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HISTORIC PLUMB HOUSE - BUILDING CONDITIONS ASSESSMENT REPORT HISTORIC L BUILDING CONDITIONS ASSESSMENT REPORT forthe City of Clearwater - Parks & Recreation k. r :- oa 5 ate® April 4th, 2024 Prepared By: Anker Eich Parks Architects, Inc® 1609 Dr. Martin Luther King Jr. ® Petersburg, Florida33704 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 April 4th,2024 Historic Plumb House Conditions s s April 4 1", 2024 By Renker Eich Parks Architects Paul ® Palmer, AIA LEED AP PRINCIPAL Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 Table of Contents A. ProjectInformation Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 April 4th,2024 A. Project Information Project Location and Contact Information Proiect Address: 1380 S M.L.K.Jr Ave, Clearwater, FL 33756 Owner: City of Clearwater Owner Contact: Craig Wilson, (727)444-8584 Architect Contact: Paul Palmer, (727) 821-2986 x212 Brief .S r i t! n The tasks that comprise this scope of work will provide the City of Clearwater, Parks & Recreation Department with Research, Field Verification, Conditions Assessment, Prioritized Recommendations, Budget Cost, and Alternates as suited to the findings.The study includes options for Relocation. Brief ist r" The Plumb House was built circa 1896 on the northwest corner of Lakeview and South Fort Harrison Avenues. Originally, the Plumb House served as a paint store on the first floor and apartments upstairs. The construction of the Plumb House coincided with the beginning of the settlement of Belleair, a tiny community which sprang up in concert with the construction of the grandiose Hotel Belleview (circa 1896).The Belleview was built by railroad magnet Henry Bradley Plant as a resort to lure wealthy tourists, industrial barons, and other tycoons to this idyllic section of Florida's West Coast. In the early 1900's, the paint store was moved east out into an old abandoned and overgrown orange grove. Acquired by Ralph and Florence Plumb, the structure was converted into a single-family home at this time.An upper story porch was removed,and a wrap-around veranda was added on the ground floor along with a kitchen and dining room. Mary and Kathleen Plumb were born in the Plumb House and spent most of their lives there. Their grandmother, Jennie Reynolds Plumb, was Clearwater's first paid public school teacher in 1873. Kathleen was an early principal of South Ward School. Mary was secretary/treasurer and cofounder of First Federal of Clearwater,which became Fortune Federal Savings. During the winter of 1873, Jennie Plumb taught all grades in a little log Baptist church just east of the Plumb House and received the grand sum of$100 for a term of three months.Ten years later, Clearwater built its first schoolhouse on South Fort Harrison,where the South Ward School stands. Present day Plumb 3 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 71 April 4th,2024 Elementary School is named for the Plumb family. Jennie Reynolds Plumb's brother,the Rev. C.S. Reynolds, established the first newspaper in Clearwater in July of 1873. It was a small four-page paper printed on a hand press invented and built by Reynolds. In 1894,Reynolds founded West Hillsborough Press. In 1982, Dr. Charles Nach purchased the property when Mary and Kathleen Plumb went into nursing homes.The Clearwater Historical Society at that time was searching for a permanent home and Dr. Nach agreed to donate the house and the cost of moving it to nearby Ed C. Wright Park. The move took place in December of 1983. Clearwater Neighborhood Housing Services agreed to lease the house for three years from the Society and have been most cooperative in the restoration of the historic structure. Formal dedication of the Plumb House as a permanent museum for the City of Clearwater took place on January 24, 1985. History Credit:Mike Sanders, Preservation Chairman 1& t 44994 1 { 1 E� t t 881 rk} ". 1 n � i t - ({ �PP Plumb House, early 1900s(Photo Credit:Clearwater Historical Society Museum). 