salisbury town hall feasibility study

SALISBURY TOWN HALL

FEASIBILITY STUDY

August 2017 918 Maple St., Salisbury, Vermont

Prepared by Wagner Development Partners for the Town of Salisbury, and funded through the Vermont Community Development Program.

Wagner Development Partners Salisbury Town Hall Feasibility Study Page | 2

Table of Contents Table of Appendices .............................................................................................................................. 3

Executive Summary ............................................................................................................................... 4

Project Description ................................................................................................................................ 6

Background ....................................................................................................................................... 6

Acknowledgements .......................................................................................................................... 6

Project Goals and Objectives ............................................................................................................ 7

Project Team ..................................................................................................................................... 7

Historic Considerations ..................................................................................................................... 8

Structural Considerations ................................................................................................................. 9

Accessibility Considerations ............................................................................................................. 9

Water, Sewer and Site Considerations .......................................................................................... 10

Alternatives Considered ...................................................................................................................... 11

- Future Use of the Building ........................................................................................................... 11

Water/Sewer and Site ..................................................................................................................... 12

Level of Renovation ........................................................................................................................ 13

Recommendations .............................................................................................................................. 15

Renovation Scope of Work ............................................................................................................. 15

Funding Sources and Strategy ........................................................................................................ 24

Development Budget .......................................................................................................................... 26

USDA Rural Development, Community Facilities Program (RD)................................................... 26

Local fundraising ............................................................................................................................. 27

Community Development Block Grants (CDBG) ........................................................................... 27

Walter Cerf ...................................................................................................................................... 28

Vermont Arts Council Cultural Facilities Grant .............................................................................. 28

Vermont Division for Historic Preservation ................................................................................... 29

Preservation Trust of Vermont ....................................................................................................... 29

Local In-kind Support ...................................................................................................................... 30

Energy Incentives ............................................................................................................................ 30

Other Sources .................................................................................................................................. 30

Project Schedule.................................................................................................................................. 31


Table of Appendices

Appendix A. Preliminary Section 106 Review 1-19-17

Appendix B. Structural Assessment Report 11-7-16

Appendix C. Schematic Site and Building Plans 1-10-17

Appendix D. Project Proforma Budget Option 1 8-11-17

Appendix E. Project Proforma Budget Option 2 8-11-17

Appendix F. Salisbury Town Hall Development Timeline 7-5-17


Executive Summary

Through the efforts of a local steering committee, the Town of Salisbury conducted a feasibility study of its historic Town Hall located at 918 Maple Street. The study was funded in part by a Community Development Planning Grant provided by the Vermont Community Development Program.

The goal of the feasibility study was to determine the physical needs and scope of work required of the structure and determine the necessary funding to complete renovations to allow to the building to be used as a public community center. Specific objectives of the feasibility study include:

Objective 1. Determine the most feasible method to deliver potable water and manage septic disposal in the building. Objective 2. Work with an architectural historian to identify and avoid renovation activities which would results in adverse impacts to the historic resource. Objective 3. Develop a site and floor plan options for the building allowing for accessibility, code compliance, and preservation of the historic resource. Objective 4. Develop a project budget outlining construction and non-construction project costs and identifying potential sources of funding. Objective 5. Create a development project timeline.

The Salisbury Town Hall is a 2 ½ story, wood frame, Greek Revival style building constructed in 1869, expanded in 1908 and renovated in 1948 after it was gutted by fire. The building is individually listed on the National Register of Historic Places and as a contributing building (#27) in the Salisbury Village State Historic District. The historic Town Hall does not have water or septic facilities, nor does it meet current codes or ADA requirements for public use. With no public water and sewer present in the dense village area, questions have lingered for years about the feasibility of developing a water source and construction of a septic system. Additional questions have been raised about the feasibility of creating universal access to the structure without threatening its historic status. The scope of work for the feasibility study included the creation of existing and proposed floorplans, site plans, building elevation plans, a detailed construction scope of work, a structural assessment, a historic assessment, a cost estimate, a proforma development budget, and a preliminary development schedule.


The conclusions of the feasibility study are as follows:

1. There is adequate space to locate a drilled well on the property, based on a well shield radius study conducted as part of the feasibility analysis.

2. There is also adequate space to locate a septic tank and leach field on the property. 3. Accessibility for the building would be achieved through a combination of site grading and

a ramp leading into the front entrance of the building. A mechanical conveyance system would be installed in the foyer area of the building, allowing a person to access to the second level.

4. An additional stairwell would be added at the back of the building. 5. The library could remain in its current location. 6. A new accessible bathroom would be added, with a small kitchenette. 7. Several structural elements would be bolstered in the wall and roof systems. 8. There are excellent opportunities to increase energy efficiency, and lower operating costs

in the building by installing insulation, new or rehabilitated windows, and other weatherization measures.

9. The historic designation would remain even with these renovations. The total estimated project costs would be $458,000 and the project would be funded through a combination of loans, grants, in-kind contributions, and local fundraising.


Project Description Background In 2015 the Town of Salisbury commissioned a local citizen Town Hall committee to explore ways to better utilize the historic Salisbury Town Hall and recreate what was once a center for community activity. While more than a decade of previous efforts to increase the usability of the Town Hall had yielded valuable information about the building, the conclusion to each of the previous efforts was that architectural or cost roadblocks were encountered. The historic Town Hall does not have water or septic facilities, nor does it meet current codes or ADA requirements for public use. With no public water and sewer present in the village area and relatively dense residential configuration, several options had been discussed over the years about tying into neighboring wells. In addition, there were lingering questions about which renovations could be completed which would not jeopardize the building’s listing status on the National Register of Historic Places. In July of 2015 the Town Hall Committee completed a survey of townspeople regarding their ideas and preferences for the building. The results indicated a strong preliminary support for renovating the building and expanding its use into a community center, with many proposals for activities within the space, such as senior programming, display of town history/visitor center, parent-child programming, Helping Overcome Poverty’s Effects (HOPE) services and migrant worker education, among others. Also in the summer of 2015 the Town of Salisbury commissioned Pride Development LLC to write a planning grant request to the Vermont Community Development Program. A Community Development Block Grant, which originates from the U.S. Department of Housing and Urban Development, was awarded in November 2015. The purpose of the planning effort is to determine and refine the physical needs and scope of work required of the structure, and create a funding plan for the renovation of the buildings. Acknowledgements This feasibility study was made possible by a Community Development Block Planning Grant provided by the Vermont Community Development Program. Match funding was provided by the Town of Salisbury. The project has been overseen by an all-volunteer committee of individuals committed to community development and historic preservation in Salisbury.


