M A R Y J O L L E W E L L Y N

P R E S E R V A T I O N S E R V I C E S

July 21,1996

PatSagui _ Town of Westfield RR1, Box 171 _ Westfield, Vermont 05874

Re: Westfield Village Schoolhouse

Dear Pat,

This Letter Report will identify potential historic preservation issues that could arise as the Town of Westfield proceeds with plans to rehabilitate the Westfield Village Schoolhouse, and will make recommendations as to possible solutions and/or compromises. If the town applies for and receives a Community Development Implementation Grant (HUD) through the State of Vermont, and if the building is eligible for the National Register of Historic Places, federal regulations require that a 36CFR 61 qualified Architectural-Historian be hired to perform a full historic preservation assessment of the project as funded. The budget for the Implementation Grant should include an item for that review if plans include the restoration of the windows to their 1920's appearance, in order that the building be eligible for the National Register.

National Register of Historic Places Eligibility

On June 6, 1996, the Vermont Advisory Council on Historic Preservation concluded that the Westfield Village Schoolhouse would meet the criteria for listing on the National Register if its windows are restored to their 1920's appearance. Appearance includes materials, size, design, and profile of sash and frame, as well as location in each facade. The restored windows must be made of wood and must include tru-divided lights - the six-over-six sash must be made up of twelve individual pieces of glass divided by solid wooden muntin bars, like the originals.

Historic photographs from 1910 and 1920 show the east (front) and north facades of the schoolhouse. The 1920 photo can be used to replicate the location of the sash on those elevations. The front wall had a pair of six-over-six sash near the center of the first floor, a full sized six-over-six window above the bulkhead and two six-over-six windows on the second floor. The north wall had three six-over-six windows forward of the vestibule on the ground floor and four six-over-six windows on the second floor . There was no second floor window in the front bay of the north wall. - _

The restoration of the schoolhouse windows to the 1920's-is complicated by the fact that sometime after 1920 additional changes were made to these two facades. The concrete stoop at

R R l B o x 9 9 A E A S T C A L A I S V E R M O N T 0 5 S 5 0 6 0 2 A 5 6 I 2 O 2

Pat Sagui July 21 r 1996 Page 2

the front door was made narrower and classical columns, railings and a porch hood were added. The small gabled- roofed entrance on the north side was enlarged and a hip roof added. When the vestibule was enlarged it appears to have covered over the historic third window from the front on the ground floor. The rear window on the second floor was also removed at some unknown time, perhaps when the firescape was added or when the stage was added some time in the early part of this century. WithTKe exception of the loss of these two windows, the described changes do not prohibit the restoration of the 19201s fenestration pattern. The design and detailing of these changes are Colonial Revival in style. This style of architecture was popular in Vermont from around 1900 through the 1930's. These features are historic and should be retained.

At some later unknown date the walls and roof which cover the bulk head were added. The roof of the cover fits tight up under the sill of the window above so it is possible that the cover was added at the same time as the rectangular sliding window, or if it pre-dates that window, it was shortened so as not to block the window opening. The bulkhead cover is probably not historic. Its existence prevents the reinstallation of a full sized six-over-six sash as shown in the 1920

- photo. If the cover were removed, leaving only the 1920 bulkhead, a more accurate window restoration could occur. The non-contributing bulkhead cover is a very disruptive element on the primary front facade but it is also understood that it is the only exterior access to the basement. The bulkhead cover was included on the drawings reviewed by the Advisory Council so it can be assumed that its retention will not affect the National Register eligibility of the building.

Additionally, a second cellar window was added some time after 1920. The second window matches the original cellar opening and it is unlikely that retention of the added window will affect the building's National Register eligibility.

No historic photos have been found of the south and west (rear) sides so the patch work appearance of the clapboards on these walls is the only evidence available about the location of earlier window openings, but this information is not definitive. On the south side, clapboard patches show that there were windows at some time in the first two bays of the ground floor, at the current location of the stairs to the basement and to the second floor. The 1920 photo shows the building lifted up and the basement added so it is possible that earlier windows were removed from this location when the stairs were added.