4 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 B. Fieldwork Fuld Work Field work was performed by Renker Eich Parks Architects starting February 28th, 2024. A thorough visual examination and conditions assessment of the historic house was performed. Photographs and notes were recorded, and all the major components were examined. (Destructive investigation was not performed.) Field measurements were taken to be able to produce as-built record drawings in REVIT, CAD DWG, & PDF Format. These drawings can be used in future design and construction phases. C. Physical Conditions Assessment Existing r1 !fl n Issues 01. Foundations:The house has a combination of CMU masonry piers and brick piers, on concrete footings.These were observed to be in good condition.Termite shields are installed. No obvious settlement. 02. Chimney& Fireplace:There is a single brick masonry fireplace, hearth, and chimney.The exterior chimney is in fair condition with some examples of poor conditions.The base of the chimney on the exterior needs repointing.The upper part of the chimney is in fair condition, but the top of the chimney is losing bricks. A brick was found on the first floor roof below the chimney, and had punctured a hole into the asphalt shingles.The steel strap bracket retaining the chimney to the second floor wall is rusted and the anchorage appears loose. Hearth has cement wash over some of the tiles.The fireplace opening is blocked with a closure panel. Mantle brick is in good condition, mantle shelf is non-original. 03. Roofing:The roofs have plywood sheathing installed over original wood purlins.The roofs are covered with asphalt shingles.They appear to be in fair condition with about 3 years of service life left. There is an area of patched roofing showing bare felt underlayment.The Owner did not report any active leaks.There may be a leak at the punctured roofing from a fallen chimney top brick. 04. Exterior Flooring:The exterior wood flooring is in fair condition with areas of poor conditions. Some areas of board flooring have deteriorated. A damaged area of flooring is covered by plywood for safety. Wood porch stair treads are in fair to poor condition at both the front entrances and the back entrance to the kitchen. 5 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 05. Exterior Siding &Trim:The exterior wood siding and trim is in fair condition overall with select large areas of poor conditions.Ther are boards missing, exposing the stud cavities in some areas. Some holes show evidence of rodent activity. Many trim boards have portions that are split or damaged. 06. Exterior Posts & Railings:The exterior wood posts are in fair condition.The wood railings and balusters are in poor condition overall, with many balusters missing, and many of the railings have damage or are detaching from the posts. 07. Exterior Windows:The exterior wood windows are in fair condition,with many examples of poor and failing conditions.The typical window is a double-hung wood, 2 over 2 glass lites. Glazing putty is missing on many window sashes. Glazing is missing on a few windows.There are examples of deteriorated wood sashes,frames, sills, and trim. Dry rot and termite damage. Hardware is in fair condition. 08. Exterior Doors: Exterior doors are typically solid wood 4-panel.They are in fair condition. Hardware is in fair condition. 09. Interior Flooring: Interior flooring is in good condition with some minor examples of damaged boards. Second floor bedroom has some termite damage. 10. Interior Walls: Interior walls are in good condition with some areas of fair to poor conditions. Walls are either beadboard or plaster, some have wallpaper coverings.There is chair rail trim in many rooms. 11. Interior Ceilings: Ceilings are in good condition overall with some areas with condition issues.The sitting room (with fireplace) ceiling is dropping termite frass, seen on the flooring. Second floor joists may have active termites.There is some small damage in the sitting room SW corner. 12. Interior Doors: Most of the interior doors are solid wood 6-panel and are in good condition. Hardware is in fair condition. 13. Interior Built-In Millwork: Many rooms have built-in closets or storage using beadboard paneling with doors or cabinet style doors.They are in good condition. One area in the dining room has evidence of rodent activity and a large hole in the side paneling. Hardware is in fair condition. 