. c. Urgency of soil erosions West and North. d. Documentation of historic site features and plantings. e. Seek commitment from City of Ithaca for restoration of historic Cornell Ave. retaining wall.

Conclusion 4: The masonry stabilization and restoration started in 2016 should continue.

a. The bluestone facade stones are relatively stable except where loss of surface detracts from their appearance, and suggest that water is entering and exiting the stone ashlars. b. The Lockport limestone in facade trim and belt courses appears to be more subject to weathering and, after a century and a half of exposure, is eroding at a faster rate than ever before. c. Naturally Hydraulic Lime mortars will be compatible and durable for stone masonry restoration. d. Stone restoration compounds, however, must be selected after petrographic testing is done to ensure physical and visual compatibility during composite patching of ashlar stones. e. The restoration of areaways at the Kitchen/East Wing should continue.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

Conclusion 5: The masonry restoration and stabilization work must be based upon testing of characteristics of the two types of stone, the bluestone (now a yellowish- green/gray) and the limestone (now pinkish-gray).

Conclusion 6: Finally, the piazza ceilings each need considerable restoration followed by periodic cleaning and recoating as a maintenance function. The North Piazza ceiling was repaired and refinished several years ago and now the West and South Piazzas need the same treatment, including restoration of light fixtures and maintenance of sprinkler piping.

General Conclusions:

Llenroc’s exterior deserves and receives the respect of its owners and users. As funding allows, it is and will continue to be stabilized, restored and adapted to current-day use. The building is worthy of the highest standards of preservation, based upon knowledge of its original design and subsequent history.

• To enable this process, there must be constant communication and coordination between all parties involved in the management, maintenance, and restoration of the property. • The time may have arrived where project funding should be sought from outside granting sources so as to accelerate the stabilization, restoration and renovation of Llenroc before the costs escalate beyond what seems feasible. • No work on the building which involves heat generation (soldering or welding) should be allowed without continuous provision of additional fire extinguishers and a fire watch.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

NARRATIVE SUMMARY OF 5-YEAR PRESERVATION PLAN: EXTERIOR

2016

1. South gable slate and flashing work under contract proposal, dated 3.30.2015 from C.F. Evans. Completed summer of 2016.

This workscope is intended to address the prime suspect in the re-occuring presence of moisture infiltration into the main entry hall ceiling and walls.

2. Copper Rain Leaders: Replace all four compound (meaning multiple conductors) leaders, two south and two north. Include copper leader heads (collector boxes), which are appropriate to the historic style of the building. In process.

3. Confirm presence of leakage at North and South Piazza roofs.

The actual causes of these water intrusions have been difficult to ascertain as there is no access to any of the piazza roof voids.

4. Repair front door hinges and install new weather stripping.

The details of this project have been developed by Romanoff & Associates. This large and ornate pair of doors needs and receives repair and restoration of finishes every seven to ten years.

5. Repoint stone masonry at South (main entry) gable and critical repair at West gable peak.

The West gable crack, as illustrated in the photograph included, is the largest above- grade void in stonework. See photograph #29 in the West Elevation drawings. The facade repointing is intended to mitigate water intrusion into the interior of this projecting bay of the building.

6. Rehabilitate glass doors at Music Room (West Piazza) and Dining Room (South Piazza). Completed.

None of these elegant pairs of plate glass and wooden doors appear to have received any maintenance since the mid or early twentieth century.

7. Provide maintenance of First Floor double-hung windows and second floor double-hung windows.

These double-hung wooden windows have been repaired and painted over the past decade, but are now in need of routine maintenance.

8. Restore slate sidewalk to south piazza and repoint south steps.

This has been a long term need and will continue to be a problem unless vehicles are kept off the walk.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

Budget Figures for 2016 Work: (completed unless otherwise noted)

1. South gable slate and flashing work $_ 19,040.00

2. Copper Rain Leaders: $ 25,000.00

3. Confirm presence of leakage at North and South Piazza roofs. $___ 0.00

4. Repair front door hinges and install new weather stripping. $___ 5,000.00

5. Repoint South gable and repair West gable peak. (PENDING) $_ 25,000.00

6. Rehabilitate glass doors at Music and Dining Rooms $___ 6,720.00

7. Maintenance of First & Second floor double-hung windows. $______0.00

8. Restore slate sidewalk to south piazza and repoint south steps. $_ _12,000.00

Sub-total for 2016 work: $ 92,760.00

2017, 2018, 2019, 2020: Exterior

1. Rehabilitate mansard slate roof at Kitchen (East) Wing to include copper drip edge and restoration of metal components on six dormers.