Project Goals and Objectives The goal of this feasibility study is to determine the physical needs and scope of work required of the structure and determine the necessary funding to complete renovations to allow to the building to be used as a public community center. Specific objectives of the feasibility study are as follows: Objective 1. Determine the most feasible method to deliver potable water and manage septic disposal in the building. Objective 2. Work with an architectural historian to identify and avoid renovation activities which would results in adverse impacts to the historic resource. Objective 3. Develop a site and floor plan options for the building allowing for accessibility, code compliance, and preservation of the historic resource. Objective 4. Develop a project budget outlining construction and non-construction project costs and identifying potential sources of funding. Objective 5. Create a development project timeline. Project Team Salisbury Town Hall Steering Committee

Barbara Andres Glenn Andres Barrie Bailey Deb Brighton Mary Burchard

Katherine Dick Jim Eagan Margaret Eagan Becky Haydock

Development Consultant

Wagner Development Partners 540 South Main St. Brattleboro, Vermont 05301 Isaac Wagner, Principal


Architect

Vermont Integrated Architecture, P.C. PO Box 862 Middlebury, Vermont 05753

Ashar Nelson, AIA, LEED AP – Principal Civil Engineer

Otter Creek Engineering 404 East Main Street, PO Box 712 East Middlebury, Vermont 05740 Peter DeGraff, P.E.

Structural Engineer Engineering Ventures, P.C. 208 Flynn Avenue, Suite 2A

Burlington, VT 05401 Bob Neeld, P.E. Historic Preservation Consultant Suzanne Jamele 1 High Street

Plainfield, Vermont 05667 Historic Considerations The Salisbury Town Hall is a 2 ½ story, wood frame, Greek Revival style building constructed in 1869, expanded in 1908 and renovated in 1948 after it was gutted by fire. The building is individually listed on the National Register of Historic Places and as a contributing building (#27) in the Salisbury Village State Historic District. The complete Historic memo can be found in Appendix A. The main areas of potential adverse effect, with regard to the proposed project, are the front lawn and entrance area off Maple St., and the rear lawn area off Prospect St. since very little work is being proposed for the exterior of the building. In addition, the proposal to replace windows as part of the project will require specific review by the Vermont Division of Historic


Preservation. Several of the funding sources being proposed are federal or federally derived; as such the project must be certified at conforming the Secretary of the Interior’s Standards for Historic preservation. Since there is a chance that window replacement will be disallowed, and window restoration is favored, accommodations have been made in the budgets to allow for this. The ability of the Salisbury Town Hall to continue to serve its original function as a community meeting space, and as a public library, as well as its architectural contribution to the community is significant. Structural Considerations Circa 1906 the building was raised several feet to convert what was a one-story structure to a two-story structure. The raising project is the root of some key structural considerations to incorporate into the renovation project plans that can be summarized as follows:

• Wood columns and footings in the basement should be replaced. • Foundation should be repaired or replaced to correct water infiltration and loose

foundation stones. • Several fire-damaged 1st floor joist should be replaced.

• Reinforce existing second level floor framing, accessed from first level ceiling. Add clips or joist hangers at exterior wall ledger, and clip ledger to wall studs. Add clips or joist hangers at central beam.

• Upgrade roof structure. Assume adding members to roof truss system, assume sistering of existing purlins. Assume clips on each rafter, three locations (eave, purlin, ridge).

The complete Structural Assessment can be found in Appendix B. Accessibility Considerations A key driver of the project, the accessibility needs of the building were identified on the site, exterior of the building, and on the interior of the building. Constructing a wheel chair ramp access or mechanical conveyance to either the front or rear of the building has the potential to impinge on the historic character of the building since, in either case, both architectural and site changes would need to be made. The accessibility needs in the interior of the building, in the form of first-to-second level conveyance, creating wide enough door openings, and ensuring wide enough wheelchair turn radii, could be achieved without direct impact on the historic resource.


Water, Sewer and Site Considerations Provision of water and wastewater disposal was a threshold driver in the project. Without a feasible source of running water, or the ability to store and/or treat wastewater, the Town Hall would likely never be able to achieve broader community uses, and therefore investments in accessibility would be hard to justify. Several alternatives were considered and discussed in the alternatives section below. Despite the limited size of the site, and relatively short distances to neighboring wells and septic, it was determined that the site bears the capacity to locate both a new well and septic system. The well shield radii can be seen in Appendix C, Drawing A – 2.1.


Alternatives Considered

Several design and operational alternatives were considered throughout the process. However, in each instance there were ample non-cost based criteria to reject them.

- Future Use of the Building

What the ultimate use of the building might be has been a topic of discussion for many years. The building has several inherent architectural barriers. First, like many town hall structures throughout the northeast, the open meeting/function space in the building is located on the second level. With no accessible means to this level it is difficult to use as a public gathering space. Outreach work to several organizations was conducted in the summer of 2016 and the level of interest in utilizing the building for various social services, events and gatherings is encouraging, should the building ever become accessible. The organizations contacted include:

• Vermont Migrant Education Program (VTMEP) offers English as a Second Language classes. The VTMEP provides educational support services to eligible children of families that relocate in order to obtain seasonal or temporary employment in agriculture and to eligible out-of-school youth that have moved to obtain seasonal or temporary agricultural employment. Currently seeking out-posting opportunities, VTMEP has expressed written interest in the Salisbury Town Hall as a location for ESL classes.

• HOPE – Helping Overcome Poverty Effects -- the director is a Salisbury resident and sees a need for out-posting as low-income residents don’t always have transportation to Middlebury, especially young mothers with children. HOPE also is the purveyor of fuel assistance. HOPE’s receptionist asked Salisbury residents who came in for services about what they would like to see in the historic Town Hall.

