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HomeMy WebLinkAboutStory Mansion Assessment.pdfThe Historic T. B. S T O R Y M A N S I O N 811 S Willson Avenue Bozeman, Montana A R C H I T E C T U R A L A S S E S S M E N T prepared for The Story Mansion Trust & The City of Bozeman August 2003 prepared by Comma-Q Architecture, Inc.Comma-Q Architecture, Inc.Comma-Q Architecture, Inc.Comma-Q Architecture, Inc.Comma-Q Architecture, Inc. Bozeman, Montana Bozeman, Montana Bozeman, Montana Bozeman, Montana Bozeman, Montana T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Page 3 The Architecture of The Story Mansion ©2003•Comma-Q Architecture, Inc. Table of Contents Introduction3 Assessment Team4 Building Information5 Architectural7 Executive Summary7 Occupancy Scenario Code Summary12 Short term summary13 Space Review Summary - The Mansion16 Space Review Summary - Carriage House22 Plumbing & Mechanical24 The Mansion24 Recommendations29 Carriage House32 Recommendations33 Electrical34 The Mansion34 Recommendations40 Carriage House43 Recommendations46 Structural47 Executive Summary - The Mansion47 Executive Summary - Carriage House48 Systems - The Mansion50 Systems - Carriage House54 Condition - The Mansion57 Condition - Carriage House60 Structural Analysis - The Mansion64 Structural Analysis - Carriage House66 Recommendations - The Mansion67 Recommendations - Carriage House73 Civil77 Site Summary77 Fire Protection78 Environmental81 Asbestos & Lead Paint81 Mold84 Appendix A - History91 Introduction92 Architectural History99 Key Exterior Features114 Key Interior Features127 Adaptive Re-Use130 Appendix B - Workshop Summary137 Appendix C - Drawings Page 2 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Introduction This study is being undertaken at the request of the Story Mansion Trust, a non-profit entity, and the City of Bozeman. It contains documentation of existing conditions of the buildings and grounds, a prioritized list of recommended improvements, and historic and other relevant information. The scope of the report includes architectural issues, mechanical and electrical analysis, structural items, civil/site issues, fire protection report, environmental sampling and summary, and historic information. Compliance to Federal, State and Local codes is required, including compliance to American’s with Disabilities Act, Hazardous Material Abatement, as well as any other related requirements. Page 3 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Assessment Team Architect: Comma-Q Architecture, Inc. Ben Lloyd, project architect 109 N Rouse Avenue, Suite 1 Bozeman, MT 59715 Phone: (406) 585-1112, Fax: (406) 585-5518 Mechanical Engineer: MKK Consulting Engineers, Inc. Kevin Pope PE, project engineer 2501 4th Ave N, suite D Billings, MT 59101 Phone: (406) 256-1141, Fax: (406) 256-1191 Electrical Engineer: MKK Consulting Engineers, Inc. Kathleen Stratton PE, project engineer 2501 4th Ave N, suite D Billings, MT 59101 Phone: (406) 256-1141, Fax: (406) 256-1191 Structural Engineer: Morrison Maierle, Inc. Kurt Keith PE, project engineer 901 Technology Drive Bozeman, MT 59718 Phone: (406) 587-0721, Fax: (406) 587-1176 Civil Engineer Thomas, Dean and Hoskins, Inc. Dave Crawford, PE, preoject engineer 111 N Tracy Ave Bozeman, MT 59715 Phone: (406) 586-0277, Fax: (406) 586-4961 Fire Protection: Sprinkler Technology Design, Inc. Dave Hughes PE, project engineer 2011 North 22nd Avenue - Suite #4 Bozeman, MT 59718 Phone: (406) 582-1936, Fax: (406) 585-8332 Environmental Engineer: Northern Industrial Hygiene, Inc Kevin Oliver PE, project engineer 100 N 27th St, ste 550 Billings, MT 59101 Phone: (406) 245-7766, Fax: (406) 245-1428 Page 4 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Building Information Building Location: 811 S Willson Avenue, Bozeman, MT Building Square Footage Carriage House: Main Floor:2,360 SF 2 nd Floor:2,320 SF Carriage House Total 4,680 SF Mansion Basement:2,700 SF Main Floor:2,600 SF 2 nd Floor:3,750 SF 3 rd Floor:2,750 SF Mansion Total11,410 SF Total Building Square Footage 16,090 SF Site Area:93,555 SF (2.14AC) Zoning R-2, Residential Single Family, Medium Density Located in the Conservation Overlay/Bon Ton Historic District Page 5 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Page 6 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Architectural Executive Summary History is imperfect and the op- portunity to save it is fleeting and final. Through generations history has been filtered; passed from mes- senger to messenger, lost, found and interpreted. However, history is being made today for future gen- erations and we are participants. Bozeman is one of the fastest grow- ing communities in the region, and in the face of sweeping change, it’s important to step back and con- sider the legacy that is being cre- ated. In today’s world travel and communication are almost effort- less, allowing for opportunities and experiences that were unimaginable even a generation ago. An unfortunate byproduct of these technological developments is a pervasive sameness and loss of regional distinction. Many new homes and commercial build- ings being built today in Bozeman are indistinguish- able from those being constructed elsewhere. The T.B. Story Mansion stands out as an exception. The Story family name is a cornerstone of Bozeman history. Our physical surroundings, our agricultural heritage and our spirit are, in part, a result of the individual efforts of Nelson Story, a true pioneer. T. Byron Story, one of Nelson’s sons, is a direct connection to Bozeman’s history. His stately home on South Willson Avenue is one of the last physical examples of the era and stands as a symbol of the achievements of the family. The Mansion is a community icon that many believe to be irreplaceable. So when the owners and caretakers of the property for the past 80 years, the SAE Fraternity, decided to sell, the community acted. Malcom Story Page 7 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L In the spring of 2003, a grass roots, community effort became a real- ity. At an afternoon meeting of the Bozeman City Commission, which normally attract only a handful of people, citizens from around the Bozeman area and beyond packed City Hall to express their love for the T.B. Story Mansion. In an out- pouring of community support, this diverse group came together to offer personal testimony as part of a common public effort to save it. Amid the overflow crowd, not a single individual or business leader came forth to speak out against the city’s forthcoming purchase of the mansion and surrounding grounds. It was one of the most moving City Commission meet- ings in recent memory. This speaks to the powerful presence the man- sion has in shaping our common community identity. On April 14, 2003 the City of Bozeman purchased the Story Mansion. Bo z e m a n D a i l y C h r o n i c l e Four generations of the Story family and Montana Senator Max Baucus in the Living Room of the Story Mansion. Bo z e m a n D a i l y C h r o n i c l e Montana Senator Conrad Burns, Martha (Story) Drysdale, and P ete Story in front of the Story Mansion Page 8 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L This assessment is an important first step in understand- ing opportunities, challenges, existing conditions, and how to plan for short-term use as well as overall renova- tion. Documentation of exposed conditions was under- taken as well as careful exploratory investigation and use of a boroscope to reveal otherwise concealed structural conditions so as to develop accurate framing plans. It should be noted however that restoration projects con- tain unknown conditions and it is not practical or eco- nomically feasible in the assessment of existing struc- tures to fully expose and determine all existing condi- tions and potentially faulty conditions. There is no claim, neither stated nor implied, that all faulty conditions have been discovered and documented. Many options for use of the buildings and grounds exist and the Story Mansion Trust as representatives of the City of Bozeman, continues to evaluate and define the ultimate utilization. Issues relating to business, real es- tate, political climate, appropriate public benefit, etc. have not been fully explored in this assessment and will have a significant influence on the eventual use. The scenarios outlined below take many architectural factors into consider- ation including life safety, efficient use, maintenance, historic integrity, and design. Two project programming planning scenarios have been explored under the umbrella of this assessment. Sce- nario One titled Short Term Needs explores work items that will allow use of the first floor of the Mansion and limited use of the Carriage House. Remaining areas of the mansion (basement, 2nd floor and 3rd floor) will remain closed to public access at the conclusion of this phase. Page 9 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Scenario Two titled Potential Use Study explores an overall renovation and addition that utilizes all areas of both structures and adds additional space to provide for safe exiting and access for the handicapped. The schematic design presented could serve as the backbone for a vari- ety of different uses. Rehabilitation of the Carriage House should be considered as a priority. Because of its charac- teristics as a smaller, stand alone structure; early comple- tion could serve as a source of rental revenue, an essen- tial component to the economic bottom line. Integration of the grounds with new and existing struc- tures is a critical component of the success of Scenario Two. Careful consideration of material, scale, location and function could create complementary opportuni- ties. The colonnade and pavilion could house a variety of functions and support services for the grounds and buildings. Scenario Two is schematic but is intended to be consistent with the Secretary of the Interior’s Standards for Rehabilitation - the touchstone for historic preservation work and obtaining preservation tax cred- its. The Secretary of the Interior is re- sponsible for establishing standards for preservation of historic properties listed in or eligible for listing in the National Register of Historic Places. “Rehabilita- tion” is defined as “the process of return- ing a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are sig- nificant to its historic, architectural, and cultural values.” Page 10 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L The Standards, summarized below, are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and techni- cal feasibility: 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical develop- ment, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or ex- amples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be under- taken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. In the process of creating this assessment great care has been taken to respond to the needs of the existing structure as well as general adaptive re-use scenarios that leave many possibilities for specific use. What follows is a compilation of technical and design issues, existing conditions, interpretations and opportuni- ties. Page 11 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Occupancy Scenario Code Summary Mansion used as is for Public Space: The current occupancy for an assembly in the Mansion deemed ‘safe’ by the Bozeman Fire Department Fire Marshall is a maximum of 49 people for the first floor only. All other floors are not to be used. Mansion used for Public Space with minimum renovations: The Mansion must be renovated to the minimum requirements as shown on the Short-Term Needs Plan to have an assembly occupancy (A-3) of 130 people max. This occupancy number could be as high as 255 people if the Short-Term Needs Plan is met and an additional water closet is added to the women’s toilet room. These occupancy numbers are also subject to interpre- tation and approval by, but not limited to, the City of Bozeman Building and Planning Departments. Main Floor of Mansion used as public assembly space (A-3 Occupancy). Second Floor used as hotel rooms (R-1 Occupancy): International Building Code requires a 2-hour separation between all Assembly Groups (A-1 through A-5) and Residential Groups (R- 1 through R-4). The Mansion is a Type V construction and cannot be easily renovated for this type of separation. One occupancy classification would be recommended for the Mansion. Mansion used as hotel space (R-1 Occupancy): Based on floor area alone, the total occupancy could be up to 40 people. However, this would require the Mansion be brought up to current codes including but not limited to Egress, Exits, Electrical and Plumbing. These occupancy numbers are subject to interpretation and approval by, but not limited to, the City of Bozeman Building and Planning Departments. Carriage House used as is for Public Space: Not permitted Carriage House used for Public Space with minimum renovations: The Carriage House must be renovated to the minimum requirements as shown on the Short-Term Needs Plan (renovating the building for seasonal use only) to have a Assembly occupancy (A-3) of a 130 people max. This occupancy number can be raised to 255 people if the Short-Term Needs Plan is met and an additional water closet is added to the women’s toilet room. These occupancy numbers also subject to interpretation and approval by, but not limited to, the City of Bozeman Building and Planning Departments. Carriage House used as hotel space (R-1 Occupancy): Based on floor area alone, the total occupancy could be up to 23 people. As in the case of the Mansion, the Carriage House would also be required to meet current codes including but not limited to Egress, Exits, Electrical and Plumbing. Page 12 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Short term summary Architectural 1.01 General: Provide a Facilities Use Manual containing, but not limited to, rules and regulations 1.02 Site: Provide 35 off street parking spaces and 3 handicap parking spaces at the southwest corner of the property. Provide a new en- trance to property on Grand Avenue at the south corner, the existing entrance located mid block of Grand Avenue will be Exit only to accommodate one way traffic through the parking lot. The existing driveway from Harrison Street will be abandoned. 1.03 Site: Provide a dumpster for the property located at the abandoned driveway on Harrison Avenue. 1.04 Site: Provide exterior lighting for the grounds and buildings for secu- rity and aesthetics. 1.05 General: Repair and repaint exterior siding of Mansion and Carriage House. 1.06 General: Repair fascia and soffits at the Mansion and Carriage House as required making secure from birds and pests. 1.07 General: Provide a secured access with flexible control and auditing for the each building. 1.08 General: Remove and repair exposed hazards such as nails, splinters, loose boards or interior finishes such as flooring transitions. 1.09 General: Provide historically appropriate gutters and downspouts for the Mansion and Carriage House. 1.10 Mansion Basement: Repair concrete window well and replace metal grating at north side basement. 1.11 Mansion Main Floor: Remove secondary stairs accessible from the Kitchen and Office Room to provide area for new accessible restrooms. 1.12 Mansion Main Floor: Remove commercial kitchen equipment and replace with fixtures appropriate for the preparation of catered events. 1.13 Mansion Main Floor: Provide accessible route with ramp to the First Floor. Provide handrails and guardrails, etc. as required at existing stairs. 1.14 Mansion Main Floor: Provide barriers to areas unauthorized for pub- lic use (i.e., Basement and Second Floor) 1.15 Mansion Second Floor: Provide positive drainage and water proofing at exterior balconies. 1.16 Carriage House: Provide accessible restrooms at first floor. 1.17 Carriage House: Provide elevator for 2nd floor accessibility and struc- tural stability. Provide code compliant stair enclosures and exits. Page 13 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L 1.18 Carriage House: Repair damaged brick veneer at southwest corner. Mechanical 2.01 Site: Install site irrigation piping, sprinklers and controller. 2.02 Main Floor: Provide efficient heating of the space. 2.03 General: Provide plumbing to first floor only and temporarily cap supply piping to other floors. 2.04 Basement: Provide adequate heat to areas of the Basement to prevent freezing. 2.05 Second and Third Floor: Provide adequate heat to areas of the Second and Third Floor to prevent freezing. 2.06 Carriage House: Provide adequate heat to areas of the Main Floor to prevent freezing. 2.07 Carriage House: Provide systems for seasonal use. Electrical 3.01 General Mansion and Carriage House: Remove knob & tube wiring and surface mounted wiring in the building. Seek better ways to install the conduit/wiring, to hide it from view wherever possible. 3.03Mansion Main Floor and Carriage House Main Floor: Refurbish the historic lighting fixtures, and provide new lighting throughout: Provide better lighting controls and/or a lighting control system to maximize flexibility of spaces and minimize energy use and operat- ing costs. Structural 4.01 Mansion Basement: Reconnect steel column to floor beam. 4.02 Main Floor Framing: Relieve overstressed floor joists and floor beam to a maximum 100 PSF live load. Preventing floor and wall from further deflection, currently 2-3 inches. 4.03 Carriage House: Supplement Floor Framing for assembly use live loads. Life Safety 5.01 General: Provide exit and emergency lighting through out. 5.02 General: Inspect and repair existing fire escapes for conditional use. 5.03 General: Provide protection of fireplace openings to prevent use. 5.04 Basement: Inspect and maintain existing automatic fire suppression system. 5.05 Basement: Provide fire-rated protection at exposed sprayed-on foam Page 14 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L insulation. 5.06 Main Floor: Provide barrier to prevent unauthorized access to Base- ment and Upper floors. 5.07 Main Floor: Remove commercial kitchen equipment. 5.08 Second Floor: Provide fire-rated separation for stairs. 5.09 General Carriage House: Provide exit and emergency lighting. 5.10 General Carriage House: Provide fire-rated stair enclosure and exit at each end of main floor and second floor. Page 15 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Space Review Summary - The Mansion MAIN FLOOR The entry (101) on the main floor is in good general condition. The flooring is tile that is not original, but is in fair condition. The original wood base is intact as is the wood wainscot. Above the wood wainscot is smooth, painted plaster with original wood trim at the ceiling. The ceil- ing is painted plaster. There is one lighting fixture in the entry, which is in good shape. The foyer (102) is in fair condition. The hall flooring is tile with the original, wood base. The wall finish is original, wood wainscot with wall- paper above. The ceiling finish is a sprayed on texture and paint with original wood trim. There is one hanging light fixture. Off the front hall is the side entry (105). The side entry is in fair condi- tion. It has the same floor tile as the front hall. The walls are ornate, wood paneling that extends to the ceiling. There are two original light fixtures and one, original, operable window. There is one radiator in the side entry. The dining room (107) is in fair condition. There is resilient flooring with original wood base. The wall finish is original, wood wainscot with wall- paper above and wood trim at the ceiling. There are ceiling panels cover- ing the original ceiling. There are two chandeliers, plus wiring for one more, and two wall sconces all with candlelights. There are two original, single-hung windows and two original, non-operable windows. The din- ing room has two radiators and one floor outlet. The dining room also has some original, built-in cabinetry that is in fair condition. The living room (104) is in good condition. The flooring is carpet with original wood base. The walls are wood wainscot with wallpaper and a wood trim at the ceiling. The ceiling consists of sprayed on texture and paint. There are four hanging light fixtures and four wall sconces. There are two original, single-hung windows and one large picture window. There is one radiator, one wall outlet, and two floor outlets in the living room. The kitchen (108) is in fair condition. It has commercial grade appli- ances. There is resilient flooring with a rubber base. The walls and ceiling consist of painted plaster. There is fluorescent lighting and four original, single-hung, windows, three new, casement windows and one picture win- dow. There are two radiators, five outlets, and one phone jack. Page 16 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L The office (106) is in poor condition. It has some built-in cabinetry and an original fireplace that are also in poor condition. The floor is tile with original wood base. The walls are painted plaster with a wood chair rail. There appears to be mold growing on some of the walls. The ceiling is suspended acoustical tiles. There is a fluorescent light and a large, original single-hung window. There is one radiator and two and a half outlets. The library (103) is in good condition. The original built-ins are in good shape. The flooring is carpet with the original wood base. The wall finish is painted plaster and wallpaper. The ceiling is painted plaster. There is one hanging light fixture and two wall sconces. There are five original single-hung windows and three of those are curved. There is one radiator and one outlet. The main stair (201) is in fair condition. The flooring is carpet with original wood base. There is original wood wainscot, painted plaster, and wallpaper on the walls. The ceiling is suspended acoustical tiles. There is one hanging light fixture, two original single-hung windows, one picture window and three leaded, diamond patterned transoms. The original wood handrail and guardrail is intact and there is one outlet. The secondary stair (110) to the second floor is in poor condition with tile floor at entry to stair, original wood base - Stairs are resilient tile flooring, painted plaster walls and ceiling, standard hand rail, 2 incandescent lights. SECOND FLOOR The second floor foyer (202) is in poor condition. The floor consists of carpet with original wood base. The finish wall is wallpaper with wood trim at the corners and ceiling. The ceiling is suspended acoustical tiles. There are two wall sconces and one hanging light fixture, one smoke detec- tor, and one outlet. Bathroom one (214) is in fair to poor condition. There are three toilets, two urinals and two sinks. The floor is tile with tile base. The wall finish is fiberglass reinforced panels and wallpaper. The ceiling is suspended acoustical tiles. There is one light fixture above each sink and two single- hung windows. There is one radiator, two outlets, and a ceiling vent. Bathroom two (212) is in poor condition. There is one toilet and one sink. The flooring is carpet with original wood base. The walls consist of tiles Page 17 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L and textured wallpaper. The ceiling is textured ceiling panels. There is one light fixture above the sink and one single-hung window with a leaded, diamond patterned top window. There is one outlet. The Master Bathroom (206) is in poor to fair condition. It has the origi- nal sink, original bathtub, and one toilet. The floor is honeycomb tile with tile base. The wall finish is tile wainscot with wallpaper. The ceiling is painted plaster. There is one light fixture and two original casement windows. There is one radiator. Katharine’s Bedroom (203) is in poor condition. It contains one sink. The flooring in the bedroom is carpet with original wood base and the flooring in the closet is wood with a wood base. The wall finish is vertical wood paneling and faux brick veneer at the sink. There is wood trim at the suspended acoustical tile ceiling. The ceiling in the closet is painted plas- ter. There are two fluorescent lights and one incandescent light fixture at the sink. There are four original single-hung windows. Three are curved. There is one radiator, one smoke detector, 8 outlets and one phone jack. The Study (204) is in poor condition. It has one sink. There is carpet in the bedroom and the closet with original wood base. There is painted, vertical wood paneling in the bedroom, painted plaster in the closet, and faux brick veneer at the sink. There is wood trim at the suspended acous- tical tile ceiling. There are two fluorescent and two incandescent light fixtures. There is one large original single-hung window, and one leaded casement window. There is one radiator, five outlets and two phone jacks. The Master Bedroom (205) is in poor condition. It contains an original fireplace. The flooring is carpet with wood base in the bedroom and wood in the closet with wood base. The wall finish consists of painted plaster and some wallpaper. The ceiling is painted plaster. There are two hanging lights, plus wiring for two more and one light fixture in the closet. There are five original single-hung windows, one radiator, and four outlets. Winifred’s Bedroom (207) is in poor general condition. The floor is carpet with original wood base. The walls are painted plaster with wood trim at the ceiling. The ceiling in the bedroom is suspended acoustical tile and in the closet ceiling is painted plaster. There are two fluorescent fixtures and one incandescent light fixture. There is one original single-hung window and one original casement window. There is one radiator, one smoke de- tector and five outlets. Page 18 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Virginia’s Bedroom (209) is in poor condition. It has carpeting with origi- nal wood base in the closet. The finish wall is vertical wood panels in the bedroom and painted plaster in the closet. The bedroom has suspended acoustical tiles and the closet ceiling is painted plaster. There are two fluorescent light fixtures and one incandescent light fixture. There are two original single-hung windows, one radiator, one smoke detector, five out- lets, and one phone jack. Byron’s and Malcom’s Bedroom (208) is in poor general condition. It has carpeting with original wood base in the closet. The wall finish is painted gypsum board as well as the ceiling finish. There are two fluorescent light fixtures, one ceiling fan with four fixtures and one incandescent fixture in the closet. There are two original single-hung windows, one radiator, one smoke detector and six outlets. The Servant’s Bedroom (210) is in poor condition. The floor is carpet with original wood base. The bedroom has vertical wood paneling and textured wallpaper. The closet wall finish is painted plaster. The ceiling is suspended acoustical tiles. There is one fluorescent light fixture. There are two original single-hung windows and one leaded patterned casement win- dow. There is one radiator, one smoke detector, four outlets and one phone jack. The other Servant’s Bedroom (211) is in poor condition. There is carpet in the bedroom and wood with wood base in the closet. The wall is verti- cal wood paneling in the bedroom and painted plaster in the closet. The ceiling in the bedroom is acoustical ceiling tiles and in the closet it is painted plaster. There is one fluorescent light fixture and one incandes- cent light fixture. There is one original single-hung window and one case- ment window without the diamond pattern. There is one radiator, one smoke detector, and three outlets. The second floor interior corridor (213) is in poor condition. The flooring is carpet with original wood base. The walls and ceiling are painted plas- ter. There are two incandescent light fixtures and one original single-hung window and one original casement window. There is one radiator. THIRD FLOOR The third floor stair (301) is in poor general condition. The flooring is carpet with original wood base that has been painted purple. The wall and ceiling finishes are painted plaster. There is one incandescent light fixture Page 19 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L and one emergency exit light. The railing is a standard rail and is loose. The guardrail is original and has been painted purple. The Ballroom (303) is in poor condition. The flooring is wood with the original wood base. The wall finish is painted plaster and painted gypsum board. The ceiling is painted plaster. There are seven incandescent light fixtures with wiring for one more, and two ceiling fans. There are seven original single-hung windows. Three of the seven have the leaded dia- mond pattern. There are also three casement windows with the leaded diamond pattern. There are nine outlets in the common room. The Storage Room (302) is in poor condition. The bedroom has carpet and the closet has wood flooring, both with original wood base. The wall finish is vertical wood paneling and plaster. The ceiling is painted plaster with a circle pattern. There are two fluorescent fixtures in the bedroom and one incandescent fixture in the closet. There are two original single- hung windows, one radiator, six outlets and one phone jack. Orchestra Platform (304) is in poor condition and is not an original bed- room. The flooring is wood with original wood base along the original walls. The wall finishes are painted plaster and gypsum board, with wood trim at the corners. The ceiling is painted plaster. There is one incandes- cent light fixture and 2 original single-hung windows. There is radiant baseboard heating and two outlets. The Storage Room (305) is in poor general condition and is not an origi- nal room. The floor is wood with original wood base. The wall finishes are vertical wood paneling, painted plaster, and velvet wallpaper. The ceiling is painted plaster with a circle pattern. There are four incandescent light fixtures and four original single-hung windows with a leaded diamond pattern. There is one radiator, half a smoke detector, and five outlets. The Storage (306) is in poor condition. There is resilient flooring with a wood base. There are built-in drawers that have been painted. There are two original single-hung windows and one incandescent light fixture. The Trunk Room (307) is in poor condition. The floor is wood with original wood base. The walls are painted plaster and the ceiling is painted plaster with a circle pattern. There is one incandescent light fixture and one original single hung window. There is one radiator and four outlets. Page 20 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L BASEMENT The primary basement stair (106) is in poor condition. The flooring is carpet with wood showing through. The wall finish is wood paneling and the ceiling is painted plaster. There is one incandescent light fixture and one original casement window. The basement entry (001) is in poor condition. The floor is carpet over concrete and the walls are wood paneling and painted gypsum board. The ceiling is painted gypsum board. There is one incandescent light fixture and fire sprinklers. The Common Room (003) is in poor general condition. The floor is carpet over concrete and the wall finish is horizontal wood siding. The ceiling is exposed floor joists. There are five incandescent light fixtures, fire sprinklers, a smoke detector and seven outlets. Bedroom one (002) is in poor condition. The bedroom has a corner sink. The floor is carpet in the bedroom and concrete in the closet. The wall finish is vertical wood paneling in the bedroom and painted plaster in the closet. The ceiling in the closet is exposed floor structure and in the bed- room there is a suspended acoustical tile ceiling. There are two incandes- cent light fixtures and two original non-operable windows. There are fire sprinklers in the bedroom, five outlets and one phone jack. Bedroom two (004) is in poor condition. The floor is carpet and the walls are concrete. The ceiling is exposed floor structure and glass block. There is one incandescent light fixture and no outlets. Bedroom three (007) is in poor condition. The flooring is carpet and the wall finishes are wood siding, painted plaster and painted gypsum board. The ceiling is painted plaster. There are two incandescent light fixtures and one original window. There is a smoke detector and a sprinkler, two outlets and one phone jack. The Shower Room (009) is in fair general condition. There are four showerheads and one toilet. The floor and wall finishes are tile. The ceiling is also tile. There are three light fixtures. The Boiler Room (005) is in good general condition. The floor is concrete and the wall finishes are gypsum board and brick. The ceiling is also gypsum board. There is one incandescent light fixture and a fire sprinkler. Page 21 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L The Shop Room (008) is in fair condition. The floor in concrete and the walls are plaster. There is one incandescent light fixture, one outlet and a fire sprinkler. The Storage area (004) is in fair condition. The floor is concrete and the wall finishes are gypsum board, spray insulation and stone. The ceiling finishes are gypsum board and spray insulation. There are two incandes- cent light fixtures, a smoke detector and a fire sprinkler. The Corridors (006 and 010) are in fair condition. The floor is concrete and wall finishes are stone, wood siding and plaster. There are two incan- descent light fixtures and two original single-hung windows that have both had the bottom lite removed. The corridor has fire sprinklers. The secondary basement Stair (011) is in poor general condition. The flooring is rubber on wood. The wall finish is painted plaster and the ceiling is plywood. There is one incandescent light fixture. Space Review Summary - Carriage House MAIN FLOOR The entry to the carriage house is in poor general condition. The floor is concrete and the walls are gypsum board and wood paneling. The ceiling is exposed floor joists. There is one incandescent light fixture. Stairway one is in fair condition. It is original wood construction. The wall finishes are gypsum board and exposed framing. The bathroom is in fair condition. There are two sinks, two showers, two toilets, and one urinal. The flooring is tile with tile base. The wall finish is fiberglass reinforced panel and painted gypsum board. The ceiling is suspended acoustical tile. There are two fluorescent light fixtures and four incandescent fixtures. There is one outlet. Common area one is in poor general condition. The floor is concrete and the wall finishes are vertical wood paneling, original wood siding, and gypsum board. There is one incan- descent light fixture and three windows that are non-operable. Common area two is in fair condition. The floor finish is carpet and the walls are painted gypsum board. The ceiling is suspended acoustical tile. There are twelve fluorescent light fixtures and five single-hung windows. There is forced air heat, nine outlets and one phone jack. Page 22 Architectural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N A R C H I T E C T U R A L Bedroom one is in fair condition. The floor is carpet and the walls are sprayed on texture and paint. The ceiling is suspended acoustical tile. There is one fluorescent light fixture and two single-hung windows. There is forced-air heat, four outlets, and one phone jack. Bedroom two is in fair condition. The floor is carpet and the walls are sprayed on texture and paint. The ceiling is suspended acoustical tile. There is one fluorescent light fixture and one single-hung window. There is forced-air heat, four outlets, and one phone jack. Bedroom three is in fair condition. The floor is carpet and the walls are sprayed on texture and paint. The ceiling is suspended acoustical tile. There is one fluorescent light fixture and one single-hung window. There is forced-air heat, four outlets, and one phone jack. Bedroom four is in fair condition. The floor is carpet and the walls are sprayed on texture and paint. The ceiling is suspended acoustical tile. There is one fluorescent light fixture and two single-hung windows. There is forced-air heat, four outlets, and one phone jack. Bedroom five is in poor condition. The floor is carpet and the walls are painted gypsum board. There are three incandescent light fixtures and two non-operable windows. There are four outlets and one phone jack. The central interior corridor is in good condition. The floor is carpet and walls are sprayed on texture and paint with a wood base. The ceiling is suspended acoustical tile. There is forced-air heat and 2 fluorescent light fixtures. There are two outlets. SECOND FLOOR The second floor is in fair condition. The floor and walls are original wood structure. The ceiling is original wood structure. There are six incandescent light fixtures, six original single-hung windows and four replaced non-operable windows. There are two outlets. The bar area has carpet flooring. The wall finishes are wood and plywood. The ceiling in the bar has some painted plaster with the circle pattern. There is one incandescent light fixture in the bar area. Stairway two is in fair unfinished condition. It has wood flooring and gypsum board walls. There are no light fixtures. Page 23 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L Plumbing & Mechanical The Mansion PLUMBING Plumbing Fixtures: Most of the plumbing fixtures in the Mansion have little historic value. Most the fixtures are vintage from the 1950 ’s or later of the institutional style (which has changed very little over the last 50 years). The one of the private bathrooms on the second floor appears to have period fixtures and are probably original to the house. These fixtures can be checked, cleaned, repaired and re- used with little effort. These fix- tures are not American Disabilities Act (ADA) compliant for access. Water Entry: The main house is served by a 1" water meter. The water entry does not have any means for protecting the water ser- vice from a back siphon. Water purveyors now require a device to prevent back flow (siphon) to pro- tect the water supply in the event of a loss of pressure in the City Water Mains (i.e. nearby fire, wa- ter main break). The water pur- veyor can supply water pressure greater than the typical ratings of plumbing fixtures. In the recent past, the a PEX tubing was routed from the water meter to the boiler feed to allow the heating system to operate without having water avail- Page 24 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L able at the plumbing fixtures (this was probably performed for freeze protection). Cold Water Piping: The piping serv- ing the domestic cold water for the building is a combination of galva- nized piping and copper tubing. It was standard convention at the time the house was built to use galvanized steel pipe for water services. Dur- ing subsequent repairs and modifi- cations, copper pipe (tubing) was installed, which is much easier to repair, replace and remodel. It ap- pears the entire cold water system (piping) was installed with 3/4" main lines. At intermissions of con- ferences or at the end of an event when a large number of people could cycle through the restrooms, the piping will be undersized which will cause two issues. First, the initial demand for water the velocity will be exces- sive in the cold water piping. Additionally the system will have low pressure/flow of water during continual use. The excessive velocity will lead to shortened pipe life eventually manifesting itself in leaks at the pipe fit- tings. Hot Water Piping: The domestic hot water heaters were replaced in 1994. The life expectancy of the average gas-fired tank type water heater is 10 years. Depending on the hardness of the water in Bozeman, these water heaters could be nearing the end of their useful life. The water heaters use the basement for combustion air. The hot water piping does not have insulation. This will in effect waste water (everyone turns on the faucet and waits until it gets hot). The domestic hot water plant does not use any means of recirculation (which would reduce the amount of time before water gets hot coming out of the faucet). The old chimney is leaking air into the space where the water heaters are. A current remedy for Page 25 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L this was to put a plastic bottle in the hole to limit the amount of cold that is coming into the basement from the chimney. Sanitary Sewer Service: The sewer service to the build- ing is 4". This size should be adequate for the intended use of the building. Natural Gas: The heating equipment utilizes natural gas for fuel. The meter is at the back of the kitchen addition. The piping is exposed in the basement and appears to be in good repair. Any remodel or modifica- tion should be easily accomplished if that becomes nec- essary. Site Irrigation: This will be accomplished by the two irrigation wells that have been drilled on the property this summer. At the present, the well pump installa- tion is being worked on. Currently the system requires manual placement of the sprinklers and hoses to irrigate the city block this facility is located. HEATING & ENVIRONMENTAL SYSTEMS The building utilizes the existing windows for ventila- tion. The windows would have to be open to allow air borne pollution (byproducts of respiration from the oc- cupants, dust, odors, etc.) to migrate out of the house. During times of poor weather conditions, the indoor air quality could be fair to poor since most, if not all of the windows would be closed. The mansion has no means to provide mechanical cool- ing to the spaces. The only option currently available to help maintain temperature during hot days is to pre- cool the building at night (opening the windows over- night). This strategy would not be effective in spaces with a large gathering of people (i.e. conference rooms, receptions, etc.). Page 26 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L The building currently utilizes a gas-fired steam boiler in basement to provide heating for the cast iron radia- tors located in the rooms. Several radiators are not lo- cated to provide optimal heating of the rooms. Some rooms are not heated because the radiator was removed probably due to physical damage of the radiator (i.e. the Main Entry). The large open room on the third floor does not have radiators for heat or any other de- vices for heating. Most of the piping connections to the radiators appear to have been re- placed over the history of the building. This replacement is typical in steam systems where treatment of the water in the sys- tem was not properly performed. During the process of changing untreated hot water to steam, the calcium and magnesium (compo- nents of hard water) will precipi- tate out, combine with air dis- solved in the water to form a mild acid. Over time, this acid will eat away the piping and cause leaks throughout the piping and cause mineral buildup on pipe fittings and valves. Most of the piping is routed in the spaces to go from one floor to another. The boiler room currently has emergency shut-off, which allow an occupant to shut-off the boiler and natural gas to the boiler in the event there is a gas leak detected by the occupants. The boiler was replaced in October of 2001. The piping in the boiler room was replaced at the time the boiler was replaced. None of the piping is insulated in the boiler room. The boiler is large enough to require the room to have a one-hour fire separation from the rest of the building. Most of the room meets Page 27 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L this requirement, however, where all the steam piping exits the room, this opening does not maintain the fire rating. The proper backflow prevention is installed on the boiler make-up feed (when leaks occur or the boiler is serviced, the system loses water. Currently the system adds water automatically by a valve which is connected to the drinking water supply to the house without backflow prevention. This direct connection can be a hazardous situation). Combustion air openings for the boiler are smaller than required by present codes. The louver on the outside of the building is damaged and potentially a hazard to people walking by the main en- try. KITCHEN The current kitchen addition was built in the 1950 ’s. Most the kitchen equipment appears to be from the time the addition was built. This equipment if operational, it is past its useful life expectancy and would suspect that replacement parts are hard to come by. The cur- rent kitchen hood does not meet current fire suppression require- ments and possibly exhaust re- quirements for the equipment lo- cated underneath it. The kitchen also has no method to make-up the air exhausted by the hood. The kitchen equipment is properly piped for sanitary waste, but the waste system has no means to re- move grease from the waste pip- ing, which can cause backups in the waste piping. The City Waste Management typically requires grease interception on all commer- cial grade kitchens since grease products are hard to deal with in water treatment facilities. Page 28 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L Recommendations Recommendations/Remedies: This portion of the report addresses actions to alleviate the issues addressed mechanical assessment of the building. However, without further refine- ment of use this facility by the Owner, items below are intentionally vague to allow the flexibility to accommodate future requests by the Owner. Plumbing: The buildings (both the mansion and the carriage house) should have a double check valve assembly installed in the domestic cold water systems. This will prevent possible contamination of the water supply. This will also require an expansion tank be installed for the water heaters in the main house. If either of the proposed architectural plans is incorporated in the remodel/ renovation, the main house may not require upgrading plumbing fixtures to meet accessible restrooms. Once the final plan is set, the building might require an increase in the water meter and service connection size. The cold and hot water mains should be up sized and insulated in the basement at a minimum. A site irrigation sprinkler system should be installed on the property. With the current approach of moving hoses and sprinkler heads, an underground system with a moderate level of control would have an attractive payback when compared to the man-hours required to keep the lawn in good shape. Fire Protection The change in occupancy combined with future mixed usage for the main house. The building should incorporate a sprinkler system through the building. The system will be intrusive to the historic nature of the build- ing but safety of the buildings and its occupants should be the deciding factor with this decision. The existing fire entry size will need be evaluated for the expansion when further details are available. Heating and Environmental Comfort Systems The building will require a forced air ventilation system. This system can be coupled with heating and cooling. Installation of any system will re- quire intensive coordination of the systems. Installation of ductwork could Page 29 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L be aesthetic objectionable or require extensive patching to the existing plas- ter wall and ceiling finishes. Currently there appear to be two feasible options to reduce impacts to the historic value of the building. The first option would water source heat pumps and second options high velocity diffusers and ductwork. Water source heat pumps could be located in various closets or ancillary spaces on each floor. This would minimize the ductwork from floor to floor and prevent having large ducts in any particular area. Only copper tubing would have to be routed from each heat pump to generation equipment. The generation equipment (the equipment that provides heating and cool- ing for the heat pumps) could be located in the basement and utilize exist- ing foundation openings as necessary for system operation. The heat pumps would offer more flexibility for temperature control. Each heat pump would offer a separate zone of temperature control. Therefore, if one floor had three conference rooms with a separate heat pump serving each one, each room could respond to varying occupant and activity levels to maintained a de- sired thermostat setting in each room. This option will have decent sized ductwork (6"-10"), which will need to be coordinated with spaces and ceil- ings. The other option is utilizing a system that incorporates high velocity ductwork with special nozzles and noise reducing flexible duct. This system acts simi- lar to compressed air systems where duct mains are used a reservoir for the nozzles. The mains in a system such as this would be around 9" in diameter, but the nozzles to each room would be served by ductwork approximately 3" in diameter. This size could be snaked through the floor and roof structure to the nozzle locations with a reduced amount of cutting