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79 Masonic Street Narrative T h e O f f i c e o f P E T E R F R O T H I N G H A M R e g i s t e r e d A r c h i t e c t 181 Main Street, Suite One Northampton MA 01060 U S A 413 585 5910 28 April 2016 Ms. Aelan Tierney, Chair Central Business Architecture Committee 210 Main Street, Room 11 City Hall Northampton MA 01060 Re: CBAC Application for 79 Masonic Street Offices 79 Masonic Street Northampton Massachusetts Ms. Tierney: We are pleased to submit this application, to renovate and expand the existing structure located at 79 Masonic Street, for your review. The building is presently part of the First Church of Christ, Scientist of Northampton property; specifically the Reading Room Building. As of this writing the building is to be detached from the Church Building that fronts on Center Street, and a new parcel including seven existing parking spaces is being created to serve this structure alone. The previous owner has used the building for office and classroom use; the new owner will use the building for offices. The enclosed outline responds to the evaluation criteria provided by the CBAC Application instructions and Design Manual. Appended to that are; existing conditions photographs, site and first floor plans, and renderings of the proposed work for your reference. Thank you for your consideration, Peter Frothingham, AIA T h e O f f i c e o f P E T E R F R O T H I N G H A M R e g i s t e r e d A r c h i t e c t CBAC Application for 79 Masonic Street Offices, 28 April 2016 Page 2 of 13 INTRODUCTION: According to the Central Business Architecture Committee (CBAC) Design Manual, the structure located at 79 Masonic Street fits into the CBAC classification for Historic Transitional Residential Buildings. Definitions: Historic Building: . . . a “historic” building is hereby defined as a building, or portion thereof, constructed prior to 1945 that retains significant original features which are either presently visible or which may be made visible through rehabilitation efforts. Transitional Residential Buildings: "Transitional residential" buildings are those within the district which were originally constructed as residences, and continue to display features typical of residences, although many have been converted to commercial use. Such buildings are usually of wood frame construction, have front and side yard setbacks, and retain original stylistic features or proportions. Residential Buildings and the Picturesque Architecture of the 19th Century: . . . Off Main Street, residential buildings, dating mainly after 1850, are Greek Revival, Italianate, Gothic Revival, Queen Anne, Mansard and Colonial Revival in style. Most have kept their residential appearance even when they are in commercial use. Their smaller scale and domestic origins contribute to the district a neighborhood feeling, enhanced by the visual pleasure of their architectural detailing on brackets, turned porch posts, worn clapboards, fine window muntins and decorative brickwork. They make an important historical contribution, as well, by documenting the development of the city as it progressed from a rural residential area to a commercial/residential center during the second half of the 19th century. The Design Manual includes the following general guidance: Alterations to and Renovations of Historic Buildings: Alterations to and renovations of historic buildings should incorporate measures to protect and preserve historic character and features. • The original structure dates from the 1870s and was designed in the Italianate Style as characterized by its shallow pitch hip roof with broad roof soffit, molded window caps with articulated jambs and sill surrounding “two over two” double hung windows, a first floor bay window, simulated quoins for corner trim, and decorative posts supporting a covered front porch. The rear structure is only partially original and has experienced compromising additions and remodeling. T h e O f f i c e o f P E T E R F R O T H I N G H A M R e g i s t e r e d A r c h i t e c t CBAC Application for 79 Masonic Street Offices, 28 April 2016 Page 3 of 13 • The Proposed Work: o At the front of the building, removes the display storefront that fills in two of the front porch bays and rebuilds the porch to be substantially similar to the existing while installing two new windows stylistically the same as the other original windows. o At the rear of the building, removes the second floor and replaces it with a new addition that also expands both the first and second floor of the rear portion south about 16’. Consistent with the Secretary of the Interior Guideline, referenced in the appendix of the CBAC Design Manual, not to artificially mimic historic buildings, the addition is still in an Italianate Style but subtly different to distinguish authentic from addition. o The new window sizes and glazing patterns are similar, but the trim around is simplified. o Rather than flush shiplap siding and simulated raised quoins, the addition is finished in lapped clapboard, board and batten, and v-groove clapboard articulated in an Italianate Style. o A suggestion of tower with generous soffit supported by ornate brackets, typical of Italianate Style, locates the new main accessible entry in the addition. o To integrate the entire structure, the color vocabulary is used consistently on both the original structure and the addition. Additionally the CBAC Design Manual offers the following specific design guidelines: Guideline 1: Building Setbacks Existing building setbacks for historic buildings should be preserved on all street sides, and on all sides containing park or public gathering spaces. • Existing setbacks remains at the front; at the rear portion of the building the south setback decreases about 16’. For transitional residential buildings, setbacks should align with typical existing setbacks in the neighborhood. • Existing front setback remains, and is consistent with transitional residential buildings across the street. Guideline 2: Building Height & Width The existing height and width of a historic facade should be preserved. • The original front building remains the same height and width. • The addition roof line marries to the existing with a