• Champlain Valley Agency on Aging – They envision a Salisbury center for Tai Chi, senior meals, and fall prevention classes.

• Addison County Home Health and Hospice offers free foot and blood pressure services and flu shot clinics, and have also expressed an interest in utilizing the Town Hall.

• RSVP Bone Builders – A strength training and balance exercise program, RSVP Bone Builders is primarily a senior osteoporosis program. Classes meet twice a week and are free of charge. This group also offers volunteer service tax preparation.

• In addition to the Library activities, groups that currently meet in the historic Town Hall are the Historical Society, Conservation Commission; book group; and yoga. Summer programs, open to all, are jointly sponsored by the Lake Dunmore Fern Lake Association and the Historical Society. They are currently held in the church, but they


would like to use a space that is comfortable to all and that could have projection and a screen.

Early in the feasibility study it was determined that having an anchor presence in the building is important, and that the current use of the first level of the building by the Library, was not only a good anchor organization but the Library provides other benefits to a community center. These include the obvious functions of a library that draw people for books, periodicals, wireless internet, children’s programs, and quiet space that can be used for smaller meetings. While relocating the Library was an early alternative considered it became clear that having the Library in its current location in the building can serve to protect the building over time and to function as a conduit to bring rehabilitation resources to the Town Hall. In the short term, it would be difficult to attract a different anchor organization to locate in the Town Hall without firm development plans and timelines for the rehabilitation.

Water/Sewer and Site Several alternatives were considered with respect to the provision of water and sewer as follows:

1. Community Water System. An early alternative was to tie the Town Hall into the Town owned well at the Town Office. While there are several other users that tie into this well, it was thought that the yield would be high enough to support the projected modest usage of the Town Hall. From an operating perspective, this type of system would be classified as a "Transient, Non-Community Water System". Under this scenario either standalone septic tank would be located on the site, or a tank and leach field system.

2. New Well. A second alternative would be to locate both a new well and septic system on the site.

The preferred alternative is drilling a new well and installing a new septic system. Information about well and septic location on the site can be found in Appendix C, drawing A-2.1. The decision was made for the following reasons:

1. The existing water line from the Town-owned well to the Congregational Church is relatively shallow and prone to freezing. In addition, evidence suggests there is shallow ledge in the area, driving up the cost and cost risk of either deepening the existing line and/or digging one to the Town Hall.

2. Under any circumstance tying into the Town well will require a road crossing, which drives up costs.

3. A well shield radius study determined that a well could be located on the northeastern corner of the lot (on the front lawn of the building).


4. Anecdotal information suggests that wells in the area have high yields and the risks of drilling a well (rather than relying on the Town’s well), were relatively small.

5. The well shield radius study also revealed that there is enough room on the southwest side of the lot to install a leach field. Field study test pits conducted as part of this study confirmed soil suitability in this area.

6. While no formal cost analysis has been performed, installing a septic system at the time of renovation, when earth moving equipment is already mobilized, is a preferred alternative to installing a septic holding tank. Also, operational costs of pumping a septic holding tank are higher than treating effluent through a leach field on site.

Level of Renovation The scope of work for this project was generated to maximize contractor mobilization efficiencies of scale, and potential funding and incentives. The driving factors behind the scope of work are the provision of water and sewer to the building and the provision of an accessible entrance and conveyance to the second level. These two elements are critical to creating a public space. Accessibility to the site is achieved through significant site work and an attached ramp to the front of the building. A new platform lift and bathroom will be constructed in the northwest corner of the building. A new egress stairwell (required by code) will be constructed in the southwest corner of the building. The result of this accessibility scope of work is the opportunity to achieve additional goals that will increase the usability and lower the operating costs of the building. Needed structural repairs to the basement, first, second, and roof levels can be made on the building since many of these areas will be opened as a result of the accessibility improvements. Without the structural repairs, restrictive occupancy limits would likely be set by the State, limiting future potential uses for the building. Important energy efficiency measures, such as wall and attic insulation, basement insulation, and window replacement can be incorporated which will lower operating costs. Since the building will now be plumbed, it will be required to keep at least minimal heat on in the building during the winter months. There is currently no insulation in the building, so seizing the opportunity to insulate the building will yield immediate, and significant fuel savings. An alternative approach to the construction would be to phase-in window replacement and the wall insulation scope of work at a later date, as a standalone project. Often energy incentives are tied to overall building performance. Replacing the windows and conducting an insulation/weatherization project as a stand-alone activity would still allow for the project to access various energy incentive programs in Vermont. However, this approach would not benefit from the efficiency of scale that incorporating them into a larger project would bring, and the Town would not benefit from the additional significant fuel and operation costs savings.


A separate development budget, Option 2, eliminating the window and wall insulation work has been included in Appendix E.


Recommendations Renovation Scope of Work The following renovation scope of work incorporates committee preferences, existing conditions, and the alternatives discussed above. The scope of work corresponds to the schematic site and building plans found in Appendix C. This scope of work incorporates the full scope of work outlined in the Budget Option 1. Notes have been made on scope items that could be delayed until a later phase.

Division 1 General Requirements

1. General clean-up of the work area on a constant basis. Debris is not allowed to

accumulate. Dedicated dumpsters for all construction debris shall be provided by the contractor. Recycling of applicable waste materials is required. Provide progress, site maintenance and final cleaning. Provide construction waste management and disposal.

2. Safety requirements (including construction barricade and fencing) and inspections are the responsibility of the General Contractor.

3. Facility environmental requirements and indoor air quality requirements.

4. Electrical power during construction shall be provided by the owner.

5. Temporary lighting, if required during construction, shall be provided by the General Contractor.

6. Access to water for construction activities shall be provided by the contractor (the building will not have water service until this construction work is completed).

7. Temporary toilet facilities for construction personnel shall be provided by the General Contractor.

8. Material Storage shall be provided by contractor outside the confines of the building.

9. Contractor responsible for taking and providing job photos to architect upon completion of each work phase, most importantly after rough framing of walls and openings is completed.