Proposed window restoration across the remainder of the south wall follows the evidence provided by the cuts in the clapboards with the exception of the rear bays of both floors. The second floor may have had a pair of six-over-six windows in the rear bay. it is also likely that a forth six-over-six sash existed between the proposed single rear sash and the paired sash in the forth bay. Although restoration of these bays to the pattern suggested by the clapboard cuts does not accommodate the proposed interior-uses at these locations, the south elevation is very

Pat Sagui July 21 r 1996 Page 3

~ visible. The lon^bank of windows which probably existed on the first fioer, whether installed in 1920 or later in the first half of the century, is an important character defining feature of school buildings constructed in the early 20th century or in older school buildings that were "improved" as schools became standardized. The Advisory Council was not aware of the probable earlier existence of this significant feature when it made its review in June. Therefore it is recommended that the town discuss this proposed deviation from the physical evidence on the building with the Division for Historic Preservation.

Clapboard cuts on the west wall suggest that there were three window openings on each floor. The earlier ground floor windows were probably not the small six pane windows shown in the proposal, but because the west wall is the least visible, rear wall and because the current interior re-use plans call for the installation of kitchen counters along this wall, it is unlikely that this, alteration of the original window pattern will affect the building's National Register eligibility.

The choice of whether to restore the windows to their 1920's appearance, making the building eligible for the National Register, is up to the town. The Division for Historic Preservation has no authority to require restoration, but the Division's State Historic Preservation Grant Program can only fund buildings which are listed on or eligible for the National Register. Buildings do not need to be eligible for the National Register in order to receive Community Development Block Grant funding.

Exterior Features

Roof

The current roof is asphalt shingles and will be replaced. Historic preservation guidelines generally suggest that materials that must be replaced be so in-kind. Therefore new asphalt shingles are an appropriate replacement material for this building. Those same guidelines suggest that a different or new material should not be introduced on a building if there is no historic precedence of that material having ever existed on the specific building in the past. But the Vermont Advisory Council on Historic Preservation has in some cases approved the use of metal roofing material on historic buildings for which there is no building-specific precedence.-Metal as a roofing material has much precedence in Vermont. High quality metal is an excellent roofing material which provides good long-term protection in Vermont's severe climate and therefore can prolong the life of historic buildings. It is likely that a standing seam metal roofing system would be approved for use on the Westfield Village School.

Pat Sagui July 21 r 1996 Page 4

Tower

-Louvers replicating the 1920 photo should be installed in-the front and side openings in the " tower. The rear of the tower probably did not have a louvered opening. Provide a tight, heavy wire mesh such as hardware cloth behind each louver to keep bats and birds out of the building. If the crenellation shown in the 1920 photo is to be restored, provide a flashing detail or float the wooden comer posts above the tower roof surface.

Windows

The windows in the school must be restored to their 1920's appearance in order for the building to be eligible for the National Register. Appearance includes materials, size, design, and muntin profile of sashes and frames, as well as location in each facade. The restored windows must be made of wood and must have tru-divided lights - the six-over-six sash must be made up of twelve individual pieces of glass divided by solid wooden muntin bars, like the originals.

Currently there are two proposals for improvement of the thermal performance of the new windows. The first is the use of exterior or interior storm panels, which is an acceptable proposal. The second is the use of single pane insulated glass. To accommodate the thicker insulated glass, the dimension of the muntin bars would have to be increased to 7/8". Although the increased dimension of muntin bars would preclude the exact replication of the historic sash, the windows are very large, making the visual change almost imperceivable. In the interest of improved thermal performance this change will be acceptable.

Clapboards

The existing clapboards, which date from a variety of years, are generally in fair to good condition but have been been cut and patched over time. While most of the clapboards are still serviceable, few are historic and many will be removed as part of the window restoration. Therefore all the existing clapboards may be removed and replaced as necessary, with one possible exception. The existing clapboards in the gable of the rear wall are much wider than the rest of the clapboards and may be original. These clapboards appear to be in good condition and therefore every effort should be made to retain them. There are examples of these same wide clapboards scattered occasionally across the other walls but it would not be cost effective to retain these.