14. Paints &Coatings:The exterior paint is in fair to poor condition.There are many areas with flaking paint or bare wood. Interior painting is in good condition. Colors in many areas are not historically appropriate. Floors appear to be finished with a semi-gloss polyurethane clear coating. 15. Furniture & Equipment:There is a stove in the kitchen with no range hood.This stove is historically inappropriate.There is a modern refrigerator in the kitchen blocking the back door. 16. Mechanical:There is central air-conditioning installed in the house. It appears inoperable, by the 6 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 state of the outside unit equipment. Ducting is under the crawl space and in the second-floor attic. Ducts in the crawl space have deteriorated insulation wrap.There is a thermostat in the second-floor hallway. 17. Plumbing:The house has two bathrooms, with plumbing fixtures. First floor bathroom contains a claw-foot bathtub.The second-floor bathroom only has a toilet and sink. It is uncertain if the water supply is on city service or well service. 18. Electrical:The house has ceiling-mounted lighting and wall-mounted lighting and very few electrical outlets, as was typical of the era.The exception is the kitchen where there are a few power receptacles. There are some missing light fixtures. Several junction boxes and shut-off panels were missing covers. 19. Fire Protection/ Life Safety:There is a detached smoke detector at the top of the stairs. It was not tested.There is a fire extinguisher wall-mounted in the kitchen.There is no fire-sprinkler protection. No exit signage was observed. 20. Energy/ Insulation: Both attics are uninsulated.The underside of the first floor is not insulated.The exterior walls are not insulated.The windows and doors do not appear to have weather seals. In the second-floor attic, the gable-end wood siding is gapped.The lap siding is deteriorated in places to the point that daylight comes through the wall. Air is also drafting through these walls. Both attics have natural ventilation. 21. Environmental: Lead and asbestos testing was not performed. Presence of these hazards in the house is unknown by this reviewer. Due to the era of the structure, it should be assumed that lead- based paint or asbestos is present until confirmed by a professional environmental assessment.The evidence of rodents poses a health hazard.Termite activity appears present in many locations. 22. Accessibility:The house has an accessible ramp at the NW corner.The ramp is in poor condition and currently unusable for its purpose.There is no lift or elevator to the second floor. Entry door hardware is not accessible (existing is knob style, not lever style).There did not appear to be designated ADA parking spaces. D. Recommendations Scope of Work 01. Foundations: Only minor treatment of the brick foundation piers is recommended. Removal of the wood boards attached to the face of the perimeter brick piers. 7 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 02. Chimney& Fireplace: We recommend restoration of the brick masonry fireplace, hearth, and chimney. Repoint the exterior chimney. Reconstruct the top of the chimney with original bricks (some appear to be stored in the attic). Cap chimney to prevent water/animals from entering the chimney. Restore and re-attach the existing steel strap bracket retaining the chimney to the second floor wall. 03. Roofing: We recommend re-roofing, repair any roof deck damage, install modern self-adhesive underlayment, install new sheet metal flashing and trim, install 25-year asphalt shingle system rated for high-wind and impact. 04. Exterior Flooring: We recommend replacing all damaged exterior floor-boards, with KDAT SYP. Original materials should be preserved where possible. Match existing profiles. 05. Exterior Siding &Trim:We recommend replacing all damaged exterior siding and trim, with KDAT SYP. Original materials should be preserved where possible. Match existing profiles. 06. Exterior Posts & Railings: We recommend reconstructing all damaged exterior wood railings systems, with KDAT SYP. Match existing profiles. 07. Exterior Windows: We recommend major restoration and some reconstruction of the existing wood windows and hardware. Replace all damaged sash, frame, and trim components with KDAT SYP. Original materials should be preserved where possible. Match existing profiles. 