and patching. This type of system is highly effective for cooling. The air-handling units for this system are large enough that floor space concerns might limit this installa- tion to three air-handling units for the building (one for each floor). Indi- vidual room temperature control would not be possible with this system. The thermostats would provide one temperature of air for each floor (similar to a furnace in most residences), so comfort issues could be a concern if one area has a significantly different loading of people than another area. Depending on the system selected, aesthetic issues, and maintenance con- cerns, the existing radiators could be left to provide additional heating to each area. These units could easily be removed or abandoned in place. The fate of the radiators cannot be determined without further discussion with the City of Bozeman. Page 30 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L If the steam piping and system is to remain in the building, some of the piping should be insulated to reduce operating costs and to prevent acci- dental burns to the occupants from coming into contact with hot steam piping. Most of the steam piping in the main house is not insulated. Any kitchen services provided on site will need to be coordinated with the code officials so the scope of the kitchen upgrade and be accurately de- tailed. Any operation of heating, cooking, baking or grilling food will require a commercial kitchen hood. Depending on the level of food prepa- ration activities and dish cleaning, grease interception on the waste piping might be required for the kitchen waste piping. Page 31 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L Carriage House A portion of the first floor of the Carriage House was converted for sleeping rooms. This area appears to have been remodeled within the last 10 years. The rest of the first floor and the hayloft have no mechanical systems. The systems incorporated into this building have no historical value. PLUMBING A modern restroom is included in the renovated portion of the first floor. The restroom includes a shower facil- ity, but is not ADA compliant for a barrier free restroom. The building domestic water entry is a 3/4" tap size with a 5/8" water meter. The water entry has a pressure reducing valve that will protect the equip- ment connected to the domestic cold water piping. The entry does not have any backflow prevention devices. The building is served by a 50-gallon high efficiency hot water heater, which should provide adequate hot water for lavatory usage and minimal showers. FIRE PROTECTION The Carriage House does not have a fire sprinkler system. Depending on the future usage of this building, a sprinkler system may be required. HEATING & ENVIRONMENTAL SYSTEMS The finished area of the first floor has forced air heat- ing via a residential high efficiency gas-fired furnace. The furnace was serviced in 1997 and appears to have been installed in 1993. The unit is adequately vented to the exterior and the combustion is directly piped to the furnace. As in the main house, ventilation for indoor air quality is completely dependent on the operation of the windows and how easily air can leak through the carriage house build- ing envelop. The furnace is not currently equipped for cool- ing the first floor finished area. Both the hayloft and storage area (on the first floor) are not conditioned. Page 32 The Story Mansion - Plumbing & Mechanical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N P L U M B I N G & M E C H A N I C A L Recommendations Plumbing: The restrooms will need to meet ADA requirements if the City wishes to use the building in any capacity. This will required new plumb- ing fixtures and access to the restrooms. Fire Protection: Depending on the usage, intended occupancy, and means of egress to the building, the Carriage House might be required to have a fire sprinkler system installed throughout the building. The building could be sprinkled without having to heat spaces not currently tempered (hay- loft and storage area). Heating and Environmental Comfort Systems: The existing furnace could easily be equipped with a cooling coil. This would provide cooling to the finished area of the first floor. If the building is to be occupied for any length of time during the day, fresh air should be ducted from the outside to the furnace to meet current Indoor Air Quality standards. The hayloft and storage areas would require a heating and ventilating system if the spaces are to be used for more than cold storage. Page 33 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L Electrical The Mansion ELECTRICAL SERVICE AND DISTRIBUTION The Story Mansion receives elec- trical service via an underground feeder from a utility pole located on College Street. The service is 120/240 volt, single-phase power. The feeder is routed through a metering enclosure to a gutter, which is then connected to four main disconnect switches. Three of the switches were padlocked, so we could not verify the exact ampacity of the switches. The fourth is a 30 Amp disconnect switch. There are also two cabi- nets located adjacent to the disconnect switches. These appear to be service equipment for telephone and televi- sion utilities. All of this service equipment is located on the backside of the mansion, on the outside wall of the kitchen area. Though the service equipment appears to be in good condition, it is an eyesore at the rear of the house. The exact age of the equipment is not apparent, as there are no manufacture dates visible on the equip- ment. The four main disconnect switches serve loads within the building. The 30 Amp switch appears to serve a piece of kitchen equipment. Of the three padlocked switches, one switch feeds a panelboard located in the basement, another serves an electric range in the kitchen, and the last one serves a panelboard located on the sec- ond floor of the house. The panelboard located in the basement of the house is rated 200 Amps maximum, at 120/240 volt, single-phase Page 34 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L power. The panelboard does not have a main circuit breaker, and is in fair condition. It serves loads in the basement and the first floor. It has twelve spaces avail- able for more breakers to serve additional loads. The panelboard located in the second floor corridor is rated 125 Amps maximum, at 120/240 volt, single-phase power. This panelboard also does not have a main cir- cuit breaker, and is in fair condition, with only four spaces available for additional breakers. It serves loads on the second floor. It also feeds a small panelboard located on the third floor, which in turn serves the third floor loads. None of the feeders could be verified during our site visit, but they are assumed to be in good condition. The panelboards are not original equipment and are in fair condition. The panelboards, though adequate for the current loads, will probably not be adequate for the increased loads necessary to make the house more func- tional. All of the panelboards are surface mounted and clearly visible within the space. The panelboards in the basement and second floor may be replacements for the original panelboards, which were probably recessed in the same locations. GENERAL WIRING The original wiring appears to have been a combination of knob and tube, and conductors with cambric insulation (cloth covered). Although there is evidence of these older types of wiring, it appears that the major- ity of the wiring has been replaced. Most of the cambric encased wiring seems to be disconnected, yet there are some light fixtures and recep- tacles, primarily on the first floor, that appear to be served by this type of wiring. We assume that the first floor has not been totally rewired, as there is minimal surface mounted conduit or surface raceway. Page 35 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L On the upper floors, there is a large amount of surface raceway and surface conduit, indicating that these floors have been rewired. There is some evidence that suggests that although much of the old wiring has been discon- nected, some of it still remains abandoned in the walls and above the newer lay-in grid ceilings on the second floor. There are a number of junction boxes that are missing their covers, and others where wiring is hanging out. The majority of these probably served lighting fixtures before that have since been removed. One is located on the upper level balcony, outdoors, which should be in a weatherproof enclosure. LIGHTING There are a few lighting fixtures that appear to have historical sig- nificance. These are primarily lo- cated on the main floor, in the en- try, living and dining areas. There are also a couple fixtures upstairs in a second floor bedroom that are of older vintage. Most of these fixtures are in fair condition, though a few require some repair. One fixture has a bro- ken lens, and a couple have lenses that have been damaged by heat. Two of the pendant mounted fix- tures in the living room are miss- ing the electrical sockets that hold the lamps. It is unclear at this time whether any of the fixtures are original pieces. Page 36 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L The majority of the lighting fixtures in the house are more modern types, utilizing incandescent and fluores- cent bulbs. Most of the incandescent fixtures are simple lamp holders (open sockets) or wall mounted sconces. Most of the fluorescent fixtures are 2' X 4' recessed lights in lay-in grid ceilings; a few are utility type open bulb strip fixtures. Many are in poor condition and need repair (missing or broken lenses, hanging loosely from the ceiling or wall, etc.). These fixtures do not enhance the historic character of the building. The switching of fixtures on the main level is not the most functional. Some of the switches could not be identified as to what they control, because all of the lighting fixtures did not have bulbs in them, and some were not functional at all. Many of the wall mounted fixtures are controlled by pull chains at the fixtures rather than from wall switches. There are two wall sconces in the dining room that seem to only be controlled by screw- ing the light bulbs in and out of the sockets. There are a couple switches on this main level that are the old pushbutton type. These are being replicated today, but are somewhat costly. Switching on the upper floors is clear and straight for- ward, with local switches in most rooms. As noted ear- lier, it appears that the upper floors have been rewired and the lighting was replaced as well as many of the switches. Most of the switches on the upper levels are the more modern toggle type. Some are missing their cover plates, and a several are pulled out from the wall. Emergency and exit lighting is defecient. There is one combination exit/emergency light located at the top of each stairway. A few more exit signs are installed in the basement. Emergency lights were not functional at the time of our visit. Page 37 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L Exterior lighting is minimal, located primarily at each entry to the house. The fixtures appear to be historical, but are in disrepair. The one on the porch outside the dining room probably had a lens or globe of some sort, but is currently just a lamp socket. The fixtures located at the main entry and the Porte Cochere are hanging loosely and are not properly supported. The fixtures are similar to each other, though one has been painted. RECEPTACLES There is a minimal amount of receptacles located through- out the house. Many of the outlets have been added over time, through the use of surface outlet boxes and surface raceway for the wiring, called wiremold. The wire that is installed in the wiremold is generally in good condition. There are still a few receptacles that appear to be served by the old cambric encased wiring (cloth covered), which are not grounded, and should be re- placed. These are primarily located on the main level, with a couple on the second floor. The newer outlets installed in the surface mounted boxes are grounding type plugs with ground wires. Some of the wiremold and surface mounted boxes are pulling away from the wall. Some of the wiremold is broken and needs repair or replacement. In general, the wiremold and the sur- face mounted outlets detract from the interior spaces. The wiremold has been installed such that is it clearly visible, there has been no attempt to hide it. There is also a large amount of conduit that is used to serve surface mounted receptacles. This type of installa- tion is primarily located on the third floor and the base- ment. In general, it is in good condition, but is quite unsightly. Most of it has been painted to match the wall surface, but it is still quite visible and ugly. FIRE ALARM SYSTEM There is not a functioning fire alarm system in the build- ing. There is an exterior horn and light at the low wall at the Porte Cochere area, but it is unclear what purpose this serves exactly. There were a couple pull stations Page 38 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L visible in the building, but they did not appear to be operational. There were what looked like old smoke detector bases in a couple rooms, but the devices were missing, and they appeared to be single station, battery type devices, and not hard-wired ones. TELEPHONE The telephone cabling system is quite old. The main terminal backboard is located on the second floor in the same corridor as the panelboard (mentioned earlier). This terminal strip is a mess of wir- ing, and it is questionable whether it is functional. In any case, it is very obtrusive in its current loca- tion. It serves another smaller ter- minal strip hanging from the wall on the third floor. The phone cable distribution throughout is primarily via loose cable, draped from one place to another. There is a small niche on the second floor that appears to have been used as a telephone booth, with a couple telephone outlets. There is an old dumbwaiter shaft that has been commandeered for what appears to be telephone, television and mis- cellaneous power cables and con- duits. The cables and conduit within this shaft are not properly supported in accordance with cur- rent codes. TELEVISION Like the telephone cables, there are a few television cables visible, hanging loosely from the ceiling. A couple of cables on the second floor are bundled up and hanging in the corner of a room. There are not many television cables run throughout the house; those that are visible Page 39 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L are poorly supported. Some do not appear to connect on the serving end. It seems that the few that are around are not active at this time. TECHNOLOGY There was no evidence of any data wiring within the house. Recommendations The existing electrical system will not be capable of supporting the in- creased loads associated with air conditioning and current day power needs. There are some lighting fixtures, especially those of historic nature located on the first floor, which should be removed, refurbished, and reinstalled. The remainder of the systems, including the surface mounted lights, re- ceptacles and wiremold should be removed. These should be replaced with flush mounted devices where possible, and where it is not practical or possible, wiremold may be used, but it should be routed to be of minimal aesthetic impact, such as along the baseboard, or along molding. There are other ways to camouflage cable and conduit within historic buildings, by incorporating raceways into architectural details. These types of appli- cations should be explored and used for providing new devices throughout the facility to meet the new uses. The electrical service entrance should be relocated to a new location, where it is not so visible. Due to increased electrical loads, the service will have to be upgraded anyway. A possible location may be in the basement, where much of the space will not be useable for other uses, and will likely remain utilitarian in nature. It may be necessary to install a main service discon- nect switch at the exterior of the building, to meet current codes. This switch should be located away from the building if possible, to minimize the aesthetic impact. The location will have to be coordinated with and approved by the Building Department and Fire Marshal. New (or refurbished as noted earlier) lighting throughout with better switching control will be required. It will likely be a combination of old and new technologies. We can use historical looking fixtures, but fit them with new energy saving fluorescent lamps and ballasts. Some spaces may still require incandescent lighting, which has also been improved upon in recent years. The lamps utilize halogen and redirected infrared light to produce brighter light and longer life. One way to maximize energy con- servation in a multi-use space like this is through flexible and adequate Page 40 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L control schemes. Multiple levels of switching, and automatic “off ” func- tions are the most useful control scenarios. Multiple levels of switching not only provide flexibility in use, it allows the ability to change the atmo- sphere and mood to suit the specific use or taste of the user. Small lighting controls systems are cost effective and easy to install and operate. Emergency and exit lighting will be required in all public spaces. Emer- gency lights don ’t have to be ugly and draw attention to themselves. They can be camouflaged as recessed down lights, and battery packs can be provided for most fluorescent fixtures. There are some emergency fixtures that look like regular wall sconces, and can blend well with the overall lighting d é cor. Exit signs will always look like exit signs, but there are some that look better than others. The most recent application of LED lamps in edge-lit exit signs are about as elegant as exit signs get. In areas where wiring is impossible, there are exit signs available that utilize tri- tium, which is self-luminescent, and does not require power. These should only be used as a last resort though, because they are considered “hazard- ous content ”, and as such must be properly disposed of at end of life (about 20 years). A new fire alarm system will be required for the building, comprised of ADA compliant horn/strobe devices, pull stations, and smoke detectors (in the private spaces). Unfortunately, these items are difficult to hide from a historical standpoint, but they are intended to save lives, not be aesthetically pleasing. We would try to hide the wiring as noted above, and use the least conspicuous types of devices. Better exterior lighting should be provided. The parking lot should be provided with some lighting just from a liability standpoint. The porches could be livened up considerably with a little more exterior lighting. This lighting need not be bright and offensive, but a soft and inviting glow can easily be achieved. Depending on the use of the grounds, some low level or landscape lighting may be beneficial to make full use of the exterior environments. New electrical telephone and data outlets will be required throughout. Flush mounted devices can be installed in existing walls that have space, and new wiring can be fished down through the walls to the devices. Any new walls or new architectural elements should of course be provided with new devices. The kitchen will require new electrical outlets to serve any new equipment. Where walls are rebuilt or furred out, they should be Page 41 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L provided with new outlets. Every opportunity to add electrical, telephone, or data outlets should be explored and exploited. Where we cannot get into the walls, and there are no architectural features available to hide cable or conduit in, it may be necessary to use a surface raceway (wiremold). This wiremold should follow natural architectural elements like baseboard or wall molding, to minimize the impact on the visual surroundings. The intent will be to hide the means of serving the outlets wherever possible, quite contrary to the existing installations. Some space should be set aside in the building to serve as electrical and tele/data wiring closets. That way, the panelboards, terminal strips and backboards can be hidden from view, yet easily accessible for maintenance and changes. New telephone and data wiring will have to be routed through- out the building to bring it into the new era. Again, this cable should be routed to minimize visual impact. Because this is low voltage wiring which does not require conduit, there are more options for routing. Care has to be taken not to damage the cable, but there are many ways to hide the cable. It might be beneficial to provide cable television to the private spaces. This will have to be weighed with the projected use of the private space, to determine if the monthly cost for such a service is warranted. In any case, the main service from the cable supplier should be tested to determine if it is in good shape or needs replaced. If in disrepair, it should be replaced. The interior infrastructure of cabling and outlets should be installed at this time. In the future if it is determined that cable is desired, it will only require a call to the cable company to hook it up. Page 42 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L Carriage House ELECTRICAL SERVICE AND DISTRIBUTION The Carriage House receives electrical service via an over- head feeder from a utility pole located on Harrison Street. The service is 120/240 volt, single-phase power. The feeder runs over to a weatherhead at the building, then into a combination meter/main circuit breaker. The main breaker is a 100 Amp, 2 pole breaker, and is in poor condition. It is not in an enclosure rated for exte- rior use. There is rust visible on the combination meter/ main breaker enclosure. The breaker serves an adjacent load center panelboard, rated 125 Amps at 120/240 volt single-phase power. The panelboard is in an enclo- sure rated for exterior use, and is in good shape. It serves the power and lighting loads for the building. The loadcenter houses (7) 20 Amp, 1 pole breakers for the miscellaneous loads, and (1) 30A, 2 pole breaker, and (1) 50 Amp, 2 pole breaker that serve well pumps. The service is not pretty, but it is as condensed as possible. There is some electrical equipment located on the west side of the building that serves the well pumps. The equipment is in good condition, but is not very aes- thetically pleasing. It certainly does not add to the his- torical character of the building. There is a telephone service box adjacent to the panelboard. The telephone wires are currently running exposed along the exterior of the building. They are not enclosed by conduit or any other sort of protection. They penetrate the exterior wall and go into a couple of the small rooms in the building. GENERAL WIRING There is a portion of the space on the main level that has been remodeled in the not too distant past. This space is comprised of an open area, 4 small rooms, a restroom and a mechanical/storage room. This area has newer wiring. Other areas with newer wiring are limited to the well pump equipment on the north end of the house, Page 43 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L and a few receptacles and lights on the upper level. The rest of the building has a combination of old wiring that is in disrepair, or disconnected. There are a number of junction boxes without covers, and with wiring just hang- ing loose. There are also a few extension cords used in the building. There is some wire in armored cable that appears to be routed from the main service to the electrical equipment on the north exterior wall (for the well pumps). These are probably the feeders for the pumps. They are in good condition, but will require better support and pro- tection during any remodel efforts. There are a couple places where loose cable is visible. It is not clear if this is abandoned telephone and television wiring, or if it is actually connected. In any case, it should be removed and replaced, as it is not adequately supported or protected. LIGHTING Lighting within the remodeled area is primarily done with fluorescent 2' X 4' recessed fixtures. The fixtures are in poor condition, many with missing or cracked lenses. There is one incandescent vanity fixture located in the remodeled bath, which is in good condition. The rest of the lighting is accomplished by lamp holders (open sockets). A few of these are hanging loose from the ceiling, many do not have bulbs, and others appear to be in fair condi- tion. The lighting beyond the remodel space is woe- fully inadequate for any use of the space beyond rough storage. There are no exit signs or emergency lighting fixtures anywhere in the building. Exterior lighting is a combination of lampholders and wall mounted incandescent fixtures, which are in fair condition. Page 44 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L RECEPTACLES There are very few receptacles located throughout the building. The re- modeled portion has a number of receptacles that are in good condition, though a couple are missing their cover plates. There are a few receptacles in a room on the main level that appears to have been used at one time as a TV room, as it is the only location where a TV outlet was visible. Some receptacles in this room are missing their cover plates, and a couple have been painted over. There are a few receptacles on the upper level, most of which are in poor condition. They are limited to a few in the southwest corner, and about 5 in the little room at the northeast end. There are a number of junction boxes throughout that are missing their covers. Al- most all the conduit is exposed throughout the building, except in the remodeled area, TV room, and small room on the upper level. FIRE ALARM SYSTEM There is not a functioning fire alarm system in the building. TELEPHONE The telephone cabling was mentioned earlier. It runs exposed at the exte- rior of the building and is not protected or supported adequately. The main terminal cabinet is located adjacent to the main electrical service. TELEVISION Except for the one television outlet, there is no evidence of television ser- vice to the building. TECHNOLOGY There was no evidence of any data wiring within the building. Page 45 The Story Mansion - Electrical Systems ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E L E C T R I C A L Recommendations The electrical service meter/main breaker should be replaced. The loca- tion of the main electrical service may need to be relocated to a less visible location, but it is currently as condensed as possible. The service may have to be upsized depending on the future uses of the space. The service for the well pumps should be relocated to an interior location, or to a small shed remote from the building, if the building is restored. The current location detracts from the historical character of the building. Provide new lighting, receptacles, telephone, data, and fire alarm systems throughout the building. The new lighting should be energy efficient. Actual layout and types of fixtures will be dependent on the proposed use of the space. The extent of the other systems will likewise be dependent on the actual use of the space. Provide new exterior lighting using more energy efficient fixtures that are historical in nature. Also, provide emergency and exit lighting as necessary throughout the space for safe egress in an emergency. Page 46 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Structural Executive Summary - The Mansion The structural systems in the Mansion are typical for the era that the building was constructed. Consisting of stone masonry basement and foundation walls, wood floor joists with a combination of wood and steel beams, double layered wood plank floors, wood stud walls with wood plank sheathing and brick veneer at the first story, and a system of tied wood rafter/ceiling joists and wood plank sheathing at the roof, the structural systems are in good condition with a few predictable exceptions. The stone masonry foundation walls have suffered water damage and deterio- ration of the mortar that binds the stones together. The repair of these walls is discussed further in the architectural assessment. Although the majority of the foundation appears to be stable, the southeast corner of the porch has settled and will require stabilization. At the north entry to the Mansion, a section of the basement extends out beyond the first floor wall and is covered by a sus- pended slab that has cracked and allowed moisture to enter the building. Although currently sealed with a polyurethane spray-on insulation layer from the inside, it is recommended that the slab be removed and reconstructed to provide a long-term solution to the apparent leakage problem. Above the foundation level, the brick veneer at the south and west walls of the kitchen has cracked mortar joints that occur at locations where the walls were infilled at areas that are believed to have been an original porch area similar to the south side of the building. There is water damage to the wood balconies as well as roof elements that will require replacement of both the structural and non-structural elements. Due to anticipated changes in use from a residential occupancy to an assembly and business occupancy, areas at all three floors will require reinforcing, strengthening, and the addition of new framing members to carry the current code required floor live loads. Bozeman is part of an active earthquake region that is classified by the building codes as a high seismic zone. Older buildings such as the Mansion were not designed to resist loads from earthquakes. As a result, they will not perform as well as new construction during a significant seismic event and may incur damage that will require major repairs. As a restoration project, since the anticipated future use of the Mansion does not result in a change to an occu- Page 47 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L pancy that the building code defines as more hazardous, the building ’s earth- quake resistant features are not required to meet the more rigorous require- ments for new construction. To bring the existing building in line with cur- rent code requirements would require extensive removal of historic features and finishes throughout the building and would required an order of magni- tude difference in the structural repair costs to do this work. The existing mansion lateral load resisting systems were analyzed for current code lateral loading to check for unsafe conditions relating to the overall strength of the building. Because of the numerous interior walls that are covered with plaster on wood lath, the Mansion has a relatively high level of resistance to lateral loads. The lateral load analysis resulted in loading demand at the exist- ing above grade walls that falls within an acceptable range for seismic safety. There are, however, deficiencies that require attention. Using a basic life safety approach to earthquake resistance in the building (i.e. correcting those deficiencies that could lead to serious human injury or total building collapse) to addressing the required earthquake resistance and check- ing the building for unsafe conditions related to lateral loading, it was deter- mined that additional reinforcing members and anchorage was required be- tween the above grade, wood portion of the building and the stone masonry foundation. At the south and west sides of the second floor as well as the north side of the port cochere, stiffening elements are required to prevent the brittle brick masonry piers from excessive lateral deflection and potential collapse. Also, the interior brick load bearing masonry piers at the basement and the chimneys above the roof will require additional bracing and/or reinforcement to prevent a falling debris hazard. Executive Summary - Carriage House The Carriage House structural systems consist of a first floor level slab-on- grade with a shallow concrete foundation supporting perimeter wood stud walls with wood plank sheathing. The exterior brick at the first floor level is a veneer. The second floor consists of wood joists spanning in the north-south direction with a double layer of wood plank sheathing and floor beams sup- porting the center of the floor span and the south quarter of the floor span. An open, high bay, gambrel-barn shaped, wood joist with wood plank sheathing roof system is present at the second floor level. The condition of the Carriage House structural systems is good with only a few minor repairs identified. In order for the second floor to accommodate the anticipated assembly loading, an additional line of beams and posts will be Page 48 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L required at the north half of the floor. Additionally, the existing beams and window headers will require strengthening. Similar to the Mansion, the Carriage House earthquake resistant features do not meet current code requirements. Also like the Mansion, the building is not required to meet current code requirements. Unlike the Mansion, the open Carriage House building has fewer walls to function as stiffening ele- ments to resist lateral loads. As a result, the existing walls are overstressed to an unsafe level and require strengthening by adding new wood sheathing to the interior faces of the walls. The roof diaphragm (i.e. the wood planks on top of the joists) is also overstressed and it is recommended that it be stiffened with new sheathing or structural insulated panels. Additionally, additional anchor- age and anchored blocking within the joist spaces around the perimeter of the building will need to be installed. Purpose As part of the architect ’s design team, in conjunction with the City of Bozeman and the Story Mansion Trust, Morrison-Maierle, Inc. (MMI) was retained to provide the structural engineering assessment of the T.B. Story Mansion and Carriage House. The structural assessment included verifying and developing plans of the building ’s structural systems, evaluating the condition of these systems, and checking these systems for compliance with the applicable build- ing code requirements related to historic structures. Once the on-site assessments and structural code checks were completed, a collaborative process of determining repair and restoration options was insti- tuted. Upon the conclusion of this process, cost estimates were developed for each of the required structural repair and restoration items. Background Mansion Built in 1910, the Mansion is a 3-story with full basement structure located on a full city block in Bozeman ’s southeast residential neighborhood. Original design drawings could not be located for use in the development of as-con- structed conditions. Carriage House Located at the southwest quadrant of the property, the Carriage House is a 2- story structure with an exposed wood framed, gambrel style barn roof at the upper story. Similar to the Mansion, the original design drawings were not recovered for use in our assessment. Page 49 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Field Investigation and Data Collection During the last week of July 2003, and throughout the month of August 2003, MMI conducted numerous in- vestigations of the existing buildings to determine the as-constructed structural systems. With sensitivity to the existing historic fabric of the buildings, MMI used a combination of removal of non-historic wall and ceiling coverings and minimally invasive drilled holes at origi- nal finishes for access with a boroscope to determine the as-constructed systems for the buildings. Structural System Determination Using as-constructed floor plans developed by the Ar- chitect, MMI developed as constructed framing plans as shown in Figures 1 through 8 and as generally de- scribed in the following paragraphs. Systems - The Mansion Foundations/Basement The perimeter basement foundation walls and adjacent crawl space walls below the porch areas are constructed of 18 to 20-inch thick stone masonry walls. As shown in Figure 1, there are several interior, unreinforced brick masonry bearing walls and piers. At the north side of the basement below the entry porch, the interior sur- faces of the stone masonry walls and the slab ceiling above have been coated with a spray-on polyurethane insulation. The basement floor consists of a slab-on-grade. By us- ing a rotary drill, it was determined that the basement slab is 6 to 8-inches thick. Reinforcing steel was not observed in cut portions of the slab which is consistent with typical construction in the early 1900 ’s. Page 50 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L The foundations below the load bearing elements could not be directly observed due to deep burial and cover- age by the interior slab. Based on similar construction techniques employed during this era, it is highly likely that the stone and brick masonry walls were constructed on a plain, unreinforced, concrete footing extending 4 to 6-inches beyond each face of the walls. The interior walls and posts sit directly on the slab on grade. (insert Figure 1 - Mansion basement/foundation plan) Floor Framing As shown in Figures 2, 3, and 4, the first, second, and third floor framing systems consist of 1 3/4" x 11" wood joists spaced at 16-inches on center supported by a se- ries of beams and bearing walls. On top of the floor joists is 1" x 6" tongue and groove diagonal board sheathing with 1" x 5" tongue and groove straight plank hardwood flooring. The original ceilings above the first floor level consist of plaster over wood lath. In most areas, there is an additional layer of sheet rock and a suspended ceiling located below the original lath and plaster ceiling. The framing layout is different at each floor level with the interior bearing wall layout determining joist spans and direction. At many locations where bearing walls are discontinuous, there is no additional framing to carry the increased loads from the wall above. At bearing wall door/window openings, the typical ob- served header construction consists of a double 2x built up beam member. Stair framing members were not viewed directly but appear to be constructed of wood. The first floor porch/entries on the south, east and north sides of the building as well as the south side of the kitchen (an original porch) consist of suspended con- crete slabs. These unreinforced slabs are approximately 6-inches thick and are supported by 1x wood boards. Page 51 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L The wood boards span between a series of steel rail sec- tions spaced at approximately 6-feet on center. Roof Framing As shown in Figure 5, the pitched roof framing consists of 2" x 6" rafters spaced at 16-inches on center. The rafters are tied horizontally at the ceiling level with 2" x 6" ceiling rafters spaced at 16-inches on center. Where the ceiling rafters change direction, a 2" x 11" ceiling rafter carries the perpendicular joists across the wall open- ing that occurs below the ceiling level. The non-supporting ridges consist of 2" x 8" ridge boards. Valleys are constructed of 2" x 8" valley rafters. The roof is sheathed with 1" x 6" tongue and groove straight boards. Cedar shingles of undetermined age appear to be placed directly on top of the board sheath- ing. At four different locations around the upper roof, dor- mers are framed into the roof. The dormers are con- structed with the same rafter-ceiling joist arrangement as the rest of the roof structure. At three different locations at the upper roof, unbraced and unreinforced brick masonry chimneys extend up to 10-feet above the roof. There is typically a 1" gap ob- served between the brick and the roof wood-framing members. Wall Framing As indicated in Figures 2, 3, and 4, the exterior and interior bearing walls consist of 2" x 6" wood studs at 16-inches on center. The studs are covered with 1" x 6" tongue and groove, horizontal wood board sheathing. At the first floor level, the exterior face of the wall is finished with a brick veneer. Anchorage of the veneer Page 52 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L back to the stud wall backup was not observed to be present. The walls appear to be platform framed with an exterior blocking/rim joist located at the outside face of the wall. Lateral Load Resisting System The basic lateral load resisting system for the above grade portion of the building is interior and exterior wood sheathed and lath/plaster shear walls with wood board sheathed horizontal diaphragms at the roof and floor levels. At the roof level, the wood board diaphragm is straight sheathed (i.e. joints between boards are per- pendicular to the rafters). At the first floor level on the south and east sides, the open porch and unreinforced masonry piers create a cantilevered diaphragm condi- tion for transfer of lateral loads from the second floor exterior walls through the diaphragm to the offset exte- rior walls at the first floor. At the floor levels, the wood board diaphragms are di- agonally sheathed (i.e. joints between boards are at a 45-degree angle to the rafters) with straight-sheathed hardwood planks placed over the diagonal sheathing. The basement level shear walls consist of unreinforced stone masonry shear walls at the perimeter with wood board sheathed interior shear walls. The floor joists bear on top of a wood plate that is nominally bolted to the top or the stone masonry walls. Page 53 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L There did not appear to be direct load path nailing be- tween interior and exterior wood shear walls through the joist space at the floor levels nor from the bottom of the wood shear walls into the foundation sill plate. Additionally, hold down devices to resist overturning forces caused by lateral loads were not observed nor would they be expected to be present in this vintage of build- ing. Systems - Carriage House Main Floor/Foundation As indicated in Figure 6, the exterior/perimeter walls of the building are founded on a 6-inch thick by 2-foot wide footing located approximately 20-inches below grade. There appears to be a 14-inch deep turned down slab or foundation wall below the perimeter walls. The interior slab was drilled with a rotary hammer drill and determined to be 6 to 8-inches thick. Similar to the Mansion, there was no reinforcing in encountered in the slab or footings. The interior posts supporting the second floor bear directly on the slab. Floor Framing As indicated in Figure 7, the floor framing at the second floor consists of 1 3/4" x 9 1/2" wood joists spaced at 16-inches on center supported by two lines of interior beams and the exterior bearing walls. The interior walls appear to be later additions and with the exception of the walls around the stair openings are believed to be non-bearing. On top of the floor joists is 1" x 6" tongue and groove diagonal board sheathing with 1" x 5" tongue and groove straight plank hardwood flooring. It appears that there were no original ceilings in this building. In the fin- ished areas of the building, there is a layer of sheet rock and a suspended ceiling located below the floor joists. At the exterior bearing wall door and window openings, the typical observed header construction consists of a Page 54 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L triple 2x built up beam member. Stairs are constructed of wood framing. Roof Framing As indicated in Figure 8, the roof of the carriage house is framed with 2" x 6" gambrel shaped rafters spaced at 2- foot on center with joints reinforced with nailed wood side plates. The side walls (north and south sides) have angled bracing at approximately 8-feet on center that tie into the top of wall and brace into the floor joists. On both the north and south sides of the roof, two dor- mers are framed into the roof. The roof is sheathed with 1" x 6" tongue and groove straight boards. Cedar shingles of undetermined age appear to be placed directly on top of the board sheath- ing. At the north side of the roof, an unbraced and unreinforced brick masonry chimney extends approxi- mately 8-feet above the roof. Wall Framing As indicated in Figures 6, 7, and 8, the exterior bearing walls consist of 2" x 6" wood studs at 16-inches on cen- ter. The studs are covered with 1" x 6" tongue and groove, horizontal wood board sheathing. At the first floor level, the exterior face of the wall is finished with a brick veneer. Anchorage of the veneer back to the stud wall backup was not observed to be present. The north and south walls are continuous to the roof bearing level located approximately 4-feet above the sec- ond floor level. The floor joists bear on an interior 2x ribbon joist at the inside face of the north and south walls. The joists are also nailed to the studs. At the east and west walls, the first floor level walls extend to the bottom of the floor joists with the upper story gable end Page 55 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L walls platform framed on top of the floor framing and extend the full height (approximately 22-feet at the ridge) to the roof level. At approximately 6-feet on cen- ter, the studs are doubled up at the upper gable end walls. At the west gable wall, the original barn type door opening has been infilled with 1x board sheathing. Lateral Load Resisting System The basic lateral load resisting system for the building is exterior wood board sheathed shear walls with wood board diaphragms at the roof and floor levels. At the roof level, the wood board diaphragm is straight sheathed. At the floor levels, the wood board diaphragms are diagonally sheathed with straight-sheathed hardwood planks placed over the diagonal sheathing. There did not appear to be any direct load path nailing at the exte- rior wood shear walls through the joist space at the floor level. Bolting of the exterior wall sill plate could not be determined in the areas that were accessible during the investigation. Based on typical framing methods used in buildings of this vintage, it is assumed that the anchorage of the pe- rimeter shear walls is minimal to non-existent. Addi- tionally, hold down devices to resist overturning forces caused by lateral loads were not observed nor would they be expected to be present in this vintage of building. Structural Condition Assessment During these same visits in the months of July and Au- gust of 2003, a visual condition assessment of the struc- tural systems that were accessible and able to be inspected visually was provided. The results of the condition as- sessment for each of the buildings ’ structural systems is summarized in Figures 9 through 16 and generally de- scribed as follows: Page 56 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Condition - The Mansion Basement/Foundation As shown in Figure 9, keyed structural condition items at the foundation level are described as follows: Item SC-1: As shown in the adjacent photos, the exte- rior stone masonry walls are suffering from water dam- age in the form of mortar deterioration. At the stone masonry wall on the north side of the building that is covered with polyurethane foam, it appears that water was previously leaking into the basement and the exte- rior stone masonry walls are showing signs of severe de- terioration and water damage. Page 57 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Item SC-2: At the basement, one of the main steel sup- port posts is dislodged at its top connection to the floor beam. Item SC-3: At the southeast corner of the building, the stone masonry pier supporting the corner brick pier and porch beams is listing outward. Loss of mortar at inter- face with adjacent ground indicates potential for move- ment of the stone masonry. Cracking of the porch stone masonry parapet also indicates the corner is settling and moving outward. Additionally, the presence of a roof drainage downspout would contribute to settlement of soils. Also, potential undermining due to excavation of the southwest room below the porch is possible. Floor Framing As shown in Figures 10, 11, and 12, keyed structural condition items at the first, second, and third floor lev- els are described as follows: Item SC-4: At the north entry/porch, the slab over the basement area is cracked in many locations. The stone masonry walls and sills in this area are also showing signs of water damage in the form of deteriorated mortar. As indicated previously, the underside of the slab and the interior faces of the stone masonry basement walls are covered with sprayed on polyurethane foam. Upon re- moval of small areas of this foam revealed that the wood boards at the bottoms of the slabs were saturated and rotting. Item SC-5: As indicated in the adjacent photos, there is a number of locations around the perimeter of the Man- sion where the mortar in the stone masonry has deterio- rated due to moisture intrusion and weathering. Item SC-6: On the east side of the Mansion adjacent to the stairs leading to the porch and the front entry, run- off water has leaked through the suspended concrete slab. Page 58 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L The wood boards supporting the slab have rotted in this area. Item SC-7: On the west side of the Mansion at the first floor level, the brick veneer mortar is cracked in a stair stepped pattern at areas that appear to have been infilled after the building was initially constructed. This por- tion of the building appears to have once been a porch area that was filled in with brick and windows to allow for a larger kitchen space. Item SC-8: At the south porch, the slab is cracked adjacent to a translucent light well cast into the slab. Additionally, the brick veneer has apparently deflected which has caused stair-step cracking in the mortar joints. Item SC-9: Over the east window in the living room, a flat bar steel lintel has deflected nearly 2-inches. This has caused cracking in the brick at the corners above the window. Item SC-10: The floor and wall at the north wall of the living room at the first floor is deflected as much as 3-inches. Item SC-11: At the east and south porches, the bottoms of the non-structural wood pillars are water damaged and rot- ting. Item SC-12: The wood elements at the east and west second floor balconies and at the port cochere on the north side are water damaged and rotting. Item SC-13: At the southeast corner of the building, the laterally leaning brick masonry pier (see Item SC-3) has caused separation at the ceiling soffit and exterior trim. Roof Framing Item SC-14: At the eaves of the upper roof on the north side of the building, water damage has deteriorated the soffit and allowed a point of access for birds and rodents. Page 59 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Condition - Carriage House Main Floor/Foundation As shown in Figure 14, keyed structural condition items at the main floor and foundation level are described as follows: Item SC-15: Over the larger windows/doors at the north and south walls, the steel flat bar lintel has deflected noticeably. Item SC-16: The brick veneer at the northeast corner was damaged and repaired previously. The veneer ap- peared to be in good condition. Cracking was not ob- served which is an indication that the shallow founda- tions are not suffering from frost heave. Item SC-17: The bottom of a post located in the south- west quadrant of the building is deteriorated and has significant loss of section. Floor and Roof Framing There were no identified structural condition items for the floor or roof elements of the Carriage House. For completeness, the condition assessment plans for these levels are included as Figures 15 and 16. Page 60 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Analysis Methods and Results Design Codes and Loading Based on the as-constructed floor and framing plans that were developed, a structural analysis was conducted in accordance with the following building codes and load- ings: Code 2003 International Existing Building Code (IEBC) 2000 International Building Code (IBC) Occupancy and Anticipated Use * Mansion = assembly at first floor, business and lodg- ing at upper floors. * Carriage House = business or lodging at the first floor, assembly at the upper floor. Live Loads * Mansion = 100 pounds per square foot (psf) at first floor, 50 psf at upper floors, 100 psf at exits and stairs. * Carriage House = 50 psf at first floor, 100 psf at upper floor and exits/stairs. Seismic Loads: * Seismic Use Group I * Seismic Design Category D * SD1 = 0.312 Wind Loads: * 90 mph 3-second gust wind speed * Exposure C Page 61 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Structural Code Review and Analysis Requirements The following is a step-by-step review of the IEBC requirements that will apply to future work on the Mansion and Carriage House: 1) Chapter 3 of the IEBC identifies the classification of work that will be performed on the existing building. For the Story Mansion restoration, the project is initially defined as a Historic Building in accordance with IEBC Section 308, the requirements of the applicable classification of work indicated in Chapter 3 will apply unless specifically provided for in Chap- ter 10 (Historic Buildings). 