10. Insurance: General Liability. Performance and Payment Bonds likely will be required.

11. No job sign allowed or required.

On-site construction work:

1. All staging must occur on Town of Salisbury property. Construction easement on adjoining properties, if required, will be the responsibility of the Town.


2. Snow removal (if applicable) in staging or construction areas will be the responsibility of the contractor.

3. Portalet(s) must be provided by the contractor for use of its employees and subcontractors.

4. Waste recycling and removal is the responsibility of the contractor.

Submittals: General Contractor to provide submittals for all project materials, including mechanical, electrical, and plumbing equipment and materials.

Division 2 Existing Conditions/Demolition

1. Cut new door opening through stone foundation at rear of building, for new exit door.

2. Remove composting toilet and associated tank in basement.

3. Remove existing back stair, toilet room, and associated floors on both levels to create space for new stair.

4. Remove interior vestibule doors (into Library room) and save for reuse in new location.

5. Remove portions of walls at vestibule and historical Society room, to allow for future construction of expanded vestibule and new toilet room.

6. Create hole through second level floor for new platform lift.

7. Remove existing homasote ceiling tiles at the main level, all spaces. Cut through assumed plaster or gypsum board ceiling above along both eave walls and along central beam, to allow access to structure for reinforcing second level floor joist connections.

8. Remove debris and dispose of on a continual basis. Work area to be kept clean of debris and cleaned on an ongoing basis. Do not let debris accumulate.

9. Provide dust/pedestrian protection between work areas and other locations in the building.

Division 3 Concrete

Cast-in-place Concrete: 1. Install new floor slab at basement level under new exit stairs.

2. Install new pad footings at new structural posts in basement, and then install new pad footing at existing structural posts in basement.

3. Install new pad footings in basement under lift bearing points (2 locations).

4. Install new sono-tube piers on big foot footings for the new steps and bridge at the front entrance. Assume 6 locations of 6” piers.


Division 4 Masonry

Stone foundation Repair: 1. Repair hole in stone foundation at NW corner.

2. Repair or reinforce west foundation wall per structural report.

3. Repair stone structure under front stone steps. Note that this may or may not require re- setting of the upper inset stone step (comprised of four pieces).

4. Create opening in front stone wall for new steps, including dressing sides of new opening. Steps will be concrete.

Division 5 Metals

1. Provide painted galvanized steel tube frame for new stair and bridge at front

entrance. Assume that steel frame is constructed out of small (2”) square tube steel and U-channel to capture wood decking. Tube steel frame will also create verticals for handrail support. Handrail support to be created out of steel strap, as a substrate for a wood handrail cap.

2. Provide one section of steel handrail at the new stair cut through the stone wall. Rail to match rail on stair above (2” square tubes with rail strap).

Division 6 Wood, Plastics and Composites

Rough Carpentry: 1. New structural posts in basement, as noted in structural report. Assume three

locations at mid-spans of existing bays. 2. Sister fire-damaged joist in basement – assume four locations, joists span from center

beam to eave wall plate. 3. New wood stud framing for interior partitions including studs and bracing as indicated

on the drawings (inner vestibule wall, new toilet room, portions of stair enclosure). 4. Reinforce existing second level floor framing, accessed from first level ceiling. Add

clips or joist hangers at exterior wall ledger, and clip ledger to wall studs. Add clips or joist hangers at central beam.

5. Upgrade roof structure. Assume adding members to roof truss system, assume sistering of existing purlins. Assume clips on each rafter, three locations (eave, purlin, ridge).

6. Create new rough opening at new rear exit stair door, inside of masonry wall and above in wood framed wall.


7. New wood stair framing and landing framing.

8. Reinforce floor framing under lift and create a 3” deep pit in existing first floor framing. Reinforce framing in second level floor around lift opening.

9. Wood blocking for attachment of cabinetry, shelving support and specialties.

Interior Carpentry: 1. New painted wood bead board wall finishes on Library side of all new walls (to

continue existing interior wall finish). Use 1x6 edge-and-center bead board. 2. New painted wood base and upper cabinets with Plam counter and hardwood edge in

Library. Cabinets to be flat panel, rail and stile style. 3. New painted wood base with P-lam counter and hardwood edge in Meeting Room

upstairs. Cabinets to be flat panel, rail and stile style. 4. Provide 42” high wood panel railing at lift opening at second level. Note location of

base cabinet limits amount of panel required. 5. New wood trim at new door openings – use 5/4x5 flat casing, painted.

6. New wood trim baseboard at new toilet room only. Wood bead board paneling creates durable base in other locations (to match existing).

7. New 1.25” diameter wood handrail on wall brackets along both sides of new exit stair, from upper level to basement level.

Exterior Carpentry: 1. New clear-finished 2x cedar treads and decking at stair, landing and bridge.

2. New clear-finished milled cedar handrail cap at all stair and bridge railings.

Division 7 Thermal and Moisture Protection Special Note: The exterior wall blown-in insulation scope in #10 below may be carried as a separate and distinct project.

Insulation: 1. R-20 XPS foundation insulation under new slab at basement level.

2. Install 15 mil stego wrap vapor barrier under pea stone at remaining basement floor. Capture edges of vapor barrier in wall foam.

3. 3” of Spray foam insulation at all exterior stone walls in basement. Include spray-applied 15 minute intumescent barrier over foam.

4. Spray foam insulation block along both eaves in upper attic, where loose fill insulation depth is not achievable. Assume 1 cubic foot of foam per linear foot of eave.

5. 20” minimum of loose-fill insulation in upper attic.


6. Install gable end vents to cool upper attic space. Rework north attic window as vent. Add two vents on south attic wall, one each side of chimney.

7. Provide batt insulation in new enclosure walls of new exit stair, from first floor level down to basement floor level.

8. Provide acoustic batt insulation at interior wall of new toilet room.

9. Provide appropriate allowance for minor slate roof repairs.

10. Install blown-in cellulose insulation in exterior walls.

Division 8 Doors and Windows

Interior Doors: 1. Re-locate existing inner vestibule wood doors as shown on plan (new toilet room,

new door at main level exit into exit stair, new door at upper level into exit stair). 2. Re-hang existing Historical Society door in new location as shown on plan.