08. Exterior Doors: We recommend minor restoration of the existing wood doors and hardware. Replace any damaged panel, frame, and trim components with KDAT SYP. Original materials should be preserved where possible. Match existing profiles. 09. Interior Flooring: We recommend repairing small areas of termite damaged wood flooring. Finish to match adjacent flooring. We recommend replacement of the bathroom flooring with historically appropriate materials. We recommend repairs to the pantry room flooring off the kitchen. 10. Interior Walls: We recommend cleaning and preserving the interior walls. Minor locations of patching & repair. 11. Interior Ceilings: We recommend cleaning and preserving the interior ceilings. Minor locations of patching & repair. 12. Interior Doors: We recommend minor restoration of the existing wood doors and hardware. 13. Interior Built-In Millwork: We recommend cleaning and preserving the interior millwork. Minor locations of patching & repair. 14. Paints &Coatings: We recommend complete exterior re-painting. We recommend complete interior re-painting. 8 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 15. Furniture & Equipment: We recommend the non-historically appropriate stove and refrigerator be removed.The stove could pose a hazard if used without a range hood and other fire protection measures. We recommend installing historically appropriate salvaged kitchen fixtures. 16. Mechanical: We recommend a new HVAC system and ductwork. System tonnage should not be oversized, in order to prevent short-cycling and poor humidity control. Humidity controls/ monitors should be installed. HVAC should be designed in coordination with increased insulation of the building envelope. 17. Plumbing: We recommend replacing the non-historic fixtures with salvaged period appropriate fixtures. We recommend service maintenance of all the existing historic plumbing fixtures to ensure there are no leaks. 18. Electrical: We recommend electrical service loads be analyzed at the time of a restoration design project to coordinate with any new added loads and the new HVAC system load, to bring it up to code. We recommend preserving existing original and period appropriate light fixtures. We recommend adding lighting as may be needed for the future intended use, and as per code requirements. Install covers for all junction boxes and shut-off panels missing covers. 19. Fire Protection/ Life Safety: Replace and provide additional smoke and/or heat detectors that may be required by code. Recertify fire extinguishers. Fire alarm may be required depending on the intended future uses. Fire-sprinklering protection may be required depending on the intended future uses. Add exit signage at the exits. 20. Energy/ Insulation: We recommend insulating both the upper and lower attics with blown cellulose insulation. We recommend insulating the exterior walls by drilling holes and filling the stud cavities with blown cellulose insulation. We recommend adding weather seals to the windows and doors. 21. Environmental: Lead and asbestos testing and analysis should be performed along with recommendations for abatement and/or encapsulation by a professional environmental assessor. Rodent barriers should be installed where feasible to prevent access to wall cavities. 22. Accessibility: We recommend the accessible ramp be reconstructed. We do not recommend installing a lift to the second floor, as it would detract significantly from the historic appearance, unless public access is required based on intended future uses. We recommend replacing the entry door hardware with lever style for accessibility. We recommend designated ADA parking spaces be provided. 