2) Chapter 10, Historic Buildings, Section 1001.2 requires identification of each required safety feature that is in compliance with Chapter 10 and where compliance with other chapters of the IEBC would be damaging to the contributing historic features of the building. Additionally, for high seismic zones such as Bozeman, the structural evaluation is required to describe a complete load path and other earthquake resistant features of the existing building. 3) Section 1006 of Chapter 10 describes the structural safety requirements for Historic Buildings. This section refers back to Chapter 3 for the classi- fication of work as to what structural safety requirements need to be ad- dressed. This section further states that if a portion of a building meets the requirements to be defined as “unsafe ”, only the specific component or portion that is unsafe will be require repair, strengthening or replacement. Section 202 of the IEBC defines an “unsafe ” structural condition as para- phrased in the following 5 conditions: A) Stresses in structural members from applicable dead plus live loads are greater than the allowable stresses defined in the Code by more than 33%. B) Structural elements that are detached, dislodged, or prone to collapse. C) Stresses in structural members from wind loading are greater than the allowable stresses defined in the Code by more than 50%. D) A building that is likely to collapse due to dilapidation, deterio- ration, or decay. E) Exterior walls or other vertical structural members list, lean, or buckle to such an extent that a plumb line passing through the center of gravity of the member does not fall inside the middle one third of the base. Page 62 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L 4) Based on the anticipated uses of the buildings as identified previously, Chapter 3 classifies the work on the Story Mansion Restoration as a Change in Occupancy. With this classification of work, Chapter 8 of the IEBC is applicable. For any new additions to the buildings, Chapter 9 will be applicable which requires the new addition to meet the requirements for a new building and do not make the existing structure unsafe. 5) Chapter 8 has the following structural design requirements when a building undergoes a change of occupancy: A) Gravity Loads: The building or portion of the building must be checked and designed for higher uniform and concentrated loads for the change in occupancy. In our case the change from a residential use (R-2) to a business use (B) or assembly use (A), will require higher live loads to be applied to the existing structural elements and therefore will require review and analysis. B) Snow and Wind Loads: If the new occupancy results in a change in the use group that has a higher importance factor, the existing building elements must be meet the requirements of the IBC. In our case, the importance factor is not higher for the new occupancy and therefore the existing buildings are not required to meet all the requirements of the current code. C) Seismic Loads: Similar to the requirements for snow and wind loads, if the new occupancy results in a change that has a higher Hazard Category as defined in IEBC Table 812.4.1, the existing building elements must meet the seismic design and detailing re- quirements of the current code (IBC). In our case, the change from a R-2 occupancy to a B or A occupancy results in a Hazard Category that is unchanged. Therefore, the existing buildings are not required to meet the more rigorous seismic design and detailing requirements contained in the current code. In summary, the Story Mansion Restoration project will require the fol- lowing structural evaluations and analysis: 1) Review the structural systems and components to identify unsafe condi- tions and develop repair or strengthening methods for those elements. 2) Analyze the gravity load carrying members and systems for the live loads required for the new occupancies. Where elements of the gravity load carrying system are overstressed, those members or systems are required to be stiffened. 3) Provide in our assessment report a description of the earthquake-resistant construction and list areas or components that are not in compliance with the current code. Page 63 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L As is to be expected, buildings of this vintage were not designed or built to resist wind and seismic loads to the level that is currently required by the building codes. As a result, older buildings will suffer more damage during a significant wind or seismic event. The term significant is meant to encom- pass those events that only happen once every century. These rarely occur- ring events are what current codes require all new buildings to be designed for. Although the IEBC does not require the existing buildings in this project meet current code design and detailing requirements for wind and seismic loads, our analysis will review the general lateral load resistance capabilities of the buildings and comment on areas that we recommend strengthening to mitigate a potentially unsafe condition or to provide a basic life safety level of structural resistance. The National Park Service Historic Preservation Ser- vice describes basic life safety in relation to the performance of buildings during significant seismic events as follows: Basic Life Safety. This addresses the most serious life-safety concerns by cor- recting those deficiencies that could lead to serious human injury or total building collapse. Upgrades may include bracing and tying the most vulner- able elements of the building, such as parapets, chimneys, and projecting ornamentation or reinforcing routes of exit. It is expected that if an earth- quake were to occur, the building would not collapse but would be seriously damaged requiring major repairs. Structural Analysis - The Mansion Evaluation of Potential Unsafe Conditions A review of the building ’s structural systems in conjunction with our re- quired analysis of the floors for live loads and the overall lateral load resisting systems revealed a number of structural safety issues relating to the level of overstress in the structural elements that are addressed in the sections that follow. The condition of structural elements that were discussed in previous sections of this report cover the potentially unsafe conditions that are a result of dilapidation and decay. Evaluation of Structural Systems for Gravity Loads As indicated in Figures 17, 18, 19, and 20, there are a number of floor areas that will require strengthening to carry the required live loads. In particular, joists with long spans or that carry loading from interior bearing walls from the level above that are not continuous at the level below the joist is of particular concern. Additionally, many of the various wood floor beams are severely overstressed. Page 64 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Review of Lateral Load Resistant System As outlined in the structural systems determination section, the basic lateral load resisting system for the above grade portion of the building is interior and exterior wood sheathed and lath/plaster shear walls with wood board sheathed horizontal diaphragms at the roof and floor levels. The basement level shear walls consist of unreinforced stone masonry walls at the perimeter with wood board sheathed interior shear walls. An analysis of the building for the controlling lateral loading (wind) resulted in service level force shear wall demands at the above grade portions that ranged from an average of 150 pounds per lineal foot (plf) at the third floor level to and average of 400 plf at the first floor level. The largest shear wall demand for these walls was 633 plf. This occurred at the south wall of the first floor living room. According to IEBC Table A1-D the allowable strength of plaster on wood lath shear walls is 600 plf. As a result, the worst-case shear wall is only 5% overstressed which is not defined as an unsafe level of overstress. Horizontal offsets in the shear walls from floor to floor are prevalent through- out the interior of the building. Of greatest concern is the horizontal offset at the first floor level on the south and east sides where the second floor exterior shear wall bears on the open porch beams and unreinforced masonry piers. This creates a cantilevered diaphragm condition for trans- fer of lateral loads from the second floor exterior walls through the dia- phragm to the offset exterior walls at the first floor. A check of the dia- phragm strength versus demand in these highly stressed areas reveals that the building has sufficient strength. However, it is highly probable that deflections of the cantilevered diaphragms will be excessive which may lead to high levels of damage or collapse along the exterior porch beam and pier lines. As identified previously in this report and as shown in Figures 17, 18, 19, and 20, direct load path transfer between interior and exterior wood shear walls through the joist space at the floor levels was not present. Addition- ally, lateral load path transfer from the bottom of the wood shear walls at the first floor level into the sill plate bearing on the stone masonry walls was also not present. As is expected with this vintage of building, hold down devices to resist overturning forces caused by lateral loads were not observed nor were drag strut elements and their connections in place to transfer loads from the diaphragms to discreet shear wall locations. Page 65 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Structural Analysis - Carriage House Evaluation of Potential Unsafe Conditions Similar to the Mansion, the identified unsafe conditions relating to struc- tural overstress are covered in the sections that follow while the unsafe conditions created by decay or dilapidation are covered in the previous condition assessment portion of this report. Evaluation of Structural Systems for Gravity Loads As indicated in Figure 22, the floor areas north of the center floor beam requires strengthening to carry the required assembly live load. Addition- ally, all of the wood floor beams are severely overstressed. The headers over the larger, 7-foot wide windows require reinforcing. At what formerly appears to have been the main entry doors for the carriages on the north and south sides, the headers over these openings are adequate provided that the middle support between the existing windows is kept in place. If it is removed, these headers will also require strengthening. Review of Lateral Load Resistant System As outlined previously in this report, the basic lateral load resisting system for the Carriage House building is exterior/perimeter wood board sheathed shear walls with wood board diaphragms at the roof and floor levels. Absent from the current construction is a direct lateral load path through the joist space at the floor and roof levels. Bolting of the exterior wall sill plate at the perimeter shear walls is minimal to non-existent. Addition- ally, hold down devices to resist overturning forces caused by lateral loads are not present. As indicated in Figures 21, 22, and 23, the lateral analysis using current code loading resulted in the first floor shear walls being overstressed to an unsafe level of loading. At the second story gable ends, the shear walls are also overstressed to an unsafe level. The diaphragm at the second floor level has sufficient strength but requires the addition of direct load path blocking and nailing to transfer loads to the shear walls at the first floor level. At the roof level, the roof diaphragm is overstressed by 20%. In the event that the roof will be insulated or re-roofed, it would be prudent to increase the roof diaphragm capacity. Page 66 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Recommendations - The Mansion Condition Repairs The following are the keyed structural condition items from the condition assessment of the Mansion with the recommended repair requirements: Item SC-1: Stone Masonry Wall Water Damage at Interior Basement Recommendation: See the architectural assessment for this repair item. Item SC-2: Displaced Top of Steel Post Recommendation: Jack up beam and install a new bolted/welded steel post cap. Item SC-3: Southeast Corner Stone Masonry Foundation Settlement Recommendation: Excavate surrounding soil; stabilize corner of founda- tion with a mechanically adhered, poured in place con- crete wall and footing placed on a series of helical piers. Item SC-4: Water Damage at North Porch Foundation/Concrete Slab Recommendation: Due to the advanced state of cracking and deteriora- tion of the slab and supporting wood planks, it is rec- ommended that the entire slab and related supports be removed and replaced with new construction. For the repair and waterproofing of the stone masonry foun- dation elements, see the architectural assessment. Item SC-5: Stone Masonry Wall Water Damage Above Grade Recommendation: See the architectural assessment for this repair item. Item SC-6: Water Damage at Wood Plank Support East Porch Slab Recommendation: Remove cracked/deteriorated portion of slab and in- stall a new slab supported by corrosion resistant metal deck and steel supports epoxied into the existing stone masonry wall. Item SC-7: Cracked Masonry Mortar Joints at Kitchen Walls Recommendation: See the architectural assessment for this repair item. Item SC-8: Cracked Slab and Masonry Veneer at Light Well Grating Recommendation: Repair and seal cracks in concrete by injecting them with a repair epoxy and then install new steel supports Page 67 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L around 4 sides of the light well grating. Resupport the opening below the first floor bearing wall and re- pair the brick mortar joint cracking in accordance with the architectural assessment. Item SC-9: Sagging Brick Masonry Veneer Lintel Recommendation: Installing a new steel lintel or reinforcing the existing lintel will most likely require the brick above the lintel to be removed or damaged. Since the deflection of the lintel is purely an aesthetic concern and would be dam- aging the historical nature of the building, we recom- mend no action be taken to repair this condition. The cracked mortar at the upper corners of the window should be repaired in accordance with the architec- tural assessment. Item SC-10: Interior Living Room Wall Deflected Excessively Recommendation: As part of the repair for Items SC-2 and SS-B, the beam below this wall will be jacked up and reinforced/ resupported. These actions will help to correct the noticeable deflection at this area. Care will need to be taken to minimize damage to the interior wall and ceil- ing finishes. Some minor cracking of the finishes should be anticipated and the costs to repair these non-struc- tural cracks will be included for this item. Item SC-11: Rotting of Non-Structural Wood Pillars at S and E Porches Recommendation: See the architectural assessment for this repair item. Item SC-12: W ater Damage at Second Floor Balconies and Port Cochere Roof Recommendation: The deteriorated joists and wood deck at the lower roof and balconies will need to be replaced. For the pur- poses of the cost opinion included in the next section, it will be assumed that all of the joists and wood deck will need to be replaced. The soffits and fascia will be repaired as indicated in the architectural assessment. * Item SC-13: Displaced Beam/Pier at Second Floor Southeast Corner Recommendation: As part of the repair for Item SC-3, the foundations will be stabilized to prevent further movement of this pier. It is recommended that a new welded/bolted Page 68 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L connection of the beams to masonry pier be installed when the fascia material is removed to repair the exist- ing separation of finish materials (see the architectural assessment for repair of soffit/fascia). * Item SC-14: Water Damage at North Side Upper Roof Eaves Recommendation: See the architectural assessment for this repair item. Structural Safety Mitigation and Modifications for Change of Occupancy The following are the keyed structural safety items from the structural analysis of the Mansion with the recommended strengthening require- ments: * Item SS-A:First Floor Joists Overstressed Recommendation: Based on the level of overstress present in the joists for the required assembly live load, it will be necessary to add a series of new beams and support posts to shorten the spans of the existing joists. This modification will also help to reduce the loading on the existing beams and thus reduce the amount of strengthening that will be required for those elements. * Item SS-B:First Floor Beams Overstressed Recommendation: As indicated in Item SS-A, additional lines of beam and post will be added to support the floor joists. Despite this, the level of overstress in the identified existing built-up wood floor beams will still require mitigation. It is recommended that steel channels and/ or plates be added to the sides of the existing beams by the use of a series of through-bolts. * Item SS-C:i) Stone Masonry Walls Vulnerable to Seismic Damage Recommendation: As outlined previously in the review of code require- ments for the building, there is no requirement to strengthen these walls. Since these walls are under- ground, highly redundant, and not subject to the more intense inertial forces found above grade during a seis- mic event, it is our opinion that, although significant damage may occur requiring major repair, these walls would most likely not totally collapse. Additionally, the repairs that are identified in the architectural as- Page 69 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L sessment will also serve to strengthen these walls. There- fore, it is our recommendation that additional seismic strengthening is not warranted at these walls as part of the basic life safety approach to seismic retrofitting during this restoration project. ii) Lack of Lateral Load Path at Floor/Foundation Recommendation: As demonstrated by the aftermath of many large seis- mic events throughout the world, a lack of a positive connection of the above grade portions of a building to the foundation elements can lead to significant dam- age and potential collapse as a building shifts off its foundation. It is our opinion that this item is a basic life safety component of the building ’s ability to resist seismic loads. As a result, we recommend that a posi- tive tie be established between the wood shear walls and first floor diaphragm and the stone masonry foun- dation wall. This positive tie will consist of new 4x11 blocking/rim joists with a combination of screws and nailed metal clips attaching the floor sheathing, stud wall bottom plate, and sill plate that sits on top of the stone masonry wall. Additional drilled and epoxied anchors from the sill plate into the stone masonry wall will also be required. iii) Lack of Holdowns at Uplift Locations Recommendation: Although significant damage may occur due to a lack of holdown devices at locations where uplift forces are created by lateral loading, a lack of uplift resistance is not anticipated to cause collapse and loss of life. Fur- ther, the installation of new holdown devices would require the removal of historically sensitive interior and exterior finishes. Therefore, it is recommended that this item not be addressed as part of the basic life safety approach to seismic retrofitting during this restora- tion project. iii) Lack of Brick Veneer Anchorage Recommendation: It is highly likely that the non-structural brick veneer will crack and potentially dislodge during a seismic event. Additionally, the installation of veneer anchor- Page 70 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L age devices would require the removal or drilling of the historically sensitive exterior finish (i.e. the brick). Since the veneer is found only at the first story of the building, it is our opinion that this item is not a basic life safety component of the seismic resistant system for the building and therefore mitigation is not re- quired. * Item SS-D:Exterior Unreinforced Masonry Porch and Interior Load Bearing Piers Lack of Lateral Strength and Stiffness Recommendation: Above the south and east porches, the second floor diaphragm must transfer via cantilever action the lat- eral loading from the exterior second floor walls to the inwardly, horizontally offset exterior walls of the first floor. Although strong enough to resist the code speci- fied lateral loading, the floor diaphragm will not be stiff enough to prevent excessive deflection of the unreinforced masonry porch piers resulting in the po- tential failure and collapse of these essential support elements. At the porte cochere on the north side of the building, the lack of sufficient lateral support on the far north side could result in excessive lateral de- flection and collapse of this element. At the interior unreinforced masonry piers, a lack of ductility, which is a characteristic of load bearing unreinforced masonry, may result in serious damage to these elements when they are subjected to significant seismic events. As part of the basic life safety approach to seismic re- sistance, it our opinion that these issues require miti- gation. To mitigate the issues at the exterior elements of the building, several options exist including: 1) re- inforce the floor diaphragms with an additional layer of heavy plywood sheathing, 2) add diagonal bracing elements in the plane of the porch beam/supports, and/ or 3) utilize the future addition of a stair tower at the southwest corner of the building to partially brace the south wall/porch. For the purposes of the cost opin- ion, we will assume that a combination of options 1 and 2 will be installed. At the interior masonry piers, we recommend wrapping these elements with epoxy Page 71 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L adhered, glass and carbon fiber reinforced fabrics to increase their ability to resist seismic loads. * Item SS-E:Second Floor Joists Overstressed Recommendation: Due to the difficulty of installing additional supports below the joists or reinforcing the joists without im- pacting the historic aspects of the building, we recom- mend a combination of posting operational loading limits and, where possible, adding reinforcing elements by removing small sections of the existing flooring. * Item SS-F:S econd Floor Porch Beams and West Balcony Brackets Overstressed Recommendation: To reinforce the porch beam members, it is recom- mended that steel channels and/or plates be added to the sides of the existing beams by the use of a series of through-bolts. At the west balcony, the connection of the brackets to the wall requires additional bolting to the wall. * Item SS-G:Second Floor Beam Overstressed Recommendation: The identified overstressed beam will require signifi- cant reinforcing or replacement, regardless of whether the adjacent floor areas are posted for lower live loads. * Item SS-H:Lack of Continuous Lateral Load Path Through Floor Joist Spaces at Second and Third Floors Recommendation: Similar to Item SS-C (iii), major damage may occur due to a lack of a direct load path for lateral loads through the floor joist space. However, due to the inherent stiff- ness of the building and redundancy of the large num- ber of walls functioning as shear walls, this damage is not anticipated to cause total collapse and loss of life. Further, the installation of blocking and nailing between shear walls in the joist space would require the removal of historically sensitive interior and exterior finishes. Therefore, it is recommended that this item not be ad- dressed as part of the basic life safety approach to seis- mic retrofitting during this restoration project. * Item SS-I:Lack of Holdowns at U plift Locations at Second and Third Floors Recommendation: See Item SS-C(iii). Page 72 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L * Item SS-J:Third Floor Joists Overstressed Recommendation: See Item SS-E. * Item SS-K:Lack of Third Floor Beams Beneath Bearing Walls Recommendation: It is required to provide additional support at the loca- tions identified. * Item SS-L:Third Floor Beam Overstressed Recommendation: See Item SS-G. * Item SS-M:Seismic Bracing of Chimneys Recommendation: Due to a falling hazard, it is required that the chim- neys be braced or reinforced and tied positively into the roof diaphragm. The chimneys can be reinforced either by 1) adding reinforcing steel and grouting the interior of the chimney, 2) wrapping these elements with epoxy adhered, glass and carbon fiber reinforced fabrics, or 3) adding steel tiebacks at 4-feet maximum centers up the height of the chimneys. For the pur- poses of the cost opinion, we have assumed that op- tion (1) will be employed. Recommendations - Carriage House Condition Repairs The following are the keyed structural condition items from the condition assessment of the Carriage House with the recommended repair require- ments: * Item SC-15:Sagging Brick Veneer Lintels Recommendation: See Item SC-9. * Item SC-16:Brick Damage at Northeast Corner Recommendation: See the architectural assessment for this repair item. * Item SC-17:Bottom of Wood Post Deteriorated Recommendation: We recommend replacing this post and adding a posi- tive connection at its base and top. Page 73 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Structural Safety Mitigation and Modifications for Change of Occupancy The following are the keyed structural safety items from the structural analysis of the Carriage House with the recommended strengthening re- quirements: * Item SS-N:F irst Floor Shear Walls Overstressed, Anchorage and Holdowns inadequate, and Load Path Transfer Through Second Floor Joist Space Lacking Recommendation: Due to the relative ease of installation, open floor plan, and the absence of interior historic features, it is recom- mended that the lateral load resisting system be enhanced by adding these missing elements. It is recommended that wood panel sheathing (plywood or OSB) be installed at the interior face of the existing perimeter stud walls after installing drilled-in anchor bolts at the existing stud wall sill plate. Also, holdowns should be installed where required by analysis and new nailed blocking installed in the floor joist space to provide a complete load path for lateral loads. * Item SS-O:North Floor Joists Overstressed Recommendation: Based on the level of overstress present in the joists for the required assembly live load, it will be necessary to add an additional line of beams and support posts to split the north span of the existing joists into two roughly equal spans similar to the south half of the floor. This modifica- tion will also help to reduce the loading on the existing beams and thus reduce the amount of strengthening that will be required for those elements. * Item SS-P:Floor Beams Overstressed Recommendation: Based on the level of overstress and considering the addi- tion of a new line of beams, it is still necessary to reinforce the existing floor beams. Therefore, it is recommended that steel channels and/or plates be added to the sides of the existing beams by the use of a series of through-bolts. * Item SS-Q:Headers Overstressed Recommendation: Similar to the existing floor beams, the overstressed headers will need to be strengthened through the ad- Page 74 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L dition of steel or wood side plates. * Item SS-R:Header Support Maintained Recommendation: Maintain the center support for the headers over the 10-foot wide former carriage door openings. * Item SS-S:Gable End Shear Walls Overstressed Recommendation: As indicated in Item SS-N, it is recommended that new wood panel sheathing be added at the inside face of the existing gable end walls. This would also allow the walls to be insulated. The addition of new vertical studs on the interior of the new sheathing would add out of plane stiffness to the wall and could be detailed to replicate the open stud wall “barn look ”. * Item SS-T:Gambrel Roof Framing Ridge Connection Overstressed Recommendation: A combination of added wood side plates with heavier lag screws is recommended to reinforce the existing connection. * Item SS-U:Gambrel Roof Eave/Wall Connection Overstressed Recommendation: It is recommended that new metal strapping/brackets be added to adequately transmit the required level of support for the gambrel roof. * Item SS-V:Roof Diaphragm Overstressed Recommendation: Upon removal of the existing cedar shake roof, it is recommended that new structural insulated panels (SIP) or a layer of new wood panel sheathing (i.e. ply- wood or OSB) be installed. For the purposes of the cost opinion, it is assumed that the more expensive SIP panels will be installed. * Item SS-X:Seismic Bracing of Chimney Recommendation: See Item SS-M. Page 75 The Story Mansion - Structural ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N S T R U C T U R A L Limitations of Structural Assessment Restoration projects are full of unknown and hidden conditions. We have rigorously attempted to observe the representative existing structural con- ditions and configurations within the existing buildings. However, it is not logistically or economically feasible in the assessment of existing struc- tures to fully expose and determine all existing conditions and potentially faulty conditions. Therefore, any investigations or analysis of the existing structures does not express nor imply a warranty for the existing structure and is limited to the areas of the buildings that are accessible and observ- able at the time of the investigation. There is no claim, neither stated nor implied, that all faulty conditions will be observed. It is with this under- standing that the client and owner accepts the results of our investigation, assessment, and report. Page 76 The Story Mansion - Civil ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N C I V I L Civil Site Summary In general, the Story Mansion site has excellent access off Grand Ave. and Harrison St. Grand Ave. provides the main driveway access to the west side of the building and existing parking lot. The accessory building to the south is accessed from Harrison St. and a paved connector driveway can carry traffic through from the Grand Ave. access to the Harrison St. access. The City of Bozeman is contemplating intersection improvements at the intersection of College St. and Willson Ave. so any future plans on the property should incorporate the City ’s design. We are not aware whether the City intends to purchase more right-of-way for that intersection im- provement. That could be confirmed with the City Engineering Depart- ment if it affects any future plans for the site. Storm drainage inlets are located at three of the four corners of the prop- erty. Only the Harrison St. and Grand Ave. intersection does not have a storm drainage inlet. Any anticipated parking or hard surfacing of the site would most likely be accommodated by the existing storm drain inlets. Our assumption is that storm water detention could be provided prior to discharging the runoff to the City ’s storm drainage system. For example, if parking were expanded on the west side of the building, runoff would naturally flow from southeast to northwest and flow toward the storm drain inlet at the intersection of College St. and Grand Ave. A detention pond could be constructed at the northwest corner of the property and a discharge pipe stubbed under the sidewalk into the back of the inlet at that corner. No soils investigations were conducted nor any other site-civil evaluations made. NOTE: Information pertaining to water and sewer services to the mansion is preliminary. Over the years there have been several lines replaced and moved around and the records are unclear. We made our best estimate based on the City ’s records but final locations and sizes should be con- firmed in the field before any final decisions are made or construction is commenced. Page 77 The Story Mansion - Life Safety ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N L I F E S A F E T Y Fire Protection INTRODUCTION Fire Protection at the Story Man- sion currently consists of a wet-pipe fire sprinkler system installed throughout the basement in accor- dance with NFPA 13R (residential) requirements. The system has a fire department connection located at the rear (west side) of the build- ing. The system is monitored for water flow. 120 volt wiring is routed exposed in flex conduit with exposed junction boxes in the base- ment. An exterior local horn/strobe for local alarm notification is lo- cated at the north porte-cochere drive through. The fire sprinkler system is served by a 2 ” copper fire service main. Fire extinguishers have been removed from the premises. There does not appear to be an operational wet-chemical kitchen hood system. Further there does not appear to be any fixed fire protection on the main, second, or third levels. The sprinkler system was installed for the previous occupants and was installed as a life safety fire sprinkler system for students residing in the basement. It is an exposed system and was installed without concern for aesthetics or concealment of piping. It is anticipated that this sprinkler system will be removed and not reutilized regardless of future tenant or occupancy conditions. The existing fire department connection was also installed without regard to looks. Rework will locate the fire department con- nection at an appropriate location with concealed piping. The existing horn/strobe is currently mounted lower than allowed Page 78 The Story Mansion - Life Safety ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N L I F E S A F E T Y by code. Corrective work will re- locate the horn/strobe to the re- quired elevation and a location near the fire department connection. The existing 2 ” fire service main can be reutilized if the facility is utilized for residential or assembly functions. The 2 ” fire service main will not be adequate if commercial or retail/rental occupancy were to be considered. RECOMENDATIONS Current building codes (Interna- tional Building Code) require that facilities containing residential oc- cupancies within a mixed-use building be fully sprinklered. Based upon the assumption that one or more areas within the facil- ity will be utilized as sleeping rooms, the entire structure must have a fire sprinkler system. New fire sprinklers will be installed con- cealed within wall and ceiling spaces wherever practical. Piping will be aesthetically exposed at ceil- ing/wall intersections where com- plete concealment is not practical or cost prohibitive. As sprinklers will be required throughout the fa- cility, provisions must be taken to insure that all areas within the building are completely heated to prevent freezing. If this is not prac- tical, antifreeze protection of cold areas may be accomplished. The entire sprinkler system must be monitored and alarm signals reported to an off-site central sta- Page 79 The Story Mansion - Life Safety ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N L I F E S A F E T Y tion reporting location. This will require the installation of a fire alarm panel. Any sleeping areas must have smoke detectors per cur- rent codes. These will also be con- nected to the required fire alarm panel. In addition, manual pull stations should be installed at the primary exits from the building. The fire alarm panel would also ac- tivate interior and exterior horn/ strobe notification/evacuation ap- pliances to notify occupants of fire conditions. Manual fire extinguishers should be installed throughout the facil- ity for occupant use in extinguish- ing small fires. If the kitchen is to remain, it is rec- ommended that the kitchen hood be replaced with a code conform- ing exhaust hood complete with a wet-chemical extinguishing sys- tem. Page 80 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L Environmental Asbestos & Lead Paint EXECUTIVE SUMMARY A comprehensive asbestos and lead-based paint survey of the Story Man- sion and Carriage House, located at 801 South Willson Street, in Bozeman, Montana was performed by Northern Industrial Hygiene, Inc. (Northern) on July 21-23, 2003. The building is a three story residential structure with a full basement constructed in 1908. The building has a concrete foundation and wood frame construction. Exterior wall finish is of brick and wall shingles, and the multi-gabled, pitched roof has wood shingles. Approximate size of the basement, first and second floors is 2,700 square feet each and the third floor is slightly smaller. The carriage house is of the same age and has a main floor and second floor which is principally an open loft. Size of each floor is approximately 1,800 square feet. This building was originally constructed as a stable. Later it was used as a garage. Presently it has been converted to living quarters. Typical interior building material finishes in the mansion building in- clude carpet, wood, concrete, vinyl floor tile and vinyl sheet flooring floors. Wall finishes include wood paneling, painted plaster, painted gypsum board, and painted concrete products and masonry. Ceiling finishes include 2' by 4' and 2' by 2' suspended ceiling panels, 12" by 12" ceiling tile, painted plaster, spray-on acoustical finishes, and painted and unpainted wood sur- faces. Typical interior painted building components include wood floors; wood, gypsum board, plaster and masonry walls; wood, and plaster ceilings, wood baseboards and trim, wood stair components, wood window and door com- ponents, wood cabinets and shelving, and metal water heaters, boilers, radiators, pipe columns, and electrical panels. There were no exterior building materials that were suspected of contain- ing asbestos. Practically the entire exterior structure was composed of wood or masonry products. Page 81 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L Painted exterior building components include wood door and window com- ponents, wood shingle siding, wood trim, fascia and soffits, wood and plaster canopy and porch ceilings, wood and plaster walls, metal down- spouts, gutters, electric panels, drain pipes, bicycle racks, bollards and fire ladders. Heat for the building is supplied by a gas fired steam boiler located in the basement. Pipes from the boiler to radiators in the various rooms and levels are not insulated. There are also several fireplaces located throughout the building. Some of the drain pipes located in the basement are insulated with fiber- glass insulation to prevent condensate dripping. All other pipes in the building are un-insulated. The attic is un-insulated except for a batting of fiberglass insulation placed on top of the access hatch panels. No other insulation was noted in the building. Destructive sampling that might have located or identified wall insulation was not performed. The carriage house has exterior finishes of brick, wood and plaster walls, and a wood shingle roof. Interior finishes include concrete, ceramic tile, wood and carpeted floors. Walls are finished with painted gypsum board, and wood. Ceiling finishes include gypsum board, wood, and 2' by 4' ceiling panels. Baseboards are of wood and ceramic tile. Heat for the carriage house is supplied by a forced air, gas furnace located on the ground level. A small gas stove is also present in the upper (loft) space. Exterior painted surfaces of the carriage house include wood and metal door components, wood window components, wood trim and wood wall shingles. Interior painted surfaces in the carriage house include gypsum board, wood and plaster walls, wood cabinets and shelves, wood and plaster ceilings, and metal radiators (inactive) and bathroom privacy panels. Asbestos Findings A total of 20 building materials, suspected to contain asbestos, were ini- tially identified in these two buildings. Upon closer examination, 2 of the materials were determined not suspect to contain asbestos. Of the identi- Page 82 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L fied materials, 18 were sampled following sample collection requirements outlined under the AHERA legislation. Three mateials were confirmed to contain asbestos. These materials are: * F1.1 Vinyl sheet flooring, orange-brown with pebbled pattern, * F1.3 Vinyl sheet flooring, red, and * F3.1 Vinyl floor tile, 9" by 9", taupe with multi-colored spots. All asbestos-containing materials observed were in good condition. Lead-Based Paint Findings This inspection focused on identifying general painted building compo- nents on the interior and exterior of the buildings and performing testing of these components in various locations throughout the two facilities. Sixty-three painted building components were identified. Lead paint was detected on twenty-five of the painted building components tested. These components are: * Wood exterior window sash, L1, * Wood exterior window sill, L2, * Wood exterior window casing, L3, * Wood exterior window mullion, L4, * Wood exterior window header, L5, * Wood exterior door, L6, * Wood exterior door header, L7, * Wood exterior door jamb, L8, * Wood exterior door casing, L9, * Wood exterior upper trim, L11, * Wood exterior lower trim, L12, * Wood exterior fascia, L13, * Wood exterior soffit, L14, * Wood exterior canopy ceiling, L17, * Wood exterior porch column, L18, * Wood exterior porch trim, L20 * Wood exterior porch door, L22, * Plaster exterior porch ceiling, L23, * Metal exterior drain pipe, L24 * Plaster interior wall, L34, * Wood interior door, L39, * Wood interior door jamb, L40, * Wood interior door header, L42, * Wood interior window sash, L43, and * Wood interior window casing, L46. Condition of painted components that tested positive for lead-based paint ranged from intact to fair to poor to peeling. Page 83 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L Mold Northern Industrial Hygiene visited the above described project site on July 21, 2003. The purpose of the visit was to perform a visual inspection of the building for the presence of mold. In addition, Northern was re- quested to take indoor and outdoor air samples to document existing air- borne concentrations of mold spores in those locations. The inspection was performed in conjunction with an asbestos and lead-based paint inspec- tion, which was reported in a separate document. Background According to information supplied regarding this building, suspected mold growth was present in the building as a result of an unspecified number of plumbing failures in the building at unspecified times in the past. Visual Inspection The structure is a three story residential building with a full basement. The building was constructed in 1908 as a single-family residence and was converted to a student housing building housing fraternity members in the early 1920s. The building has a concrete foundation and wood frame construction. Exterior wall finish is of brick and wall shingles, and the multi-gabled roof has wood shingles. Interior finishes include concrete, wood, vinyl tile, vi- nyl sheet flooring, and carpeted floors; wood paneling, painted plaster, painted gypsum board, vinyl paper products over plaster and gypsum board, and painted concrete and CMU walls; and ceiling finishes include sus- pended ceiling panels, glued-on ceiling tile, plaster, sprayed-on acoustical finishes, and painted and unpainted wood surfaces. At the time of Northern ’s visit, the building was unoccupied. The air had a noticeable stale and humid smell that was more pronounced in certain areas of the building. Visible mold and evidence of water staining was visible in several locations in the building. Visible mold (and possible contamination of fecal bacteria, E. Coli or other contaminants) was present on the west wall of the maid ’s quarters on the main level of the building. The mold was visible on approximately 60 square feet of significantly deteriorated wallpaper in this room (photo- graph 1, see full mold report). The source of the water/contamination appears to be from a leak in plumbing Page 84 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L pipes located above the ceiling in this room. A plastic drain pipe is con- nected to older plumbing with a rubber union. Water stains directly be- low the pipe suggest that the pipe was leaking in the area where the rubber union and the newer pipe had been installed to correct an earlier leak. This pipe drains a bank of urinals and toilets in the second floor lavatory. Water damage was also visible on the stairway wall that is the opposite side of the west wall of the maid ’s quarters (photograph 2, see full mold re- port). Source of water causing this damage is suspected to be the same pipe leak that caused the visible mold and damage on the west wall of the