For decades, the starter courses of slate on this mansard roof have been subject to weathering and physical impact. The slates are damaged to a point where they no longer provide a positive drip section for water draining from above. The limestone roof cornice is being eroded by this water management deficiency.

Include in this workscope the rehabilitation of flashings at East Main Chimney and East Main Gable parapet.

2. Repair membrane roofs, main and Kitchen Wing.

Every time this observer has looked at the flat roofs, they have needed repair to varying degrees. These roofs are approaching a state where replacement makes economic sense.

3. Repair main skylight hatch and install access hatch in Kitchen Wing Roof.

The operation of the existing hatch in the main roof, although now reserved for maintenance functions, needs improvement. Also, the previous ceiling opening and a new hatch is needed in the Kitchen (East) Wing Roof.

4. Bluestone restoration and repointing.

Finish stone testing.

Based upon stone conservation findings, proceed with phased stone restoration and repointing.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

5. Limestone restoration and repointing: Restore one large areaway or a pair of small areaways each year. There is a total of two large and four small.

Finish stone testing.

Based upon stone conservation findings, proceed with phased stone restoration and repointing. List East Main Chimney priority.

6. Restore basement windows with thermal glazing at locations where areaways are restored.

Include rodent screens per code.

7. Restore third-floor windows with thermal glazing.

These are original wooden casement sash and frames. Where extensively deteriorated, wooden replacement in kind will be appropriate.

8. Install storm windows on First and Second floors.

Remove wood storm stops and install custom painted aluminum storm window system.

9. Restore main entrance slate slab.

Use composite repair compound.

10. Restore west site erosion.

Back fill as was accomplished at the North Piazza.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

Notes regarding Possible Cost figures for Exterior Preservation Projects in General and for Masonry Restoration Specifically.

With the exception of presenting the restoration costs for 2016, this report does not attempt to give a year-by-year (annual) cost for the future. If one takes the estimated figures for the next four or five years based on the described work scopes, the cost probably exceeds the funding levels projected by the Foundation for each of these years. The work would spread out into the early years of the 15-year Preservation Plan.

The masonry restoration costs alone appear as follows:

Petrographic (stone) testing: $4,000

Restoring stone surface: $400 per square ft x 15% of 10,837 square ft total $650,200

Repointing mortar joints: $20 per linear ft x 2 for square ft x 10,837 square ft total $433,500

Recasting colonettes: 20 out of 32 @ $1,600 $32,000

Resculpting capitals: 12 @ $5,800 $69,600

Restoring brackets and balconies: 22 @ $1,500 $33,000

Stabilizing stone turrets: 3 @ $5,000 $15,000

Restoring piazza cornices: floral moldings; 60 lineal ft @ $1,500 $90,000

Architectural Services $79,600

Masonry Restoration Total: $1,406,900

Even without annual escalation, this total, if amortized 20 years, amounts to $70,00 per year for masonry restoration alone.

Escalation for inflation is not included, although it could be assumed to be approximately 2% per year. This is due to the tentative nature of these projected cost figures until such time as they are confirmed by contractor’s proposals. As annual costs of intervention increase, work scope is pushed into future years according to each year’s approved budget. The only apparent way to minimize such inflationary increases would be to pursue major funding now and not spread the work over 15 years.

Note that the 15 year preservation plan is presented to run after the 5 year plan, not concurrently with it. Also, 2016 was the first year of the 5 year plan, leaving a balance of 4 years.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

5-YEAR PRESERVATION PLAN: EXTERIOR Summary of Possible Costs

2016 Site Projects Cost Budget 5a: Restore Main Entry Landing Stone (was #9 in 5-year list) $2,000

5b: House drain lateral with connection to municipal sanitary sewer. $16,000

5c: Confirm boundary survey $2,000

5d: Mitigate and remove 2,000 gal. tank adjacent to NE areaway. $15,000

5e: Preliminary fill west site erosion at West Piazza (was #10 on 5 year list) $4,000

Sub-total $39,000

Roofing Projects Rehabilitate mansard slate roof at Kitchen (East) Wing. Rehabilitate roof 5f: $95,000 at Flashings at East Main Chimney. Replace EPDM membrane roof covering at Kitchen wing roof & install 5g: $30,000 roof hatch. 5h: Replace EPDM membrane at main roof & repair roof hatch $35,000