modest 2’ taller tower roof. • The expanded building width is restricted to the rear portion of the property. T h e O f f i c e o f P E T E R F R O T H I N G H A M R e g i s t e r e d A r c h i t e c t CBAC Application for 79 Masonic Street Offices, 28 April 2016 Page 4 of 13 Guideline 3: Renovations to Anomaly Building Not Applicable Guideline 4: Buildings on Corner Lot Not Applicable Guideline 5: Roofs Traditional roof features of historic buildings should be preserved where visible. These include roof style and pitch, historically authentic materials in good repair, overhang proportions and details, and corbeled masonry or pressed metal cornices. • The existing roof of the original building remains. Roofs for new landmark or transitional residential buildings, or for additions thereto, should be traditional configurations . . . in keeping with the general style of the building. • The new roof exhibits similar articulation and detail, though simpler and more modest to give priority to the original structure. Guideline 6: Building Articulation Historic building features which articulate the form of a building's facade should be preserved when present. Such features include bays, turrets, oriels, columns, roof pediments, dormers, large arched openings, etc. • Existing features are maintained where possible, with repair or replacement as needed to maintain the original effect. New buildings or additions may be articulated by means of bays, turrets, recesses, columns, large arched openings, etc., designed in a stylistically consistent manner. Such articulations should be designed to be compatible with other downtown historic buildings, especially those which are adjacent or nearby. • Please refer to appendix for renderings. Guideline 7: First Floor Facades Historic landmark and transitional residential buildings should retain their traditional patterns of fenestration on the ground floor. • The display storefront in the front porch is removed, returning open porch to the front of the building, while two new windows stylistically the same as the other original windows are added. • The heads of the addition first floor windows align with the heads of the existing building. • The new entry porch roof aligns with the nearby bay window roof and is detailed similarly. T h e O f f i c e o f P E T E R F R O T H I N G H A M R e g i s t e r e d A r c h i t e c t CBAC Application for 79 Masonic Street Offices, 28 April 2016 Page 5 of 13 Guideline 8: Upper Floor Window Arrangements for Theme Building Street Facades Not Applicable Guideline 9: Upper Floor Window Size & Design for Theme Building Street Facades Not Applicable Guideline 10: Facade Materials Historic building materials should be preserved when present. Such materials include wood, stone, brick, cast stone, cast iron, and pressed metal. • The existing building exterior is finished in painted wood, and will remain so. The new addition is finished in painted fiber-cement clapboard, panels, and trim. For transitional residential construction on side streets, traditional wood clapboard siding and wood trim should be used. These buildings may incorporate other building materials which are historically compatible with wood clapboards. • See above Windows for new transitional residential construction should be consistent in appearance with those of historic residential buildings in the neighborhood. • New and replacement windows are insulated fiberglass single-hung windows with two over two window sashes and finished in dark green. For all construction, materials should be combined in historically appropriate combinations. • Please refer to “The Proposed Work” section of Introduction above. Materials which are to be painted, such as previously painted facade materials and window frames, should be repainted in colors which complement the materials of surrounding historic buildings. • Building is painted in a four color scheme consistent with Italianate Style using Benjamin Moore Historic Color Series paints. o Beacon Hill Damask main body color. o Saybrook Sage color for front porch, roof overhangs, friezes, corner boards, window and door casings, and water table trim. o Castleton Mist color for base materials below the water table trim. o Marvin Integrity “Evergreen” color for windows, doors, and accents. Unpainted facade materials on historic masonry buildings should be painted only after careful consideration. • Not painting the few remaining exposed foundation brick areas when all else is painted leaves an unfinished effect. Appropriate paint for masonry substrate is used. Guideline 11: Cornices on Theme Buildings Not Applicable T h e O f f i c e o f P E T E R F R O T H I N G H A M R e g i s t e r e d A r c h i t e c t CBAC Application for 79 Masonic Street Offices, 28 April 2016 Page 6 of 13 Guideline 12: Facade Detailing Historic facade details should be preserved when present. Such details may include quoins, brackets, decorative brickwork, incised ornament, carved columns, etc. • Original features and details are maintained where possible, reasonable repairs are performed where needed, and where necessary stylistically consistent replacements are incorporated. New construction should respond to the small scale detailing of surrounding historic buildings by displaying stylistically consistent, compatible detailing on street facades. • Please refer to item immediately above. Guideline 13: Mechanical Equipment Rooftop mechanical equipment should not be visible from street views. • There is no rooftop equipment. Exterior HVAC equipment is located between the two existing buildings on a concrete pad at grade, please refer to Site Plan. Guideline 14: Drive-Through Commercial Services Not Applicable Guideline 15: Signs Located Above the First Floor New business signs should normally be placed in the flat fascia band above first floor glazing, or should be contained within a fabric (not rigid) awning. Signs should not be placed so as to obscure special historic features or detailing. • This guideline appears to anticipate commercial storefront application, which is not the case here. • Two signs are envisioned; one at the second floor over the front porch between existing windows, and another just above the new front entry at the tower in the addition.