maid ’s quarters. The wall of the stairwell leading from the kitchen to the basement also shows staining and water damage (photograph 3, see full mold report). The suspected source of water for this damage would be the same pipe failure suspected in the damage shown in photographs 1 and 2. In the basement, the gypsum board ceiling in the room immediately east of the stairway showed water damage. The suspected cause of this damage would be from water from the same source. There is visual evidence of one or more flooding episodes in the basement. The source of the water could have been from the leakage of the second floor lavatory pipe failure and/or from other sources. Photograph 4 shows water staining approximately 3" high on wood wall materials in the south- west corner of the main (central) room in the basement. It is suspected that the carpet installed in this room is the same carpet that was in place at the time of one or more water incidents, and therefore possibly is acting as a reservoir of mold and/or bacteria contaminants. Photograph 5 (please see full mold report) shows a spot in the center of the main (central) basement room where an “X ” was cut into the carpet over a floor drain, apparently to facilitate drainage of water on the floor. In the basement space under the first floor kitchen, mold and rotten wood framing is visible on the opposite side of the wall north of the shower room (photograph 6, see full mold report). Deteriorated and moldy wood was also visible on the remnants of the ceiling of this (laundry) room (photo- graph 7, see full mold report). The basement shower room walls are painted CMU block. Mold was visible on the paint on the north and west walls of this room. A strong ‘musty and dank ’ odor was prevalent in most spaces in the basement. Page 85 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L A strong urea odor was detected in the northwest portions of both the 2nd and 3rd floors. Suspected source of this odor is from pigeons occupying attic space in this portion of the building. During the investigation, sounds of pigeons in the attic were noted. Access by the pigeons to the space is suspected to be a hole in the west bird ’s mouth assembly of the north main gable (photograph 8, see full mold report). Air Sampling for Mold Analysis At total of five air samples were taken for analysis. Samples were given sample numbers A-0 through A-4 and are summarized in Table 1. Air- borne samples for nonviable analysis were collected using Air-O-Cell cas- settes at a sampling rate of approximately 15 liters per minute. Sample times varied depending on sample location and suspected airborne con- centrations of mold spores present. Airborne particles were impacted on a hexsilicone-coated microscopic slide. Mold concentrations are reported by the laboratory as the number of fungal particulate per cubic meter of air sampled. Spores were identified at least to the genus level. Sample A-0 was taken on the north side of the building exterior. The total spore count for this sample was 1,740 spores per cubic meter (spores/m ³). Spores of the Basidiospores (39%), Smuts/Myxomycetes (32%) and Cla- dosporium (24%) genera comprised 95% of the mold identified in this sample. The total spore count of sample A-1 taken in the maid ’s quarters on the main floor had a total count of 760 spores/m ³. Of this total, 32% were of the Aspergillis/Penicillium-Like genus. Cladiosporium, Smuts/Myxo- mycetes, and Basidiospores accounted for 60% of the sample, and two other mold genera accounted for the remaining 9%. Sample A-2, taken in the 2nd floor lavatory, had a total count of 1,560 spores/m ³. The majority of the sample was comprised of spores of the Cladiosporium (38%), Smuts/Myxomycetes (23%), and Basidiospores (21%) genera. Spores of the Aspergillis/Penicillium-Like genus accounted for 8% of this sample. Two other genera were also identified in the sample. Sample A-3, the third floor sample, had a total spore count of 1,053 spores/ m ³ and was taken in the NW bedroom on this level. Spores of the Cladiosporium (30%), Smuts/Myxomycetes (25%), Basidiospores (18%), and Aspergillus/Penicillium-Like (14%) genera comprised the majority of this sample. Two other minor genera accounted for the remaining 13% of the sample. Page 86 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L The basement sample, A-4, was taken in the room in the NE corner of the basement and had a total count of 1,880 spores/m ³. Eight different genera of mold were identified in the sample with Cladosporium (30%), Basid- iospores (26%), Smuts/Myxomycetes (18%), Aspergillus/Penicillium (11%), and Ascospores (11%) accounting for 96% of the spore count. Even though some of the total counts of the interior tests are less than that of the exterior sample, the interior counts are considered elevated because of the presence of the Aspergillus/Penicillium-Like genus in the interior samples. This genus was not identified in the exterior sample. Bulk Sampling for Mold Analysis One bulk sample was taken for mold analysis. This sample was a piece of the wall paper from the west wall of the maid ’s quarters on the main level. Mold concentrations are reported by the laboratory as the number of fun- gal particulate per gram of the material sampled. Spores were identified at least to the genus level. This sample yielded a count of 33,580,000 spores/ gram and 100% of the spores of this sample were of the Fusarium genus. Page 87 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L Discussion Mold Overview Molds, a subset of the fungi, are found in every ecological niche and are necessary for the recycling of organic building blocks that allow plants and animals to live. Included in the group “fungi ” are yeasts, molds and mil- dews, as well as large mushrooms, puffballs and bracket fungi. Fungi are primarily saprophytic, using nonliving organic material as a nutrient source for growth and reproduction. Molds grow on cloth, carpets, leather, wood, gypsum wallboard and insu- lation when moist conditions exist. When molds grow in moist indoor environments, it is possible for people to become exposed to molds and their products, either by direct contact on surfaces or though the air, if mold spores, fragments or mold products are aerosolized. Molds repro- duce by producing spores that, if they land on a moist food source, can germinate and begin producing a branching network of cells called hy- phae. Most types of molds that are routinely encountered are not hazardous to healthy individuals. However the impact on human health depends on the nature of the species involved, the metabolic products being produced by these species, the amount and duration of an individual ’s exposure to mold parts or products, and the specific susceptibility to those exposed. Health effects generally fall into four categories, which include allergy, infection, irritation (mucous membrane and sensory) and toxicity. Studies have shown a correlation between the prevalence of fungi and sick building syndrome. Fungi can colonize on organic water-damaged building materials. During the digestion process fungi secrete enzymes into the nutrient source to break down complex compounds into simpler compounds, which are taken up by the fungi and digested. The digested nutrients are classified into two categories, primary and secondary metabolites. The primary metabo- lites consist of cellulose and other compounds that are used for energy to grow and reproduce. The secondary metabolites, called mycotoxins, are produced to give fungi a competitive edge against other microorganisms, including other fungi. There are over 200 recognized mycotoxins, how- ever, the study of mycotoxins and their health effects on humans is in its infancy and more is waiting to be discovered. Many mycotoxins are harm- Page 88 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L ful to humans and animals when inhaled, ingested or brought into contact with human skin. Mycotoxins can cause a variety of short term as well as long-term health effects, ranging from immediate toxic response to poten- tial long-term carcinogenic and teratogenic effects. Symptoms due to ex- posure to mycotoxins include dermatitis, cold and flu symptoms, sore throat, headache, fatigue, diarrhea and opportunistic infection. Research has implicated many toxin-producing fungi, such as Stachybotrys, Penicillium, Aspergillus, Chaetomium and Fusarium species, to indoor air quality problems and building related illnesses. Conclusions and Recommendations Evidence of water damage was noted on several interior building surfaces, notably on surfaces under the second floor lavatory and on several floor and wall surfaces in the basement. Bacteria testing was not performed; how- ever, the likelihood exists that one of more of the water releases may have involved water other than domestic potable water. Visible mold growth was observed on several of the surfaces inspected. The laboratory results of bioaerosol testing confirm the presence of mold in the air in this space. The total spore count of the outside air was greater than three of the four interior samples. However, the genus makeup of the inte- rior tests presents a justification to initiate remedial actions. Spores of the Aspergillus/Penicillium-Like genus were identified in signifi- cant percentages in all four of the indoor tests. This genus was not identi- fied in the outdoor sample. This indicates that a significant population of this species exists in the interior air of the building. The bulk sample had an extremely elevated count of mold spores of the Fusarium genus. Medi- cal research has linked these two genera of mold spores with the potential to cause negative health effects in humans. Evidence of contamination to some of the building spaces by pigeons is also evident. Exposure to products of these contaminants also has potential to have negative effects to human health. It is Northern ’s understanding that plans for an extensive building renova- tion is underway. In order to minimize health concerns for workers en- gaged in this work, as well as the future occupants of the building, North- ern recommends that the following actions occur previous to general con- tractor work regarding other aspects of the planned renovation: Page 89 The Story Mansion - Environmental ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N E N V I R O N M E N T A L * The pigeon entrance point noted in this report (as well as any others identified with the potential to admit birds) should be sealed. Following completion of this task, the attic spaces contaminated by the pigeons should be cleaned by bulk removal of all accumulated feces and other debris. A spray fungal/bacterial solution should be applied to these spaces following the cleaning. Personal protective equipment, including proper respiratory equipment should be worn during this work. * Water damaged building finishes including wallpaper and plaster in less than intact condition and basement carpets should be removed from the building. The lower one foot of wall finishes in the basement that show water staining should also be removed. * Surfaces and materials in intact condition (wood framing and finishes, concrete or CMU walls and floors, plaster walls or exposed wood lath) showing evidence of water contamination should be thoroughly sanded and/or cleaned and disinfected. * Air scrubbing machines equipped with HEPA (high efficiency filters) should be utilized on all four levels of the building to remove the existing mold spores from the air. These machines should be in operation during all mold remediation work and then be allowed to run an additional 24 to 48 hours after the remediation work has been completed. * Upon completion of the above listed remediation actions, Northern rec- ommends air clearance testing to ensure that the work has achieved a suc- cessful level of decontamination. None of the surfaces or materials damaged by the water or other contami- nants listed in this report contains asbestos or has been painted with lead- based paint. This has been confirmed by the inspection for asbestos con- taining materials and lead-based paint that occurred simultaneously with the mold inspection. Page 90 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Appendix A - History For Past, Present and Future Generations: An Historic Preservation Report on Bozeman ’s T. Byron Story Mansion by B. Derek Strahn B. Derek Strahn wrote this comprehensive report under separate contract with the City of Bozeman. It has been included in this assessment as a convenience. Supporting photographic images and reformatting have been added as part of this assessment. Page 91 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Introduction In 1910, local contractor John Scahill completed a beautiful man- sion and carriage house at 811 South Central (now Willson) Av- enue for Thomas Byron Story, an influential local businessman. T. B. Story was the son of Nelson Story Sr., a tremendously success- ful gold miner, cattle rancher, and entrepreneur, who is widely re- garded to be Montana ’s first mil- lionaire. The younger Story lived with his wife and five children in the grand residence until 1924, when he sold the property to the Sigma Alpha Epsilon fraternity.1 Beginning in the 1990s, the SAE fraternity attempted to sell the mansion, due to declining enrollments and a corresponding inability to keep up the maintenance of the sizable property. Several parties considered purchasing the property, contemplating a wide range of possible outcomes for this important National Register of Historic Places listing. Proposed options included outright demolition of the mansion, demolition and reconstruc- tion of the mansion with non-his- toric materials and, most recently, the subdivision of the property for the creation of nine new home sites. Desiring a more sensitive outcome for the property, the City of Bozeman purchased the property from the SAE fraternity in April of 2003. Shortly after the City ’s purchase of the Story mansion, the possibility of federal financial assistance emerged. Montana ’s United States Senators —Conrad Burns and Max Baucus —visited the property dur- Pi o n e e r M u s e u m Pi o n e e r M u s e u m Page 92 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y ing the summer of 2003. Impressed with the mansion ’s historic and archi- tectural significance as well as the City of Bozeman ’s commitment to sav- ing the property, both politicians pledged to help secure federal funding for the rehabilitation of the property. “We ’re optimistic we ’ll be able to get this money,” said Senator Burns ’ spokesperson J. P. Donovan, “but anything can happen at this point.” Commenting on the obvious local commitment to saving the property, Senator Baucus was quoted as saying: “It shows to the Congress that this has value. Its not just some wild idea .” Optimistic that as much as $3.5 million in federal funding could eventually be secured for the project, Senator Baucus asserted: “It ’s clear that the energy is their to put it together.”2 The City of Bozeman, encouraged by the possibility of federal sup- port, set out to prepare an archi- tectural assessment of the Story mansion —a thorough report which documents the existing condition of the property. The architectural assessment is, among other things, a key element federal rehabilitation assistance applications. Comma Q Architecture of Bozeman was hired to prepare the report with a dead- line of August 29, 2003. Conscious of the fact that historic preservation will be a key component in rehabilitating the Story mansion property and recognizing the many ad- vantages to gathering the available historic information related to this im- portant local landmark, the City of Bozeman also hired historic preserva- tion consultant B. Derek Strahn of Bozeman to prepare a detailed historic preservation report on the T. Byron Story property. The document that follows is the result of this effort. The author is hopeful that the information contained in the following report will be utilized for a variety of beneficial purposes. Most obviously, the document ’s historic information should be utilized to interpret and promote the history of the Story mansion property via public gatherings, Bo z e m a n D a i l y C h r o n i c l e Four generations of the Story family and Senator Max Baucus. Page 93 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y press releases, promotional brochures, historic signage, magazine articles, and informational websites. The information contained in this report may also serve as an excellent supplement to present and future architec- tural discussions and town meetings regarding the future of the property, and may serve a vital role in ongoing funding campaigns for maintenance and restoration. Lastly, it is hoped that the information contained in this report will be utilized to document the significance the Story mansion property and help justify its long-term preservation for this and future generations. CASE STATEMENT FOR PRESERVATION Historic preservation is a critical component in shaping the character and appearance of daily life in Bozeman, Montana. Bozeman ’s older buildings, structures, landscapes, and districts contain much of its culture and his- tory. Lending grace, dignity, and beauty to our modern living environ- ments, historic properties provide residents and visitors with important and, in some cases, irreplaceable connections to our past. Historic sites comprise the heart of our community and serve as vital benchmarks for our local identity. They decorate and enrich our lives while also making sig- nificant contributions to our local economy. We should, therefore, strive to preserve the T. Byron Story property and the many other historic com- ponents that are essential in defining Bozeman ’s quality of life. Unfortunately, many of us have lost our connection with our past and the rewards that it holds for us. Often we feel alienated from our roots, from our living environments, and from each other. Many Americans sense that there is something wrong with the places where we live, work, and go about our daily business. We hear this unhappiness expressed in catch phrases like “no sense of place ” and “the loss of community.” The reality is that our once-diverse nation is becoming increasingly ho- mogenous. Strip development and cookie-cutter architecture have, to a great extent, degraded our local character and turned our nation ’s com- munities into “Anyplace U.S.A.”. One would expect that this trend to erase our differences would bring us closer together, but ironically, in be- coming more alike, we grow more and more alienated from each other and where we live. We have lost respect for our communities precisely because they have lost their honesty and individuality, their uniqueness and charm, their inspirational qualities and essential spirit. Historic places offer an important counterbalance to this trend. Like an Page 94 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y old shirt, they are familiar and comfortable, and yet, at the same time, they make us aware of our distinctiveness and originality. They help us understand who we are, how we became so, and how we differ from others. In allowing us to celebrate are unique local character and identity, historic places evoke a sense of pride that ultimately allows us to bond with our living environment and feel attached to, and a part of, a broader commu- nity. These satisfying sentiments often stimulate and enduring sense of com- mitment to one ’s community that translates into greater respect for our built environment and our fellow citizens. Studies have shown that in- creased inclinations to volunteer and in other ways work to improve our communities are often a direct consequence of showing respect for our surviving physical links to past. Not surprising, violence, vandalism, and other types of crime occur far less frequently in well-preserved historic neighborhoods than they do in blighted areas, or even anonymous and isolated subdivisions or suburbs. Historic places help us to stay con- nected, involved, and caring. As a result, they serve an important human and social purpose in modern society. But if the cultural and social advantages of historic preservation do not provide enough of a justification for its endorsement, surely the economic benefits offer food for thought. At a very fundamental level, maintaining historic resources and saving them from destruction avoids waste and, in the long run, saves money. Too often in our disposable society we have grow accustomed to throwing away that which is still useful, rather than maintaining it over time and allowing it to live out the full potential of its functional life. Not caring for something that is still functional is distaste- ful not only because it destroys something beautiful and culturally signifi- cant, but because it throws away the raw materials and the potential uses made possible by historic resources. Allowing historic places to deteriorate discards too many resources, too many possibilities. Unfortunately, Bozeman has lost some of its most cherished landmarks over the years. Locals demolished the Nelson Story Sr. mansion, once considered the finest home between the Twin Cities and the Pacific Ocean, to make room for a new Gallatin County High School in 1937. In 1966 Bozeman also lost its “civic cathedral ”—the elegant City Hall and Opera House, which once graced the southwest corner of East Main Street and South Rouse Avenue. Tragically, both of these extraordinary components of our heritage-and many, many others-were lost to the wrecking ball. Page 95 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y More recently, local residents have watched with bated breath, wishing that a preservation-minded buyer would purchase the remarkable T. Byron Story property at 811 South Willson Avenue. Over the last decade, poten- tial buyers proposed several historically insensitive options for redevelop- ing or demolishing the property, but thankfully none of these options materialized. Meanwhile this important listing on the National Register of Historic Places and its extensive surroundings continued to deteriorate due to lack of maintenance. Wishing to due its part to save Bozeman ’s heritage, and seeing no appropriate alternative emerging from the private sector, the City of Bozeman stepped forward in an ambitious and heartfelt attempt to save what so many of us know and love. Public acquisition and preservation of the Story mansion makes sense for several reasons. This special place is of unparalleled cultural and economic importance in our community. It is difficult to imagine a location that is more appreciated by area residents, or that evokes more civic pride, than this exceptional, one-of-a-kind historic landmark. In terms of sheer size and grandeur, this irreplaceable and much-admired property is without equal in southwestern Montana. Few historic resources are as visually impressive or occupy such a prominent location. Part of what helps to call attention this notable property is the fact that it one of a few surviving historic mansions in Montana that graces an entire city block. Together, the mansion, carriage house, mature trees, and surround- ing grounds collectively reinforce the historic character and uniqueness of the site. Like green ferns in a vase of red roses, or a gilded frame that accentuates a painted masterpiece, the setting surrounding the Story man- sion contributes immensely to its obvious quality and impressive stature. But the T. Byron Story property is far more than merely an architectural wonder —it is also a critical economic tool. A recent study by the National Association of Homebuilders discovered: “The size of a house and the num- ber of bathrooms are important in determining the price of a home, but the characteristics of the neighborhood in which a house is located affect price the most . . . “ In Bozeman, it is hard to conceive of a single site that does more to affect property values, encourage private investment, and influence the quality of life in its broader surroundings than the Story mansion. In short, the decline of this public asset will adversely impact Bozeman ’s historic core immeasurably, but its enhancement will have the exact opposite effect. Page 96 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y The T. Byron Story property is also a potentially significant tourist draw. Like it or not, Montana ’s economy is increasingly reliant upon tourism and tourists consistently mention that history is one of the principle rea- sons that they travel. People do not journey great distances to shop at Wal- Mart or Costco. Nor do they typically travel great distances to enjoy a generic historic appearance. Most tourists have these attractions in their own communities. Rather, they travel to have a new experience, to enjoy local color, to experience the authentic America. We must prioritize the preservation of our unique historic resources if we are to enjoy the eco- nomic benefits of this process. Together, Bozeman Æ s historic, cultural and natural amenities provide an extremely attractive marketing ‘hook ’ and create reasons for people to visit. Once visitors arrive, their expenditures for travel and tourism positively impact transportation, lodging and eating establishments, as well as nu- merous retail and service businesses. Combined, these expenditures sup- port jobs, personal income, and government tax revenues in the Bozeman area. Heritage tourism also promotes our community and its continued vitality. Enamored visitors regularly become committed long-term resi- dents with a vested interest in preserving the unique character that at- tracted them to town in the first place. Recognizing the significant contributions that resources like the Story mansion make to our cultural countenance and economic vitality, the City of Bozeman has long had an interest in historic preservation. Since the 1980s, when it established one of the largest Conservation Overlay Dis- tricts and historic design review programs in the nation, the City has ac- tively promoted the maintenance, rehabilitation, and improvement of its historic built environments. The ever-increasing property values and stable neighborhoods found in Bozeman ’s historic core confirm the positive ef- fects of this innovative and groundbreaking historic preservation program. More than simply committed to historic preservation, however, the City is well equipped to ensure the best possible solution for the T. Byron Story Mansion. Possessing a full-time Historic Preservation Planner, and a dedi- cated Historic Preservation Advisory Board, it possesses the critically needed human resources to identify creative solutions and generate needed preser- vation funding. Key representatives from Montana State University, the National Trust for Historic Preservation, and Montana ’s congressional del- egations in Washington D.C. have already enthusiastically expressed a will- ingness to partner with our local government to bring this budding project Page 97 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y to its greatest possible fruition. But while long-term public ownership appears to be the highest good that can come from all of this, and local residents should commit themselves to the realization of this laudable goal, acquiring the Story mansion need not be a costly, long-term commitment for the City of Bozeman, if funding options prove limited. Ultimately, even the City ’s short-term financial commitment to the Story mansion could have meaningful consequences for future generations. At the very least, the City could take steps to le- gally erase the lot lines and establish deed restrictions, forever guarantee- ing that the property would not fall victim to insensitive subdivision pro- posals. Moreover, even a temporary fundraising campaign could help ad- dress critical deferred maintenance needs, minimize future rehabilitation expenses, and better ensure an increasing property value during the time the mansion is in public hands. The City could also obtain grants and other sources of funding to offset the initial cost of acquisition and, if efforts to facilitate long-term public ownership fail to materialize, the City could simply pass those savings on to a future preservation-minded buyer. Preservationists have many motivations: they preserve because they his- toric places are good to look at; they preserve because historic places are useful, valuable and play important functions in our communities; they preserve because historic places remind us of things that we do not want to forget. When we preserve, we strengthen the cultural, social, and economic fabric of our community. Although some critics will undoubtedly argue that the City should spend it ’s limited resources elsewhere, future generations will remember and ap- preciate few expenditures as much as saving the Story mansion. The his- toric fabric of our community is far more than mere bricks and mortar, wood and glass. Its spirit and ultimate importance transcend these more mundane things. Those who respect the past, and are committed to preserving what makes Bozeman one of the most livable communities in the northern Rocky Mountains, should join the attempt to ensure the long-term public own- ership of the Story mansion. It will take a significant amount of hard work, good luck, and ingenuity, but at this point, the prospects look very promising. Page 98 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Architectural History NEIGHBORHOOD CONTEXT The T. B. Story Mansion is the centerpiece of a vast historic residential area known as the Bon Ton Historic District.3 William Alderson, an early Bozeman pioneer who owned much of the land south of Main Street,platted the neighborhood. Alderson intentionally made South Willson (originally Central) Avenue twenty feet wider than the average city street, intending it to become the city ’s most fashionable residential district. In 1883 —the year the transcontinental railroad arrived in Bozeman —Alderson platted Fairview Addition, and local residents soon began erecting numerous notable houses along the thoroughfare.4 It was a booming period in Bozeman ’s history and local opti- mism reached a fevered pitch. Valley businesses doubled in number and handsome houses soon covered tracts of land that, only a few years previously, were beyond the limits of town. Bozeman ’s streets “are thronged with a busy, hungry crowd,” the Helena Herald reported, “and one who has been absent but a season finds difficulty in recognizing the staid and sober townof the past in the bustling, ambitious city of the present.”5 Confirming thisassessment, Matt Alderson ’s infor- mative 1883 walking tour of Bozeman mentioned that on South Central Avenue their were “several residences in the course of construction.”6 Thanks in large measure to the Valley ’s agricultural productivity, develop- ment in the Bozeman area steadily progressed during the latter decades of the nineteenth century. The number of farms in GallatinCounty exploded from 175 in 1880 to 950 in 1900, and a regional promotional magazine, The Rockies, dubbed the Gallatin Valley “thelargest and most productive agricultural region in the entire northwest.”7 During the vibrant years that followed Montana ’s achievement of state- hood in 1889, a great deal of real estate speculation again occurred in Bozeman. While investors platted the large and optimistically-named “Capi- tal Hill Addition ” in 1890, an equally-sizable “Butte Addition ” was plat- ted in January of 1891 by Joseph A. Lewis of Montana ’s mining city. Lewis hundreds of lots in various blocks to investors throughout Montana —all of whom hoped to capitalize on Bozeman ’s booming growth and Pi o n e e r M u s e u m Page 99 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y development. In Bozeman, as well as several other booming Montana lo- calities, real estate development was the order of the day. Observing that Bozeman had “every convenience found in eastern cities of ten times its population,” The Rockies went on to praise the community ’s notable ar- chitectural character. “Perhaps the most attractive feature of Bozeman is its beautiful homes,” the magazine noted. While the inhabitants of many other towns in Montana are content with a habitation of four bare walls, the residents of this city seem to vie with each other as to whose home shall be the most tastefully adorned. The result is an aggregation of residences which for attractive surroundings cannot be matched in the western country.8 Initially, the architectural integrity of Bozeman ’s south side residences was largely attributable to out-of-town architects, who continued to design the most elaborate residences in Bozeman until 1910, when Fred F. Willson began his influential local practice. Butte-based architect J. G. Link, for example, designed the ornate Kopp house at 502 South Grand in 1904, while plans for the impressive 1906 King residence at 725 South Willson were derived from an architectural pattern book designed by Keith and Company Architects of Minneapolis. During this period of renewed early-twentieth century prosperity, noted Helena architect C. S. Haire had an growing reputation in Bozeman. Haire designed several important civic landmarks in town during the period, most notably Taylor Hall (1893)—the first (and oldest surviving) build- ing constructed on the MSU campus —as well as the original 1902 brick portion of the Gallatin County High School at 404 West Main, and the 1902-04 Carnegie Library at 35 North Bozeman. In 1907, Haire also designed the Wells S. Davidson residence at 604 South Willson Avenue. In 1908-09, Haire would be approached by T. B. Story to design al and- mark residence just two blocks to the south. DEVELOPMENT OF THE PROPERTY Prompted by the flourishing prosperity of his community, which was so obviously manifested in its architectural development, T. Byron Story de- termined to acquire an entire city block immediately south of West Col- lege Avenue. Setting his sights on Block Three of Bozeman ’s Butte Addi- tion, Story began quietly acquiring lots from a variety of property owners during the summer of 1905. In June, he acquired lots 1-13 in Block 3 of Butte Addition from Wyman Ellis, an unmarried man from Lewis and Page 100 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Clarke County, Montana.9 In August he completed his goal, acquiring lots 14-17 in Block 3 from George and Bertha Booth of Missoula County, Lots 18-23 Block 3 from Nels Knutson and John L. Olson of Gallatin County, and lots 24-26 from Basmath Morse and others of Rockingham County, New Hampshire. The entire block was purchased in less than three months for $3,230.10 On April 1, 1909, Story petitioned Bozeman ’s City Council to vacate and discontinue the alley that bisected Block Three. Following public notice and an uneventful public hearing the City Council determined that the alley could be vacated and discontinued “without detriment to the public interest.”11 It was about this time that T. B. Story hired noted Helena architect Charles S. Haire to design an imposing mansion for he and his family. Haire, with his partner J. Gustav Link, designed several other notable landmarks throughout Montana, including significant portions of the State Capitol. A young Fred F. Willson, who began his architectural career in Montana with Link and Haire, regularly visited Bozeman during the design and construction of the Story mansion. An examination of Willson ’s daily diary during 1909-10 period indicates that he periodically met with T.B. Story and contractor John Scahill, generally checking up on the important, high profile project, before reporting back to Haire.Si- multaneously, Willson was working as the principal architect on the Mission Revival Burr Fisher residence, which still stands at 712 South Willson Avenue. On Thursday, June 10, 1909, Willson noted in his diary that he “(i)n office all day on Story spec, started 7:45.” On Satur- day, July 17th, 1909, Willson was in Bozeman, writing that he “(s)pent a.m. with John Scahill on Story and Burr Fisher residences.” On Sun- day, August 29, 1909, Willson “(w)ent over Story House & Fisher, also Mr. Rea for alterations.” Story personally visited Willson at his parents home in Bozeman on Sunday, September 5, 1909, and on Thursday October 7, 1909, Willson “spent p.m. at Burr Fisher and Story Res.”12 Of all the individuals, known and unknown, who played a role in shap- ing Bozeman ’s character and identity during its first one hundred years, none had a more lasting and profound impact than architect Fred F. Willson. One of the most active western Montana architects and well known throughout the Pacific Northwest, Willson was the most prolific Page 101 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y of any architects and builders who have worked in Bozeman. Between 1910 and 1956, he designed literally hundreds of residential, commercial, civic, religious, educational and industrial buildings, most of which still stand today. 13 ORIGINAL USE AND APPEARANCE Ground was broken on the Story mansion construction project in 1908.14 On May 3, 1910, Bozeman ’s Republican Courier discussed an ongoing local building boom, noting that “several store and office buildings of modern style are in course of construction and throughout the residence sections the sound of the hammer is heard.” Of particular significance was the T. B. Story mansion at 811 South Willson Avenue. The newspaper called the mansion “by far the most pretentious residence under construc- tion,” and noted that its estimated cost was $50,000 —nearly ten times the average price of a single family residence in Bozeman at thetim e.15 In a detailed description of the property, the Courier went on tonote the following: *The mansion contained 22 rooms, 3 bathrooms, and numerous closets *The mansion ’s first story is constructed of Hebron, North Dakota, brick veneer, the second story is shingled, and the third story is half-timbered cement. *The mansion ’s foundation walls are constructed of rock brought from Bridger Canyon, as are the walls of the front/side porch. *The north side of the house once featured a serpentine driveway leading to thePorte Cochere, which still remains. The north entrance was the primary entrance for visitors and family. *The first floor originally featured and still retains much of the following: — a large reception hall with paneled wainscoting; — a 20 x 24 living room with a fireplace and cabinet mantle; — a 16' x 22' dining room (which was featured in the movie a River Runs Through It as the McLean family Dining Room); — a 16' x 22' library with built-in bookcases and leaded glass; — a 10' x 12' den with an open fireplace and cabinet mantle: — a kitchen and butler ’s pantry; — all of the woodwork on the first and second floors is quarter sawn white oak, except for the mahogany-fin- ished guests ’ chambers on the second floor. Page 102 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y *The second floor was originally devoted to the Story family ’s bedrooms and guest ’s chambers. — Mrs. Katherine (Kate) Ferris Story occupied the mas- ter bedroom in the southeast corner of the second floor. — Mr. T. B. Story occupied the room immediately to the north with an adjoining door. — Malcolm Story and his brother occupied the room in the southwest corner of the house. — All of the closets in the bedrooms feature small win- dows to give light and air. — The second floor originally features three bathrooms with tiled white enamel. *The third floor was originally devoted to a T-Shaped 54' x 60' music room, two sleeping rooms, and numerous closets. — A laundry chute once dropped from the 3rd story to the basement. *The 60' x 40' carriage house/barn conforms with the house architecturally, featuring Hebron pressed brick veneer. — Carriages, a stable, and a lavatory originally occupied the main floor. — The upper floor originally contained a sleeping room for a coach driver, grain bins, and a hay loft. According to an 1983 brochure published by the Bozeman Centennial Committee: the magnificent mansion was built in 1909-10 and occupied by the Story family in October 1910. The Architect was C. S. Haire of Helena, a part- ner in the architectural firm of Link and Haire. Supervising architect was Bozeman ’s native son, Fred F. Willson, then employed in the Butte office of the firm. The contractor was John Scahill, who built other beautiful homes in Bozeman as well.16 In describing the original uses of each floor of the mansion, the brochure echoed —and was likely based upon the Republican Courier account quoted extensively above. However, the brochure differs from the Courier ’s ac- count in some respects. For instance, according to the brochure, the mas- ter bedroom was located in the southeast corner of the second floor and Katherine Ferris Story ’s bedroom was located in the northeast corner. Winifred Story ’s bedroom was located between the master bedroom and Page 103 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Byron Jr. and Malcolm ’s bedroom on the southernside of the sec- ond floor. Virginia Story ’s bedroom was located directly across the hallway from Mr. Story ’s bedroom. Two servants bedrooms, a private bath and balcony were located in the western wing of the second floor, according to the floor plans contained in the brochure.17 The brochure ’s floor plans for the third floor indicate that an orchestra platform was originally located on the western wall, near the center of the top portion of the T-shaped ballroom. The brochure also noted that “(t)he rather narrow staircase to the ballroom has a removable balustrade so that a piano could be moved to and from the ballroom.”18 Informal oral histories gathered during recent tours of Story mansion indi- cate that the western wing of the third floor was utilized by Malcolm Story as a “skinning room.” Malcolm kept a pack of wolfhounds in a large pen adjacent to the carriage house/barn for hunting and trapping purposes. The circular room in the northeast corner of the third floor is rumored to have been lined with cedar, and was maintained as a place where the Story Family kept their cos- tumes for masquerade balls and other festive gatherings. THE ECONOMIC LEGACY T. Byron Story inherited his power and influence from his father, Nelson Story Sr. (1838-1926). The life of Nelson Story Sr.