3. Provide painted wood four-panel doors at new locations shown on drawings including commercial hardware (Sargent 10 line). Paint to match existing doors.

4. Door frames to be painted wood frames.

5. New exterior door at rear exit stair to be a Therma-tru fiberglass half-lite door with two panels on bottom, or approved equal. Exterior doors to have thermally broken frames and thresholds.

Special Note: In the Proforma Budget Option 2 both new windows, and the option to rehab existing windows have been removed from the scope of work.

6. Base window scope includes the preferred method of replacement of existing wood

windows with Marvin wood replacement insert windows. Foam seal new windows into existing window openings. Existing trim to remain inside and outside. An alternative window preservation scope (see below) and cost analysis will need to be evaluated by the VT Division for Historic Preservation prior to construction. There is a possibility that the VT Division for Historic Preservation will require window restoration on the windows, which represents additional scope and costs. For feasibility estimation purposes the preferred alternative is assuming window restoration.

7. Alternate Window Scope:

a. Remove window sashes for offsite restoration work. Protect sashes and historic glass while transporting.

b. Provide weather protection for those opening that do not have existing aluminum track storm windows.

Shop Restoration Work:


a. Remove any sash-mounted hardware and preserve for re-installation.

b. Scrape window sashes to remove paint.

c. Confirm soundness of wood sash elements (rails, stiles, muntin bars) and repair as necessary.

d. Repair any rot found on sashes.

e. Prime sashes with oil-based primer.

f. Repoint and replace glazing putty. Replace any broken glass, ideally with matching historic glass.

g. If sash weather-stripping system requires reglet in sash, cut in reglets and prime.

h. Paint sashes with two coats of oil-based paint.

i. Re-install, adjust and lubricate any sash mounted hardware. On-site Interior Jamb Restoration Work:

a. Remove any jamb-mounted hardware and preserve for re-installation.

b. Drill holes for insulating in the back of the parting bead slot. Insulate space between wood jamb and wall framing (R.O. space) with low expanding foam.

c. Drill holes diagonally up through wall surface (bead board) just below apron casing, into space below wood sill and sub-sill. Insulate space between wood subsill and wall framing (R.O. space) with low expanding foam.

d. Inspect all remaining wood elements of jamb assembly for soundness. Repair or replace damaged elements with parts made from matching wood species

e. Lightly sand existing interior wood surfaces of jamb and trim.

f. Refinish existing interior wood surfaces of jamb and trim with oil-based paint to match original finish.

Weather-stripping Work: a. Provide weather-stripping between the side jambs and the sashes. Use a

bronze spring type weather-strip, or approved equal. b. Provide weather-stripping between the meeting rails of the sashes. Use a

nesting u-shaped clip system, or approved equal. See section iii.g above for prep of window sashes before installation of weather-stripping.

c. Provide weather-stripping between the top sash and the head jamb, and the bottom sash and the sill. Use an extruded silicon tube with a barbed insert (see Resource Conservation Technologies for this system).

On-site Exterior Jamb Restoration Work: a. Remove aluminum track storm windows. Protect opening during this work.

b. Confirm soundness of wood jamb and exterior trim elements and repair as necessary.

c. Repair any rot found on exterior wood jambs, especially wood sills.


d. Prime wood jamb and exterior trim with oil-based primer.

e. Paint wood jamb and exterior trim with two coats of oil-based paint. Re-Installation:

a. Replace jamb mounted hardware. Adjust and lubricate as necessary.

b. Re-install sashes and parting beads.

c. Adjust installation to ensure sashes operate smoothly and easily. Storm Windows – Option A:

Install Allied Window aluminum storm windows on the exterior of the windows, per manufacturer’s instructions. See http://www.alliedwindow.com/AlliedMovie.html Storm Windows – Option B:

Install interior mounted storm panels on the inside surface of each restored sash.

Division 9 Finishes

Walls: 1. New painted 5/8” drywall in new toilet room and new south wall of Historical Society

Room. Use MR gypsum board in toilet room.

2. Provide acoustic sound batts at toilet room walls.

3. Provide 1-hour rated assembly at interior walls of new exit stairs (1 layer of 5/8” gyp. board on both sides of partition wall or 2 layers of 5/8” gypsum board on one side.

4. Interior wall surfaces of walls in the Library to be 1x6 bead board to match existing – see interior carpentry.

Flooring and Base: 1. Protect all existing wood floors for the duration of the project. Existing wood floors

will be the primary floor finish in the finished building. 2. Provide sheet linoleum flooring at the new toilet room, including sealing after

installation. Provide rubber base at new toilet room. 3. Provide rubber stair treads (one piece) at new exit stairs and landings, all levels.

Provide rubber base at landings.

Ceilings: 1. Provide new painted gypsum board ceiling at main level ceilings.

2. Upper level ceilings to remain as is.

Painting: Interior gypsum wallboard surfaces shall be painted with one coat latex primer and two coats of latex eggshell finish color. Use low VOC paints (less than or equal to 65 g/l).


Division 10 Specialties

Miscellaneous Specialties: 1. Toilet paper holder

2. Paper towel holder

3. Coat hook

4. Two grab bars

5. Mirror

Division 14 Conveying Equipment

Lift: Basis of Design for lift is Savaria V-1504 open cab lift, with 750 lb capacity.

Division 22 - Plumbing

Piping: 1. Provide new well. Assume 400’, with casing for first 40 feet.

2. Provide new water entry and shutoff into building from new well.

3. Provide new water piping for toilets and sinks.

4. Provide new point-of use instantaneous electric hot-water heater in sink base cabinet in Library, to serve all three sinks in the building.

5. Provide drain waste and vent piping for all fixtures.

Fixtures: 1. Provide dual flush Toto Drake toilet with new drain and piping.

2. American Standard stainless drop-in sinks on PLAM counters at cabinets.

3. Wall hung porcelain lav at toilet room.

4. All fixtures to be ADA compliant.

5. Use low-flow fixtures and fittings where possible.

6. Provide ADA protective shroud at wall-hung lavatory.

Division 23 - HVAC

Heating: 1. Existing building is heated using an oil-fired furnace. The Town does not currently

plan to change this.