Pat Sagui July 21 r 1996 Page 5

Exterior Woodwork

Generally the exterior of the schoolhouse appears to be in fairly good condition^ith the exception of the north west corner, where there is serious deterioration of the structural post as well as the exterior trim detailing at that location. Structurar repair at the north west comer should be made using solid timber of the same dimensions as the original, spliced into sound material. Exterior carpentry repairs at this comer, and at any other required location on the building, should include replacement of damaged material with new material of the same dimension and profile as the original.

It is advisable to flash cornice returns and other horizontal details to protect against moisture damage.

Front Porch _ ' _

The front porch should be repaired in kind. It is advisable to provide a detail at the base of the columns to allow good circulation of air. Do not caulk column bases prior to repainting. Replacement concrete steps should match the original steps in design and dimensions.

Vestibule Roof

The tar on this roof is cracked and failed. Typical paint and material failure at the eaves on all three sides of the vestibule are evidence of roof leaks. Every effort should be made to repair and strengthen the framing system of this roof as it exists and to install an appropriate water-tight roof system, rather than to change its profile.

Chimney

The current chimney is not original to the building and is a very disruptive element on the north facade of the building as it awkwardly pierces the eaves above the wall. The base of the chimney is in poor condition. There is substantial mortar loss in the brick base. Failed tar patches have created large gaps which probably funnel water into the base and the vestibule roof below. The failed chimney base has quite possibly contributed to the weakening of the hipped roof on which it sits. ~

Handicapped Ramp and Vestibule Entry Porch

These new additions should be compatible with the design and materials of the historic building, while at the same time be clearly new, so as not to create a false sense of history.

Pat Sagui July 21 r 1996 Page 6

Exterior Doors

The dimensions and details of the front door are not visible in the 1920 photo. The existing front door and hardware may have been installed by that date, or later in the first half of this century. The glass panel is net original to the front door. ~

The second floor door on the north side at the fire escape is similar in style to the front door. The glass panel in this door was also probably added at a later date.

Both exterior doors should be retained.

Exterior Painting

The severe and rapid failure of the most recent painting should be diagnosed prior to repainting. Painting specifications should adhere to state and federal regulations regarding removal and disposal of lead paint during preparation for repainting. Effort should be made to relocate the electrical service to the side of the building, rather than on the primary facade.

Interior Features

The cumulative changes to the building's interior have done much to erase the sense of an historic space. The existing historic features which remain all appear to date from the first half of the 20th century. These include the beaded-board ceilings and walls, hardwood floors, interior doors and hardware, the signs above the toilet rooms in the basement, the second floor stair railing, and the small stage on the second floor. Every effort should be made to repair, retain or re-use these features, as they are typical of early 20th school building detailing. Their retention will complement the historic exterior and help to provide balance to the users experience of the building.

Please contact me if I can be of further assistance. Thank you.

S incere 1'

Mary Jo Llewellyn Architectural Historian

cc: John Doane

Westfield Village Schoolhouse Schematic Design

Existing Building Assessment & Evaluation Codes and Zoning. Under current state building codes, the Westfield Schoolhouse, when used as a Town Hall, with primary use being as a place for administration of municipal duties, would be classified as Business use. Use of the 2nd floor for meeting space for groups of 50 or less would be classified as Business as well. Exiting and fire detection is fairly complete. Only minor modifications would be required for both floors of the building to be fully utilized under Business use. It is also possible for the 2nd floor to be used by a separate tenant without having to sprinkle the whole building (under Business Use). Use of the 2nd floor for more than 50 people or for a use that would fall under Assembly use criteria would involve much more extensive modifications.

The building construction is wood frame - unprotected, Type 5B.