5i: Architectural Services (5f through 5h) $20,000

Sub-total $180,000

Masonry Projects

5j: Petrographic testing $4,000 Restore bluestone ashlars and repoint one designated area ($12,000 5k: $48,000 each year x 4). Restore limestone trim stone and repoint one designated area ($12,000 5l: $48,000 each year x 4). *5m: North areaway restoration. $22,000

5n: Kitchen South areaway restoration. $16,000

5o: Architectural Services (5j through 5n) $19,500/year x 4 $78,000

Sub-total $216,000

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

5-YEAR PRESERVATION PLAN, Continued

Window Projects

5p: Restore third floor windows. $17,500

5q: Restore basement windows. $22,400

5r: Install aluminum storm windows. $59,300

5s: Architectural Services (5p through 5q) $15,000

Sub-total $114,200

Door and Exterior Ceiling Projects

5t: Remainder of first cycle of exterior door work. $20,000

5u: Restore South and West Piazza ceilings & light fixtures $16,000

Sub-total $36,000

Utility & Mechanical Projects

5u: Inspect East (Boiler Flue) chimney immediately. $500 Boiler combustion air control with foundation stone and chimney 5v: $4,500 connection repair. Sprinkler system details: identify dry system, upgrade compressor 5w: $3,500 controls for dry portion. 5x: Reserved

Sub-total $8,500

Total 5-Year Preservation Plan: Exterior $593,700

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

NARRATIVE SUMMARY OF 15-YEAR PRESERVATION PLAN: EXTERIOR

2021-2036

1. Maintain slate shingles and roof drainage systems with annual inspection and repair by C.F. Evans or equivalent. Replace any deteriorated metal flashings with copper as adjacent slate is restored.

2. Restore cast iron cresting on flat roofs.

3. Restore carved stone details for all limestone components:

Piazza Colonettes & corner piers (colonnades) Piazza Cornices (roof edges) Piazza Corbels (at arches) Piazza Voussoirs (at arches)

Main Roof Cornice brackets Main Roof Cornice moldings

Balcony brackets Balcony edge profiles Balcony balustrade colonettes (see 2009 report)

Arched moldings at chimney recesses, windows, & main door Pendents at window recesses Labels at window lintels Sills at window openings Gothic Tracery at chimney buttresses Beaded cove moldings at chimneys Turret bosses and leaves and curved moldings.

4. Inspect and wash windows and storm windows annually. Repaint and reglaze windows as needed every 5 to 8 years.

5. Repair and repaint panel doors every three years.

6. Restore site plantings to historic period, while incorporating current site functions and potential for future alternate energy systems.

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

15-YEAR PRESERVATION PLAN: EXTERIOR Summary of Possible Costs

Site Projects Budget Address soil erosion/settlement as identified in Taitem Engineering 15a: TBD Feasibility Study of August 2009. Have an historic landscape plan researched and delineated for the 15b: $20,000 Llenroc site. 15c: Again restore the concrete driveway. $25,000

15d: Architectural Services (15c) $5,000

Sub-total $50,000

Roofing Projects $3,000/year 15e: Annual maintenance of slate and membrane roofs. = $12,000 15f: Research and restore cast iron roof cresting & finials. $28,000 $2,500 every 15g: Periodic repainting of metal stairs, ladders and roof landings. 5 years = $12,500 15h: Architectural Services (15f) $3,300

Sub-total $55,800

Masonry Projects $30,000/year 15i: Restore bluestone ashlars and repoint designated area each year. for 15 years $43,500/year 15j: Restore limestone trim stone and repoint designated area each year. for 15 years Have balcony colonettes recast and restore carvings which are integral $15,000/year 15k: with stone piazzas and facades. for 15 years 15l: Architectural Services $79,400

Sub-total $1,406,900

Window Projects (Maintenance) $3,500 every 15m: Prepare and paint wooden windows every five years. 5 years = $17,500 15n: Reserved

Sub-total $17,500

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK

LLENROC 2016 CONDITION ASSESSMENT • ITHACA, NEW YORK

15-YEAR PRESERVATION PLAN, Continued

Door Projects (Maintenance) $20,000 every 15o: Repair hardware and refinish exterior doors every 5 years. 5 years = $80,000 15p: Reserved

Sub-total $80,000

Utility Projects

15q: Have feasibility study done for geothermal and solar energy options. $10,000

15r: Install third floor heating system to replace electric heating. $16,000

15s: Consultant’s Services (15r) $2,000

Sub-total $28,000

Total 15-Year Preservation Plan: Exterior $1,638,200

CRAWFORD & STEARNS • ARCHITECTS AND PRESERVATION PLANNERS, PLLC • SYRACUSE, NEW YORK