108th ACSA Annual Meeting Proceedings, Open

Restoration Values: Methodology, Historic 1906 Masonry Structure

Annual Meeting Proceedings

Author(s): Robert Hugh Flanagan

This research reports on a four-year project to restore a 1906 structure designed by architect William Ellsworth Fisher (1871–1937), one of Denver and Colorado’s most prominent architects and builders in the late 19th and early 20th centuries. It evaluates three competing decision-making process issues and the prioritization of each: restoration values (look and feel), integrated decision matrix (scope & process), and rules of thumb (architect’s methodology). It focuses on infrastructure to provide safety, historical authenticity, and maximum utility in preserving the look and feel of the original architectural design. This two-story masonry house was acquired in a bank foreclosure; it was in derelict condition, condemned by the health/building departments, requiring immediate remedial action to prevent catastrophic collapse. A 1959 renovation compromised the historic character of the interior when the single-family structure was converted into a rooming house. Substantial completion of the restoration was in the summer of 2019. In historic masonry structures with comparable heating degree days and cooling degree days, a similar, streamlined decision-making process can be developed to optimize the restoration outcome. Personal safety is always integral to this process. Standards relating to the treatment of historic properties—preservation, rehabilitation, restoration, and reconstruction should be maintained. Existing architectural features are recorded and preserved. False ceilings, chases, and the use of non-period materials and methods are avoided. There is a strong preference to remove and not encapsulate all environmental hazards. Masonry structures of the era are most at risk from poorly maintained or implemented moisture control systems. Intact roofs, gutters, and foundation drainage are prioritized. Sub-floor heating with a zoned, HE condensing boiler is the least disruptive process, maintaining the look and feel of the original structure. Ductless cooling is desirable. Development of an integrated prioritization matrix streamlines the decision-making process.

https://doi.org/10.35483/ACSA.AM.108.125

Volume Editors

ISBN
978-1-944214-26-5