9 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 " April 4th,2024 E. Alternatives Alternative #1 —Restoration In-Plods Rehabilitation, restoration, and reconstruction in place. Pros - Least Short-Term Costs. Least disruption to the original construction. Cons - May not suit intended future programmatic uses. Alternative #2—RI c i n within Wright Park & s ri n ) Structural foundation detachment,shoring, bracing,girders,and lifting for trucking. Follow relocation with rehabilitation, restoration, and reconstruction in new location. Pros - May suit intended future programmatic uses better. - May increase public visibility and access. Cons - Medium Cost to relocate. - Parts of the structure may need to be disassembled to safely relocate - Requires all new footings, and structure reassembly at new site - Requires new site improvements at new site. Alternative #3—Rl i n to Heritageill s ri n miles) Structural foundation detachment, shoring, bracing, girders, and lifting for trucking. Transportation involves utility coordination and may require overhead line removal along route. Follow relocation with rehabilitation, restoration, and reconstruction in new location. Pros - May suit intended future programmatic uses better. - May increase public visibility and access. - May provide higher restoration funding & maintenance funding support. Cons - Highest Cost to relocate. - Parts of the structure would need to be disassembled to safely relocate - Requires all new footings, and structure reassembly at new site - Requires new site improvements at new site. 10 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 71 April 4th,2024 Full Abatement& Demolition This reviewer does not recommend demolition of the historic structure based on its current condition. The condition issues are primarily associated with finishes and weatherization.There does not appear to be any apparent core structural issues, and there does not appear to be any significant amount of water intrusion.There is little to no interior damage that is evident of water intrusion. The cost to demolish and dispose of the historic structure would include costs for environmental testing and abatement.These costs can vary greatly depending on how much (quantity) and how hazardous the lead and/or asbestos is in the house. A typical test prior to abatement or disposal is a "TCLP", or Toxicity Characteristic Leaching Procedure. With restoration, lead and asbestos materials can typically be 'encapsulated' and/or 'enclosed' to keep them safe for building occupants. But with complete structure demolition, all the materials will be disturbed, and therefore, the hazards must be addressed. For the purposes of our report,we are showing a range of demo-abatement budget cost, since the hazard level is unknown: Task Low Range High Range Hazardous Materials Testing $ 7,500 $ 14,500 Hazardous Materials Abatement $ 25,000 $ 450,000 Structure Demolition $ 30,000 $ 350,000 Component Containment $ 6,000 $ 150,000 Disposal $ 13,500 $ 50,000 Range Totals $ 82,000 $1,014,500 Summary The historic structure is in fair condition overall,with a significant number of examples of good conditions, and some poor conditions. Some areas of the exterior woodwork are in disrepair and the entire exterior is overdue for painting. The roof shingles are aged and don't have much life span remaining. Some windows need rehabilitation.The building envelope has not been insulated or weatherized. We find that the Plumb House is in need of comprehensive restoration to maintain and preserve the cultural asset and to be able to remain in service to the community and open to the public. We recommend preservation and restoration. 11 Historic Plumb House Conditions Assessment Report 1380 S M.L.K.Jr Ave,Clearwater, FL 33756 7 April 4th,2024 Programmatic Uses If the Plumb House were to serve as a museum (or similar) programmatic use that is open to the community, it could increase community awareness and support, which could then further improve potential future funding support for maintenance and operations. Historic properties that are rehabilitated and/or adapted over time to serve the needs of the community tend to remain relevant, and therefore retain their value for ongoing uses by the community. Discussions with Owner's representatives are recommended to balance future programmatic uses with the recommendations and alternatives outlined,to determine the best approach for the Owner's needs. Grant Funding This Conditions Assessment Report (Survey) could act as the first step as basis for pursuing grant funding that is available through the Florida Division of Historical Resources.These include: Small Matching Grant(Awards up to$50,000.00) For: Surveys, Planning, National Register Nomination, Heritage Education, Historical Marker Special Category Matching Grant(Awards up to$500,000.00) For: Development,Archeological Research, Museum Exhibit, Acquisition Annual Deadline for Grant Funding Applications is Early June. Website: https://dos.fl.gov/historicalLrants/ F. Appendix Budget Estimated Costs Relocation ! l is As-Built Plans and Elevations Photographs 12 BUDGET ESTIMATE OF COST: RESTORATION City of Clearwater, Parks& Recreation, Historic Plumb House Restoration Conditions Assessment Report DATE: 4/4/2024 # Item Description Unit Qty Unit Cost Total Cost 00.01 General Conditions EA 1 $70,000.00 $70,000.00 01.01 Remove misc.wood boards from faces of foundation piers. EA 1 $750.00 $750.00 02.01 Restore brick fireplace. EA 1 $4,225.00 $4,225.00 02.02 Restore fireplace hearth. EA 1 $2,500.00 $2,500.00 02.03 Reconstruct chimney top,add cap. EA 1 $6,500.00 $6,500.00 02.04 Restore &reattach steel strap bracket. EA 1 $3,500.00 $3,500.00 03.01 Complete Re-roofing,asphalt shingles. SF 2,150 $25.00 $53,750.00 04.01 Restore all damaged/missing exterior floor boards. SF 500 $12.00 $6,000.00 05.01 Restore all damaged/missing exterior siding&trim. SF 850 $45.00 $38,250.00 06.01 Restore all damaged/missing exterior railings&balusters. EA 16 $2,450.00 $39,200.00 07.01 Restore exterior wood windows&hardware. EA 24 $2,750.00 $66,000.00 08.01 Restore exterior wood doors&hardware. EA 5 $1,450.00 $7,250.00 09.01 Repair interior wood flooring. EA 1 $1,675.00 $1,675.00 10.01 Minor repairs to interior walls and trim. EA 1 $2,500.00 $2,500.00 11.01 Minor repairs to interior ceilings and trim. EA 1 $2,500.00 $2,500.00 12.01 Light restoration interior wood doors&hardware. EA 7 $750.00 $5,250.00 13.01 Light restoration interior millwork&hardware. EA 1 $4,500.00 $4,500.00 14.01 Complete Exterior Re-Painting. EA 1 $80,000.00 $80,000.00 14.02 Complete Interior Re-Painting. EA 1 $35,000.00 $35,000.00 15.01 Salvaged historic kitchen fixtures. EA 1 $14,650.00 $14,650.00 16.01 Mech: Complete HVAC system replacement. EA 1 $52,450.00 $52,450.00 17.01 Plumbing: General repairs. EA 1 $3,240.00 $3,240.00 17.02 Plumbing: Salvaged historic bathroom fixtures. EA 1 $7,650.00 $7,650.00 18.01 Electrical: Restore existing original or period lighting. EA 6 $180.00 $1,080.00 18.02 Electrical:Additional lighting for program use or code. EA 8 $450.00 $3,600.00 18.03 Electrical: New wiring for HVAC. EA 1 $4,750.00 $4,750.00 19.01 Fire Protection/Life Safety: Repair and add smoke detectors. EA 4 $345.00 $1,380.00 19.02 Fire Protection/Life Safety: Recertify fire extinguisher. EA 1 $175.00 $175.00 19.03 Fire Protection/Life Safety: Exit Signage. EA 3 $250.00 $750.00 20.01 Insulate attics, blown cellulose. EA 1 $5,500.00 $5,500.00 20.02 Insulate exterior walls,stud cavity, cellulose fill. EA 1 $15,750.00 $15,750.00 20.02 Add weatherseals to windows and doors. EA 29 $490.00 $14,210.00 21.01 Environmental: Lead Survey&Work Plan EA 1 $6,750.00 $6,750.00 21.02 Environmental:Asbestos Survey&Work Plan EA 1 $6,750.00 $6,750.00 22.01 ADA: Rebuild first floor accessible ramp. EA 1 $12,750.00 $12,750.00 22.02 ADA: Replace door hardware with lever style. EA 1 $325.00 $325.00 22.03 ADA:Accessible parking spaces. EA 2 $475.00 $950.00 Subtotal $582,060.00 Construction Bonds(3%) $17,461.80 Construction Fees(Overhead &Profit 15%) $87,309.00 Contingency(15%) $87,309.00 Total $774,139.80 BUDGET ESTIMATE OF COST SUMMARY -ALTERNATIVES TABULATION City of Clearwater, Historic Plumb House Restoration DATE: 4/4/2024 Alternative#1 Alternative#2 Alternative#3 Restoration In-Place Nearby Relocation & Remote Relocation & Restoration Restoration Historic Restoration Cost $774,139.00 $774,139.00 $774,139.00 Relocation/Foundations within Wright Park $145,000.00 Relocation/Foundations to Hertitage Village $165,500.00 Second Floor Disassembly/Reassembly $0.00 $45,000.00 Exterior Porches Disassembly/Reassembly $0.00 $20,000.00 Totals $774,139.00 $919,139.00 $1,004,639.00 �r N, r 7 s�; T Cyt a i ,t it fS pp ggqq co s v i s �y A Lit` I ty n r est � ,!Q Ill �A} z CIA Cly Irl } � ,. Cf' v �10 c �c) pp��5 M �. cr I "„LJ , LLJ M. cri r, Q fLy u' w� Y I 1k - i !�! cc 2. 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