2. One duct run in the wall between the Historical Society and the Library will have to be relocated to create the new Toilet room. This duct will be re-configured to serve the new Toilet room as well

Division 26- Electrical

Lighting: 1. Existing lighting to remain in all spaces except new Toilet room and new Exit Stair.

2. Provide new wall-mounted LED fixtures in Exit stair, one at each level (three total).

3. Provide new LED vanity light at new Toilet room.

4. Provide new LED light above rear Exit Stair door.

Power: 1. This scope assumes that the existing electrical service is adequately sized to serve the

existing building load and minor new loads. 2. Provide one new GFI receptacle outlet adjacent to each new sink cabinet. 3. Provide one new GFI electrical outlet in new Toilet room.

4. Provide power to new lift.

5. Provide power to new septic pump station.

Division 31 - Earthwork

Site Improvements: 1. Excavation and backfill as required for the installation of the new septic system.

2. Excavation and backfill as required to get a new water line from the new well into the basement.

3. Excavation and backfill for new pier foundations, concrete walks and other exterior improvements.

4. Provide new 5’ x 5’ concrete pad outside of new exit stair exterior door.

5. Provide new concrete walk from the new handicap parking space to the new entry bridge, at the base of the new entry stairs, and to the stair through the stone wall.

6. Provide new concrete steps through the stone wall.

7. Regrade and backfill site to create drainage swales away from NW corner of the building and to create new handicap parking space. Provide gravel base and gravel surface at new handicap parking spot.


Funding Sources and Strategy

The estimated total project cost for the full scope of work is $458,279. This cost does not assume any in-kind contributions of labor or materials, so it should be looked at as a maximum. Of this cost, 80% is construction hard costs and 20% is soft costs. To fund the full scope of work, 31% of the overall budget would be made up of grants, local fundraising, in-kind support, or incentives. The annual estimated principal and interest payment on debt portion of the project would be $14,725. The project budget can be found in Appendix D. This total development cost project is on par with the experience of the development consultant, Architect and Historic Consultant in terms of other historic buildings in the region. An alternative budget has also been developed to illustrate the possibility of phasing the project by eliminating costs associated with exterior wall insulation, weatherization, and window replacement from the first phase. The assumption in this case is that this work will be completed at a different time as a distinct project. These two scope items are the only activities in the project that can be viewed as distinct work modules which won’t impact other work related to accessibility or utility. The cost of the project with this reduced scope is $392,591. Of this cost, 76% is construction hard costs, and 22% is soft costs. To fund this reduced scope of work, 33% of the overall budget would be made up of grants, local fundraising, in-kind support, or incentives. Grants and incentive amount assumptions have been reduced. The annual estimated principal and interest payment on the debt portion of the project would be $12,000. The project budget can be found in Appendix E. As mentioned previously in this report, deferring these scope items has the further undesirable effect of sidestepping the efficiencies of scale that are achieved during design, estimating, and contractor mobilization. In addition, the Town will not immediately realize fuel cost savings on the building, which amount to a compounding expense over time which would reduce or eliminate savings on debt service.

Also within the project realities is that this building is municipally owned and is a relatively small project. Being Town owned, with no commercial element to the use of the building, several important potential funding sources are precluded, including the use of historic tax credits (also known as the Federal Rehabilitation Tax Credit), or some of the Vermont State tax credit programs.

As a result, the funding sources for this project outlined below would be largely dependent upon the Town commitment of low-interest, long-term borrowing. With the commitment to borrowing and local fundraising, the Town Hall project will become more attractive to several grant sources, also outlined below. This borrowing/grant package, in the context of long-term asset management, would lower the long-range operating costs of the building, maximize the use of grants and other incentives, and create a space that is usable for the general public.


While potentially useful in generating public support as part of the municipal borrowing discussion, an in-depth analysis of post rehab operating costs is not possible in this feasibility stage. First the specific eventual use of the building is not known, as such we are not able to project potential income of the building. Without the usage being known it is very difficult to model the energy performance of the building. And while information is available about the current expenses on the building, a deeper analysis would need to be conducted about the “real” expenses on the building, as some building management is provided through the Library, and other operating costs are either part of the larger municipal budget (not itemized for the Town Hall specifically), or are conducted by volunteer assistance.

Based on the consultant’s experience on historic buildings, significant energy cost savings on this building are likely. However, these would be offset by additional usage of the building and the need to keep the building continually heated due to the new water and sewer installation. Post rehab, the building would experience a period of lower maintenance costs.


Development Budget The proforma development budget can be found in Appendices D and E. Assumed and potential sources of funds are listed below. While not an exhaustive list, this is sufficient to provide a feasibility-level guideline about what ratios of funding can be expected for different source types. The proforma considers funding sources in three major categories, debt (in this case USDA Rural Development, local fundraising efforts, grants and incentives. A Community Development Block Grant for accessibility upgrades is carried as a separate source due to its importance in this project, though this would generally fall into the “grants and incentives” category. USDA Rural Development, Community Facilities Program (RD) Description: This program provides affordable funding to develop essential community facilities in rural areas. An essential community facility is defined as a facility that provides an essential service to the local community for the orderly development of the community in a primarily rural area, and does not include private, commercial or business undertakings. Salisbury is an eligible community, and the Town Hall project is an eligible project for the direct loan program. The community wide income threshold is not low enough to qualify for a Community Facilities Grant. This is a widely utilized program for a project like the Town Hall renovation. The “RD Loan” would require a local bond issuance. Current interest rates are at 3.375% and the loan can be termed out as far as 40 years. For the purposes of this proforma we have assumed a 40 year term which for this project would entail a monthly payment of $1,227. If additional other sources are found either through local fundraising, through in-kind contributions, or through grants the loan amount and monthly payment could be reduced. The resulting cost to a taxpayer with a $200,000 property in Salisbury would be roughly $15-$18 per year depending on the loan period. Deadline: This is a rolling deadline, however due to the lead time and burden of paperwork, ample time needs to be allowed for the application process. Based on discussions with Vermont Rural Development staff, making a request early in the federal fiscal year could be important. Strategy: The RD Loan application should be pursued after some successes with local fundraising. Not only will this demonstrate commitment, but local fundraising success will also dictate the amount of loan necessary. It is difficult to envision a scenario where this project is not funded by at least 50% debt. The current proforma has the RD Loan covering 73% of the total project costs. These applications are often prepared by professional development consultants.