(1838-1926), epitomizes the means and manner in which capitalism was introduced and eventually flourished in the American West during the late nineteenth and early twenti- eth centuries. Indeed, more than any other single individual, Story molded the community of Bozeman in its infancy, play- ing a prolonged and significant role in its transformation from a frontier town to a thriving center of commerce and cultural refinement. His influence, together with that of his dece- dents, dramatically shaped the architectural and historic char- acter of the region. NELSON STORY SR. Born in Megis County, Ohio, in 1838, Nelson Story Sr. even- tually traveled west and made a fortune gold mining in Virginia City, Montana in 1863. Determined to build an economic empire and always perceiving the opportunity to further this end, Story recognized the des- perate need for beef in Montana ’s gold camps, purchased 1000 longhorns Page 104 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y in Texas and proceeded to drive the first substantial herd of cattle into Montana Territory in 1866. Successfully completing one of the longest cattle drives in American history and the first north of the Platte River, Story laid the foundation for the development of Montana ’s vast stock- raising industry.19 While the majority of his cattle grazed in the Yellowstone River Valley and on the Crow Reservation, Story located his ranch head- quarters in Bozeman. Following Story ’s example, local ranchers soon devel- oped large operations in the Gallatin Valley and surrounding ranges.20 In the next three decades, “Montana ’s earliest cattle king ” worked actively to advance Bozeman ’s economic growth and development.21 As President of the Yellowstone Transportation Company, the Story pur- chased a fleet of ten, fifteen-ton boats that were used for shipping commodities down river to area military installations and Indian reservations.22 With the siz- able profits he obtained from providing this essential transportation and the lucrative contracts that it made possible, Story acquired great bodies of land in the region. As Bozeman ’s preeminent citizen, Story ’s in- vestments rapidly extended throughout the West and he enjoyed a statewide reputation as “one of the busi- ness princes of Montana.”23 While economic and geographic obstacles postponed the coming of the iron horse until March of 1883, those possessing the financial means, particularly Nelson Story, busied themselves in preparation for its imminent arrival. In 1882, he became the princi- pal owner and President of the Gallatin Valley Na- tional Bank —”the only bank in eastern Montana, pre- vious to the entrance of the Northern Pacific into the Territory.”24 Perceiving the material benefits of the forthcoming railroad, Story also initiated construc- tion of a large flour milling complex near the mouth ofBridger Canyon, where Rocky Creek, Bozeman Creek and Bridger Creek merge to form the East Gallatin River. During the summer of 1882, he fi- nanced the excavation a two-mile canal system and eventually diverted water from all of these streams to power his mill. Using equipment from the Tomlinson Mill at Salesville, which Story had recently foreclosed upon, the original Valley Mills of Nelson Story and Company consisted of four Pi o n e e r M u s e u m Pi o n e e r M u s e u m Page 105 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y interconnected frame buildings, including a mill, a flour warehouse, a grain warehouse and office space. The complex had an initial milling capacity of 100 bushels a day and was unique in that water power wasused for milling purposes until 1956, when it finally became more costly to main- tain the canals than to purchase electricity.25 The consummate capitalist, Story also made arrangements to sell a right of way across a large tract of his land to the Northern Pacific for the construc- tion of what remained the Valley ’s longest and most heavily used indus- trial spur —commonly referred to as the Story Mill spur line.26 When the Northern Pacific steamed into Bozeman the following year, the Story Mill became the first local business directly serviced by the railroad and no one more than Story profited from the business advantages it presented. By 1885, he was operating “the largest flour mill in Montana.”27 Well into the twentieth century, Story ’s business employed approximately forty per- sons and was reputed to be the largest private employer in the region.28 Following the devastating winter of 1886-87, Story divested his interests in the stock-raising industry and sold approximately 13,000 head of cattle in what was then one of the largest livestock transactions in the history of northwest ranching.29 With the capital gained from this transaction, he retired from the active details of his diverse enterprises and invested heavily in southern California real estate. “He fell in love with Los Angeles,” re- membered great grandson Peter Story, “and bought three square blocks in downtown L. A.” as well as “several hundred acres ” at “the south end of the San Fernando Valley.” With the assistance of his father, Nelson ’s youngest son Walter “built the first tall buildings in L. A.” — the Los Angeles Stock Exchange and the Story Building. He also developed Laurel Canyon Drive.30 While Nelson Story Sr. spent his winters in warmer climates, the summers of “Montana ’s first mil- lionaire ” were spent in an opulent mansion at 558 West Main Street in Bozeman, which was, for a time, considered to be “the finest home west of St. Paul.”31 This residence Pi o n e e r M u s e u m Page 106 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y was unfortunately demolished in 1937, to make room for the Willson School —a PWA project. More than playing a pivotal role in laying the foundation for the region ’s economic development, Nelson Story was in- strumental in the 1893 establishment of Montana State College in Bozeman. Like the advent of the railroad, Montana ’s attainment of state- hood in 1889 provided further impetus for development of every variety as Bozeman struggled to prove itself a worthy for the state capitol. While Helena was eventually chosen by Montana voters for this role, Bozeman was selected as the site for Montana State College. When fund-raising for the new land grant institution proved difficult, however, Nelson Story contributed most of the land and funding necessary to establish the cam- pus of the college on grounds optimistically designated as Capitol Hill. Records show that he also made large contributions several times when the institution was in a crisis situation.32 Nelson Story Sr. married Ellen Trent Story.33 They had three Children thatsurvived into adulthood: Nelson Story Jr., Thomas Byron Story, and Walter Story. Story died in Bozeman in 1926. T. BYRON STORY FAMILY Of all of Nelson Story ’s legacies, one of the most significant has been his decedents who built upon his investments —most notably Tho- mas Byron Story.34 T. B. Story was born in Washington, D.C. on No- vember 13, 1876, while his par- ents were visiting to discuss Nelson Story ’s contracts with the federal government. He attended elemen- tary school in Bozeman as well as Ogden Military Academy in Utah and Shattuck Military Academy in Fairbault, Minnesota. He was an early student at Montana State College in Bozeman and likewise attended the Los Angeles Business College. Pi o n e e r M u s e u m Page 107 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y At the age of 18, Thomas Byron Story became loosely associated with his father ’s business, which included flour milling, farming, livestock, and banking interests. In 1898, he became affiliated with his father ’s Commercial National Bank in Bozeman. Two years later he took over the Story Mill, eventu- ally renaming it The Bozeman Milling Company. In 1918, Story proudly noted that his Milling Company had been: one of the largest and most suc- cessful business in the state, for the past sixteen years. This company ships flour and cereals regularly into California, Oregon, Washington, Utah, Wyoming, and Idaho, and at times has shipped to Alaska, Boston, New York, Philadelphia, and Japan.35 T. B. Story ’s spouse was Katherine Ferris Story. Katherine (or Kate) Chilton Ferris was born in 1878 in Corona, Utah, where here father (Eddy) did well operating on the northern end of the Utah and Northern Railroad. In 1883, the Ferris Family moved to Bozeman, where Kate father built what is now the Bon Ton Bakery Building at Main and Willson. With money from his father-in-law he eventually built and developed Ferris (now Bozeman) Hot Springs, which was not an especially successful enterprise initially. To help make ends meet, Kate and her sister Eleanor went into teaching. Kate worked at the Lower Bridger School (a.k.a. StoryMill School) where she eventually met T. B. Story, who managed the Story Mill at the time. They married in 1898 in the Nelson Story Mansion, which once stood at 412 West Main street. For a time the Story ’s lived in the mill manager ’s residence at the Story Mill complex. They had five children: Katherine Trueblood (b. 1899); Byron Ferris (b. 1900); Malcolm Chilton (b. 1902); Virginia Peach (b. 1906) and Winifred Story (b. 1911).36 The success of the T. B. Story Family, coupled with its growing size, prompted the construction of the T. B. Story Mansion at 811 South Willson Avenue. Ground was broken on the project in 1908. The Storys recorded the names and various heights of their children in the mansion ’s front hall Pi o n e e r M u s e u m Page 108 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y closet and the SAE Fraternity pre- served them for posterity. In time, T. Byron Story had broadened his interests to include sheep ranching and had created the Story-Work Sheep Company and profited handsomely during World War I, when governmen- tal demands artificially inflated market prices. Story owned nearly 53,000 head of sheep at this time, producing 13,000 lambs and as much as 225,000 pounds of wool annually —ap- proximately ten percent of Montana ’s total wool production during the era--for federal food and clothing contracts.37 In a August 1, 1918 letter to D. W. Raymond, Secretary of the Montana Livestock Commission, T . B. Story outlined his extensive business inter- ests, noting: I am President of the Bozeman Milling Co., a director in the Commercial National Bank, the Belgrade State Bank, and the Bozeman Canning Co., and have a large ranch near Bozeman and many other interests which all have more or less a call on part of my time. I have large holdings in California and Washington where I have had to go several times in the last five years.38 With the sudden arrival of Armistice Day in 1918, however, the sheep business suddenly collapsed —a development that rocked the Story em- pire. “My father had to sell a lot of good land to pay off this bank in Saint Paul,” remembered T. Byron ’s Son, Malcolm, because the price of wool went from 75 cents to 15 cents a pound.” Consequently, although the prosperousBoz eman Family was “making it all the time,” it was forced to sell the Bozeman Milling Company in 1919 to Montana Flour Mills Company —a conglomerate with flour mills in Great Falls, Harlowtown and Lewistown,Montana —for $350,000.39 Pi o n e e r M u s e u m T. Byron Story Page 109 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y In 1924, possibly following the death of Ellen Trent Story, an aged Nelson Story Sr. moved to southern Califor- nia, vacating his mansion on West Main Street. T. B. Story and Katherine Ferris Story moved out of their man- sion on South Willson Avenue, and occupied the even more prestigious mansion on West Main. Later that year, the SAE fraternity occupied the mansion on South Willson for the first time. HISTORY OF THE SAE FRATERNITY The Sigma Alpha Epsilon Fraternity was originally founded at the Univer- sity of Alabama at Tuscaloosa on March 9, 1856. Today SAE is “North America ’s larg- est social fraternity with more than 260,000 initiated members.” The fraternity has over 200 chapters in 48 states and Canada, according to it ’s website. Promi- nent alumni include President William McKinley, au- thor William Faulkner, and FBI Director Elliot Ness.40 In 1916, the faculty at Montana State College peti- tioned the State Board of Education to allow Greek Letter fraternities and sororities to be recognized. The Board had previously banned such organizations. But, following national trends, a growing numbers of social clubs became increasingly popular in Bozeman, prompting MSC Chancellor Elliot to spearhead efforts to annul the long-standing policy.41 The SAE fraternity had its beginning on the Montana State College in the Kappa Nu local founded in 1911. In 1917, under the guidence of Professor Schoppe, fac- ulty advisor and he himself a member of Sigma Alpha Epsilon, they petitioned for national membership. De- layed because of World War I, the national convention held in June 1919, granted a charter. In October of 1919, the Sigma Alpha Epsilon Fraternity was estab- Pi o n e e r M u s e u m Pi o n e e r M u s e u m Page 110 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y lished at Montana State College in Bozeman. A total of fifty-six active men and alumni were initiated into the organization during a ceremony at Masonic Hall.42 By the Spring of 1921, the Weekly Exponent proudly noted that “Mon- tana State College is rapidly coming to the front among leading colleges and universities in the fraternal world.” The MSC student newspaper noted that their were no less that fifteen Greek letter honorary professional fraternities and purely social fraternities on campus.43 Prompted by the popularity of Greek letter organizations in Bozeman and hoping to improve their status on the MSC campus, the newly-formed SAE fraternity acquired the T. Byron Story mansion in the early 1920s. “(W)ith the purchasing of the present chapter house, the 1935 Montanan observed, “S.A.E. pointed the way for other fraterni- ties at Montana State to acquire suitable homes.” Fol- lowing SAE ’s lead, many local fraternities and sorori- ties occupied stately mansions on Bozeman ’s south side. By 1927, for example, the rival Sigma Chi Fra- ternity had acquired the equally impressive Fisher mansion, which once stood on the northeast corner of the intersection of South Willson and West Col- lege. In 1931, the fraternity acquired the services of Mrs. Georgia Higgins as house mother, becoming “the only fraternity on the hill with this distinction.” The SAE ’supheld this tradition until the late 1990s.44 During the 1927 school year, the SAE Fraternity was labeled as “The House,” in the Montana State Col- lege yearbook. The annual went on to assert that “the contacts formed on campus are strengthened in social life. When Greeks together sing the praise of brotherhood, friendship ties are further strengthened.” Speaking directly of the Story Mansion Montanan maintained that “The house . . . has been many a student ’s home during college years, and the scene of many a gay fireside party.”45 In 1983, as Bozeman prepared to celebrate its cen- tennial anniversary, the SAE chapter at what was now called Montana State University renovated its house. Page 111 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Instead of peeling paint, weak staircases, leaky roof, and boarded up win- dows that show up on chapter houses half that age,” the SAE publication The Record reported, the Story Mansion looks much like it did when the Story family moved in the house in 1910.” Among other things, the $60,000 renovation resulted in a new roof for the mansion, and a new somewhat controversial paint color scheme, which deviated from the origi- nal earth tone colors.46 Character-Defining Features The first step in treating a historic building is to identify those architec- tural features that give a building its visual character. The character or “identity ” of a historic building is established by its form, size, scale and decorative features. These character-defining features should, whenever possible, be retained and preserved rather than altered, covered, destroyed or replaced in order to prevent loss of character. If you can identify the visually distinctive materials, features, and spaces prior to work, you are much more likely to preserve them during the work. A character-defining feature can be defined as a distinguishing architec- tural or environmental element of a historic site which contributes signifi- cantly to the historic and/or architectural importance of a particular build- ing, structure, site, or neighborhood. The alteration or removal of a charac- ter-defining feature would adversely impact the integrity of a historic re- source and could prevent a particular rehabilitation project from meeting the Secretary of the Interior ’s Standards for Rehabilitation and, therefore, from qualifying for state and federal Historic Rehabilitation Tax Credits. Alteration of important character-defining features could also adversely impact the chances that a project could also adversely impact the chances that a rehabilitation project could qualify for state or federal funding be- cause such action might jeopardize compliance with Section 106 of the Historic Preservation Act. In extreme cases, altering significant character- defining features could potentially justify removing that historic resource from the National Register of Historic Places. Character-defining features exist on both the exterior and the interior of historic properties. Both are important in preserving the historic integrity of a property. Of the two, the exterior appearance is typically regarded as being more important because it is the most obvious expression of a property ’s historic character and appearance. The public appreciates the exterior appearance of a property far more readily and regularly than its Page 112 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y interior spaces. In addition, exterior features play a more vital role in contributing to the overall integrity and character of the streetscape and the surrounding neighborhood generally. Property values and other qual- ity of life issues are far more positively or negatively impacted by exterior elements than interior ones. Interior spaces also contribute to the historic character of a property and, in many instances, help to personalize a property in historically and archi- tecturally significant ways. However, interior spaces are typically modi- fied more regularly than exterior spaces, as occupants adapt them to their changing needs. In many instances, interior modifications can be made without altering the exterior appearance of a historic property. As a result, the original character and integrity of interior spaces are more likely to have been modified over time than exterior spaces. Basic to the sensitive treatment of all historic buildings is the process of identifying, retaining, maintaining, and preserving the form and detailing of those architectural materials and features that are important in defining the historic character of a property. In certain instances, the physical condition of character-defining materials and features warrant repair, re- placement, or new designs for missing historic features. While some exte- rior and interior alterations to historic buildings are also generally needed to assure its continued use, it is most important that such alterations do not radically change, obscure, or destroy character-defining spaces, mate- rials, features or finishes. What follows is a list of important exterior and interior feature of the Story Mansion property which play a major role in defining its visual character and historic/architectural significance. The intent of the listing that fol- lows is to assist the long-term preservation of the Story Mansion ’s historic and architectural significance through the preservation of essential charac- ter-defining materials and features. While major changes have taken place over the years, and additional modifications will undoubtedly continue to be made in order to ensure its ongoing preservation and usefulness, the character-defining features outlined below should be retained to the great- est extent possible during future rehabilitation undertakings.47 Page 113 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Key Exterior Features Neighborhood/Streetscape: The setting is the physical environment in which a historic property is found. Setting refers to the character of a place in which a property played its historical role. It involves how not just where the property is situated and its relationship to surrounding features and open space. The elements of a setting, such as the relationship of buildings to each other, setbacks, sidewalks, and street trees together create the character of a district or neighborhood. As the centerpiece of Bozeman ’s Bon Ton Historic District, the significance of the Story mansion property cannot be viewed in isolation from its sur- roundings. Significant alterations to the prevailing character of this pris- tine historic neighborhood would negatively impact the historic character of the property, just as significantly altering the historic character of the Story mansion would significantly detract from the overall character and importance of the neighborhood/district. Of particular importance are the South Willson and other streetscapes that contribute to the overall character and integrity of the Story mansion prop- erty. The mature street trees, boulevard strips,and sidewalks that sur- round the property on all sides all contribute to the character of the site and should be maintained to the greatest extent possible. Of special significance are the historic concrete street lamps that line South Willson Avenue and West Cleveland Street. Installed in 1935 by the Housekeeper ’s Club —a local women ’s organization —these elegant embel- lishments help to establish the southern and eastern boundaries of the Bon Ton Historic District and accent the historic significance of the Story Man- sion property.48 It should be noted that despite their historic and architectural signifi- cance, the street lamps are not listed on the National Register of Historic Places. They should be considered as important character-defining fea- tures and contributing elements within the Bon Ton Historic District. The Building Site/Lawn: The landscape immediately surrounding a historic building and contained within an individual parcel of land is considered the building site. “The site, including its associated features, contributes to the overall character of Page 114 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y the historic property,” according to the Secretary of the Interior. Conse- quently, “the relationship between the buildings and landscape features within the site ’s boundaries should be seriously considered in the overall planning for rehabilitation work.”49 The fact that the Story Mansion and its carriage house occupy an entire city block in the heart of Bozeman ’s Bon Ton Historic District is, in many respects, one of its most important character-defining features. Part of what helps to call attention the Story Mansion property and distinguish it from the other impressive places in Bozeman ’s beautiful Bon Ton Historic Dis- trict is the fact that it one of a few surviving historic mansions in Montana that graces an entire city block in an urbansetting. The size of the building site testifies to the local prominence and influence of the Story family and the SAE Fraternity, which occupied the property after 1922. Dramatically modifying the site by allowing the construction of signifi- cantin-fill development on the property would irrevocably diminish the site ’s historic character and deprive the mansion of its stature as a unique landmark in the region. Subdividing the property and allowing a great deal of modern construction on site must therefore be discouraged at all costs. This being said, it is important to note that while extensive construction on-site should be avoided, some historically compatible new construction may be justified, depending upon the ultimate uses of the property. New building or site features that are out of scale or otherwise inappropriately designed or located should be avoided. New on site parking facilities, if required, should be “as unobtrusive as possible ” so as to “assure the preser- vation of the historic relationship between the . . . buildings and the land- scape,” as recommended by the Secretary of the Interior. 50 To ensure that this essential character-defining feature remains in tact, a conservation easement and/or deed restriction should be seriously consid- ered. It should be noted, however, that as a public entity, the City of Bozeman may wish to postpone such action until it is definitely deter- mined that the property does not need to be sold to a private entity. Un- like the City, a private entity could gain significant tax advantages from placing a conservation easement on the property and this could provide considerable incentive for a preservation-minded buyer to purchase the Story Mansion, should the City of Bozeman determine that it is no longer desirable to continue to own the property. Page 115 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Barn/Carriage House The original barn/carriage house is an important historic feature of the Story Mansion property that should be retained for a number of reasons. A 1910 article detailing the architectural character of the Story Mansion noted that: A barn has been constructed on the southwest corner of the block that conforms with the house in architecture. It is 40 x 60 feet, is built of Hebron pressed brick veneer, with cement trimmings, and has two floors. The lower floor is given up to a carriage house 40 by 40 feet, a stable 40 by 20 feet and a lavatory, while the upper floor contains a sleeping room for coachman, grain bins and hay loft.51 Key architectural characteristics of the barn, aside from its imposing size and traditional gambrel roof, include a hay hook and second story hay door on the west elevation, two pitched roof dormers on both the south and north elevations, a large chimney, and unusual decorative half-timber- ing in the barn ’s stuccoed gambrel ends. Historically the barn helps to date the property as a site that developed on the town ’s perifery prior to the advent of the automobile. The barn also speaks to the agrarian heritage that helped define the success of the T. B. Story family and Bozeman generally. The physical location of barn also helps to define the southwest quadrant of the Story Mansion property and the existing parking area. Architecturally, as one of only a few surviving barns within the city limits of Bozeman, the structure —and especially its character-defining Dutch gambrel roofline —is very important to preserve. It should also be noted that the barn has great potential as a functional structure on site, lending itself well as storage space, an ancillary building related to the main building, or as an altogether separate entity with a use different from, but compatible with, that of the main residence. It is conceivable that the barn could become a functioning and possibly in- come-producing component of the property even prior to the main resi- dence, simply because the space is limited in size and the costs of doing so would be far less. Activities centered in a refurbished barn could help to offset the ongoing maintenance costs associated with the property as a whole, especially in the earliest years of its redevelopment as a city-owned property. Already modified on the ground level, the interior spaces of the barn could easily be altered without jeopardizing the historic character of the structure to a significant degree. For all of the reasons noted above, Page 116 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y demolition or dramatic alteration of the barn would be a costly and unfor- tunate loss which would adversely impact the historic and architectural significance of the entire site. The barn has unfortunately suffered minor vandalism in the form of graf- fiti in recent years. Because graffiti detracts from the historic appearance of the site and often invites more of the same, efforts should be take to clean the vandalized masonry in a historically sensitive way as quickly as pos- sible. It should also be noted that the barn is not currently called out as a signifi- cant historic feature on the site in its historic inventory, nor in all likeli- hood, is the barn even listed on the National Register of Historic Places. Efforts should be undertaken to list the barn as a separate contributing structure in the Bon Ton Historic District, or possibly as part of a newly- defined Story Mansion Historic District. Landscape The mature cottonwoods, lilacs, and other landscaping on the site make a significant visual contribution in defining the historic appearance of the southeast quadrant of the property. Steps should therefore be taken to ensure the prolonged life of this important character-defining feature.The grove is a visually prominent historic feature of the site and the loss of these trees would significantly impact the character of the site. From an adaptive re-use standpoint, the grove constitutes an important “outdoor room ” which lends itself nicely to a variety of potentially income-produc- ing uses and/or public functions. Efforts —some of which have already been initiated —should be under- taken to trim and otherwise maintain the Cottonwoods and other mature vegetation on site so as to better ensure their prolonged life. Limbs should be trimmed so as to help minimize potential threats to buildings on site. Insignificant landscape features which threaten to damage historic build- ings or otherwise detract from the historic character of the site should be removed. Given the advanced and common age of the mature trees on site, a sustain- able landscape plan should be developed for the property. New trees of a significant caliper width should be planted in strategic locations as soon as possible to help ensure that when the existing trees die, an on-site replace- ment grove of trees will still remain. Page 117 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Serious consideration should be given to the possibility of listing the trees as historic resources on the National Register of Historic Places or, at the very least, to calling out the trees as significant character-defining features in the NRHP inventory. Architectural Design Design is the combination of elements that create the form. plan, space, structure and style of a historic property. It results from conscious deci- sions made during the original conception and planning of a property and includes such elements as massing, proportion, scale, ornamentation, and materials. A property ’s design reflects its historic functions as well as aes- thetics. If the shape, or other visual aspects of this exterior were to be altered, the character would be changed. Therefore, preserving the charac- ter-defining shape in the process of rehabilitating a historic building for a continuing or new use is essential The design of the Story mansion is a key aspect of its overall visual charac- ter. Its size, scale, andlocation on the city block it occupies help to dis- tinguish the mansion from other notable historicproperties in the vicinity. Its distinctive asymmetrical massing and massive front porch are characteristic of Queen Anne Victorian architecture, the most common local architectural style in Bozeman during the late nineteenth and early twentieth centuries.52 Locally fashionable between 1880 and 1910, Bozeman ’s Queen Anne ar- chitecture is characterized by complex and steeply-pitched roof lines, usu- ally with a dominant front-facing gable. Irregular floor plans and asym- metrical facades facilitated by the widespread adoption of late-nineteenth century balloon framing techniques are typically complemented by partial or full-width one-story wrap around porches. An absolute concoction of richly-textured wall surfaces featuring patterned shingles or masonry, bay windows, overhangs, projections, and other devices to avoid a bland, smooth- walled appearance are commonplace. Colorful paint schemes and stained- glass windows as well as round, square or polygonal towers accenting one corner of the front facade often lend further contrast to this unrestrained, animated style.53 Although the asymmetrical massing, decorative wall texturing, and wrap around porch most obviously associate the property with the Queen Anne style, it is important to note that the Story mansion is stylistically Page 118 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y unusualand somewhat difficult to classify, having details that are reflective of many styles of architecture. Resembling some of the more elaborate pattern book houses of its day, the mansion exterior features a broad range of stylistic influences in addition to Queen Anne Victorian, including Tu- dor Revival, and to a lesser extent Craftsman details.54 The structure ’s eclecticism, which displays medieval and early twentieth century refer- ences side by side, was popular in the resort architecture of the day. The interior of the mansion is characterized more consistently by Tudor Revival references. According to architectural historians Virginia and Lee McAlester, only “(a)bout five percent of Queen Anne houses have decorative half- timbering in gables or upper story walls.” Groupings of three or more windows —present on the mansion ’s north elevation —are another com- mon variation of the Half-Timbered Queen Anne. Found rarely in the American West, examples of this architectural subtype occur “principally in the northeastern states and share certain features with the early Tudor house.”55 The Principal Facades Because the Story Mansion occupies an entire city block and is of a signifi- cant size and scale, each of its facades is easily viewed by the general public. This being said, the principle facades of the Story Mansion are the virtu- ally-unaltered front/east (South Willson) and the modified north (West College) elevations. Together they constitute the mostim portant char- acter-defining aspects of the buildings exterior, not only because the pub- lic views the mansion from the busy South Willson and West College thor- oughfares most regularly, but because these elevations feature mansion ’s the most significant character-defining details. Efforts should be taken to minimize significant architectural changes to these elevations. Especially noteworthy on the front facade is the large circular turret/bay at the northeast corner of the building. This architectural feature is crowned by a conical shingled roof with exposed rafter tails and is accented by rounded glass windows. The turret ’s decorative dormer, complete with a Tudor-influenced pointed arch window and flared bargeboards is an espe- cially appealing feature of the front facade. The stuccoed gabled ends with decorative half-timbering (discussed be- low) are another significant character-defining feature that serves to link the residence loosely to the Tudor Revival Style. Serving to further embellish and lend textured variation to the building ’s Page 119 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y facades are small and larger dentil-like modillion courses under the cor- nices and facia boards. The numerous smaller scroll sawn brackets under the eaves are another unusual characteristic. The north elevation fire escape and safety door, while presently necessary to address life safety issues, represent a minor distraction from the building ’s original historic character as well as a fairly significant security concern. If and when more historically appropriate means for addressing alternative access from the third floor are addressed, the fire escape and door should be removed in the interest of historic preservation. Main Entrance & Porch/Solarium Entrances and porches are quite often the focus of historic buildings, par- ticularly on primary elevations. Together with their functional and decora- tive features, such as doors, steps, balustrades, pilasters, and entablatures, they are extremely important in defining the overall character of the build- ing. Extensive one-story, asymmetrical wrap around porches extending from the circular bay or turret across the front facade and one side wall are a key character-defining element found on many Queen Anne Victorian resi- dences. Emphasizing the imbalance of the facade, Queen Anne porches always include the front entrance area. Second story recessed porches are also fairly common on Queen Anne residences. The Story mansion is dominated by a one-story, recessed wrap around porch/solarium on its front (east) and side (south) elevations. As a 1910 article in the Republican Courier noted: A beautiful feature of the home is a full front and south porch, ten feet deep and enclosed by a stone wall two feet above the floor, of Bridger canyon stone, with Columbus (Montana) capping. Distributed along the walls are a number of six inch iron columns enclosed in octagon shaped wood and square pressed brick piers with Columbus stone caps.56 The porch and its supporting columns are a key character-defining feature of the property. The porch ’s smaller, classically-inspired wooden octago- nal columns are representative of later but still common interpretation of the Queen Anne style is known as free classic. Roughly half of local Queen Anne houses use classical columns, rather than the more delicate and pic- turesque turned posts with spindlework detailing. Combined with classi- Page 120 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y cal columns and fewer siding materials, these details have the overall effect of conveying a controlled stateliness that clearly contrasts with the more excessive ornamentation found in earlier examples of the Queen Anne style. 57 The porch/solarium also features some massive Craftsman-inspired tapered square masonry columns. Piers with sloping (battered) sides are typically found only on Craftsman Style homes of the early twentieth century and, to a far lesser extent, on Prairie and Mission style residences.58 Another interesting feature of the porch/solarium are the several decorative sandstone porch drains, accented with light Columbus sandstone vous- soirs and larger keystones, which punch through the thick Bridger sand- stone stone porch wall. Both functional and decorative, these architectural elements have undoubtedly helped to preserve the structural integrity of the porch system. More than an important transitional space between the massive house and its extensive lawn, the porch/solarium plays a key role in defining the domi- nant architectural style of the Story mansion, as well as its distinguishing decorative detailing. The mansion may well be the only example of Queen Anne architecture in Bozeman with Craftsman-inspired porch columns. Because they are unusual and quite visually prominent, the porch col- umns, together with the porch/solarium ’s other functional and decorative features are critically important in preserving the overall character of the building. Removing, enclosing, or otherwise radically changing the Mansion ’s main entrance and porch should be avoided at all costs. Less significant, but nonetheless noteworthy features of the Story mansion are the second story balconies. A central balcony alcove between the circu- lar bay and the gabled-roof bay on the house ’s front elevation exists di- rectly above the main entrance. Accessible via what was originally T. B. Story ’s study on the second floor, the fairly large recessed balcony features a scroll sawn wood railing with a decorative clover motif. A smaller, purely ornamental balcony —again with a decorative clover motif —embellishes the master bedroom ’s east elevation windows. Though badly deteriorated, another large balcony supported by massive, scroll sawn knee braces ex- tended along the full width of the mansion ’s west gable-roofed wing. While visually prominent from South Grand Avenue its importance is minimal compared to its counterpart on the front elevation. A rear porch has been enclosed to enlarge the kitchen, probably when the house was converted to a fraternity in the 1920s. Page 121 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Porte Cochere & Original Driveway Another important and unusual character-defining feature of the Story mansion is the porte cochere which graces the building ’s north elevation. “That high porch is where carriages would pull up,” remembered Martha Story Drysdale, “and you could step out practically on the level.” Historic photos indicate that a serpentine driveway once seductively approached this architectural embellishment from the intersections of West College and South Willson as well as the intersections of West College and South Grand. “The City finally closed it down,” well after the SAE fraternity acquired the mansion, Drysdale remembered, “because there was always an intersection accident there.”59 The porte cochere was originally the primary entrance for residents of the mansion. The front door to the residence was reserved primarily for guests. It is interesting to note that originally there was no sidewalk extended from the front porch out to South Willson. Rather a sidewalk that turned to the north and connected with the porte cochere, because virtually all traffic —carriage, automobile, and pedestrian —accessed the mansion from its north elevation entrance. Without the original driveway —the memory of which can still be seen in the springtime when the dandelions are in bloom —the porte cochere has lost is primary purpose and appears as a meaningless, though clearly obvi- ous addition to the mansion ’s corpus. At some future date, serious consideration should be given to the possibil- ity of restoring the original driveway, though perhaps with safety bollards which prevent hazardous diagonal access to the well-traveled South Willson and West College Streets. Restoration of the original drive would lend greater meaning to the porte cochere and could serve as a practical, though visually unobtrusive, way of provided additional on site parking for mod- ern day events at the mansion. Windows As one of the few parts of a building serving both as both an interior and an exterior feature, windows are nearly always an important part of the his- toric character of a building. In the Story Mansion —as in most historic buildings of this vintage —windows comprise a considerable amount of the historic fabric of the wall plane and thus are deserving of special con- sideration in any rehabilitation project. Page 122 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y With the mass-produced windows, mail order distribution, and changing architectural styles of the late nineteenth and early twentieth centuries, it was possible to obtain a wide range of window designs and light patterns in sash. The Story Mansion features several decorative windows which lend charac- ter and interestto the building ’s exterior appearance. Of these, the deco- rative pointed arch windows found in the turret dormer and immediately to the right of the main entrance as well as the diamond pane fixed win- dows are significant reflections of the mansion ’s Tudor influences. Also important are the large double-hung semi-circular windows in the turrets, the and the numerous multi-pane transom windows are especially note- worthy. NOTE: The dormer windows —also quite significant —are discussed in the roof system section below. The act of removing or radically changing windows which are important in defining the historic character of the Story Mansion should be discouraged. Likewise, changing the number, location, size, or glazing pattern of windows by cutting new openings, blocking-in windows, and installing replacement sash that do not fit the original openings should be avoided. Removing character-defining win- dows that are unrepairable and blocking in or replacing historic windows with new windows that do not convey the same visual appearance would significantly impact the historiccharacter of the mansion and should not be undertaken. Tinted glass should never be utilized. For purposes of energy conservation and general appearance, needed win- dow repair and replacement is strongly recommended. Conducting and in-depth survey of the conditions of existing windows early in rehabilita- tion planning should be prioritized so that repair and upgrading methods and possible replacement options can be fully explored. Half-Timbering Stylistically, one of the most important character-defining elements of the Story mansion and its associated barn/carriage house, is its exposed decora- tive (not structural) half-timbering. Found in the stuccoed gable and gam- brel ends of the mansion and barn, the decorative half-timbering mimics Medieval in-filled timber framing and is closely associated with the popu- lar Tudor Revival Style of the early twentieth century. Especially well suited Bozeman ’s picturesque rural environment, the style Page 123 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y was loosely based on a variety of early English prototypes ranging from simple folk cottages to grandmanor houses. Most Tudor Revival homes were carefully designed to look as if they were built of brick or stone-even though it was likely that their masonry veneers were applied over a modern wood frame. Cement-based stucco was also often applied directly over frame construction. This was likely the case with the Story mansion as well. 60 Earlier in the life of the mansion (and probably the barn) the decorative half-timbering was more visually prominent, lending further evidence to support its architectural significance. Historic photos indicate that the half-timbering —now de-emphasized by being painted white against a pale yellow stucco background —were once painted a darker color, so that they would stand out more prominently as is typically the case in Tudor- inspired architecture. 61 Moreover, the half-timbering may have been more pronounced originally, projecting outward from the stucco finish slightly more so as to produce more of a visual texture and relief on the surface of the gable and gambrel ends. This character-defining effect was possibly diminished somewhat when the mansion was renovated during the early 1980s, assuming that another layer of stucco finish was added to cover past deterioration. This intended improvement likely caused the half-timbering to become slightly more flush with the surface of the stucco. Though certainly not a high priority immediately, efforts should one day be taken to paint the half-timbering a darker color in contrast to the stucco finish and, if possible, to project the half-timbering outward slightly, thus creating a visual relief on this important character-defining element. Craftsman-Inspired Details: In addition to its obvious nod to the Tudor Revival style, the Story Man- sion also expresses influences from the Arts and Crafts movement, which was coming into vogue in Bozeman around 1910. The Craftsman details which are most obvious on the building ’s exterior include the tapered ma- sonry front porch columns (already discussed above), the giant knee braces on the rear, south and north elevations and the exposed rafter tails. Given that these architectural embellishments play an important role in helping to establish the rather eclectic appearance of the property, efforts should be taken to preserve these important character-defining features to the great- est extent possible. Page 124 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y The giant carved wooden knee braces found on the rear (west) and north and the paired scroll sawn knee braces on the south elevation are an inter- esting architectural detail. Historic knee braces of this size are quite rare and unique in the Bozeman area. This as a distinguishing architectural detail they are quite important to preserve. Far more commonplace on Craftsman-Era homes in the Bozeman area are the exposed rafter tails found on the mansion ’s front elevation. What makes these rafter tails notable, however, is that they embellish the mansion ’s Victorian turret, rather than under all of the eaves, as is more typically the case. The exposed rafter tails, while not a prominent architectural feature, lend further visual interest to the mansion ’s front elevation. Exterior Masonry Along with the mansion ’s and barn ’s scale and massing, each building ’s masonry features lend further substance to its appearance and likewise further texture, color, and character to its exterior. According to a 1910 article in Bozeman ’s Republican Courier newspaper, “the first story is constructed of Hebron, Dakota, brick veneer . . .” 62 The Hebron Fire and Pressed Brick Company opened in Hebron, North Dakota in 1904 — six years prior to the construction of the Story Mansion. Made of an “extremely smooth ” clay “with an almost soapy-like feel,” which made it “ideal for bricks,” Hebron Brick became an extremely popular building material —especially along the Northern Pacific line. Depending on how long and how hot the bricks were fired, as many as sixteen different colors and five textures could result —including the distinctive green-brown ma- sonry utilized in the construction of the Story Mansion and its carriage house. 