Journal of architectural technology published by Hoffmann Architects, specialists in exterior rehabilitation First Issue 1999 Volume 17 Number 1 Historic or Landmark Structure Rehabilitation Understanding Your Options Arthur L. Sanders, AIA and assistance in selecting the right Paul C. Lanteri, AIA contractor for the job. • Representation and guidance in working with the landmark commis- I nvestment in a historic or landmark sion, where necessary. structure can bring reward, aesthetically • On-site construction administration as well as financially. But when leaks, by the design professional to monitor crumbling masonry, and damaged the progress of the rehabilitative effort roofing set in, that same building can and its conformance to specifications also bring headaches. Still, as the saying and drawings, as well as to respond goes, “you can’t make a silk purse out to unforeseen conditions. of a sow’s ear,” but you can make a silk purse out of silk: time-tested materials Where to Start and original quality of workmanship The best way to begin any rehabilitative mean that, with the right guidance, a work is with a thorough investigation. rehabilitation program can provide a This phase of the project analyzes the deteriorating historic or landmark current condition of the building structure with many more years of exterior, the extent and probable useful life. causes of deterioration, and offers a framework for designing the most An expert in building envelope main- appropriate repair solutions. Through tenance can design a plan that accom- the investigation, emergency repair modates individual aesthetic, historic needs are identified in the context of and budget considerations. Generally, longer range rehabilitation goals, the following should be included in an reducing the potential for high-cost effective program: change orders and schedule delays • Investigation into existing conditions, caused by unforeseen conditions. including review of original construc- tion documents and reports, as they The first step for the design profes- pertain to maintenance issues. sional is to research and evaluate the • Preparation of detailed construction original construction documents and drawings and specifications — and records of earlier repairs, surveys, and Paul C. Lanteri, AIA investigates masonry building alterations. One key to deterioration at the turn-of-the-century understanding the problems affecting a Goodwin Hotel in Hartford, CT. As Director of Architecture in the Connecticut office, Arthur L. Sanders, AIA structure — and to designing the right oversees a wide spectrum of historic and solution — lies with learning how the landmark rehabilitative work. Paul C. Lanteri, building was constructed. AIA, Project Architect, is responsible for exterior envelope projects for the firm. 1 Copyright Hoffmann Architects 1999 Hoffmann Architects / Journal anchorage will necessitate early replace- historic commission regulations have ment of the new facade. To guard been taken into account, a rehabilitation against such duplicate repairs, a thorough program can be designed to meet the investigation of the building materials is needs of a historic or landmark structure. essential before any work can begin. This includes a scope of work, proposed phasing, and probable costs. In addition to locating and evaluating current problems, conditions which Emergency Stabilization constitute potential risks to the future Once investigative work has been stability of the building envelope also completed, stabilizing the structure need attention. Preventive measures should be top priority. Any hazardous Behind the brick face of this historic should be included in the overall action conditions identified during the structure, a probe reveals interior masonry plan to limit or slow future deterioration. that has disintegrated to powder. Note also the dramatic brick displacement and lack of a proper seal at the mortar joints, If the building is a National Historic which can lead to moisture infiltration and Register property or a locally significant further damage. landmark, additional restrictions on repairs and other rehabilitative work With historic structures, these docu- may apply. Since the process of gaining ments are often unavailable, and even approval for construction adds extra when they are, the building construction time to the project schedule, regulatory may deviate from that shown on the issues must be researched and addressed plans. In any case, on-site observations by the design professional as early as are vital to identifying the presence possible in the initial investigatory phase. and extent of deterioration in facade, As an emergency measure, netting was window, roof, and structural systems. The goal of this investigation is to installed on this severely deteriorated, 80- Typically, this research may include design a plan of attack for building year-old cornice to prevent loose photographs of problem areas, test rehabilitation and maintenance. After materials from falling. cuts and probes, and laboratory drawings and construction documents analysis of sample building materials. have been examined, probable investigation, such as those that pose deterioration causes and underlying an imminent danger to public safety, From these observations and analyses, problems have been assessed, and should be secured immediately. Before the probable causes of deterioration any other work can proceed, loose, can be identified, whether caused by dislodged, or deteriorated building inappropriate design, construction, or materials must be held in place to past repairs; failure of building materi- prevent accidents. als; weathering; water infiltration; or other problems. Other problems, such as water infiltration into occupied space, can Failure to identify and treat the damage interior materials and finishes underlying causes of deterioration if not remedied quickly. Conditions that often results in their recurrence in the could contribute to further structural near future. For instance, re-anchored damage should in general face brick will break down prematurely be addressed as soon as possible. unless the material (steel, concrete, Determining the moisture content of clay, brick, etc.) and condition of its subsurface masonry is a frequently used Any stabilization measures, however, back-up are taken into consideration. investigative method that can help identify should dovetail with longer-range Moisture infiltration caused by improper the integrity of back-up materials. rehabilitation plans. Rather than 2 Volume 17 Number 1 increase costs of subsequent work or Creative Solutions cause more damage to the structure, these measures ought either to enhance or lay the groundwork for future Working with Regulations rehabilitative efforts. To illustrate, the During a recent rehabilitation project, Hoffmann Architects’ design team common practice of installing netting was faced with a badly deteriorated, eighty-year-old terra cotta cornice, to secure dangerously loose facade cantilevering three feet off the 14-story Taft Apartments, formerly the materials may be a good temporary fix renowned Taft Hotel, in New Haven, Connecticut. Deterioration included until a more permanent solution can open joints and severe corrosion of the embedded support steel. The be identified and implemented. If entire cornice had been netted, and numerous large pieces had fallen into improper anchorage is used, however, this protective barrier. the netting can fail. At the other extreme, removal may be sufficiently difficult As a historic landmark, the building was subject to restrictions from the city that further envelope damage is induced. commission on any rehabilitative work. But here, the cost of reconstructing the cornice as originally designed was prohibitive. Instead, the design team Timeline came up with a solution which satisfied both the commission and the With emergency needs met, other, owner’s budget: recreate the cornice, down to the last detail, using FRP less immediate — but equally impor- (fiber reinforced plastic). The required variances were obtained by the tant — problems can be addressed. project team on the owner’s behalf. If budgeting permits, it often makes economic sense to do all needed repairs at the same time. This both prevents damage to newly repaired sections during subsequent construc- tion, and avoids additional set-up costs. A partial re-pointing project may not be cost-effective if the remaining pointing has to be done within a few years, incurring a second round of set- up costs for scaffolding and sidewalk bridging or other protective measures. Also, disruption to tenants is kept to a minimum if they need endure only one construction period. It Seemed Like a Good Idea at the Time… Rehabilitation work on historic As the cost of repairing the ailing structures generally requires highly terra cotta cornice (inset) of this skilled hand labor and extensive set-up landmark building was well beyond time. Without detailed and exacting the project’s budget, the design construction documents, there is no team called for a replacement with more contemporary materials. assurance that the work laid out during the investigation will be done properly. 3 Hoffmann Architects / Journal Creative Solutions (continued) A Delicate Procedure Detailed, lucid construction documents are imperative, as Hoffmann Architects’ rehabilitation of one National Historic Register building illustrates. On the turn-of-the-century, Queen Anne-style Goodwin Hotel, in Hartford,