Work must be done to provide handicap and wheelchair access to the building, and accessible toilet rooms. Wheelchair access is not required to the 2nd floor at this time and any recommendation would be directly related to the particular user of the 2nd floor.

Zoning Bylaws for the Town of Westfield allow for use as a Public Facility (for conducting Municipal Business). Use as a Community Center is allowable under conditional use permit. Conditional Use also includes; Banks, Clinics, Essential Services, Light Manufacturing, and Retail Sales and Service. The building does not currently comply with zoning setback requirements. Therefore, it is expected that any proposed expansion of the building that might not comply with setbacks, even to a lesser degree than existing, would require a variance from the planning commission.

Building Physical Condition. Summary of Structural Review.

The building Ls basically in good shape. The basement and foundation appears to be in good shape. Improvements could be made in moisture vapor control and ventilation. The floor framing is in good shape except for sill rot at the NW comer. The main beams figure to be over stressed under code loads. Additional posts to reduce spans would be recommended. Some rot is expected in the entry vestibule as this is a non-ventilated crawl space. With the 2nd floor framing, the beams also show to be over stressed under code loads. The roof trusses which help support the 2nd floor through steel hanging rods, show signs of movement and displacement that has been stabilized in various ways. Additional bracing to help timber joinery would be recommended. Some additional work is necessary to maintain required snow load capacity. The low roof of the North Vestibule is undoubtedly overstressed under drifting and sliding snow conditions. Reconstruction and / or reinforcing should be considered. The belfry is leaning back and this appears to be related to very old foundation settlement, settling of the second truss, and movement of the ridge. It appears that this movement has stabilized and significant rot is not present on the framing. Reinforcing mentioned in the report should be designed to ensure stabilization of this movement.

John Q. Doane, Architect 7 Westlield Sehoolhouse

Mechanical. The existing furnace could be modified to serve heating and ventilation requirements for use as a Town Hall. Increased ventilation capacity is required for town meeting use. The building is currently one heating zone. Use of the 2nd floor by an independent tenant implies the recommendation of a second furnace for independent control and cost effective comfort. The existing plumbing has problems with adequate waste piping and venting. The cold water supply for domestic water is undersized for projected fixture count. The existing water heater could be reused.

Electrical. The existing 100 A. service would have to be increased for new lighting and power requirements. The existing seivice has the panel on the 2nd floor that needs to be modified. It may be advised to prepare for a separate tenant and provide for separate metering of each floor. The existing wiring that is grounded could be reused. Much of the existing lighting could be reused, and changes in lighting are mostly related to a desire to improve efficiencies and changes in the space or surface materials.

Fire Detection. The existing fire detection would be modified as space changes require, including moving the panel to the building entrance.

John Q. Doane, Architect 8 Westlield Sehoolhouse

Westfield Village Schoolhouse Schematic Design

Project Scope.

Scheme A as determined at Public Hearing 6/24/96. No additional interior space is added to the existing perimeter._The kitchen is moved down to the West end of the 1st floor. The H/C toilet room is in the entry vestibule. The wheelchair lift is planned for in the NW comer, but the lift itself is not included in the project scope. The Town Clerk activity is not to be included in the program and is not a part of the project scope though future consideration is remote possibility. The 2nd floor work is limited to the exterior walls and any work related to the building structure, utilities, and life safety issues as a whole.

List of Items, Issues, & Tasks. Demolition; Remove existing; Siding

roofing interior panelling and pressboard backer, acoustical ceiling at the 1st floor, carpet & 1/4" underlayment. plumbing as required / plan, interior partitions as required / plan.

Remove existing underground oil tank.

Site: Gravel parking area. (10 - 12 cars.) (existing off- street will be utilized for large meetings.) Cone, walkways. Minor grading and seeding. Replace or service sewage pump station.