63 The distinctive color of the brick masonry found on the house and barn should serve as a guide for future color scheme of the entire mansion com- plex. Green and brown tones, coupled with the property ’s masonry fea- tures, will tie the overall color scheme together in a far more coordinated fashion than it is presently. The brick itself, however, should never be painted. The Republican Courier ’s article went on to note that the mansion had “a full basement, the walls being constructed of rock from Bridger canyon, and concrete floor.” The rough-faced foundation walls lend a heavy, solid appearance to the mansion ’s base. Efforts should be taken to repair the Page 125 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y damaged sandstone, where necessary, and/or repoint it with appropriate materials where needed. As noted above, the porch was reportedly “enclosed by a stone wall two feet above the floor, of Bridger canyon stone, with Columbus (sandstone) capping.”64 Effort should be taken to make certain that surviving masonry features which are important in defining the overall historic character of the build- ing are not removed or radically changed. Decorative masonry features such as sandstone capping, the sandstone porch drains, the broadly curv- ing Columbus sandstone porch railing along the front stairs, the brick and sandstone voussoirs, the brick soldier courses, sandstone sills and lintels, and other decorative embellishments should be preserved to the greatest extent possible. Replacing or rebuilding major portions of exterior ma- sonry walls that could simply be repaired is not recommended, nor is painting or applying other coatings, such as stucco, to historically un- painted or uncoated surfaces. The Roof The roof —with its shape, features such as dormers and chimneys, and the size, color and patterning of the roofing material —is an important design element on most historic buildings. In addition, a weather tight roof is essential to the long term preservation of the entire structure. The wooden shingle roof and roof features of the Story mansion and its carriage house are dominant, highly visual aspects of these large, freestand- ing historic buildings. Any changes to the roof form or other roofing details would damage the visual character of the building. The character- defining roof and roof features should be preserved during the process of rehabilitating. Of special significance are the decorative dormer windows which accent the roof system on both the mansion and the barn. As noted above the mansion features a decorative dormer on its front-facing turret, which con- tains a Tudor-inspired pointed arch window. A larger dormer between the turret and the front gable is also present. On the south elevation, two decorative dormers are present. All contain flared bargeboards which mimic the flared wall feature on each elevation, where the brick transitioned into shingled wall treatment. The barn features two pitched roof dormers on both the north and south elevations. Page 126 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y The house also features three visually prominent brick chimneys. The barn has one such element. Key Interior Features Given that the Story mansion property was utilized as a fraternity since the early 1920s, it is rather remarkable that several character-defining inte- rior featuresremain in tact. These features, while perhaps not as obvi- ous as the exterior features noted above, nonetheless contribute signifi- cantly to the overall character and integrity of this historic resource. An interior floor plan, the arrangement and sequence of spaces, as well as built in features and applied finishes, are individually and collectively impor- tant in defining the historic character of the building. Their identification, retention, protection, and repair should therefore begiven prime con- sideration in every rehabilitation project. The Story Mansion —like all historic buildings —is comprised of a series of primary and secondary interior spaces. The mansion ’s primary spaces in- clude the entrance hall, living room, dining room, office, and library, found on the main floor. Thesespaces are distinguished not only by there features and finishes, but also by thesize and proportion of the rooms themselves, which were purposefully created tobe the visual attraction or functioning core of the building. On the second floor, the master bedroom and hallway, and to a lessor extent T. B. Story ’s study and the other bedrooms, should be considered as primary spaces. On the third floor, the T-Shaped ballroom —though sig- nificantly altered over theyears —is of architectural significance. Care should be taken to retain the essential proportions of these primary inte- rior spaces and not to damage, obscure, or destroy distinctive features and finishes. The mansion ’s secondary spaces include areas and rooms that “service ” the primary spaces and include the kitchen and bathrooms —both of which have been significantly modified over the years —as well as the servant ’s quarters, utilityspaces, and other storage areas. Extensive changes have been made in these lessimportant areas without having a detrimental ef- fect on the mansion ’s overall historic character. Page 127 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Decorative Woodwork Upon entering the main floor of the Story mansion, one is immediately struck by the amount of surviving, unpainted decorative woodwork, all of which —with the exception of one bedroom upstairs —is beautifully stained, quarter sawn, white oak. Doors, door and window frames, all paneling, and baseboards are well preserved. Especially noteworthy is the impressive main staircase —complete with oak balusters, banisters, and newel posts — which extend upwards and downward from the main floorfoyer. Some of the paneling in the foyer has been water-damaged, and will need to be repaired, but virtually all of the rest of the surviving woodwork on both the first and second floors appears to be in excellent condition and should be preserved to the greatest extent possible. In those few instances were woodwork needs to be replaced, it should be done so with like or similar materials. The woodwork on the third floor has unfortunately been painted and in some places is damaged extensively. It will eventually need to be restored, repaired, or altogether replaced. Built-in features The main floor of the mansion features several notable built-in features which lend a great deal of historic character and integrity to the residence. Most significant are the leaded glass bookcases in the library and the leaded glass china buffet in the dining room, both of which haveexp eri- enced only minor damage. The wooden bench area, near the porte cochere should also be preserved as evidence of the functional nature of that utili- tarian entrance. Fireplaces The main floor contains two character-defining masonry fireplaces, both with their original mantels and tilework. The first is located in the living room, and though rather unimpressive in character, appears to be an origi- nal feature, based on historic images found in the 1924 edition of The Montanan —the annual yearbook from Montana State College.65 A sec- ond fireplace is found in the office on the main floor and features a decora- tive Craftsman Style mantel and beautiful glazed green ceramic tile. A third noteworthy fireplace is found in the master bedroom on the second floor. Like the office on the main floor, it also features decorative tile work. Given their significance, all of the fireplaces should be restored, repaired, and maintained in historically-appropriate manners, if not as functioning, then as decorative elements. Page 128 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Light Fixtures Historic interior photographs indicate that many of the existing Tudor inspired metal lamps and light fixtures were present in the Story Mansion as early as 1924 and were probably original features of the property. These surviving features add a great deal of historic character to the house ’s inte- rior and should be preserved to the greatest extent possible. The Front Hall Closet The mansion ’s front hall closet contains a historically significant feature — the recorded names and heights of T. B. and Kate Story ’s children in lead pencil. It is rumored that this sentimental feature of the house was re- quired to be preserved by the SAE Fraternity following their acquisition of the property. Oral history accounts also indicate the Malcolm Story, who grew up in the mansion, would periodically drop in on the Fraternity boys to ensure that this feature remained in tact.66 Care should be taken to ensure that this quaint surviving feature of the original Story family is not damaged during future restoration and rehabilitation efforts. The Third Floor Cloak Room In terms of its highly unusual shape and proportions, the mansion ’s third floor cloak room is noteworthy. Oral history indicates that the room was utilized for costume storage to outfit the Story family ’s guests during masquerade balls and may have been lined in cedar to prevent moths from damaging the fabrics.67 Carriage House/Barn Although the main floor interior of the barn has been significantly modi- fied and adapted to accommodate living quarters when the fraternity was at the height of its popularity, the second story loft area is remarkably well preserved. The structural system of the barn building —most notably the roof trusses —are exposed and character-defining elements of this inte- rior space. Unfortunately, if this area is to be adaptively reused and func- tion as an all-weather interior space, additional insulation will likely need to be added and it may be difficult to accomplish this task without damag- ing this surviving architectural feature. Efforts should be made to preserve this character-defining feature, but ultimately, as noted elsewhere in this report, it is the opinion of this author that the successful reuse of the barn structure is more important that the preservation of this interesting inte- rior feature. Page 129 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Adaptive Re-Use The Story Mansion is an excellent candidate for adaptive reuse —the pro- cess of modifying older buildings for new uses while retaining their his- toric features. Originally designed in 1910 as a grand, single family resi- dence, the mansion was adapted between 1922 and 1924 to serve as a fraternity. Now owned by the City of Bozeman, this important listing on the National Register of Historic Places again has tremendous potential to fill a wide variety of modern purposes. Current ideas for utilizing the structure range from converting it back to a private residence to a broad range of civic functions that maximize the public presence and usefulness of this greatly-cherished property. Indeed, thoughtful flexibility in consid- erations related to potential uses for the Story Mansion is arguably the single greatest advantage that the property has in avoiding the wrecking ball. Historic preservationists have differing opinions regarding the changing uses of historic properties. Some purists feel that the use of a property cannot change without somehow damaging its historic character and in- tegrity. While this philosophy may apply well to museums and nationally significant properties that are intimately connected to a particular person or story, it applies less convincingly to the vast majority of historic proper- ties. The relevance and functional life of a historic property can be significantly limited when its use is confined in scope. And, when a historic property no longer plays a contributing role in a community, it becomes at risk. When an original use is no longer of interest or practical, it becomes unrea- sonable to demand that concerned parties perpetuate that use. At times, new uses must be explored and seriously considered. The reality is this: most buildings, like people, have dynamic histories. They shift from one role to another, and oftentimes this process of change reinvigorates the person or the place. When old buildings outlive their original purposes, they can commonly be adapted to new uses without loosing their original character and significance. Oftentimes, they must adapt or face demolition. An excellent example that demonstrates this fact is Bozeman ’s Emerson Center for the Arts and Culture. Once an elementary school that was slated for demolition because it no longer met safety standards for educa- Page 130 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y tional facilities, the Emerson was transformed into a focal point for artistic and cultural activity in southwestern Montana that contributes signifi- cantly to the vibrancy of downtown Bozeman in delightful and previously unimagined ways. The same could hold true for the Story Mansion. While retaining the mansion ’s unique, character-defining features should always remain a top priority, creative thinking regarding new and innovative uses for this one- of-a-kind landmark can help ensure the Story Mansion remains a vital and contributing element in our ever-modernizing community. Just as recy- cling an aluminum can prevents wastefulness, adaptively reusing historic buildings can grant “new life ” and prolong their existence. Only in this way can some places remain vitally a part of us —breathing life into our changing communities, just as our changing communities once breathed life into them. This is the pragmatic spirit of historic preservation, and those interested in saving the Story Mansion should seriously consider its merits. Page 131 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y 1"Golden Wedding Celebrated Here by Mr. and Mrs. T. B. Story, May 4,” The Bozeman Courier, 7 May 1948, 1. The exact date that the Story mansion was transferred to the SAE fraternity is in dispute. The newspaper article cited above indicates that the Story’s “palatial home . . . was later sold to the S. A. E. fraternity in 1924.” Yearbooks from Montana State College also indicate that the fraternity did not occupy the Story residence until 1924. Other sources— including oral history information from son Malcolm Story—indicate the year was 1922. Complicating matters further, Warranty Deed records found at the Gallatin County Clerk and Recorder’s Office indicate that Katherine and T. B. Story did not transfer the property to the Fraternity until October 1, 1953. See Katherine F. Story and T. Byron Story to Montana Alpha Building Association of Sigma Alpha Epsilon, a corporation, of Bozeman, Mont., Warranty Deed, October 1, 1953, Book 115 Deeds, page 87, Gallatin County Clerk and Recorder’s Office, Bozeman, Montana; 2See Erin Everett, “”Story Mansion: Federal Funding Sought to Pay for Restoration Work,” Bozeman Daily Chronicle, 5 June 2003, A3 and Nick Gevock, “Preserving Mansion’s Storied Past: Senator’s Seek $3.5 Million in Federal Money,” Bozeman Daily Chronicle, 5 August 2003, A3. 3See Jim McDonald Architects, “Historic Resources of Bozeman, Montana” National Register of Historic Places Registration Form, Unpublished Report, (Washington, D.C.: United State Department of the Interior, 1982-86), 8:25-37. On April 24, 1884, Bozeman’s Avant Courier newspaper noted that 4 On April 24, 1884, Bozeman’s Avant Courier newspaper noted that “Central Avenue is developing into a Bon Ton residential street in Bozeman.” This period expression, which refers to “the finest” was considered an appropriate title for the local historic district mentioned above, since by the turn of the century, residential development of the highest caliber was found in Bozeman’s south side residential neighborhood. 5"As Others See Us,” Bozeman Avant Courier, 19 April 1883, 3. 6Matt W. Alderson, Bozeman: A Guide to its Places of Recreation and a Synopsis of its Superior Natural Advantages, Industries, and Opportunities (Bozeman, MT: Avant Courier Publishing Co., 1883), 36. For additional evidence of Bozeman’s railroad boom see J. J. Stoner, “Birds Eye View of Bozeman, Mon., 1884, County Seat of Gallatin County,” presented as a supplement to the Avant Courier, January 3, 1884. Stoner’s map documents the impact that the coming of the railroad had on local growth and development. Residential neighborhoods stretched several blocks on either side of Main Street and neat, house-sized stacks of lumber—evidence of a thriving construction industry—are clearly evident in several locations. 7Compare (Alderson 1883, 9) with William R. Merriam, Agriculture Parts I and II, Twelfth Census of the United states of America (Washington, D.C.: United States Census Office, 1902), 100-101. See also “Bozeman and its Surround- ings,” The Rockies 2 (September 1892): 156. 8(“Bozeman and its Surroundings . . .” 1892, 154 and 159) 9Wyman Ellis to T. Byron Story, Warranty Deed, June 7, 1905, Book 36 Deeds, page 42, Gallatin County Clerk and Recorder’s Office, Bozeman, Montana. 10See George F. and Bertha M. Booth to T. Byron Story, Warranty Deed, August 24, 1905, Book 36 Deeds, page 57, Gallatin County Clerk and Recorder’s Office, Bozeman, Montana; Nels Knutson and John L. Olson to T. Byron Story, Warranty Deed, August 1, 1905, Book 36, Page 43, Gallatin County Clerk and Recorder’s Office, Bozeman, Montana; and, Basmath A. Morse et. al. to T. Byron Story, August 4, 1905, Book 36 Deeds, Page 58, Gallatin County Clerk and Recorder’s Office, Bozeman, Montana. 11Charles P. Manry, Mayor, “Order Vacating and Discontinuing Parts of Certain Alley in Butte Addition to the City of Bozeman,” June 6, 1912, Book 8 Miscel, Page 188. 12 “Fred Willson Diary—1909,” an unpublished typed transcript in the possession of Anne Butterfield, Bozeman, Montana. 13For a brief examination of Fred Willson’s life and architectural contributions to Bozeman, Montana, and elsewhere, see B. Derek Strahn, “A Visionary Architect Remembered,” Historic Bozeman: Main Street Star 1:1 (Fall/Winter Page 132 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y 1999), 6. Born in Bozeman on November 11, 1877, Willson was the son of Brigadier-General Lester Willson and Emma D. (Weeks) Willson, pioneers who came to Montana in 1867 and were close friends of the Story family. He received his early education in the local public schools, attended the Bozeman Academy for four years, and entered Montana State College as one of the charter students of that institution. After completing his junior year in Bozeman, Willson took up the study of architecture at Columbia University in New York City, graduating with a Bachelor of Science in Architec- ture in 1902. Willson eventually went on to study at the Ecole of Beaux Arts at Paris. Upon his return to the States, the promising architect worked for various eastern firms, serving a further apprenticeship in his chosen profession. Subsequently Willson was in charge of the Butte Office of the firm of Link and Haire, after which time he entered practice in Bozeman. Among the most notable downtown landmarks designed by Willson are the Gallatin County Jail, the Gallatin County Courthouse, the Bozeman Armory, the Hamill Apartments, the Ellen Theater, the Baxter Hotel, the Presbyterian Church, the Emerson School, and the Gallatin County High School, which was renamed Willson School following his death in 1956. Scattered throughout Bozeman’s architecturally impressive south side are a wonderful array of private residences touched by Willson’s professional prowess. Dozens of beautiful period homes, including the Blair House at 415 South Willson Avenue, the Fisher Residence at 712 South Willson Avenue, and the Graf House at 504 West Cleveland Avenue were products of Willson’s creative vision and talented hand. Bozeman’s native son also designed several impressive edifices on the campus of his alma mater, Montana State University, including Hamilton, Roberts, and Herrick Halls, as well as the original Student Union Building and the Quadrangle. While Willson’s productivity is certainly extraordinary, what is perhaps even more impressive is the incredible stylistic diversity and artistic integrity of his many designs. One of Willson’s contemporaries noted that the architect’s body of work “combined a wide an accurate scholarship, embracing all schools of architecture, with a functional adaptation of design to the needs of modern life, revealing an informed taste and versatile creative powers.” 14See “Golden Wedding Celebrated Here by Mr. and Mrs. T. B. Story, May 4,” Bozeman Courier, 7 May 1948, p. 1. 15"Building Activity . . . The Story Home a Beauty,” Republican Courier, 3 May 1910, 1 and 7. 16Bozeman Centennial Committee, “Story House-Sigma Alpha Epsilon Fraternity: Listed on the National Regis- ter of Historic Places,” n.p., n.d. Burlingame Special Collections, Montana State University, Bozeman, Montana. 17(Bozeman Centennial Committee, n.d.) 18(Ibid.) 19See M. L. Leeson, History of Montana: 1739-1885 (Chicago: Warner, Beers and Company, 1885), 163-65 and “The Story of a Family” The Gallatin Tribune and Belgrade Journal, 26 February 1970, 15. 20Malcolm Story, interview by author, 7 June 1993, Bozeman, Montana, tape recording in possession of the author, Bozeman, Montana. 21"Montana’s Earliest Cattle King,” Bozeman Courier , 6 May 1938, 3. 22(Leeson 1885, 1163-69) 23Progressive Men of the State of Montana (Chicago: A. W. Bowen and Company, 1938), 256. 24(Ibid., 620) 25Merrill G. Burlingame, Gallatin County’s Heritage: A Report of Progress, 1805-1976 (Bozeman, Montana: Gallatin County Bicentennial Publications, 1976), 22 and 33. 26Warren McGee, interview by author, 15 June 1993, Bozeman, Montana, tape recording in possession of the author, Bozeman, Montana. 27"The Northwest on Wheels: Bozeman as a Summer Resort,” The Northwest 3 (August 1885): 8. Page 133 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y 28Orval Owen, interview by author, 13 September 1993, Three Forks, Montana, tape recording in possession of the author, Bozeman, Montana. 29(Progressive Men of Montana 1938, 1257) 30Peter Story, interview by author, 12 August 2003, Emigrant, Montana, tape recording in possession of the author, Bozeman, Montana. See also Evelyn Young, “Another Gallatin Family,” The Gallatin County Tribune and Belgrade Journal 26 February 1976, 15. 31 Robert G. Raymer, Montana: The Land and People (Chicago: The Lewis Publishing Company, 1930), 15-18 32(Burlingame 1976, 99) 33For background information on Ellen Trent Story see “Mrs. N. Story Early Pioneer Dies Saturday,” The Bozeman Daily Chronicle , 10 February 1924, 3. Ellen Trent Story’s obituary referred to her as “one of the highly esteemed pioneer women in Montana.” 34Biographical information on T. B. Story was derived from several sources, including Robert George Raymer, Montana: The Land and the People (Chicago: The Lewis Publishing Company, 1930), 15-17; “T. B. Story Dies Here Sunday; Services Tuesday,” Bozeman Daily Chronicle 24 May 1954, 1. 35 T. Byron Story to D. W. Raymond, 1 August, 1918, Typed transcript, Manuscript file #669, Burlingame Special Collections, Renne Library, Montana State University, Bozeman, Montana, 5. 36Background on Katherine Ferris Story was derived from “The Ferris Family Story,” an unpublished typed transcript, Vertical Files, Gallatin County Historical Society, Bozeman, Montana. See also (Raymer 1930, 18) Kate Ferris was a long-time member of the Bozeman Women’s Club, was President of the Gallatin Red Cross Chapter during World War I, was a member of the Deaconess Hospital Board, and served nine years on the Gallatin County School Board. 37(Story 1918, 1-2) See also Carol Schmidt, “Bozeman’s Legend of a Story,” Bozeman Daily Chronicle, 1 April 1983, 3. 38(Ibid., 3) 39(Malcolm Story 1993) 40Form information related to the SAE Fraternity today visit www.saefraternity.org. 41"Greek Letter Frats will be Recognized,” The Weekly Exponent, 26 May, 1916, 1. 42See Elmer Ward et. al. eds, Montanan: 1935, 28 (Bozeman: ASMSC Publications, 1935), 212 and “Kappa Nu Will Be Installed into S.A.E.,” The Weekly Exponent, 24 October 1919, 1. See also “Kappa Nus Don Pin of S.A.E. Here Wednes- day,” Weekly Exponent, 31 October 1919, 1 and 4, and “Welcome S.A.E.,” The Weekly Exponent, 31 October 1919, 2. 43"Fraternities at M.S.C.,” Weekly Exponent, 11 March 1921, 1 and 2. 44(Ward et. al. 1935, 212) See also Montanan: 1927, 17 (Bozeman: ASMSC Publications, 1927), 166 and Evelyn Zimmerer, interview by author, 26 August 2003, Bozeman, Montana, tape recording in possession of the author, Bozeman, Montana 45Montanan: 1927, 17 (Bozeman: ASMSC Publications, 1927), 199 46"One Chapter’s Gift to its City,” The Record, (Spring 1984): 23. 47See W. Brown Morton, et. al. The Secretary of the Interior’s Standards for Rehabilitation and Illustrated Guidelines for Rehabilitation Historic Buildings (Washington, D.C.: U.S. Department of the Interior, 1992), v. The Page 134 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y Secretary of the Interior defines rehabilitation as “the process of returning a property to a state of utility, through repair or alteration, which makes possible an efficient contemporary use while preserving those portions and features of the property which are significant to its historic, architectural, and cultural values.” 48(McDonald 1982-86, 8:25) 49(Ibid., 68) 50(Ibid., 74) 51(“Building Activity . . . The Story Home a Beauty,” 1910, 1) 52For a thorough examination of Queen Anne Architecture in Bozeman, Montana, see B. Derek Strahn, “Bozeman’s Noble Queens,” At Home 1: 6 (November 2000), 8-10. Queen Anne exploded onto the American scene following the 1876 Centennial Exhibition in Philadelphia, where severalEnglish buildings designed in the exuberant style gener- ated considerable interest. Identified with the Scottish-born architect Richard Norman Shaw (1831-1912) and his followers, Queen Anne was a tremendously free and eclectic hybrid of forms drawn from a wide range of sources including Classical, Tudor, and Flemish architecture. The half-timbered Watts-Sherman house built in 1874 at Newport, Rhode Island, is generally considered to be the first American example of the style. By 1880, pattern books and architectural magazines promoted the trend throughout the country. Growing industrialization, especially the expanding railroad network, also helped to popularize the style by making mass-produced, precut architectural details conveniently available throughout much of the nation. 53An excellent discussion of the character-defining features of the Queen Anne Style can be found in Virginia and Lee McAlester, A Field Guide to American Houses, (New York: Alfred A. Knopf, 1984), 262-287. 54Bozeman’s pattern book architecture is discussed in B. Derek Strahn, “Mail-Order Architecture,” At Home 1: 4 (September 2000): 8-10. 55(McAlester 1984, 264 and 57) 56(“Building Activity . . .” 1910, 1) 57(Strahn, Bozeman’s Noble Queens,” 2000, 9-10) As the colorful exuberance of Montana’s frontier era gave way gave to a more predictable conservatism, free classic Queen Anne emerged as the popular favorite in Bozeman. Especially after 1890, this stylistic variation was commonplace on a wide range of historic residences, especially on South Willson, South Grand and South Third Avenues, including the Martin House (1892) at 419 South Grand, the Roecher House (1900) at 319 South Third, the Kopp House (1903-04) at 502 South Grand, the E. W. King House (1906-07) at 725 South Willson. 58(McAlester 1984, 58) A detailed discussion of the Craftsman Style in Bozeman can be found in B. Derek Strahn, “Bozeman’s Craftsman Style Architecture,” At Home 1:7 (December 2000), 7-9. Spanish Revival or Mission-Style residential architecture in Bozeman is examined in B. Derek Strahn, “Bozeman’s Spanish Revival,” At Home 2:2 (February 2001), 8-10. 59Martha Story Drysdale, interview by author, 29 July 2003, Bozeman, Montana, tape recording in possession of the author, Bozeman, Montana. 60For a detailed discussion of the Tudor Revival style in Bozeman see B. Derek Strahn, “From Shakespeare to Stockbro- kers: Bozeman’s Tudor Revival,” At Home 2:3 (March 2001), 7-9. Of all the diverse informal styles that piqued the interest of American homebuilders in the first third of the twentieth century, perhaps the most popular were those rooted in English traditions. Together with the ever-popular Colonial Revival Style, Tudor Revival vied for the most popular style of domestic architecture in the first four decades of the last century. Bozeman has several Tudor Revival homes. The earliest known local example style is the impressive W. A. Tudor House at 805 South Third Avenue (1904). Others notable examples include the Charles Anceney House at 704 South Willson Avenue (1929), and the John Ketterer House at 703 West Koch Street (c. 1935). Page 135 The Story Mansion - History ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N H I S T O R Y 61Regarding the original color scheme of the mansion, the rose, yellow, and white color scheme currently on the Story Mansion is not historic, but rather was developed and applied during the renovation that took place during the early 1980s. Prior to this time, the mansion was painted brown, with pale yellow and white accents. An preliminary examination a of historic paint samples found on site seems to indicate that the original color scheme was predominantly green, which would seem to relate well to the green-color Hebron brick still found on the mansion. A more detailed examination of paint chips could easily determine the mansion’s original color scheme. 62(“Building Activity . . .” 1910, 1) 63On the history of Hebron Brick see Patti Maguire Armstrong, “ Brick by Brick,” American Profile, (January 5-11 2003), 1. See also William Anthony Hanson, “History of Brickmaking in North Dakota and the Hebron Brick Company,” January 1969, Manuscript Collection OGL# 263, “Research Papers Written on North Dakota History,” Elwyn B. Robinson Department Of Special Collections, Chester Fritz Library, University Of North Dakota, Grand Forks, North Dakota. 64(“Building Activity . . . 1910, 1) 65See Associated Students of Montana State College, The Montanan: 1924, (Bozeman: ASMSC Publications, 1924), 89. 66Martha Story Drysdale, interview by author, 12 August 2003, Emigrant, Montana, tape recording in posses- sion of the author, Bozeman, Montana. 67(Ibid.) Page 136 The Story Mansion - Appendix T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Appendix B - Workshop Summary Story Mansion Workshop Summary Prepared by Chere Jiusto, MPA Process The City of Bozeman made a historic purchase of the T Byron Story Mansion at 811 S Willson in May 2003. In response to broad public sentiment that the mansion should be preserved, the City was encouraged by its preservation board, state preservationists and an ad hoc citizens group known as the Story Mansion Task Force to make the purchase and secure the mansion ’s preservation. Once public ownership was accomplished, the challenge of establishing a highest and best use scenario along with funding and management mecha- nisms became imminent. With public ownership in place, a citizens advisory group was formed to spearhead these efforts. The first tasks include a compilation of a comprehensive buildings assessment and establishing adaptive uses for the building based upon public need and building potential. The buildings assessment will be conducted by Comma-Q Architecture and will identify, prioritize and prepare cost estimates on the maintenance and repairs needed to put the buildings and the site to active public use. On July 12, 2003 the Montana Preservation Alliance led a day-long workshop at the Story Mansion, to solicit ideas and approaches regarding local needs and future uses of the prop- erty from a cross section of the Bozeman community. The workshop was attended through the day by about 25 participants with diverse backgrounds in architecture, planning, finance, fine arts, hospitality, education, business and history. Neighborhood residents, members of the local and county historic preservation boards and the Story Mansion Trust all took part in the sessions and contributed valuable perspective. Historical architect Jim McDonald, Bozeman historian Derek Strahn and MPA facilitators guided the participants through a series of discussions on the future of the property. An overview of property history, a tour of the buildings and property, and comparative informa- tion on similar properties in other communities were presented. In the context of the large Page 137 The Story Mansion - Appendix T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N group, the needs of the community and the potential for new use were explored, small groups then critiqued and refined the ideas to prioritize the list and comment on feasi- bility and appropriateness. Goals The community process surrounding development of the mansion underscored public perceptions and vision for the property. In articulating community goals for the prop- erty, the responses fell into two categories: vision and implementation. VISION * Preserve/Restore the Mansion and Grounds * Preserve the Open Space * Define Space for Public Activities & Variety of Community-Centered Uses * Establish Public Gardens/ Cultivate Park-Like Setting * Develop Interpretive/Educational Programming * Bring Back a Sense of Life & Vibrancy * Maintain Site as Source of Community Pride * Establish Public Accessibility * “It is Bozeman ’s house...” The Mansion The mansion was built in an era of elegance, and the craftsmanship and design are of the highest quality. Given the history of the mansion as a frat house for the past 80 years, it is in remarkably sound condition. Today, as the house approaches the century mark, there are definite issues to be addressed having to do with code compliance, ADA accessibility and fire safety. In addition, major systems such as plumbing and electrical must be upgraded to make new public uses possible. Highest and best uses are related to needs in the community, feasibility to be self- sustaining, and best fit with the dignified physical qualities of the property. Thus the prospect of a venue that remains highly attenuated for formal occasions, ceremonial events and restrained public use seems to fit the mansion best. Public use for special functions would also help ensure a stream of reliable funding for refurbishing and maintaining the property into the future. Partnering with MSU The chance to link with Montana State University offers exciting prospects that could mutually benefit the community and the college. Strengthening the town and gown relationship through this property opens broader funding potential, fills some unmet Page 138 The Story Mansion - Appendix T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N needs for the university and enables creative collaborative programming. There are successful models for this kind of joint venture in many university communities (ie. Phipps Mansion, University of Denver; Gamble Residence, University of Southern California.) Given the limited timeframe and current momentum, it is important to gauge MSU ’s interest and engage them actively if they are interested in exploring options for use of the Story property. Ideas that have surfaced include: * Small meeting space * Intimate settings for lectures, readings * Site for Receptions and Ceremonial Activities * Lodging - visiting lecturers, guests * Space off-campus for distinctive program or institute * Honors college * Faculty club space * Performance Space for Theatre/Music The Carriage House The interior of the Carriage House is largely undeveloped and could be readily adapted to a number of uses. There is a level of flexibility here that makes it possible to install paying programs on a shorter timeframe than the mansion itself. Program ideas range widely - from offices to rent, institute headquarters and conferencing facilities to conser- vatory, children ’s museum or theater touring company headquarters. At this juncture, there is potential to retain large meeting spaces upstairs and to accommodate messier kinds of activities as well. Programming in the carriage house could also reserve a portion of the surrounding lawn for related outside activities. The Grounds The grounds of the Story Mansion have been the subject of local controversy in recent years, when development proposals for the block hinged upon parceling the block into home sites. Much debate ensued within the city over whether to allow this land use since the green space and open setting have been a historic tradition contributing to the qualities of the surrounding Bon Ton Historic District. For years there has been informal public use by neighborhood children and others who played ball or tossed a Frisbee on the mansion ’s lawn. Within the state there are just a handful of grand homes set within the enviable backdrop of an entire city block. With these discussions in mind, workshop participants recognized that the undeveloped nature of the grounds is rooted in historic land use patterning. The public has embraced the “stately sweep of the view ” and vocally expressed its interest in protection of the Page 139 The Story Mansion - Appendix T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N mansion ’s green space in this historic neighborhood. The grounds are approximately 5 acres in size, with the mansion situated near the center of the block and the carriage house to the south perimeter. This results in natural divisions of the spaces within the property. There are 3 major areas - the open lawn and primary entrances approached from the northeast corner formed by S Willson and College; a mature grove of cottonwoods shading the southeast front of the yard; and the rear lawn/parking area which is now sorely in need of landscaping and improvement. At this point in time, beyond lawn and trees there is little in the way of formal plantings, creating a clean slate upon which to draw up a landscaping plan. Given this opportunity to create new landscaping on the grounds, there is potential to lend the setting a distinctive identity related to the public function of the grounds in future and the program for the buildings. This will help the public identify and become involved with the property, it also helps brand and define fundraising appeals. It is a perfect challenge for a local gardening society, cultural society or other service group. Enhancements suggested by workshop participants include developing a water feature, a combination of lawn and flower gardens, using the porte cochere as an anchor to a shelter and creating functional walkways between the spaces and buildings on the property. There was also discussion favoring reestablishing a grand front entry approach and somehow to bring back the element of the historic circular drive. Finally, all agreed upon a need to rethink the parking plan to maximize aesthetics, access and functional use of the grounds. Putting it All into Motion The City has a series of tasks lined out ahead of it, and the residents of the city and the state are ready to step up and help. The city has set out an 18-month window, during which time to develop a full spectrum of needed information on building assessment, feasibility for new uses and funding potential. An open-ended approach that thought- fully considers numerous constructs for public and/or private ownership and governance will lend this process great credibility and solid footing as the property is put to new use. Public enthusiasm is very high, as witnessed by city commission testimony and the 850 person turnout to celebrate city acquisition. Through the end of the summer, public input will continue to be garnered and a town meeting in early fall will solicit input in a public forum for discussion. Building needs assessment is scheduled for completion by late August, to enable a Congressional appropriation request to support the rebirth of this remarkable heritage property. Page 140 The Story Mansion - Appendix T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Supporting this civic endeavor through volunteerism and philanthropy will help make the vision for the mansion become a reality. Fostering a public dialog, educational outreach and fundraising will occupy the upcoming months. Further down the road, time, labor and materials for building projects and grounds work will all valuable ways that the public can contribute to the success and the future of mansion preservation. In time, whatever happens at the Story Mansion can become a symbol of the vibrancy of Bozeman ’s commitment to preserving its heritage and civic pride. To their credit, the city has wasted no time in getting the wheels turning. Maintenance of the grounds, clean up of the property, appointing citizen spokespersons and embrac- ing the public sentiment for a grand vision are all well along. As the dream for a new future for the Story Mansion draws closer to becoming reality, the city leaders are to be thanked and recognized for their progressive stance toward public development of the Story Mansion. “A Place For Gathering, Celebrating, Recreating And Learning...” ~ Daniel Glen, Associate Professor, MSU School of Architecture from Bozeman Chronicle, Aug, 2003 Where to Go From Here The city has set forth a period of 18 months to explore many structures for keeping the Story Mansion in public trust. City-funded purchase of the property has allowed that discussion, and clearly, the public is signaling support for this effort. The Story Mansion is a valuable asset to the community, and there are any number of options for reuse. During these 18 months, public, community-minded plans for the property will be considered the highest and best use — a public venue to serve all of the people, with buildings and grounds accessible for community events and activities. (Private ownership with an agreement for preservation of the buildings and grounds will always be a fallback position.) In the words of Senator Max Baucus, the city ’s purchase of the building reflects the local commitment to saving the historic landmark. “It shows to the Congress that this has value,” Baucus said. “It ’s not just some wild idea.” Public funds and private donations will reflect intentions to broadly benefit the community in a lasting way. The workbook assembled for the workshop includes several comparable properties that have made the public venue option feasible from a cost standpoint. These range from house museums, to community event venues, to educational facilities, to cultural centers, Page 141 The Story Mansion - Appendix T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N to accommodations. The inclination of workshop participants favored an active use for the property, a more vibrant function than a house museum. House museums also entail intensive oversight — collections acquisition (since the mansion is completely empty) and management, environmental controls and proper security. Some form of MSU affiliation seems to capture much interest and a lengthy discussion of potential for university associated lodging was presented by local interior designer, Kathy Creed (see appendix). As Bozeman ’s needs and desires for the Story Mansion are clarified, if the university or another possible stakeholder weighs in, pertinent examples of similar properties can be further researched and guidance developed. Possible collaborations might be forged with university, business, cultural, tourism, educational or service groups. To date there has been an outpouring of community support for holding the mansion on behalf of the public, and workshop participants reinforced this sentiment. Those members of the community who quietly question this acquisition have reportedly aired concern over having an ongoing funding liability. Even some of the City ’s most outspo- ken critics, though, seem supportive of preserving this property. For purposes of framing the public discussion and fundraising campaigns, it will be critical to clarify the level of interest by MSU, and the level of longterm operational commitment and funding that the City is willing to consider. IMPLEMENTATION * Engage the Community, Listen & Chart a Course * Maintain the Momentum & Move Ahead * Ensure Long-Term Stability & Viability * Develop Funding Strategies, Secure Funding * Develop Partnerships with Potential Stakeholders * Consider Broad Preservation Picture & Keep All Options on the Table ~Ownership: Public... Private... Partnership ~Protective Covenants * Explore Program Needs for Space in Community * Promote & Interpret this Landmark Historic Property ~A Center of Community for Local Residents ~An Attraction for Visitors The Historic T.B. Story Mansion Bozeman, MT Project Summary statement of probable construction costs September-03 low high Sitework Allowance $75,000.00 $100,000.00 Main House $2,065,000.00 $2,655,000.00 Carriage House $585,000.00 $650,000.00 Access Tower $350,000.00 $450,000.00 Collonade $275,000.00 $325,000.00 probable construction cost $3,350,000.00 $4,180,000.00 acquision cost $1,280,000.00 $1,280,000.00 total project cost $4,630,000.00 $5,460,000.00 total probable cost $3,350,000.00 $4,180,000.00 total square footage 18,680 18,680 average probable $/sf $179.34 $223.77 Collonade Carriage House Access Tower Sitework Allowance Main House The Historic T.B. Story Mansion Bozeman, MT Phase Summary renovation of structures only statement of probable construction costs September-03 item description low high Mansion Renovation Short Term Needs Main Floor Use Only $319,800.00 $443,500.00 Remaining Work Floors $1,745,200.00 $2,211,500.00 Total Building Renovation $2,065,000.00 $2,655,000.00 Carriage House Renovation Short Term Needs Seasonal Use Only $151,432.00 $186,550.00 Remaining Work Complete Renovation $433,568.00 $463,450.00 Total Building Renovation $585,000.00 $650,000.00 StoryMansionProbcost.xls Workgroup Breakdown - The Mansion September-03 s h o r t t e r m l o n g t e r m item description low high low high basement Replace Grating at North Side 2,000.00 $ 3,000.00 $ Occupancy Control 1,000.00 $ 2,000.00 $ Fire Rated Protection of Urethane Foam 2,000.00 $ 3,000.00 $ main Access Control & Security 3,000.00 $ 5,000.00 $ Remove/Repair Finish Hazards 1,000.00 $ 2,000.00 $ Handrails 5,000.00 $ 7,000.00 $ Safety Glazing 4,000.00 $ 6,000.00 $ Exit Door Upgrades 5,000.00 $ 7,000.00 $ 2 Toilet Rooms (architectural only)9,000.00 $ 11,000.00 $ Masonry Repair/Repoint west 2,000.00 $ 4,000.00 $ Kitchen Reconfiguration 3,000.00 $ 5,000.00 $ Protection of Fireplace Openings 1,000.00 $ 1,500.00 $ 15,000.00 $ 20,000.00 $ 2nd Balcony Repair (architectural only)14,000.00 $ 20,000.00 $ Fire Escape Inspection & Repair 2,000.00 $ 3,000.00 $ Occupancy Control/Separation Wall 3,000.00 $ 5,000.00 $ 3rd Fascia and Soffit Repair 3,500.00 $ 4,500.00 $ first floor use use of remaining areas mechanical electrical structural items Architectural Historically Compatible Gutters & Downspouts site Temporary HCAP Ramp 8,000.00 $ 12,000.00 $ 2,000.00 $ 5,000.00 $ 80,000.00 $ 110,000.00 $ Exterior Lighting 5,000.00 $ 10,000.00 $ Site Furnishings/Rubbish Enclosure 8,000.00 $ 10,000.00 $ civil Stormwater Drainage System 2,000.00 $ 3,000.00 $ Parking for 25-30 Cars 70,000.00 $ 90,000.00 $ Site Irrigation 10,000.00 $ 12,000.00 $ Historic Plantings 4,000.00 $ 6,000.00 $ Fire Sprinklers 1,500.00 $ 2,500.00 $ 23,000.00 $ 30,000.00 $ Manual Fire Extinguishers 800.00 $ 1,000.00 $ Electrical Service Upgrade 6,000.00 $ 8,000.00 $ 14,000.00 $ 16,000.00 $ Panel Boards 8,000.00 $ 9,000.00 $ Lighting refurbish historic and new 56,000.00 $ 60,000.00 $ emergency and exit 3,000.00 $ 4,000.00 $ Fire Alarm System 18,000.00 $ 20,000.00 $ Power and Receptacles new flush mount receptacles 27,000.00 $ 30,000.00 $ Electrical Fire Protection Develop Policy Manual/Signage for Use of Grounds Paint & Repair Exterior of Mansion and Carriage House rewire building 15,000.00 $ 18,000.00 $ power/feeder for mech. equip./elevator 6,500.00 $ 10,000.00 $ Telephone/Date outlets and wiring 12,000.00 $ 16,000.00 $ Television outlets (minimal)1,500.00 $ 2,000.00 $ Architectural Addition/Remodel 55,000.00 $ 65,000.00 $ Back flow prevention on domestic water Mansion 1,000.00 $ 2,000.00 $ Meter Upsize 4,500.00 $ 5,500.00 $ Water Pipe Replacement in Basement 3,000.00 $ 5,000.00 $ Site Irrigation 60' spray heads, 40' o.c.~40 heads 10,000.00 $ 12,000.00 $ Air Handling System Water- Source Heat Pumps -12 Zones 130,000.00 $ 140,000.00 $ Steam Pipe Insulation 4,000.00 $ 6,000.00 $ Kitchen Upgrade Grease Interception 3,500.00 $ 4,500.00 $ Commercial Kitchen Hood 8,500.00 $ 11,500.00 $ Plumbing- 3 Fixtures 2,000.00 $ 5,000.00 $ 2,000.00 $ 5,000.00 $ Reinforce/add supports for first floor joist 17,000.00 $ 22,500.00 $ Reinforce existing first floor beams 8,000.00 $ 12,500.00 $ Mechanical - Mansion Structural Safety Strengthening - Mansion $ 110,000.00 125,000.00 $ Stiffen unreinforced masonry piers 50,000.00 $ 55,000.00 $ Reinforce/add supports for second floor joist 60,000.00 $ 65,000.00 $ 28,000.00 $ 30,000.00 $ Reinforce existing second floor beam 5,000.00 $ 6,000.00 $ Reinforce/add supports for third floor joist 47,000.00 $ 50,000.00 $ Install new third floor beams 6,000.00 $ 7,500.00 $ Reinforce existing third floor beam 2,500.00 $ 3,500.00 $ $ 22,000.00 25,000.00 $ repair dislodged floor beam support post 2,500.00 $ 3,500.00 $ Stabilize southeast corner foundation 13,000.00 $ 15,000.00 $ repair and replace north porch slab 8,000.00 $ 10,000.00 $ Repair east porch slab 4,000.00 $ 5,000.00 $ 6,500.00 $ 7,500.00 $ 2,000.00 $ 3,000.00 $ $ 16,000.00 $ 20,000.00 Structural Condition Repair - Mansion Repair sagging floor at living room wall Repair and reinforce lightwell grate at south porch Seismic reinforcing at superstructure to foundation connection Replace water damaged structural wood elements at second floor balconies and port cochere roof Reinforce existing second floor south and east porch beams and west porch brackets Install seismic bracing/reinforcing at portion of chimneys above roof $ 3,000.00 4,000.00 $ 319,800.00 $ 443,500.00 $ 771,000.00 $ 881,500.00 $ Repair and reinforce connection of second floor beams to southeast corner brick masonry pier Workgroup Breakdown - Carriage House September-03 s h o r t t e r m l o n g t e r m item description low high low high main Access Control & Security 1,000.00 $ 3,000.00 $ Remove/Repair Finish Hazards 1,000.00 $ 2,000.00 $ Exit Stair/Enclosures 10,000.00 $ 12,000.00 $ Elevator 50,000.00 $ 60,000.00 $ 2 Toilet Rooms (architectural only)10,000.00 $ 15,000.00 $ Masonry Repair/Repoint northeast 2,500.00 $ 3,000.00 $ Protection of Fireplace Openings 500.00 $ 750.00 $ 3,000.00 $ 5,000.00 $ Fascia and Soffit Repair 2,000.00 $ 3,000.00 $ Fire Sprinklers 8,000.00 $ 14,000.00 $ Manual Fire Extinguishers 500.00 $ 800.00 $ Wiring Consolidation 2,000.00 $ 3,000.00 $ Lighting new 3,000.00 $ 5,000.00 $ emergency and exit 2,000.00 $ 3,000.00 $ Fire Alarm System 7,000.00 $ 9,000.00 $ Plumbing ADA Upgrade 5,000.00 $ 6,000.00 $ Heating and Ventilating unit Electrical Fire Protection Historically Compatible Gutters & Downspouts seasonal use full use mechanical electrical structural items Architectural Mechanical - Carriage House Hayloft 11,000.00 $ 14,000.00 $ Storage 3,000.00 $ 4,000.00 $ Back flow prevention on domestic water 500.00 $ 750.00 $ 75,000.00 $ 77,000.00 $ Reinforce/add supports for first floor joists 36,432.00 $ 40,000.00 $ Reinforce existing first floor beams 18,000.00 $ 20,000.00 $ Reinforce existing headers 7,000.00 $ 8,000.00 $ Maintain support of headers 27,000.00 $ 30,000.00 $ Reinforce gambrel roof ridge connection 6,000.00 $ 7,000.00 $ 13,000.00 $ 14,000.00 $ Reinforce roof diaphragm 29,000.00 $ 33,000.00 $ $ 7,000.00 8,000.00 $ Replace deteriorated post 700.00 $ 1,000.00 $ 151,432.00 $ 186,550.00 $ 189,700.00 $ 214,750.00 $ Structural Condition Repair - Carriage House Structural Safety Strengthening - Carriage House Install first floor shear wall reinforcing, sill plate anchorage, holdowns, and top of wall blocking Install seismic bracing/reinforcing at portion of chimneys above roof Install first floor shear wall reinforcing, sill plate Reinforce gambrel roof bottom eave connection The Historic T. B. S T O R Y M A N S I O N 811 S Willson Avenue Bozeman, Montana A P P E N D I X C Drawings prepared for The Story Mansion Trust & The City of Bozeman August 2003 prepared by Comma-Q Architecture, Inc.Comma-Q Architecture, Inc.Comma-Q Architecture, Inc.Comma-Q Architecture, Inc.Comma-Q Architecture, Inc. Bozeman, Montana Bozeman, Montana Bozeman, Montana Bozeman, Montana Bozeman, Montana Page 2 Appendix C ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Table of Contents Exterior Conditions - The Mansion3 Exterior Conditions - Carriage House5 Short Term Needs - The Mansion7 Short Term Needs - The Carriage House12 Potential Use Study - The Mansion and Carriage House14 Short Term Needs Plan Architectural As-Builts Mechanical Conditions Electrical Conditions Structural Conditions Civil - Site Survey Page 3 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Water Damage at Fascia and Soffit Brick Column - structural settlement Exterior Conditions - The Mansion Water Damage at Fascia and Soffit - failing condition, water damage. Gutter & Downspout - failing condition, missing components Roof - fair condition, shingle cupping in some areas Paint - poor condition, peeling Diamond leaded glass upper sash, typical - poor condition, panes missing. Has been stabilized with temporary acrylic sheets/silicone Windows - poor condition, rot/deterioration Soffit - good condition Brick - good condition, minor repointing required Wood Columns - poor condition, rot Wall Shingles - poor condition in this area, missing/loose/rot Concrete Sidewalk - fair to poor condition in this area, cracked/deteriorated Masonry - poor to failing condition, missing mortar/loose stones Fascia - poor condition, loose/deteriorated boards Stone Steps - poor condition, deteriorated Stone and Concrete in this area - poor to failing condition due to lack of rain and snowmelt control, cracked/deteriorated Chimneys - good condition, copper cap at top Brick - good condition Sandstone Header - poor condition, deterioration/discoloration Balcony Waterproofing - failing condition, rot. Soffit and other wood trim under balcony in poor condition. Masonry - poor to failing condition, missing mortar/loose stones Gutter & Downspout - failing condition, missing components 2nd Floor Window - fair condition, glazing replaced with acrylic panel Stone Sills - poor to failing condition Steel Fire Escape - fair condition The Mansion - Northeast Page 4 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Exterior Conditions - The Mansion Water Damage at Fascia and Soffit - failing condition, water damage. Gutter & Downspout - failing condition, missing components Roof - fair condition, shingle cupping in some areas Diamond leaded glass upper sash, typical - poor condition, panes missing. Has been stabilized with temporary acrylic sheets/silicone Wall Shingles - poor condition in this area, missing/loose/rot Stone Scuppers - poor to failing condition, water damage/deterioration Stone Steps - poor condition, deteriorated Diamond leaded glass upper sash, typical - poor condition, panes missing. Has been stabilized with temporary acrylic sheets/silicone Chimneys - good condition, copper cap at top Steel Fire Escape - poor condition, dismantled and unsafe Balcony Waterproofing - failing condition, rot. Brackets, soffit and other wood trim under balcony in poor to failing condition. Masonry - brick in fair condition, ‘stairstep’ cracks at location of early 20th century infill/renovation Gutter & Downspout - failing condition, missing components Paint - poor condition, peeling Windows - poor condition, rot/deterioration Concrete - poor to failing condition, cracked/spalling/deteriorated The Mansion - Southwest Page 5 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Exterior Conditions - Carriage House Loft Door Infill - fair condition Roof - fair to poor condition, deterioration Wall Shingles - good condition Half Timbering at Gable Ends - poor condi- tion, some timbers missing. Chimneys - good condition, copper cap at top Masonry Window Sills - fair condition. Material and craftsmanship is inconsistient with original construction. Masonry - brick in good condition Paint - fair condition 2nd Floor Windows - poor condition, rot/deterioration West Door - failing condition, rot/deterioration Carriage House - Northwest Page 6 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Exterior Conditions - Carriage House Roof - fair to poor condition, deterioration Wall Shingles - good condition Masonry Window Sills - fair condition. Material and craftsmanship is inconsistient with original construction. Masonry - brick in poor condition Non-historic windows at Main floor Paint - fair condition 2nd Floor Windows - poor condition, rot/deterioration Carriage House - Southeast Page 7 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Short Term Needs - The Mansion Nort h Provide accessible parking, route, and ramp Mansion and Carriage House Grounds Develop policy manual, signage, etc. for use of grounds and facilities Provide automatic irrigation system Protect existing cottonwood trees Provide exterior lighting for security and aesthetics Provide site furniture such as historically compatible trash receptacles and controlled access dumpster enclosure Provide adequate off-street parking for 25-35 cars Provide landscaping to suggest original curved drive location So u t h W i l l s o n A ve.We s t C o l l e g e S t. Provide stormwater system for positive drainage away from structures Repair siding and paint exterior of each building Page 8 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Short Term Needs - The Mansion North North Provide fire-rated protection at exposed sprayed-on foam insulation Provide barrier to prevent unauthorized access to basement Repair/replace grating at window well Consolidate and remove/revise electrical wiring Supplement floor framing for assembly use live loads Provide exit and emergency lighting Mansion Basement Provide automatic fire suppression system at all areas of basement Provide adequate heat to all areas of basement to prevent freezing (minimal) Page 9 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Supplement floor framing for assembly use live loads Mansion Main Floor Remove cooking appliances or upgrade with appropriate hoods and fire protection devices Short Term Needs - The Mansion Provide handrails, guardrails, etc. at stairs and other required locations Provide protection of fireplace openings to prevent use Provide historically appropriate gutters and downspouts Remove secondary stairs to provide area for accessible restrooms Consolidate and remove/revise electrical wiring Provide exit and emergency lighting Provide barrier to prevent unauthorized access to basement and upper floors Provide security access system with flexible control and auditing Provide historically compatible lighting for security, aesthetics, and function Provide fully functional heating system to all areas of main floor Provide accessible route with ramp to main floor Provide plumbing to main floor only and cap supply piping to other floors Remove and repair exposed hazards such as nails, splinters, loose boards, floor coverings, etc. North North Revise exit doors with appropriate hardware and function Provide accessible restroom facilities Provide safety glazing at required locations accessible to public Repair masonry areas of settlement Provide handwashing sink and fixtures appropriate for catering events Page 10 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Mansion Second Floor Short Term Needs - The Mansion North North Inspect and repair existing fire escapes for conditional use Provide protection of fireplace openings to prevent use Stabilize exterior deck areas and provide positive drainage Provide historically appropriate gutters and downspouts Consolidate and remove/revise electrical wiring Provide exit and emergency lighting Provide barrier to prevent unauthorized access to from main floor to the second floor Provide historically compatible lighting for security, aesthetics, and function Provide adequate heat at all areas of second floor to prevent freezing (minimal) Repair water damaged non-structural wood columns Eliminate plumbing supply piping to second floor Stabilize exterior decks and provide positive drainage Remove secondary stairs to provide area for accessible restrooms at main floor Provide fire-rated separation for stairs (vertical shaft) Page 11 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Mansion Third Floor Short Term Needs - The Mansion Inspect and repair existing fire escapes for conditional use Repair fascia and soffits to make secure from birds and pests Provide historically appropriate gutters and downspouts Consolidate and remove/revise electrical wiring Provide exit and emergency lighting Provide historically compatible lighting for security, aesthetics, and function Provide adequate heat at all areas of third floor to prevent freezing (minimal) Eliminate plumbing supply piping to third floor Inspect and repair fire escapes for conditional use Provide historically appropriate gutters and downspouts North North Page 12 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Consolidate and remove/revise electrical wiring Provide accessible restrooms at main floor Supplement floor framing for assembly use live loads Provide exit and emergency lighting Provide adequate heat to all areas of main floor to prevent freezing Carriage House Main Floor Short Term Needs - The Carriage House Remove and repair exposed hazards such as nails, splinters, loose boards, floor coverings, etc. Provide modifications for seasonal use with interim accessibilty on main floor only Provide historically compatible lighting for security, aesthetics, and function Provide security system with flexible control and auditing Repair damaged brick veneer Elevator for accesibility to second floor Provide fire-rated stair enclosure and exit at each end of second floor Provide fire-rated stair enclosure and exit at each end of second floor Nort h North Page 13 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Carriage House Second Floor Short Term Needs - The Carriage House Consolidate and remove/revise electrical wiring Repair eaves to make secure from birds and pests Supplement floor framing for assembly use live loads Provide exit and emergency lighting Provide systems for seasonal use Remove and repair exposed hazards such as nails, splinters, loose boards, floor coverings, etc. Provide historically compatible lighting for security, aesthetics, and function Repair damaged brick veneer Elevator for accesibility to second floor Provide fire-rated stair enclosure and exit at each end of second floor Provide fire-rated stair enclosure and exit at each end of second floor Provide historically appropriate gutters and downspouts Repair eaves and roof areas to make secure from birds and pests Nort h North Page 14 ©2003•Comma-Q Architecture, Inc. T H E T . B . S T O R Y M A N S I O N T H E T . B . S T O R Y M A N S I O N Architectural Mechanical Structural Civil Life Safety Environmental History Electrical Potential Use Study Outdoor area and gardens for events Potential Use Study - The Mansion and Carriage House North New covered colonade to connect the Carriage House and Mansion New entry with elevator and exit stairs for access to all floors of the Story Mansion Infrastructure improvements to allow public access and use of each floor Site amenities and landscape to provide flexible use of the Story Mansion grounds for a variety of events and activities New pavilion building with accessible restrooms for year-round use Carriage House with accessible restrooms and elevator access to second floor Off-street parking for 25-30 cars PROVIDE ACCESSIBLE RESTROOM FACILITIES REVISE KITCHEN FOR USE DURING CATERED EVENTS PROVIDE ACCESSIBLE RAMP WITH NEW STAIRS/LANDING AT EXISTING DOOR SUPPLEMENT FLOOR FRAMING FOR ASSEMBLY USE (LIVE LOADS) PROVIDE OCCUPANT CONTROL TO PREVENT ACCESS TO NON-COMPLIANT AREAS REVISE DOOR SWING AND PROVIDE PANIC HARDWARE REVISE DOOR SWING AND PROVIDE PANIC HARDWARE Mansion Main Floor Plan 1/8" = 1'-0" Short-term Needs Assessment Ph a s e : Sh e e t T i t l e : Da t e : Dr a w n B y : Sh e e t N u m b e r : Ma n s i o n M a i n F l o o r P l a n Ar c h i t e c t u r a l A s s e s s m e n t 08 - 2 9 - 0 3 1 o f 1 ,Q T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c fax 585.5518 (406) 585.1112 Studio 221a Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. Comma-Q TY P E WI N D O W KE Y WI D T H HE I G H T QU A N T I T Y GL A Z I N G NO T E S ROUGH OPENING WINDOW SPECS DO O R KE Y DO O R SI Z E NO T E S CO N D I T I O N OR I G I N A L I T Y CO N D I T I O N OR I G I N A L Condition Definitions: POOR - not in working condition, needs major repair or replacement FAIR - in working condition, hardware requires cleaning and lubrication GOOD - no immediate work required, wood could be cleaned and/or refinished Condition Definitions: POOR - frames and/or sash need replacement, leaded caming and diamond patterned glass require extensive restoration or replacement FAIR - replace weather stripping and/or seals, refinish wood frame and sash, most of the leaded caming and diamond patterned glass are intact. GOOD - no immediate work required Common Room 003 Bedroom 1 002 Boiler Room 005 Bedroom 2 004 Corridor 006 Bedroom 3 007 Shower Room 009 Corridor 010 Shop Room 008 Entry 001 Storage 004 Stair 011 Basement Floor Plan Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n 1 o f 4 ,Q 08 - 2 9 - 0 3 Ma n s i o n A s - B u i l t s Ar c h i t e c t u r a l A s s e s s m e n t Sh e e t N u m b e r : Dr a w n B y : Da t e : Sh e e t T i t l e : Ph a s e : Bozeman, MT 59715 (406) 585.1112 fax 585.5518 Architecture, Inc. 111 South Grand Avenue Studio 221a Comma-Q 1/8" = 1'-0" TY P E WI N D O W KE Y WI D T H HE I G H T QU A N T I T Y GL A Z I N G NO T E S ROUGH OPENING WINDOW SPECS DO O R KE Y DO O R SI Z E NO T E S CO N D I T I O N OR I G I N A L CO N D I T I O N OR I G I N A L Condition Definitions: POOR - not in working condition, needs major repair or replacement FAIR - in working condition, hardware requires cleaning and lubrication GOOD - no immediate work required, wood could be cleaned and/or refinished Condition Definitions: POOR - frames and/or sash need replacement, leaded caming and diamond patterned glass require extensive restoration or replacement FAIR - replace weather stripping and/or seals, refinish wood frame and sash, most of the leaded caming and diamond patterned glass are intact. GOOD - no immediate work required Living Room 104 Foyer 102 Dining Room 108 Kitchen 109 Office 107 Library 103 Entry 101 Side Entry 105 Kitchen 109 Solarium 111 Porte-Cochere Porch Stair 106 Stair 110 Dr a w n B y : Ph a s e : Sh e e t N u m b e r : Sh e e t T i t l e : Da t e : Ar c h i t e c t u r a l A s s e s s m e n t 2 o f 4 ,Q 08 - 2 9 - 0 3 Ma n s i o n A s - B u i l t s Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Bozeman, MT 59715 (406) 585.1112 fax 585.5518 Architecture, Inc. Comma-Q 111 South Grand Avenue Studio 221a 1/8" = 1'-0" Main Floor Plan TY P E WI N D O W KE Y WI D T H HE I G H T QU A N T I T Y GL A Z I N G NO T E S ROUGH OPENING WINDOW SPECS DO O R KE Y DO O R SI Z E NO T E S CO N D I T I O N OR I G I N A L CO N D I T I O N OR I G I N A L Condition Definitions: POOR - not in working condition, needs major repair or replacement FAIR - in working condition, hardware requires cleaning and lubrication GOOD - no immediate work required, wood could be cleaned and/or refinished Condition Definitions: POOR - frames and/or sash need replacement, leaded caming and diamond patterned glass require extensive restoration or replacement FAIR - replace weather stripping and/or seals, refinish wood frame and sash, most of the leaded caming and diamond patterned glass are intact. GOOD - no immediate work required Katharine's Bedroom 203 Study 204 Master Bedroom 205 Winifred's Bedroom 207 Byron's and Malcom's Bedroom 208 Virginia's Bedroom 209 Balcony Servants 210 Servants 211 Foyer 202 Master Bathroom 206 Bathroom 214 Bathroom 212 Corridor 213 Balcony Main Stair 201 Dr a w n B y : Ph a s e : Sh e e t N u m b e r : Sh e e t T i t l e : Da t e : Ar c h i t e c t u r a l A s s e s s m e n t 3 o f 4 ,Q 08 - 2 9 - 0 3 Ma n s i o n A s - B u i l t s Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Bozeman, MT 59715 (406) 585.1112 fax 585.5518 Architecture, Inc. Comma-Q 111 South Grand Avenue Studio 221a 1/8" = 1'-0" Second Floor Plan TY P E WI N D O W KE Y WI D T H HE I G H T QU A N T I T Y GL A Z I N G NO T E S ROUGH OPENING WINDOW SPECS DO O R KE Y DO O R SI Z E NO T E S CO N D I T I O N OR I G I N A L CO N D I T I O N OR I G I N A L Condition Definitions: POOR - not in working condition, needs major repair or replacement FAIR - in working condition, hardware requires cleaning and lubrication GOOD - no immediate work required, wood could be cleaned and/or refinished Condition Definitions: POOR - frames and/or sash need replacement, leaded caming and diamond patterned glass require extensive restoration or replacement FAIR - replace weather stripping and/or seals, refinish wood frame and sash, most of the leaded caming and diamond patterned glass are intact. GOOD - no immediate work required Storage 305 Trunk Room 307 Ballroom 303 Storage 306 Cedar Room Storage 302 Orchestra Platform 304 Stair 301 Dr a w n B y : Ph a s e : Sh e e t N u m b e r : Sh e e t T i t l e : Da t e : Ar c h i t e c t u r a l A s s e s s m e n t 4 o f 4 ,Q 08 - 2 9 - 0 3 Ma n s i o n A s - B u i l t s Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Bozeman, MT 59715 (406) 585.1112 fax 585.5518 Architecture, Inc. Comma-Q 111 South Grand Avenue Studio 221a 1/8" = 1'-0" Third Floor Plan East Elevation 1/8" = 1'-0" Ph a s e : Sh e e t T i t l e : Da t e : Dr a w n B y : Sh e e t N u m b e r : Ma n s i o n E l e v a t i o n Ar c h i t e c t u r a l A s s e s s m e n t 08 - 2 9 - 0 3 1 o f 4 ,Q T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c fax 585.5518 (406) 585.1112 Studio 221a Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. Comma-Q North Elevation 1/8" = 1'-0" fax 585.5518 (406) 585.1112 Studio 221a Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c Comma-Q ,Q 2 o f 4 08 - 2 9 - 0 3 Ma n s i o n E l e v a t i o n Ar c h i t e c t u r a l A s s e s s m e n t Dr a w n B y : Sh e e t N u m b e r : Ph a s e : Sh e e t T i t l e : Da t e : Sh e e t T i t l e : Ph a s e : fax 585.5518 (406) 585.1112 Studio 221a Bozeman, MT 59715 111 South Grand Avenue T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c ,Q 3 o f 4 08 - 2 9 - 0 3 Ma n s i o n E l e v a t i o n Ar c h i t e c t u r a l A s s e s s m e n t Dr a w n B y : Sh e e t N u m b e r : Da t e : West Elevation 1/8" = 1'-0" Architecture, Inc. Comma-Q fax 585.5518 (406) 585.1112 Studio 221a Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c Comma-Q ,Q 4 o f 4 08 - 2 9 - 0 3 Ma n s i o n E l e v a t i o n Ar c h i t e c t u r a l A s s e s s m e n t Dr a w n B y : Sh e e t N u m b e r : Ph a s e : Sh e e t T i t l e : Da t e : 1/8" = 1'-0" South Elevation TY P E WI N D O W KE Y WI D T H HE I G H T QU A N T I T Y GL A Z I N G NO T E S ROUGH OPENING WINDOW SPECS DO O R KE Y DO O R SI Z E NO T E S CO N D I T I O N OR I G I N A L CO N D I T I O N OR I G I N A L Condition Definitions: POOR - frames and/or sash need replacement FAIR - replace weather stripping and/or seals, refinish wood frame and sash GOOD - no immediate work required Condition Definitions: POOR - not in working condition, needs major repair or replacement FAIR - in working condition, hardware requires cleaning and lubrication GOOD - no immediate work required Bedroom 108 Bedroom 106 Bedroom 106 Bedroom 105 Common Room 102 Room 110 Room 112 Bathroom 103 Corridor 109 Stair 113 Stair 104 Mech 111 Entry 101 Main Floor Plan 1/8" = 1'-0" Sh e e t N u m b e r : Da t e : Sh e e t T i t l e : Ph a s e : Dr a w n B y : Ca r r i a g e H o u s e A s - B u i l t s 08 - 2 9 - 0 3 ,Q 1 o f 2 Ar c h i t e c t u r a l A s s e s s m e n t Studio 221a 111 South Grand Avenue Architecture, Inc. fax 585.5518 (406) 585.1112 Bozeman, MT 59715 Comma-Q 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c TY P E WI N D O W KE Y WI D T H HE I G H T QU A N T I T Y GL A Z I N G NO T E S ROUGH OPENING WINDOW SPECS DO O R KE Y DO O R SI Z E NO T E S CO N D I T I O N OR I G I N A L CO N D I T I O N OR I G I N A L Condition Definitions: POOR - frames and/or sash need replacement FAIR - replace weather stripping and/or seals, refinish wood frame and sash GOOD - no immediate work required Condition Definitions: POOR - not in working condition, needs major repair or replacement FAIR - in working condition, hardware requires cleaning and lubrication GOOD - no immediate work required Hay Loft 202 Bar Room 201 Second Floor Plan 1/8" = 1'-0" Sh e e t N u m b e r : Da t e : Sh e e t T i t l e : Ph a s e : Dr a w n B y : Ca r r i a g e H o u s e A s - B u i l t s 08 - 2 9 - 0 3 ,Q 2 o f 2 Ar c h i t e c t u r a l A s s e s s m e n t Studio 221a 111 South Grand Avenue Architecture, Inc. fax 585.5518 (406) 585.1112 Bozeman, MT 59715 Comma-Q 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c East Elevation 1/8" = 1'-0" T. B . S t o r y M a n s i o n Dr a w n B y : Sh e e t N u m b e r : Ph a s e : Sh e e t T i t l e : Da t e : Ca r r i a g e H o u s e A s - B u i l t s Ar c h i t e c t u r a l A s s e s s m e n t 1 o f 2 ,Q 08 - 2 9 - 0 3 (406) 585.1112 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c fax 585.5518 Studio 221a Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. Comma-Q 1/8" = 1'-0" South Elevation Comma-Q Architecture, Inc. 111 South Grand Avenue Bozeman, MT 59715 Studio 221a fax 585.5518 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 (406) 585.1112 08 - 2 9 - 0 3 ,Q 2 o f 2 Ar c h i t e c t u r a l A s s e s s m e n t Ca r r i a g e H o u s e A s - B u i l t s Da t e : Sh e e t T i t l e : Ph a s e : Sh e e t N u m b e r : Dr a w n B y : T. B . S t o r y M a n s i o n North Elevation 1/8" = 1'-0" 1/8" = 1'-0" West Elevation Ph a s e : Sh e e t T i t l e : Da t e : Dr a w n B y : Sh e e t N u m b e r : Ma n s i o n M e c h a n i c a l D e v i c e s Me c h a n i c a l A s s e s s m e n t 08 - 2 9 - 0 3 1 o f 4 MK K T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c fax 585.5518 (406) 585.1112 Studio 221a Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. Comma-Q 111 South Grand Avenue Ma n s i o n M e c h a n i c a l D e v i c e s Me c h a n i c a l A s s e s s m e n t Sh e e t N u m b e r : Dr a w n B y : Sh e e t T i t l e : Da t e : Ph a s e : 2 o f 4 08 - 2 9 - 0 3 MK K Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c T. B . S t o r y M a n s i o n 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 fax 585.5518 Bozeman, MT 59715 (406) 585.1112 Studio 221a Comma-Q Architecture, Inc. 3 o f 4 08 - 2 9 - 0 3 Me c h a n i c a l A s s e s s m e n t Ma n s i o n M e c h a n i c a l D e v i c e s Sh e e t N u m b e r : Dr a w n B y : Sh e e t T i t l e : Da t e : Ph a s e : MK K Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c T. B . S t o r y M a n s i o n fax 585.5518 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Comma-Q Architecture, Inc. 111 South Grand Avenue Bozeman, MT 59715 (406) 585.1112 Studio 221a 4 o f 4 08 - 2 9 - 0 3 Me c h a n i c a l A s s e s s m e n t Ma n s i o n M e c h a n i c a l D e v i c e s Sh e e t N u m b e r : Dr a w n B y : Sh e e t T i t l e : Da t e : Ph a s e : MK K Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c T. B . S t o r y M a n s i o n fax 585.5518 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Comma-Q Architecture, Inc. 111 South Grand Avenue Bozeman, MT 59715 (406) 585.1112 Studio 221a T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c Ca r r i a g e H o u s e M e c h . D e v i c e s 1 o f 2 MK K Me c h a n i c a l A s s e s s m e n t 08 - 2 9 - 0 3 Ph a s e : Da t e : Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 (406) 585.1112 Bozeman, MT 59715 111 South Grand Avenue Architecture, Inc. Comma-Q fax 585.5518 Studio 221a Ca r r i a g e H o u s e M e c h . D e v i c e s Me c h a n i c a l A s s e s s m e n t Ph a s e : Da t e : Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : MK K 08 - 2 9 - 0 3 2 o f 2 Studio 221a 111 South Grand Avenue 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c (406) 585.1112 Bozeman, MT 59715 fax 585.5518 Architecture, Inc. Comma-Q Ge n e r a l I n f o r m a t i o n El e c t r i c a l A s s e s s m e n t Ph a s e : Da t e : Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : MK K 08 - 2 9 - 0 3 1 o f 1 Studio 221a 111 South Grand Avenue 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c (406) 585.1112 Bozeman, MT 59715 fax 585.5518 Architecture, Inc. Comma-Q 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c El e c t r i c a l A s s e s s m e n t Ma n s i o n E l e c t r i c a l D e v i c e s 1 o f 4 Sh e e t N u m b e r : Dr a w n B y : Sh e e t T i t l e : Ph a s e : Da t e : MK K 08 - 2 9 - 0 3 111 South Grand Avenue Studio 221a (406) 585.1112 Bozeman, MT 59715 fax 585.5518 Architecture, Inc. Comma-Q T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 2 o f 4 El e c t r i c a l A s s e s s m e n t Ma n s i o n E l e c t r i c a l D e v i c e s 08 - 2 9 - 0 3 Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : Da t e : Ph a s e : MK K fax 585.5518 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 111 South Grand Avenue Bozeman, MT 59715 Architecture, Inc. Comma-Q (406) 585.1112 Studio 221a T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 3 o f 4 El e c t r i c a l A s s e s s m e n t Ma n s i o n E l e c t r i c a l D e v i c e s 08 - 2 9 - 0 3 Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : Da t e : Ph a s e : MK K fax 585.5518 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 111 South Grand Avenue Bozeman, MT 59715 Architecture, Inc. Comma-Q (406) 585.1112 Studio 221a T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 4 o f 4 El e c t r i c a l A s s e s s m e n t Ma n s i o n E l e c t r i c a l D e v i c e s 08 - 2 9 - 0 3 Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : Da t e : Ph a s e : MK K fax 585.5518 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 111 South Grand Avenue Bozeman, MT 59715 Architecture, Inc. Comma-Q (406) 585.1112 Studio 221a T. B . S t o r y M a n s i o n Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c 08 - 2 9 - 0 3 El e c t r i c a l A s s e s s m e n t Ca r r i a g e H o u s e E l e c t r i c a l D e v i c e s 1 o f 2 Sh e e t T i t l e : Dr a w n B y : Sh e e t N u m b e r : Ph a s e : Da t e : MK K fax 585.5518 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 111 South Grand Avenue Architecture, Inc. Comma-Q (406) 585.1112 Studio 221a Bozeman, MT 59715 Ca r r i a g e H o u s e E l e c t r i c a l D e v i c e s Sh e e t N u m b e r : Sh e e t T i t l e : Ph a s e : Dr a w n B y : Da t e : 2 o f 2 El e c t r i c a l A s s e s s m e n t 08 - 2 9 - 0 3 MK K 81 1 S W i l l s o n A v e Bo z e m a n , M T 5 9 7 1 5 Ar c h i t e c t u r a l A s s e s s m e n t o f T h e H i s t o r i c T. B . S t o r y M a n s i o n Comma-Q Architecture, Inc. 111 South Grand Avenue Studio 221a Bozeman, MT 59715 (406) 585.1112 fax 585.5518 REPORT ASBESTOS-CONTAINING MATERIALS and LEAD-BASED PAINT Story Mansion and Carriage House 801 South Willson Bozeman, Montana ASBESTOS • LEAD-BASED PAINT • INDOOR AIR QUALITY • INDUSTRIAL HYGIENE REPORT ASBESTOS-CONTAINING MATERIALS and LEAD-BASED PAINT Story Mansion and Carriage House 801 South Willson Bozeman, Montana Prepared For: Comma-Q Architec t ure, Inc. Bozeman, Montana Prepared by: Northern Industrial Hygiene, Inc. 100 North 27 th Street, Suite 550 Billings, Montana 59101 Project No. 184-001 August 11, 2003 Northern Industrial Hygiene, Inc. Northern Industrial Hygiene, Inc. TABLE OF CONTENTS Section Heading Page Number EXECUTIVE SUMMARY .......................................................................................................1 1.0 INTRODUCTION ............................................................................................................4 2.0 INSPECTION PROCEDURES ......................................................................................7 Asbestos .........................................................................................................................7 Lead-Based Paint ...........................................................................................................8 Quality Assurance and Quality Control ..........................................................................9 3.0 FINDINGS .....................................................................................................................10 Building Summary .........................................................................................................10 Asbestos Findings .........................................................................................................11 Lead-Based Paint Findings ...........................................................................................12 4.0 CONCLUSIONS AND RECOMMENDATIONS ...........................................................14 Conclusions ...................................................................................................................14 Recommendations .........................................................................................................14 5.0 LIMITATIONS ...............................................................................................................16 6.0 REFERENCES ..............................................................................................................17 TABLES Table 1 - Summary of Materials Suspected to Contain Asbestos Table 2 - Summary of Confirmed or Assumed Asbestos-Containing Materials Table 3 - Identified Lead-Bas ed Paint Homogeneous Areas and Screening Results Table 4 - Summary of XRF Instrument Readings Table 5 - Abatement Cost Estimates FIGURES Figure 1 - Asbestos Sample Location Diagram Figure 2 - Asbestos-Containing Material Location Diagram Figure 3 - Lead-Based Paint Location Diagram APPENDIX A ASBESTOS LABORATORY ANALYSIS REPORTS i Northern Industrial Hygiene, Inc. APPENDIX B ASBESTOS SAMPLE COLLECTION REQUIREMENTS AND MATERIAL CATEGORY DESCRIPTIONS APPENDIX C SUMMARY OF LEAD-BASED PAINT REGULATIONS APPENDIX D INSPECTOR ASBESTOS TRAINING CERTIFICATES ii Northern Industrial Hygiene, Inc. EXECUTIVE SUMMAR Y A comprehensive asbestos and lead-based paint survey of the Story Mansion and Carriage House, located at 801 South W illson Street, in Bozeman, Montana was performed by Northern Industrial Hygiene, In c. (Northern) on July 21-23, 2003. The building is a three story residential stru cture with a full basement constructed in 1908. The building has a concrete foundation and wood fr ame construction. Exterior wall finish is of brick and wall shingles, and the multi-gabled, pitched roof has wood shingles. Approximate size of the basement, first and second floors is 2,700 square feet each and the third floor is slightly smaller. The carriage house is of the same age and has a main floor and second floor which is principally an open loft. Size of each floor is approx imately 1,800 square feet. This building was originally constructed as a stable. Later it was used as a garage. Presently it has been converted to living quarters. Typical interior building material finishes in the mansion building include carpet, wood, concrete, vinyl floor tile and vinyl sheet floor ing floors. Wall finishes include wood paneling, painted plaster, painted gypsum board, and painted concrete products and masonry. Ceiling finishes include 2’ by 4’ and 2’ by 2’ suspended ceiling panels, 12” by 12” ceiling tile, painted plaster, spray-on acoustical finishes, and painted and unpainted wood surfaces. Typical interior painted building components include wood floors; wood, gypsum board, plaster and masonry walls; wood, and plaster ceilings, wood baseboards and trim, wood stair components, wood window and door com ponents, wood cabinets and shelving, and metal water heaters, boilers, radiators, pipe columns, and electrical panels. There were no exterior building materials t hat were suspected of containing asbestos . Practically the entire exterior structure was composed of wood or masonry products. Painted exterior building components in clude wood door and window components, wood shingle siding, wood trim, fascia and soffits , wood and plaster canopy and porch ceilings, wood and plaster walls, metal downspouts, gu tters, electric panels, drain pipes, bicycle racks, bollards and fire ladders. Heat for the building is supplied by a gas fir ed steam boiler located in the basement. Pipes from the boiler to radiators in the various rooms and levels are not insulated. There are also several fireplaces located throughout the building. 1 Northern Industrial Hygiene, Inc. Some of the drain pipes located in the basement are insulated with fiberglass insulation to prevent condensate dripping. All other pipes in the building are un-insulated. The attic is un-insulated except for a batting of fibergla ss insulation placed on top of the access hatch panels. No other insulation was noted in the build ing. Destructive sampling that might have located or identified wall in sulation was not performed. The carriage house has exterior finishes of brick, wood and plaster walls, and a wood shingle roof. Interior finishes include conc rete, ceramic tile, wood and carpeted floors. Walls are finished with painted gypsum board, and wood. Ceiling finishes include gypsum board, wood, and 2’ by 4’ ceiling panels. Baseboards are of wood and ceramic tile. Heat for the carriage house is supplied by a forced air, gas furnace located on the ground level. A small gas stove is also pr esent in the upper (loft) space. Exterior painted surfaces of the carriage house include wood and metal door components, wood window components, wood trim and wood wall shingles. Interior painted surfaces in the carriage house include gypsum board, wood and plaster walls, wood cabinets and shelves, wood and plas ter ceilings, and metal radiators (inactive) and bathroom privacy panels. Asbestos Findings A total of 20 building materials, suspected to contain asbestos, were initially identified in these two buildings. Upon closer examinati on, 2 of the materials were determined not suspect to contain asbestos. Of the identified materials, 18 were sampled following sample collection requirements outlined under the AHER A legislation. Three mateials were confirmed to contain asbestos. These materials are: • F1.1 Vinyl sheet flooring, orange-brown with pebbled pattern , • F1.3 Vinyl sheet flooring, red, and • F3.1 Vinyl floor tile, 9” by 9”, taupe with multi-colored spots. All asbestos-containing materials observed were in good condition. Lead-Based Paint Findings This inspection focused on identifying general painted building components on the interior and exterior of the buildings and performing testing of these components in various locations throughout the two facilities. Sixty-three painted building components were identified. Lead paint was detected on 2 Northern Industrial Hygiene, Inc. twenty-five of the painted building com ponents tested. These components are: • Wood exterior window sash, L1, • Wood exterior window sill, L2, • Wood exterior window casing, L3, • Wood exterior window mullion, L4, • Wood exterior window header, L5, • Wood exterior door, L6, • Wood exterior door header, L7, • Wood exterior door jamb, L8, • Wood exterior door casing, L9, • Wood exterior upper trim, L11, • Wood exterior lower trim, L12, • Wood exterior fascia, L13, • Wood exterior soffit, L14, • Wood exterior canopy ceiling, L17, • Wood exterior porch column, L18, • Wood exterior porch trim, L20 • Wood exterior porch door, L22, • Plaster exterior porch ceiling, L23, • Metal exterior drain pipe, L24 • Plaster interior wall, L34, • Wood interior door, L39, • Wood interior door jamb, L40, • Wood interior door header, L42, • Wood interior window sash, L43, and • Wood interior window casing, L46. Condition of painted components that tested positive for lead-based paint ranged from intact to fair to poor to peeling. 3 Northern Industrial Hygiene, Inc. 1.0 INTRODUCTION Northern performed a comprehensive asbestos and lead-based paint survey of the Story Mansion and Carriage House located at 801 South Willson in Bozeman, Montana. The purpose of the asbestos survey was to identify friable and non-friable suspect asbestos-containing building materials (ACBM). The scope of the asbestos inspection included the following activities: • Surveying, identifying, assessing the material’s condition and sampling suspect friable and non-friable ACBM; and • Documenting locations of identified asbestos materials on drawings. The intent of the lead-based paint survey was to assess the total lead content of paint in place at the facility and to provide reco mmendations for management of identified lead- based paint. The lead survey included the assessment of accessible, suspect painted building components on the interior and exterior of the facility. The purpose of this survey was not to identify all potentially lead-containi ng articles at the site but to focus on lead- based paint. The scope of the lead-based paint inspection included the following activities: • Performing a lead-based paint survey of all painted building components at the facility utilizing an X-ray fluorescence (XRF) meter; • Assessing the condition of each painted building component. At the completion of the inspections, prepar e this comprehensive report documenting the sampling procedures and results of the asbestos and lead-based paint surveys and provide recommendations for management of identified asbestos and lead painted materials. A detailed abatement co st estimate was also prepared. Asbestos Overview Asbestos is a trade name for a group of fibrous naturally occurring minerals that were used widely in building materials because of its abilit y to bind, resist chemicals, insulate, and fireproof. Exposure to elevated levels of asbestos fibers has been documented to cause a variety of diseases including asbestosis and cancer. Consequently, the application, removal, and disposal of asbestos-containing materials is regulated by several agencies. 4 Northern Industrial Hygiene, Inc. Asbestos in most building materials poses li ttle threat to human health as long as the asbestos fibers are securely bound within the build ing material. However, as the materials deteriorate because of time or exposure, or are disturbed becaus e of human or other activities, the potential increases for the fiber s to become airborne. When this occurs, the risk to human health increases significantly when the fibers are inhaled. One definition for asbestos-containing buildi ng materials (ACBM), found in Environmental Protection Agency (EPA) regulations, (40 CF R, Part 763 - Asbestos Model Accreditation Plan and Section 202, Toxic Substance Control Act) is as follows: • Friable asbestos-containing material c ontaining more than one percent asbestos, which has been applied on ceilings, walls, struct ural members, piping, duct work, or any other part of a building, which when dry, may be crumbled, pulverized, or reduced to powder by hand pressure. The term includes non-friable asbestos- containing materials after it becomes damaged, by any means, such that when dry, it may be crumbled, pulverized, or r educed to powder by hand-pressure. This definition also includes flooring materials. Another definition, found in Occupational Safety and Health Administration (OSHA) regulations, (29 CFR Parts 1910 and 1926) is slightly different as follows: • Asbestos-containing materials are defined as being any material that contains more than one percent asbestos and also defines certain high-risk materials, which are presumed to contain asbestos, as Pr esumed Asbestos-containing Materials (PACM). The PACM designation applies to thermal system insulation, sprayed on or troweled on surfacing material and debris where such material is present. The PACM terminology was added to ensure compliance with the hazard communication provisions of the laws and spec ifically for buildings constructed prior to 1980. Lead-Based Paint Overview Lead is found in the paint on the inside and outsi de of many buildings. Most buildings constructed prior to World War II had lead-based paint applied to the interior or exterior surfaces. Some paints introduced up until 1977 c ontained some level of lead. Regulations enforced by the Consumer Product Safety Commission banned the use of all but small amounts of lead in paints in 1978. However, manufacturers are still allowed to produce paints containing up to 600 parts per million lead. Lead-based paint is a concern as a source of direct exposure to lead through ingestion of paint chips and as a contributor to lead in interior dust and exterior soil. Regulatory agencies that have addressed lead-based paint include: the Environmental Protection 5 Northern Industrial Hygiene, Inc. Agency (EPA), Occupational Safety and Health Administration (OSHA), Department of Health and Urban Development (HUD), and t he Consumer Product Safety Commission (CPSC). A review of these regulat ions is presented in Appendix C. If the paint which contains lead is in poor or damaged condition, persons working or living in the area can be exposed to small paint chip s or lead-containing dust. Exposure can also result from construction, demolition, repair and refinish (sanding) operations or from the torch cutting or burning of painted materials. Exposure to the lead can also occur as a resu lt of hobbies or sports. Individuals who work with lead while making stained glass or while melting lead to make sinkers or bullets, or individuals who reload ammunition ar e all exposed to varying levels of lead. 6 Northern Industrial Hygiene, Inc. 2.0 INSPECTION PROCEDURES Asbestos The asbestos survey was performed using the applicable portions of the currently recognized standard protocol developed for school s under AHERA, as promulgated in Title 40, Code of Federal Regulations (40 CF R), Part 763 and as amended in the Federal Register. Since the primary concern for this investigation was to identify potential asbestos hazards in the entire building, Northern r epresentatives visually inspected existing conditions considering each construction, additi on, or renovation dates as separate, unique buildings. Asbestos Inspection and Sampling The inspection was conducted by our accredit ed inspectors, and consisted of a detailed visual survey of surfacing materials, thermal system insulation, and miscellaneous materials throughout the buildings. Suspect ACBM was then grouped into homogeneous materials and sampling plans were developed. Components of the inspection included: • I d e n t i f i c a t i o n o f h o m o g e n e o u s s u s p e c t materials on a room-by-room basis. Areas from which samples were to be obtained were also identified during this task. • Collection and analysis of bulk samples to confirm whether or not the suspect materials contain asbestos. • An assessment of known or assum ed ACBMs, generally classifying the materials using categories defined in the National Emission Standards of Hazardous Air Pollutants (NESHAP) regulations. • Homogeneous suspect ACBMs were, for the purposes of this study and as outlined in the AHERA sampling protocol, pl aced into the following material type categories: thermal system insula tion (TSI), surfacing materials and miscellaneous. AHERA sampling protocol specifies sampling procedures for each material type. Sample locations for this survey were chosen in a non-random fashion, with emphasis placed on obtaining samples of each type of a ccessible, suspect material and minimizing damage to the material being sampled. Samp les were collected by carefully removing small portions of the suspect material in a non-abrasive manner. When possible, samples from existing damaged areas or loose pieces of material were collected. Immediately after collection, samples were placed in pre-labeled plastic containers. Containers with samples 7 Northern Industrial Hygiene, Inc. were then placed in a large resealable plasti c bag for transportation to the laboratory. Samples were obtained by using techniques such as wet slicing, wet boring or similar methods designed to limit contamination of t he area during sampling. The sampled area was sealed using patching compounds, duct tape, or spray encapsulants as appropriate to the material being sampled. Laboratory Analy s is of Bulk Asbestos Samples Bulk samples obtained during the inspection were assigned bulk sample numbers and entered on sample summary/chain-of-custody forms. The samples were transported to the laboratory by overnight courier under standard chain-of-custody procedures. The analysis was performed in accordance with EPA Inte rim Method 600/M4-82-020, which employs polarized light microscopic techniques with dis persion staining for identification of mineral forms of asbestos. The quantification of asbestos in the sample is intended to be an estimate only and the limit of detection for th is method is approximately 1% by volume. Sample laboratory analysis result s are presented in Table 1. Lead-Based Paint Testing of the painted surfaces was subst antially performed by the primary recommended method for measuring the lead level in paint that is with a portable X-ray fluorescence instrument manufactured for paint analysis. Portable XRF instruments expose the painted surface to X-rays that causes lead to fluor esce with a characteristic frequency. The intensity of this fluorescence is measur ed by the instrument's detector and is then converted into a number that represents t he amount of lead in the paint per unit area (milligrams per square centimeter). The XRF instrument has the capability to analyze the lead content of multiple layers of paint at the same time. Laboratory analysis of paint-chip samples is recommended for components that c annot be tested using XRF instruments or to confirm inconclusive XRF results. Nort hern uses the XRF instrument manufactured by NITON Corporation. The machine is calibra ted prior to, following and periodically during each day’s field-testing. All field data is stor ed electronically by the instrument for direct transfer to computer and is also recorded on field forms. For labeling and definition purposes in this report, the term lead-based paint means paint or other surface coatings that contai n lead equal to or greater than 1.0 mg/cm 2 as measured using an XRF. This definition is utilized by the Department of Housing and Urban Development (HUD) and does not specific ally apply to exposure concerns under the Occupational Safety and Health Administ ration (OSHA). Because OSHA does not recognize a threshold of lead content in paint for personnel exposure concerns, the definition of lead-based paint in this report should be used only to discriminate paint with relatively high lead content from paint with relatively low lead content. 8 Northern Industrial Hygiene, Inc. Quality Assurance and Quality Control Quality Assurance and quality control (QA /QC) measures adopted by Northern involved field and office components. Key parameters are summarized below: Field QA/QC • Review inspection forms for completeness; • Check Homogeneous Materials Listing for su fficient number of collected samples; • Verify locations of major mechanical components; and • Perform field calibration of XRF prior to and following each usage. Office QA/QC • Review lab results for completeness; • Ensure appropriate cross-referencing of results from forms for each given ACBM; • Ensure drawings are updated as necessary following field QC; • Verify approximate quantities of ACBM based on drawing review; and • Review recorded field comments for meaning, incorporate as necessary into report. 9 Northern Industrial Hygiene, Inc. 3.0 FINDINGS Survey results are presented in the following par agraphs. Additional information is found in the Report Tables, the Figures Section, and the Appendices, located at the end of this report. The Report Tables are outlined below. The Fi gures section presents the asbestos sample location diagram, the asbestos-containing ma terial location diagram, and the lead-based paint location diagram. Laboratory analysis reports are presented in Appendix A. Appendix B provides a summary of a s b e s t o s s a m p l e c o l l e c t i o n r e q u i r e m e n t s and material category descriptions. A ppendix C provides a summary of current lead-based paint regulations and Appendix D cont ains inspector certificates. Table 1 presents a Summary of Materials Suspected to Contain Asbestos, Table 2 presents a Summary of Confirmed or Assum ed Asbestos-Containing Materials, Table 3 presents a Summary of Identified Lead-Ba sed Paint Homogeneous Areas and Screening Results, and Table 4 presents a Summary of XRF Instrument Readings. Table 5 presents an Abatement Cost Estimate of asbestos containing building materials and lead-based paints identified during the building inspection. Building Summary The building is a three story residential struct ure with a full basement constructed in 1908. The building has a concrete foundation and wood fr ame construction. Exterior wall finish is of brick and wall shingles, and the multi-gabled, pitched roof has wood shingles. Approximate size of the basement, first and second floors is 2700 square feet each and the third floor is slightly smaller. The carriage house is of the same age and has a main floor and second floor which is principally an open loft. Size of each floor is approx imately 1800 square feet. This building was originally constructed as a stable. Later it was used as a garage. Presently it has been converted to living quarters. Typical interior building material finishes in the mansion building include carpet, wood, concrete, vinyl floor tile and vinyl sheet floor ing floors. Wall finishes include wood paneling, painted plaster, painted gypsum board, and painted concrete products and masonry. Ceiling finishes include 2’ by 4’ and 2’ by 2’ suspended ceiling panels, 12” by 12” ceiling tile, painted plaster, spray-on acoustical finishes, and painted and unpainted wood surfaces. 10 Northern Industrial Hygiene, Inc. Typical interior painted building components include wood floors; wood, gypsum board, plaster and masonry walls; wood, and plaster ceilings, wood baseboards and trim, wood stair components, wood window and door com ponents, wood cabinets and shelving, and metal water heaters, boilers, radiators, pipe columns, and electrical panels. There were no exterior building materials t hat were suspected of containing asbestos . Practically the entire exterior structure was composed of wood or masonry products. Painted exterior building components in clude wood door and window components, wood shingle siding, wood trim, fascia and soffits , wood and plaster canopy and porch ceilings, wood and plaster walls, metal downspouts, gu tters, electric panels, drain pipes, bicycle racks, bollards and fire ladders. Heat for the building is supplied by a gas fi red steam boiler located in the basement. Pipes from the boiler to radiators in the various rooms and levels are not insulated. There are also several fireplaces located throughout the building. Some of the drain pipes located in the basem ent are insulated with fiberglass insulation to prevent condensate dripping. All other pipes in the building are un-insulated. The attic is un-insulated except for a batting of fibergla ss insulation place on top of the access hatch panels. No other insulation was noted in the building. Destructive sampling which might have located or identified wall insulation was not performed. The carriage house has exterior finishes of brick, wood and plaster walls, and a wood shingle roof. Interior finishes include conc rete, ceramic tile, wood and carpeted floors. Walls are finished with painted gypsum board, and wood. Ceiling finishes include gypsum board, wood, and 2’ by 4’ ceiling panels. Baseboards are of wood and ceramic tile. Heat for the carriage house is supplied by a forced air, gas furnace located on the ground level. A small gas stove is also pr esent in the upper (loft) space. Exterior painted surfaces of the carri age house include wood and metal door components, wood window components, wood trim and wood wall shingles. Interior painted surfaces in the carriage house include gypsum board, wood and plaster walls, wood cabinets and shelves, wood and plas ter ceilings, and metal radiators (inactive) and bathroom privacy panels. Asbestos Findings A total of 20 building materials, suspected to contain asbestos, were initially identified in these two buildings. Upon closer examinati on, 2 of the materials were determined not suspect to contain asbestos. Of the identified materials, 18 were sampled following sample 11 Northern Industrial Hygiene, Inc. collection requirements outlined under the AHER A legislation. Three materials were confirmed to contain asbestos. These materials are: • F1.1 Vinyl sheet flooring, orange-brown with pebbled pattern , • F1.3 Vinyl sheet flooring, red, and • F3.1 Vinyl floor tile, 9” by 9”, taupe with multi-colored spots. All asbestos-containing materials observed were in good condition. Lead-Based Paint Findings This inspection focused on identifying general painted building components on the interior and exterior of the buildings and performing testing of these components in various locations throughout the two facilities. Sixty-three painted building components were identified. Lead paint was detected on twenty-five of the painted building com ponents tested. These components are: • Wood exterior window sash, L1, • Wood exterior window sill, L2, • Wood exterior window casing, L3, • Wood exterior window mullion, L4, • Wood exterior window header, L5, • Wood exterior door, L6, • Wood exterior door header, L7, • Wood exterior door jamb, L8, • Wood exterior door casing, L9, • Wood exterior upper trim, L11, • Wood exterior lower trim, L12, • Wood exterior fascia, L13, • Wood exterior soffit, L14, • Wood exterior canopy ceiling, L17, • Wood exterior porch column, L18, • Wood exterior porch trim, L20 • Wood exterior porch door, L22, • Plaster exterior porch ceiling, L23, • Metal exterior drain pipe, L24 • Plaster interior wall, L34, • Wood interior door, L39, • Wood interior door jamb, L40, • Wood interior door header, L42, • Wood interior window sash, L43, and • Wood interior window casing, L46. 