Local fundraising Description: A local fundraising effort is often the key to projects like this, and will inevitably leverage other funding. Local fundraising efforts some on different shapes and sizes but are commonly a combination of local major gifts or “challenge” gifts, annual or bi-annual appeals, and to a lesser extent events, raffles, or sales. Timeline: Local fundraising is a necessary first step, and needs to begin immediately. Strategy: Local fundraising has other important attributes namely making the community broadly aware of the resource of the Town Hall, and the community commitment to making the Town Hall a center for community activity. For the purposes of this project we have tried to keep the local fundraising to less than 10% of the total project cost. Were the community successful enough to exceed that amount, either through local fundraising or grant support, likely less loan would need to be taken on the project, lowering overall operating costs (debt service). Community Development Block Grants (CDBG) Description: The Vermont Community Development Program (VCDP) assists communities on a competitive basis by providing financial and technical assistance to identify and address local needs in the areas of housing, economic development, public facilities, public services, and accessibility modifications. These are competitive grants that are typically awarded three or four times per year. Deadline: February, April, August, and November. Strategy: Under the current plan, the Town Hall project would be eligible for an Accessibility Modification Grant. These grants are designed to assist municipally-owned buildings and libraries to become compliant with state and federal accessibility requirements, including ramps, lifts, ingress and egress, and removal of architectural barriers. The Town of Salisbury would be eligible for up to $75,000, and indeed that much in accessibility expense is projected in the construction estimate. Because these grants are highly competitive it is important to wait to submit this grant request until the other sources are secured. CDBG is often identified as “gap financing”. Note, CDBG could also be a resource for this project through the public facilities implementation grant, if a specific “tenant” or operator of a program were to be identified for the building.


Walter Cerf Description: The Walter Cerf Community Fund makes grants to address charitable needs in Vermont. Priority interests are the arts, education, historic preservation, and social services, reflecting the pattern of giving established by Mr. Cerf over many years. Within these issue areas, the fund's advisors have a strong desire to support work that addresses the needs of underserved populations. The Fund prefers proposals that encourage cooperation, collaboration, and community building. It will rarely fund an entire project, but instead favors projects that have support from a variety of sources. The Committee will make grants to organizations that are a) located in and serving the Addison County and Brandon area, or b) serving a statewide constituency and making a unique contribution to Vermont. Approximately 70% of funds available will be awarded to programs and projects in the Addison County/Brandon area; the remaining 30% of available funds will support statewide programs and projects. Deadline: Early June 2018. Applications accepted once per year. Strategy: For the proforma budget projections we have projected a relatively small grant amount of $5,000 through the Cerf Fund. In theory, the project would be eligible for a larger sum of up to $25,000, but being competitive for that would depend on local community support for the project and other factors. Vermont Arts Council Cultural Facilities Grant Description: These grants help Vermont nonprofit organizations and municipalities enhance, create, or expand the capacity of an existing building to provide cultural activities for the public. Examples of projects eligible for funding include improvements to wiring, heating, lighting, and plumbing; accessibility features such elevators, lifts, assistive listening systems, ramps and bathrooms; stage improvements such as curtains, lighting, and rigging; permanent display panels or exhibit cases; fixed equipment expenses; and wireless/broadband for enhancing programming capacity. Awards range from $1,000 to $30,000 and must be matched on a 1:1 basis. At least 50% of the match must be in cash. Up to 50% can be in well-documented in-kind materials and/or labor. Funds from other state sources may not be used to match a Cultural Facilities grant. Funds will be issued only after the project work is completed and the required reports are submitted. Deadline: Typically in May with funding announcements in August. Strategy: Assume a modest grant amount for project of this size. For the purposes of the proforma projections we will assume $12,000. Note that these funds need to be expended within a year of receipt, so application to the Cultural Facilities Grant should be made later in the fundraising process, perhaps coinciding with the CDBG request.


Vermont Division for Historic Preservation Description: Established in 1986, the State-funded Historic Preservation Grant Program helps municipalities and non-profit organizations rehabilitate the historic buildings that are a vital part of Vermont’s downtowns, villages, and rural communities, as well as its iconic landscape. Since its inception, the program has provided almost $5 million towards the preservation of over 550 historic community buildings. Grants have been used to revitalize buildings such as town halls, museums, theaters, libraries, recreation centers, and other municipal buildings. An Historic Preservation Grant may assist with the cost of repairs, maintenance, and accessibility improvements. Deadline: Typically due in October. Strategy: While awards could be up to $20,000 this source is part of the Building Communities Grants Program, along with the Cultural Facilities Grant listed above. For that reason, applicants are precluded for getting grants from both of these sources in a single fiscal year. As a result we will not project any grant from this source in the current preferred scope proforma budget, however the Town and the Committee should keep this source in mind for future endeavors, particularly if the project is phased. Preservation Trust of Vermont Description: Through a partnership with the Freeman Foundation, Preservation Grants are available to non-profit organizations and municipalities for rehabilitating historic buildings. Eligible projects must have strong community support, as demonstrated by volunteer and fundraising efforts. Grants typically range from $10,000 to $35,000. In recent years these funds have been allocated specifically for Northeast Kingdom communities. Deadline: Grants are offered 3 or 4 times a year. Strategy: Preservation Grants are usually awarded after ongoing work with the Preservation Trust and for that reason it is imperative that the committee begin discussing this project with Preservation Trust staff as soon as possible. Beyond the grant possibilities they are an invaluable technical and advocacy resource. For the purposes of the proforma budget we are not estimating any grants from Preservation Trust due to the Northeast Kingdom funding priorities. However it is important that Preservation Trust becomes a partner in this project. This source has funded renovations on Shard Villa in Salisbury as well as on historic structures in Bristol, Vergennes, Middlebury, Addison, and Ferrisburgh