Building exterior. Repair trim. Repair / refurbish existing fire escape. Rebuild bulkhead enclosure and doors. Replace front conc. steps & rebuild support of entry porch. Replace windows (DH and Awn. divided lite, insul. glass or EP.) Re-side exterior, (Tyvek & primed spruce clpbds, 3" ex. vv/ window trim,) and paint exterior. New roof, (remove existing rooting, repair eave, replace rotten sheathing boards as required. Assume 5% of area) New wheelchair ramp, conc. with wood guard & balusters, and metal rails. New entry landing and steps (North side), (conc. built up from base of existing steps.) New entry door and porch. New roof framing at vestibule, (over existing.) Repoint existing conc. block chimney.

Genenrf

John Q. Doane, Architect 9 Westlield Sehoolhouse

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Strengthen 1st floor framing, (lally columns to reduce beam spans. Figure 6 lally cols, with conc, pad.) New handrails at both flights of stairs. Mud slab with vap. barr. at West end of basement (300sf +-). Repair rotten sills at NW corner. (12' in each direction.) Repair rotten corner post @ NW comer (10'). Install 3 basement windows in existing openings. Remove mildew &/or cover existing GWB @ furnace room. Paint furnace room walls, (no other finish upgrades in the basement. Relocate exist door to partition at top of stairs. Repair rotten floor framing at vestibule where crawl space is essentially inaccessible. (Try to gain access from existing basement to maintain existing flooring.) New header beam at center partition of 1st floor. Steel gusset plates @ base of king posts (3) New handicap accessible toilet room.

Finishes. Restore and paint existing wood ceilings throughout 1st floor. Refinish wood floors. New l/"2 GWB walls with vapor barrier, wood base, wainscot, & chairrail. Paint. New window trim, stool, skirt board etc. New door locksets. (bored, lever handles) Resilient flooring in toilet rms. Acoustical ceilings in toilet and kitchen.

Kitchen. Reuse existing SS sink, and some of the cabinets and shelves. Install new countertop material. Provide basic cooking exhaust ventilation .

Special Construction. Prepare for future wheelchair lift by building 1st floor enclosure only.

Mechanical. See AVENGCO report. Modify existing furnace and ductwork for new space configurations. Increase mechanical ventilation capacity Improve efficiency of existing system. Ventilation: Bathroom exhaust.

Assembly ventilation. Kitchen exhaust.

Plumbing: Remove fixtures and piping as required by plans. Reinstall kitchen fixtures. New toilet room fixtures. New outside hosebib. Upgrade existing. Enlarge existing domestic water service.

John Q. Doane, Architect 10 Westlield Sehoolhouse

Electric. Upgrade service. Relocate panel to basement. New efficient lighting. New power for kitchen and H/C toilet Some exterior lighting. 1 @ each door.

Fire protection. Upgrade and modify as required due to plan changes, existing fire detection. Relocate annunciator panel.

VVestlield Schoolhouse

Westfield Village Schoolhouse Schematic Design

Building History

The building is approximately 137 years old. It has been used as a school until the last three years. The following timeline was determined through review of scant photographic evidence and anecdotal remembrances.

Timeline year

Building Constructed. Front entry modified. 1910 - 1920. 2nd floor steel hanger bars added, (floors leveled ?). 1910 - 19??? Building raised and basement added (indoor plumbing ?). 1910 - 1920 Original floor finish (maple ?). 1858 ? Oak floor added. 1910 + ?, 1920 + ? Carpet added. 1968 North vestibule / entry enlarged and'or rebuilt. after 1920. Central chimney removed, outside chimney built. after 1920. Crenelations of belfry removed. after 1920. Interior partitions built or rebuilt. after 1920 ?. Additional double hung windows added. 1930 - 40 +-? Roof shingled with current asphalt roof. before 1968. Windows changed to current layout. 1968 +-Exterior walls plaster removed. 1968 +-

wiring improved ? walls insulated. Sound board and paneling installed.