12 Northern Industrial Hygiene, Inc. Condition of painted components that tested positive for lead-based paint ranged from intact to fair to poor to peeling. 13 Northern Industrial Hygiene, Inc. 4.0 CONCLUSIONS AND RECOMMENDA TIONS Conclusions Asbestos Asbestos-containing materials were identified in 3 building materials. Friable asbestos was not detected in any of the building material s. Non-friable asbestos-containing materials were identified in 3 building materials which c onsisted of two types of vinyl sheet flooring and one type of vinyl floor tile. All asbestos-containing materials observed we re in good condition at the time of this survey. Lead-Based Paint Lead-based paint (LBP) was identified on 25 components. These components include exterior wood window and door components, trim , soffit and fascia, wood and plaster porch and canopy ceilings, wood porch columns, doors and trim, plaster walls, and metal drain pipes. Interior components testing positive for lead-based paint include plaster walls and ceilings, wood door and window components. All lead-based paint painted components observed were in conditions ranging from intact to fair to poor to peeling at the time of this survey. Recommendations Asbestos If the planned renovations will dist urb the identified materials, Northern recommends that these materials be removed by a licensed asbesto s abatement contractor prior to any work that could impact the asbestos-containing materials . Planning should begin to prepare suitable asbestos abatement design document s that will coordinate the removal of identified asbestos-containing materials with other planned construction activities. Lead-Based Paint Exposure to lead dust or fumes can result from construction, demolition, repair and refinish 14 Northern Industrial Hygiene, Inc. (sanding) operations or from the torch cutti ng or burning of painted materials. The 25 lead- based paint painted components ident ified at the facility are in varying conditions from intact to peeling. While no immediate concerns are not ed for most of these components, renovation work can cause an impact on t heir condition and therefore their hazard potential. Of particular concern are the majority of the exterior plaster painted surfaces and exterior wood trim and window surfaces wit h the highest exposure to weather and sun. Another area of concern is the plas ter wall surfaces in the basement. 15 Northern Industrial Hygiene, Inc. 5.0 LIMIT A TIONS This asbestos and lead-based paint assessm ent report was prepared based on information obtained during the survey, interpretation of the laboratory results of bulk samples of building materials collected during the survey and interpretation of XRF instrument readings obtained in the field. The conclusi ons of this report are professional opinions based solely upon visual site observations and interpretations of laboratory analyses and field data as described in our report. This report has been prepared to provide information concerning the various types and estimated quantities of asbestos-containing materials and lead-based paint which may be present at this site. It includes only those ma terials that were visible and accessible at the time of our inspection. We did not re move any permanent building enclosures or disassemble any equipment to determine if any asbestos-containing materials were present. No samples were collected if the me chanical integrity of the material would be compromised. As a result, additional asbes tos-containing materials may be present in inaccessible areas (e.g., between walls, beneath fl oors, etc.) of the buildings. Permanent building enclosures were not opened or disassembled for inspection and additional asbestos-containing materials may also be present in these areas. In addition, the common practice of routinely repainting both the interiors and exteriors of buildings may conceal older, potentially lead-based paint, under the newer coatings. This inspection and report is intended to ident ify and assess asbestos-containing materials and lead-based paint. It is not intended to be used for purposes of obtaining bids for removal from abatement contractors. Our opinions are intended exclusively for use by Comma-Q Architecture Inc. The scope of services performed by Northern may not be appropr iate to satisfy the needs of other users, and any use or re-use of this document, or the findings presented herein, is at the sole risk of the user. The opinions presented herein apply to the site conditions existing at the time of our investigation. Therefore, our opinions and recommendations may not apply to future conditions that may exist at the site that we have not had the opportunity to evaluate. 16 Northern Industrial Hygiene, Inc. 6.0 REFERENCES Environmental Protection Agency (EPA) National Emission Standard for Hazardous Air Pollutants, 40 CFR 61 Subpart M. Environmental Protection Agency (EPA) Asbestos Hazard Emergency Response Act (AHERA), 40 CFR 763. Occupational Safety and Health Administration (OSHA) Construction Industry St andard (1994), 29 CFR 1926.1101. State of Montana Asbestos Regulations ARM 16.42.310-327 and 16.42.401 U.S. Department of Housing and Urban Development (HUD), Guidelines for the Evaluation and Control of Lead-Based Paint Hazards in Housing, June 1995 Occupational Safety & Health Administration (OSHA), Lead Exposure in Construction; Interim Final Rule, 29 CFR Part 1926.62 (May 4, 1993). 17 Northern Industrial Hygiene, Inc . T ABLES Table 1 - Summary of Materials Suspected to Contain Asbestos Table 2 - Summary of Confirmed or Assumed Asbestos-Containing Materials Table 3 - Identified Lead-Based Paint Homogeneous Areas and Screening Results Table 4 - Summary of XRF Instrument Readings Table 5 - Abatement Cost Estimate FIGURES Figure 1 - Asbestos Sample Location Diagram Figure 2 - Asbestos-Containing Material Location Diagram Figure 3 - Lead-Based Paint Location Diagram Northern Industrial Hygiene, Inc . APPENDIX A ASBESTOS LABORATORY ANALYSIS REPORTS Northern Industrial Hygiene, Inc . APPENDIX B ASBESTOS SAMPLE COLLECTION REQU IREMENTS AND MATERIAL CATEGORY DESCRIPTIONS Northern Industrial Hygiene, Inc . SAMPLE COLLECTION REQUIREMENTS Friable Surfacing Material 1) At least three bulk samples from each homogeneous material that is 1,000 square feet or less. 2) At least five bulk samples from eac h homogeneous material that is greater than 1,000 square feet but less than or equal to 5,000 square feet. 3) At least seven bulk samples from eac h homogeneous material that is greater than 5,000 square feet. Thermal System Insulation 1) In a randomly distributed manner, at least three bulk samples from each homogeneous material of thermal system insula tion that is not assumed to contain asbestos. 2) At least one bulk sample from each homogeneous material of patched thermal system insulation that was not assumed to be asbestos-containing material (ACBM). 3) In a manner sufficient to determine whet her the material was ACBM or not ACBM, (generally three samples), bulk samples from each insulated mechanical system that was not assumed to be ACBM where cement or plaster was used on fittings such as tees, elbows, or valves. 4) Bulk samples were not collected from any homogeneous material where the inspector determined that the thermal system insulation is fiberglass, foam glass, rubber, or other non-asbestos-containing building material. Miscellaneous Materials 1) In a manner sufficient to determine whet her a material is ACBM or not, three bulk samples were collected from each area of homogeneous friable miscellaneous material that was not assumed to be ACBM. Non-friable suspected ACBM 1) If any non-friable suspect homogeneous ACBM was not assumed to be ACBM, then in a manner sufficient to determine whet her the material is ACBM or not, bulk samples were collected from the homogeneous material. Northern Industrial Hygiene, Inc . AHERA AND NESHAP CATEGORIES Following receipt of the laboratory analysi s, homogeneous ACBM were identified and the quantities determined. The materials were then categorized using NESHAP criteria and a general recommended response action was determined for each ACBM. AHERA Categories Category 1: Damaged or significantly damaged thermal system insulation ACM. Category 2: Damaged friable surfacing ACM. Category 3: Significantly damaged friable surfacing ACM. Category 4: Damaged or significant ly damaged friable miscellaneous ACM. Category 5: ACBM wit h potential for damage. Category 6: ACBM with potent ial for significant damage. Category 7: Remaining friable AC BM or friable suspected ACBM. NESHAP Categories Category I is non-friable asbestos-contai ning materials including packings, gaskets, resilient floor covering and asphalt roofing products containing more than 1 percent asbestos. This category also includes pliable asbestos-containing sealants and mastics. Category II is non-friable ACBM, excluding Category I non-friable ACBM, containing more than one percent asbestos. This cat egory includes Transite ® (cement asbestos) products. Regulated Asbestos-Containing Materials (R ACM) are friable materials, Category I non-friable materials that will or may be subj ected to sanding, grinding, cutting, or abrading and Category II non-friable materials that have a high probability of becoming or have become crumbled, pulverized, or r educed to powder by forces expected to act on the material in the course of demolition or renovation operations. General Recommended Response Actions Removal: remove noted damaged ACBM; Repair: repair noted damaged ACBM; Encapsulate: encapsulate ACBM wit h a penetrating or bridging encapsulate; Enclosure: enclose ACBM by construction an air tight barrier; O&M: include material in a formal operations and maintenance program and maintain ACBM in a non-friable condition. Northern Industrial Hygiene, Inc . APPENDIX C SUMMARY OF LEAD-BASED PAINT REGULATIONS Northern Industrial Hygiene, Inc . LEAD-BASED PAINT REGULATORY OVERVIEW Regulatory agencies which have addressed lead-based paint include the Consumer Product Safety Commission (CPSC), the Occupat ional Safety and Health Administration (OSHA), the Department of Housi ng and Urban Development (HUD), and the Environmental Protection Agency (EPA). Consumer Product Safety Commission The content of lead in paint is regulated by the Consumer Product Safety Commission. Under CPSC regulations, paints manufactur ed after 1978 cannot contain more than 0.06 % lead by weight, calculated as lead metal, i n t h e n o n v o l a t i l e c o n t e n t o f t h e l i q u i d paint. Paints containing more than this amount in t he liquid paint are classified by the CPSC as lead-based paint. The Department of H ousing and Urban Development established separate standards defining lead-based paint for dr ied in-place paint. Dried, in-place paint is defined by HUD as being lead-based if bulk samp le tests indicate lead at greater than 0.5% by weight or if XRF tests indicate lead at greater than 1 milligram per square centimeter (mg/cm 2 ). Occupational Safety and Health Administration OSHA has established a standard regulating workers exposure to lead in both general industry and in construction. The lead in construction standard (29 CFR 1926.62) applies to all construction work where an employee may be exposed to lead. The standard does not recognize any minimum concentration of lead and does not define lead-based paint. Consequently, all painted surfaces in which any detectable level of lead is present must be considered as having the potential to pr esent an occupational exposure to lead. OSHA regulated construction work is defined as work for construction, alteration and/or repair, including painting and decorating. Typica l activities which fall into these categories include: demolition or salvage of structures where lead or materials containing lead are present; removal or encapsulation of materials containing lead; lead contamination/emergency cleanup; transportation, disposal, stor age or containment of lead or materials containing lead on the site or lo cation at which construction activities are performed and maintenance operations associ ated with the construction activities described above including construction cleanup. Northern Industrial Hygiene, Inc . Housing and Urban Development HUD has established the only comprehensive guidelines for inspecting, sampling, assessing exposure risk and performing lead abatem ent including provisions for clearance testing following lead removal projects. T hese guidelines were promulgated under section 402 of the Toxic Substances Control Act (T SCA). As mentioned above, HUD defines lead- based paint as containing greater than 0.5% by weight or greater than 1 milligram per square centimeter (mg/cm 2 ). Environmental Protection Agency The EPA has promulgated regulations addressing t he disposal of toxic or hazardous waste materials. Materials painted with lead-bas ed paint are considered potentially hazardous and therefore fall under the requi rements of the Resource Conservation and Recovery Act (RCRA) that requires testing to determi ne the proper disposal method. The EPA regulations require the testing of representative wastes using the Toxicity Characteristic Leaching Procedure (TCLP). This test determines to what extent the lead in the waste can be leached out of the waste under conditions r epresenting those found in landfills. If the quantity of leachable lead exceeds the estab lished standard, the waste is classified as hazardous and must be disposed in a hazardous wa ste landfill. If the quantity of leachable lead is less than the standard, the waste ma y be disposed at a municipal landfill that accepts construction or demolition debris. Northern Industrial Hygiene, Inc . Northern Industrial Hygiene, Inc . APPENDIX D INSPECTOR ASBESTOS TRAINING CERTIFICATES 100 N. 27th Street Suite 550 Billings, Montana 59101 Phone: 406/245-7766 FAX: 406/254-1428 Email: nihinc@aol.com August 19, 2003 Mr. Ben Lloyd Comma-Q Architecture Inc. 111 South Grand Avenue, Suite 221A Bozeman, Montana 59715 RE: Letter Report Indoor Air Quality Investigation Story Mansion, Bozeman, Montana N o r t h e r n Industrial Hygiene Project No. 1 8 4 -0 0 1 Dear Mr. Lloyd: Northern Industrial Hygiene visited the above de scribed project site on July 21, 2003. The purpose of the visit was to perform a visual in spection of the building for the presence of mold. In addition, Northern was requested to take indoor and outdoor air samples to document existing airborne concentrations of mold spores in those locations. The inspection was performed in conjunction wit h an asbestos and lead-based paint inspection which was reported in a separate document. Background According to information supplied regarding th is building, suspected mold growth was present in the building as a result of an unspecified number of plumbing failures in the building at unspecified times in the past. Visual Inspection The structure is a three story residential building with a full basement. The building was constructed in 1908 as a single family re sidence and was converted to a student housing building housing fraternity members in the early 1920s. The building has a concrete foundation and wood fr ame construction. Exterior wall finish is of brick and wall shingles, and the multi-gabled r oof has wood shingles. Interior finishes Asbestos ♦ Lead-based Paint ♦ Indoor Air Quality ♦ Industrial Hygiene Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 2 include concrete, wood, vinyl tile, vinyl sheet flooring, and carpeted floors; wood paneling, painted plaster, painted gypsum board, viny l paper products over plaster and gypsum board, and painted concrete and CMU walls; and ceiling finishes include suspended ceiling panels, glued-on ceiling tile, plaster, sprayed-on acoustical finishes, and painted and unpainted wood surfaces. At the time of Northern’s visit, the buildi ng was unoccupied. The air had a noticeable stale and humid smell that was more pronounced in cert ain areas of the building. Visible mold and evidence of water staining was visible in several locations in the building. Visible mold (and possible contamination of fe cal bacteria, E. Coli or other contaminants) was present on the west wall of the maid’s quar ters on the main level of the building. The mold was visible on approximately 60 square feet of significantly deteriorated wallpaper in this room (photograph 1). The source of the water/contamination appears to be from a leak in plumbing pipes located above the ceiling in this room. A plastic drai n pipe is connected to older plumbing with a rubber union. Water stains directly below the pipe suggest that the pipe was leaking in the area where the rubber union and the newer pi pe had been installed to correct an earlier leak. This pipe drains a bank of urinals and toilets in the second floor lavatory. Water damage was also visible on the stairway wall that is the opposite side of the west wall of the maid’s quarters (photograph 2). Source of water causing this damage is suspected to be the same pipe leak that c aused the visible mold and damage on the west wall of the maid’s quarters. The wall of the stairwell leading from the ki tchen to the basement also shows staining and water damage (photograph 3). The suspected s ource of water for this damage would be the same pipe failure suspected in the damage shown in photographs 1 and 2. In the basement, the gypsum board ceiling in the room immediately east of the stairway showed water damage. The suspected cause of this damage would be from water from the same source. There is visual evidence of one or more flooding episodes in the basement. The source of the water could have been from the leakage of the second floor lavatory pipe failure and/or Northern Industrial Hygiene, Inc . Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 3 from other sources. Photograph 4 shows wa ter staining approximately 3” high on wood wall materials in the southwest corner of t he main (central) room in the basement. It is suspected that the carpet installed in this room is the same carpet that was in place at the time of one or more water incidents, and therefor e possibly is acting as a reservoir of mold and/or bacteria contaminants. Photograph 5 shows a spot in the center of t he main (central) basement room where an “X” was cut into the carpet over a floor drain, apparently to facilitate drainage of water on the floor. In the basement space under the first floor ki tchen, mold and rotten wood framing is visible on the opposite side of the wall north of the shower room (photograph 6). Deteriorated and moldy wood was also visible on the remnant s of the ceiling of this (laundry) room (photograph 7). The basement shower room walls are painted CMU block. Mold was visible on the paint on the north and west wa lls of this room. A strong ‘musty and dank’ odor was prevalent in most spaces in the basement. A strong urea odor was detected in t he northwest portions of both the 2 nd and 3 rd floors. Suspected source of this odor is from pigeons occupying attic space in this portion of the building. During the investigation, sounds of pigeons in the attic were noted. Access by the pigeons to the space is suspected to be a hole in the west bird’s mouth assembly of the north main gable (photograph 8). Air Sampling for M o ld Analysis At total of five air samples were taken fo r analysis. Samples were given sample numbers A-0 through A-4 and are summarized in Table 1. Airborne samples for nonviable analysis were collected using Air-O-Cell cassettes at a sampling rate of approximately 15 liters per minute. Sample times varied depending on sample location and suspected airborne concentrations of mold spores present. Ai rborne particles were impacted on a hexsilicone- coated microscopic slide. Mold concentrati ons are reported by the laboratory as the number of fungal particulate per cubic meter of ai r sampled. Spores were identified at least to the genus level. Northern Industrial Hygiene, Inc . Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 4 Table 1 Summary of Bioaerosol Mold Sampling Results Sample Number Sample Ty pe Sample Location Results Count/M³ Elevated Yes/No A-0 Air Exterior – North side of building 1 ,7 4 0 N /A A -1 A i r M a i n L e v e l Maid’s Quarters 7 6 0 Y e s A -2 A i r S e c o n d L e v e l Lavatory 1 ,5 6 0 Y e s A-3 Air Third Level NW Bedroom 1 ,0 5 3 Y e s A-4 Air Basement NE Room 1 ,8 8 0 Y e s Sample A-0 was taken on the north side of the building exterior. The total spore count for this sample was 1,740 spores per cubic meter (spores/m³). Spores of the Basidiospores (39%), Sm uts/Myxom ycetes (32%) and Cladosporium (24%) genera comprised 95% of the mold identified in this sample. The total spore count of sample A-1 taken in the maid’s quarters on the main floor had a total count of 760 spores/m³. Of this total, 32% were of the Aspergillis/Penicillium -Like genus. Cladiosporium, Smuts/Myxomycetes, and Basidiospores accounted for 60% of the sample, and two other mold genera accounted for the remaining 9%. Sample A-2, taken in the 2 nd floor lavatory, had a total count of 1,560 spores/m³. The majority of the sample was comprised of spores of the Cladiosporium (38%), Sm uts/Myxom ycetes (23%), and Basidiospores (21%) genera. Spores of the Aspergillis/Penicillium -Like genus accounted for 8% of this sample. Two other genera were also identified in the sample. Northern Industrial Hygiene, Inc . Sample A-3, the third floor sample, had a total spore count of 1,053 spores/m³ and was taken in the NW bedroom on this level. Spores of the Cladiosporium (30%), Sm uts/Myxom ycetes (25%), Basidiospores (18%), and Aspergillus/Penicillium -Like (14%) genera comprised the majority of this samp le. Two other minor genera accounted for the remaining 13% of the sample. Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 5 The basement sample, A-4, was taken in the room in the NE corner of the basement and had a total count of 1,880 spores/m³. Eight diffe rent genera of mold were identified in the sample with Cladosporium (30%), Basidiospores (26%), Sm uts/Myxom ycetes (18%), Aspergillus/Penicillium (11%), and Ascospores (11%) accounting for 96% of the spore count. Even though some of the total counts of the interi or tests are less than that of the exterior sample, the interior counts are consider ed elevated because of the presence of the Aspergillus/Penicillium -Like genus in the interior samples. This genus was not identified in the exterior sample. The laboratory report is attached. Bulk Sampling for M o ld Analysis One bulk sample was taken for mold analysis. This sample was a piece of the wall paper from the west wall of the maid’s quarters on the main level. Mold concentrations are reported by the laboratory as the number of fungal particulate per gram of the material sampled. Spores were identified at least to the genus level. This sample yielded a count of 33,580,000 spores/gram and 100% of the spor es of this sample were of the Fusarium genus. Discussion Mold Overview Molds, a subset of the fungi, are found in ev ery ecological niche and are necessary for the recycling of organic building blocks that allow plants and animals to live. Included in the group “fungi” are yeasts, molds and mildews, as well as large mushrooms, puffballs and bracket fungi. Fungi are primarily saprophy tic, using nonliving organic material as a nutrient source for growth and reproduction. Northern Industrial Hygiene, Inc . Molds grow on cloth, carpets, leather, w ood, gypsum wallboard and insulation when moist conditions exist. When molds grow in moist indoor environments, it is possible for people to become exposed to molds and their products, ei ther by direct contact on surfaces or though the air, if mold spores, fragments or mold products are aerosolized. Molds Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 6 reproduce by producing spores that, if they land on a moist food source, can germinate and begin producing a branching network of cells called hyphae. Most types of molds that are routi nely encountered are not hazardous to healthy individuals. However the impact on human health depends on the nature of the species involved, the metabolic products being pr oduced by these species, the amount and duration of an individual’s exposure to mo ld parts or products, and the specific susceptibility to those exposed. Health effect s generally fall into four categories, which include allergy, infection, irritation (mucous membrane and sensory) and toxicity. Studies have shown a correlation between the preval ence of fungi and sick building syndrome. Fungi can colonize on organic water-damaged build ing materials. During the digestion process fungi secrete enzymes into the nutrient source to break down complex compounds into simpler compounds, which are taken up by the fungi and digested. The digested nutrients are classified into two categories, primary and secondary metabolites. The primary metabolites consis t of cellulose and other compounds that are used for energy to grow and reproduce. T he secondary metabolites, called mycotoxins, are produced to give fungi a competitiv e edge against other microorganisms, including other fungi. There are over 200 recogniz ed mycotoxins, however, the study of mycotoxins and their health effects on humans is in its infancy and more is waiting to be discovered. Many mycotoxins are ha rmful to humans and animals when inhaled, ingested or brought into contact with human skin. Mycotoxins can cause a variety of short term as well as long-term health effects, ranging from immediate toxic response to potential long-term carcinogenic and teratogenic effe cts. Symptoms due to exposure to mycotoxins include dermatitis, cold and flu symptoms, sore throat, headache, fatigue, diarrhea and opportunistic infection. Research has implicated many toxin-producing fungi, such as Stachybotrys , Penicillium , Aspergillus, Chaetom ium and Fusarium species, to indoor air quality problems and building related illnesses. Conclusions and Recommendations Evidence of water damage was noted on several interior building surfaces, notably on surfaces under the second floor lavatory and on several floor and wall surfaces in the basement. Bacteria testing was not performed; however, the likelihood exists that one of more of the water releases may have involved water other than domestic potable water. Visible mold growth was observed on several of the surfaces inspected. The laboratory Northern Industrial Hygiene, Inc . Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 7 results of bioaerosol testing confirm the presence of mold in the air in this space. The total spore count of the outside air wa s greater than three of the four interior samples. However, the genus makeup of the interior tests presents a justification to initiate remedial actions. Spores of the Aspergillus/Penicillium -Like genus were identified in significant percentages in all four of the indoor tests. This genus was not identified in the outdoor sample. This indicates that a significant population of this spec ies exists in the interior air of the building. The bulk sample had an extremely elevat ed count of mold spores of the Fusarium genus. Medical research has linked these two genera of mold spores with the potential to cause negative health effects in humans. Evidence of contamination to some of the building spaces by pigeons is also evident. Exposure to products of these contaminants al so has potential to have negative effects to human health. It is Northern’s understanding that plans for an extensive building renovation is underway. In order to minimize health concerns for work ers engaged in this work, as well as the future occupants of the building, Northern recommends that the following actions occur previous to general contractor work regarding ot her aspects of the planned renovation: • The pigeon entrance point noted in this r eport (as well as any others identified with the potential to admit birds) should be sealed. Following completion of this task, the attic spaces contaminated by the pigeons should be cleaned by bulk removal of all accumulated feces and other debris. A spray fungal/bacterial solution should be applied to these spaces following the cleaning. Personal protective equipment, including proper respiratory equipment should be worn during this work. • Water damaged building finishes including wall paper and plaster in less than intact condition and basement carpets should be remo ved from the building. The lower one foot of wall finishes in the basement t hat show water staining should also be removed. • Surfaces and materials in intact conditi on (wood framing and finishes, concrete or CMU walls and floors, plaster walls or exposed wood lath) showing evidence of water contamination should be thoroughl y sanded and/or cleaned and disinfected. Northern Industrial Hygiene, Inc . Mr. Ben Lloyd, Comma-Q Architecture, Inc. Indoor Air Quality Survey Story Mansion, Bozeman, Montana 8/19/2003 Page 8 Northern Industrial Hygiene, Inc . • Air scrubbing machines equipped with HEPA (high efficiency filters) should be utilized on all four levels of the building to remove the existing mold spores from the air. These machines should be in operation during all mold remediation work and then be allowed to run an additional 24 to 48 hours after the remediation work has been completed. • Upon completion of the above listed rem ediation actions, Northern recommends air clearance testing to ensure that the wo rk has achieved a successful level of decontamination. None of the surfaces or materials damaged by t he water or other contaminants listed in this report contains asbestos or has been pai nted with lead-based paint. This has been confirmed by the inspection for asbestos c ontaining materials and lead-based paint that occurred simultaneously with the mold inspection. We trust this summary report meets your requirements at this time. If you have any questions or if we can be of further assistance, please contact us. Respectfully Submitted, NORTHERN INDUSTRIAL HYGIENE, INC. Kevin B. Oliver, P.E. Attachment: Photographs Mold Laboratory Report Invoice HAZARDOUS MATERIALS REGULATORY OVERVIEW LEAD-BASED PAINT REGULATORY OVERVIEW Lead is found in the paint on the inside and outsi de of many buildings. Most buildings constructed prior to World War II had lead-based paint applied to the interior or exterior surfaces. Some paints introduced up until 1977 c ontained some level of lead. Regulations enforced by the Consumer Product Safety Commission banned the use of all but small amounts of lead in paints in 1978. However, manufacturers are still allowed to produce paints containing up to 600 parts per million lead. Lead-based paint is a concern as a source of direct exposure to lead through ingestion of paint chips and as a contributor to lead in interior dust and exterior soil. Regulatory agencies that have addressed lead-based paint include: the Environmental Protection Agency (EPA), Occupational Safety and Health Administration (OSHA), Department of Health and Urban Development (HUD), and t he Consumer Product Safety Commission (CPSC). If the paint that contains lead is in poor or damaged condition, persons working or living in the area can be exposed to small paint chips or lead-containing dust. Exposure can also result from construction, demolition, repair and refinish (sanding) operations or from the torch cutting or burning of painted materials. Exposure to the lead can also occur as a resu lt of hobbies or sports. Individuals who work with lead while making stained glass or while melting lead to make sinkers or bullets, or individuals who reload ammunition ar e all exposed to varying levels of lead. Regulations concerning waste disposal have the strongest impact on lead paint removal, however ground and soil pollution is also an area of concern and lead- contaminated soil is governed under the Re source Conservation and Recovery Act (RCRA), enacted by Congress in 1976. The RCRA act was amended in 1984 by the Hazardous and Solid Waste Amendment (H SWA). RCRA and HSWA are designed to track and regulate hazardous substances/waste from manufacture to final disposal, and to assure that disposal is effective and permanent, so there will be no escape of materials into the environment. Environmental Protection Agency The EPA has promulgated regulations addressi ng the disposal of toxic or hazardous waste materials. Materials painted with l ead-based paint are considered potentially hazardous and therefore fall under the requirem ents of the Resource Conservation and Recovery Act (RCRA) that requires testing to determine the proper disposal method. The EPA regulations require the testing of representative wastes using the Toxicity Characteristic Leaching Procedure (TCLP). This test determines to what extent the lead Northern Industrial Hygiene, Inc. 1 in the waste stream can be leached out of the waste under certain conditions representing those found in landfills. If the quantity of leachable (soluble) lead exceeds the established standard of 5 parts per million (PPM), the waste is classified as hazardous and must be disposed in a hazar dous waste landfill. If the quantity of leachable lead is less than the standard, the waste may be disposed at a municipal landfill that accepts construction or demo lition debris. This testing can also be performed with lead contaminated soil or other materials. RCRA also required EPA to set standards for generating, transporting, and disposing of hazardous waste. This effort to identify responsibility and establish procedures for each stage is known as “cradle-to-grave”. The 1984 amendments to RCRA further strengthened and defined requirements for c ontrol of hazardous waste disposal. Occupational Safety and Health Administration OSHA has established a standard regulating workers exposure to lead in both general industry and in construction. The lead in construction standard (29 CFR 1926.62) applies to all construction work where an employee may be exposed to lead. The standard does not recognize any minimum concentration of lead and does not define lead-based paint. Consequently, all painted surfaces in which any det ectable level of lead is present must be considered as having the potential to present an occupational exposure to lead. Exposure to lead dust or fumes can result from constr uction, demolition, repair and refinish (sanding) operations or from the torch cutti ng or burning of painted materials OSHA regulated construction work is defined as work for construction, alteration and/or repair, including painting and decorating. Typica l activities which fall into these categories include: demolition or salvage of structures where lead or materials containing lead are present; removal or encapsulation of material s containing lead; lead contamination and/or emergency cleanup; transportation, disposal, stor age or containment of lead or materials containing lead on the site or location at wh ich construction activities are performed and maintenance operations associated with the construction activities described above including construction cleanup. Housing and Urban Development HUD has established the only comprehensive guidelines for inspecting, sampling, addressing exposure risk and performing lead abatem ent including provisions for clearance testing following lead removal projects. Thes e guidelines were promulgated under section 402 of the Toxic Substances Control Act (TSCA). As mentioned below, HUD guidelines defines lead-based paint as containing greater than 0.5% by weight or greater than 1 milligram per square centimeter (mg/cm²). Northern Industrial Hygiene, Inc. 2 Consumer Product Safety Commission The content of lead in paint is regulated by the Consumer Product Safety Commission. Under CPSC regulations, paints manufactur ed after 1978 cannot contain more than 0.06 % lead by weight, calculated as lead metal, i n t h e n o n v o l a t i l e c o n t e n t o f t h e l i q u i d paint. Paints containing more than this amount in t he liquid paint are classified by the CPSC as lead-based paint. The Department of H ousing and Urban Development established separate standards defining lead-based paint for dr ied in-place paint. Dried, in-place paint is defined by HUD as being lead-based if bulk sa mple tests indicate lead at greater than 0.5% by weight or if XRF tests indicate lead at greater than 1 milligram per square centimeter (mg/cm 2 ). Asbestos Regulatory Overview Regulatory agencies which have addressed asbes tos include the Occupational Safety and Health Administration (OSHA), and the Environmental Protection Agency (EPA). Asbestos is a trade name for a group of fibrous naturally occurring minerals that were used widely in building materials because of its abilit y to bind, resist chemicals, insulate, and fireproof. Exposure to elevated levels of asbestos fibers has been documented to cause a variety of diseases including asbestosis and cancer. Consequently, the application, removal, and disposal of asbestos-containing materials is regulated by several agencies. Asbestos in most building materials poses li ttle threat to human health as long as the asbestos fibers are securely bound within the build ing material. However, as the materials deteriorate because of time or exposure, or are disturbed becaus e of human or other activities, the potential increases for the fiber s to become airborne. When this occurs, the risk to human health increases significantly when the fibers are inhaled. One definition for asbestos-containing buildi ng materials (ACBM), found in Environmental Protection Agency (EPA) regulations, (40 CF R, Part 763 - Asbestos Model Accreditation Plan and Section 202, Toxic Substance Control Act) is as follows: • Friable asbestos-containing material c ontaining more than one percent asbestos, which has been applied on ceilings, walls, struct ural members, piping, duct work, or any other part of a building, which when dry, may be crumbled, pulverized, or reduced to powder by hand pressure. The term includes non-friable asbestos- containing materials after it becomes dam aged, by any means, such that when dry, it may be crumbled, pulverized, or r educed to powder by hand-pressure. This definition also includes flooring materials. Another definition, found in Occupational Safety and Health Administration (OSHA) regulations, (29 CFR Parts 1910 and 1926) is slightly different as follows: Northern Industrial Hygiene, Inc. 3 • Asbestos-containing materials are defined as being any material that contains more than one percent asbestos and also defines certain high-risk materials, which are presumed to contain asbestos, as Pr esumed Asbestos-containing Materials (PACM). The PACM designation applies to thermal system insulation, sprayed on or troweled on surfacing material and debris where such material is present. The PACM terminology was added to ensure compliance with the hazard communication provisions of the laws and spec ifically for buildings constructed prior to 1980. EPA Com p liance - Asbestos If asbestos-containing building materials are pr esent in a building slated for renovation or demolition, it is generally pr eferred that all these materials be removed by a licensed asbestos abatement contractor prior to build ing renovation/demolition. Planning should begin to prepare suitable asbestos abatement design documents that will coordinate the removal of identified asbestos-containing ma terials before the start of any building renovation or demolition. Under Federal regulations, non friable asbesto s-containing materials may be left in place and demolished with a building. Though EPA will allow non friable materials to be left in place and disposed of as general construction waste, m any landfills are now refusing to accept this waste. This must be considered before dec iding whether to abate or leave the materials in place. Both the EPA and the State of M ontana require written notificati on at least 10 days prior to the start of building renovati on or demolition that includes asbestos removal. Each notification form requires listing of all asbestos-containing materials present in the building, with a description of how these materials will be addressed. Both also require that a permit be obtained if more than three square or thr ee linear feet of friable (regulated asbestos- containing material, or RACM) is being abated from a building. OSHA Com p liance – Asbestos, Lead-Based Paint, and Hazardous Waste Asbestos exposure is covered under OSHA’s Occupational Exposure to Asbestos: Final Rule 29 CFR 1926.1101. Exposure to asbestos c an result from repair, renovation, or demolition activities. In the presence of asbestos-containing ma terials and building components with lead-based paint, or other materials classified as hazar dous waste due to lead content, OSHA requires personal air monitoring, by task description, of workers conducting renovation or demolition activities. Air monitoring would be necessary to determine exposure to both asbestos and lead. Workers would be required to wear per sonal protective equipment (PPE), such as tyvek suits and respirators fi tted with appropriate cartridges. This requirement includes Northern Industrial Hygiene, Inc. 4 bulldozer, backhoe, and dump truck operators, as well as employees doing any manual labor required to complete demolition or renovation work. Workers wearing negative pressure respirators are required to take part in a respiratory program, as per CFR 1926.134. This includes medical che ck-ups and respirator fit tests. Monitoring and use of PPE shall continue until su ch time that laboratory analysis of the personal samples indicates that exposures ar e at or below current permissible exposure levels. This is known as a negative exposur e assessment (NEA). If the contractor has performed a similar renovation or demolition within the last 12 months, and has data on file indicating acceptable exposure levels, that NEA may be used to forgo the above requirements. Similar, for example, means that the same non friable asbestos-containing materials or lead-painted components were present in the earlier building project(s), or a similar excavation project involved lead-contam inated soil being removed from the site or moved to a different location on the site. Planning Options and Recommendations Generally speaking, there are five options available in dealing with hazardous building materials. These options are: • Abatement – the permanent removal of the substance from the building • Repair – restoring the material from damaged to intact condition • Encapsulation – applying a penetrati ng or bridging encapsulate product • Enclosure – enclose the material by construction of an air tight barrier • O&M – include material in a formal written operations and maintenance program and maintain the material in an intact or non-friable condition. Abatement is the permanent solution to haz ardous materials located in a building. However, it is often more expensive than ot her viable options. The other four options, while initially less expensive, still require t he owner to deal with the continued existence of the hazardous material in the building. A decision on which option is most attractive in a particular situation involves consideration of several factors including av ailable funds, intended use of the building, locations and conditions of the hazardous mate rials, and potential for future exposure to the hazardous materials based on expect ed activities within the building. For materials in poor condition such as peeli ng or chalking painted surfaces or severely worn or cracked flooring materials, the opt ion to remove the materials is generally viewed as more practical than restoring or repairing such surfaces. Friable asbestos containing materials pose a more significant exposure risk than non- friable asbestos containing materials. Remo val of friable materials is generally scheduled before removal of non-friable mate rials when budget considerations do not Northern Industrial Hygiene, Inc. 5 allow complete removal of all asbestos containing materials. On the other hand, materials in good condition can very easily be managed in place “as is” or they can be enclosed thus preserving t he integrity of the su rface without going to the expense of full-scale abatement. Asbesto s containing flooring materials may be covered over by another layer of floor tile, s heet flooring or carpet thus eliminating any potential exposure or damage to the underlyi ng asbestos contain flooring materials. An additional consideration involves t he scope and extent of planned renovation activities. If the hazardous material is to be disturbed during the renovation, it is required to have the material removed by a licensed abat ement contractor prior to the work of the general contractor. Northern Industrial Hygiene, Inc. 6 ATTACHM ENT 1: SITE PHOTOGRAPHS Story Mansion Northern Industrial Hygiene Project No. 184-001 8/19/2003 Page 1 Photograph 1: Visible mold on deteriorated wallpaper on west wall of maid’s quarters room. The pipe union on the sewage pipe visible above the ceiling is where one or more suspected leaks occurred in the past. Bulk mold sample labeled B-1 was taken from a point just below the bottom of this photograph. Photograph 2: Water damage to the plaster on the east wall of the stairwell immediately to the west of the preceding photograph. Photographs 1 and 2 are opposite sides of the same wall. Asbestos ♦ Lead-Based Paint ♦ Indoor Air Quality ♦ Industrial Hygiene ♦ Environmental Consulting ATTACHM ENT 1: SITE PHOTOGRAPHS Story Mansion Northern Industrial Hygiene Project No. 184-001 8/19/2003 Page 2 Photograph 3: Water damaged and mold stained lath on the lower portion of the wall of the stairway between the maid’s quarters and the kitchen. This is the lower surface of the same wall shown in photograph 2. Photograph 4: Carpet and lower wall paneling taken in the southwest corner of the central room in the basement. Evidence of water staining is visible up to 3” above the floor slab and carpet. Northern Industrial Hygiene, Inc. ATTACHM ENT 1: SITE PHOTOGRAPHS Story Mansion Northern Industrial Hygiene Project No. 184-001 8/19/2003 Page 3 Photograph 5: Carpet in the center of the central room in the basement. The “X ” cut in the carpet apparently was an attempt to facilitate drainage to the floor drain installed in the center of the “X ”. This photograph provides evidence that one or more water incidents have saturated this carpet material. Photograph 6: Visible mold and water damage to the framing materials of the shower pipe framing. The photograph shows the south face of the wall in the laundry room immediately north of the basement shower room. Northern Industrial Hygiene, Inc. ATTACHM ENT 1: SITE PHOTOGRAPHS Story Mansion Northern Industrial Hygiene Project No. 184-001 8/19/2003 Page 4 Northern Industrial Hygiene, Inc. Photograph 7: Water damaged ceiling lath board with almost all of the plaster missing. This photograph was taken in the center of the basement laundry room immediately above where photograph 6 was taken. Photograph 8: Missing panel on a soffit of the bird’s mouth on the west side of the main north-facing gable. This is the suspected entry place where pigeons enter this portion of the building attic.