Ceilings installed. 1968 +-Stairway enclosed. 1968 +-Hot air furnace installed (after chimney change). after 1920. Entry redone as at present. after 1920 and befo

1968. Basement Bulkhead enclosed. i* if »»

Current Septic System installed. 1971 Fire Detection installed. after 1972 Basement Sprinkler installed. after 1972 Current furnace installed. 1985 +-

John Q. Doane, Architect 12 Westlield Sehoolhouse

/estfleld Schoolhouse Renovation Preliminary Cost Estimate July 08. 1996

Base Project Scheme A , including exterior shell ronnx/at£nc^fth'» [locating the Kitchen on the 1st fir. new tniiet rnnm in fhn „ — am fetjngJ^K^ on the 1st fir, n e ^ c j i g ^ ^ additional spYce

[1 st floor area = 1625 sf. 2nd floor area = 1450 sf.

Task [Demolition (interior) Demolition (exterior)

Unit cost $1.50 / s f ® 3.075 sf

Remove underground oil tank .5.50/sf wall area

[Parkins area Concrete sidewalk

Is. 3^425 sf gravel ® 127 cy @ $1Q placed

landscaping 932 sf @ $3.5 / sf

Sewage Pump station ¡Upgrade water service

allowance

Exterior |New Roof

Cost (S) 4600 1900

1270 3262

Is. (Demo, and sitework subtotal)

;w Siding indows,

,400 sf @ $2.50 •3800 sf. @ $4.5

3inting jRebuild porch

•34 ® 440 ea. "]4300 sf. @ $1.3 / sf. find, t r imf

600

18432

6000

[Front steps, conc. Side Steps (topping)

Us. ¡6 cu. yds. @ 350/yd

Ramp (conc) [H/C Ramp rails

112 cu yds @ 250 / yd

iRebuiid basement bulkhead ¡guard & handrail @ S35/lf, mtl handrail irb 11/lf.

5600 2200 2500

20-50

Point & paint chimney Eave repair

lis. 2000

New roof @ entry vestibule [repair framing & trim, add ventilation Is.

600

New entry porch !220 sf. @ S 8 / sf

16001 1760

•(Exterior Subtotal) 100

Interior Finishes [Redo floors SWB waiis

1,625 sf pnt.

/ainscot, pnt. ¡1st fir @ 1780 sf, 2nd"fir @ 1350 sf

[Patch & Paint wood ceiling [173 If. @ $12.50 / If.

Ô1Ô70i

3250 3130

SI / sf 21601

(existing interior finish subtotal)_

[New interior walls Misc. trim

Doors

i486 sf. @ $1.8/s f . ¡base & head 320 ft @ aver, of $1 75/lf [1st & 2nd flrL 25 windows & 8 doors@ 550/opng 1 new door (rated or exterior) @ $500 [4 new interior doors @ $400

Misc structural repair New beams

•4 existing j joors^ repair & new hardware @ $200 / door

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Handrails 36' © S11 /If 400

Kitechen redo Part using existing cabinets, Is. 2500 Toilet room cabinet & accessorries, allowance 1000

Anterior subtotal) 20585 Mechanical & Electrical Heating 1st fir reconfigure & upgrade © S2.5 / sf. 4000

2nd fir minor modifications Is. 600 Ventilation 1 bathroom 250 Plumbing $1200 / new fixture (Not incl. 2nd floor) 3600

upgrade basement © S300/fixture 2100 Electrical 1st fir © $5 / sf. 8000

2nd fir @ $2./sf. 2800 Fire detection Is. 2500

(subtotal mech. & elec.) 23850

Additional Specialties Asbestos Abatement roof patch material 600 Lead paint removal Interior (exterior included in exterior demol.) 350

Total Construction Cost 135627 Contingency© 12 % 16275.24

151902.24 Permits .00475 721.53564

Total Project Cost 48.8396082 152623.7756

Total project cost with 10% contingency 153779

Possible additional project items Curtain Drain for Field 3500 Wheelchair lift 14000 Moveable Partition 3000-5000 Design & Engineering

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Graded School, Westfield, Vt„ 1910. At the right of picture - the former Morey and Ducharme property.

Westfield School

This file contained 35 mm slides, which have not been scanned.

The slides are on file at the Division for Historic Preservation.

Please contact the Division to view the slides.

2014