Local In-kind Support Local In-kind support of labor, materials, or expertise is often a very important part of small projects like this. Not only can overall project costs be reduced, but in-kind work is very effective at building momentum and enthusiasm for a project, and building community in general. In-kind support is very hard to quantify as this stage of a project, however the more in-kind value that can be created for a project, the the less money has to be borrowed. Grant writing and construction period project management (Clerk of Works) are places where committed local people often help out on projects like this. Energy Incentives Energy Incentives in Vermont are often computed to maximize energy efficiency on a building, and focus on the delta between pre-renovation efficiency and modelled post-renovation efficiency. Incentives will be computed at the time of design development and are greatly affected by final decisions on the scope of work. For that reason, we have provided a $2,000 allowance for energy efficiency incentives in the Option 1 budget, and have eliminated this potential source from the Option 2 budget. Other Sources For projects like this there always seem to be other sources of funds, either through private and non-advertised foundations, or through special or non-typical state for federal funding announcements. Sometime sources become available for specific activities, such as for window replacement, or insulation. Other funds may be available from local businesses, rotary or civic organizations, and banks. Often these sources can be ferreted out during a local fundraising campaign. If Salisbury were to become a Designated Village Area, some sources of small grants may open to the community. As addition sources are identified and awarded the amount of amortizing debt can be decreased accordingly. The Steering committee should continue to be in contact with the Preservation Trust of Vermont for ongoing historic preservation opportunities, and with the Addison County Regional Planning Commission for planning and community development opportunities.


Project Schedule The proposed project schedule can be found in Appendix F. The schedule was largely built around the lead time for USDA Rural Development Funding, and around the application requirements for Community Development Block Grants.

Wagner Development Partners Salisbury Town Hall Feasibility Study

Appendix A. Preliminary Section 106 Review 1-19-17

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Suzanne Jamele Historic Preservation Consulting

1 High Street

Plainfield, Vermont 05667

802-454-7825 phone 802-454-7780 fax [email protected] January 19, 2017 Ashar Nelson Vermont Integrated Architecture PO Box 862 Middlebury, VT 05753 Re: Salisbury Town Hall Upgrades, Salisbury. HUD/CDBG-Planning Grant. Dear Ashar: This letter will provide you with preliminary comments regarding the proposed project to make structural and energy efficiency upgrades, add water and septic systems, and provide ADA access to the front of the Salisbury Town Hall and its second floor. Schematic plans for the project have been developed. It is recognized by those planning the project that the building is an important historic resource and work should be compatible with both the building and the surrounding historic district. According to the terms of the Programmatic Agreement for HUD/CDBG funded projects, I have reviewed the above-referenced undertaking in accordance with the standards set forth in 36 CFR 800.4, regulations established by the Advisory Council on Historic Preservation to implement Section 106 of the National Historic Preservation Act. Project review consists of evaluating the project's potential impacts to historic buildings and structures, historic districts, historic landscapes and settings, and known or potential archeological resources. Historic Resources The building that houses the Salisbury Town Hall, at 918 Maple Street in Salisbury, is a 2 ½ story, wood frame, Greek Revival style building constructed in 1869, expanded in 1908 and renovated in 1948 after it was gutted by fire. The building is individually listed on the National Register of Historic Places and is listed on the State Register of Historic Places as a contributing building (#27) in the Salisbury Village Historic District. This largely intact 19th century village has a concentration of Federal and Greek Revival style buildings. Setting This building is located on a very narrow lot facing north toward Maple Street at the corner of Prospect Street in the heart of Salisbury Village. The building’s lot slopes slightly downhill to the east. The building has a front lawn with a mature tree near the street. A marble retaining wall runs along the eastern edge of the front lawn from the northeast corner of the building tapering to the grade of Maple Street. The unpaved Prospect Street runs immediately adjacent to the east side of the building and there is a very narrow side yard to the west. To the back (south) of the Town Hall is a dirt parking area and lawn.

mailto:[email protected]

Salisbury Town Hall Upgrades Salisbury, VT January 19, 2017

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Exterior The north-facing, 3x3 bay, 2 ½ story, slate roofed, gable front building rests on a mortared yellow marble foundation. Due to the slope of the lot, the foundation is exposed only about a foot on the north and west sides and the full foundation is exposed on the south and east sides. There is a large stone on the east foundation wall with the construction year of 1869 chiseled into it. The clapboard sided building’s front elevation has a pedimented gable with a central oculus and a recessed entrance sheltering original paired four-panel wood doors. The entry is accessed by broad steps composed of large slabs of stone which appear in an historic photo of the building taken in 1906. The building has arched-panel corner pilasters that support a full entablature, molded cornices, a broad water table, plain trim, and narrow molded cornices over the windows, doors and recessed entry. Windows are 1/1 double hung wood sash that replaced taller multi-light windows in 1908 when the building was given a second story. On the front elevation, there is a window on either side of the recessed front entry and three windows across the second floor. On the eaves sides of the building there are three windows on each floor. The rear elevation has only one window which is in the far right-hand side of the first floor. A c. 1905 brick exterior chimney is centered on the rear wall and runs up the full height of the building. There is an infilled former window opening in the foundation to the right of the chimney. Interior The building has a full unfinished basement and unfinished attic space. It houses the Salisbury Town Library on the first level and a meeting hall on the second floor. The front ¼ of the first floor contains an entry vestibule with an inner set of double doors with five horizontal panels that open into the library. The vestibule area also contains a set of enclosed, winding wood stairs to the second floor in the northeast corner and a storage room in the northwest corner. At the back of the library are several small enclosed areas including a former kitchen area now used as a children’s library which retains built-in cupboards, a small storage area, and enclosed stairs. On the second floor is a large open meeting space with a stage containing a painted theater curtain, which has been restored, at the back of the building. The stage is flanked by doors with five horizontal panels. The door on the left accesses the backstage and the one on the right accesses a set of enclosed winding wood stairs to the first floor. There is a small storage room in the northeast corner of the meeting room above the front stairs. The upper floor is used for a variety of community functions. Walls on the first floor and in the enclosed stairways have vertical bead board wainscot beneath a molded chair rail with horizontal bead board above and crown molding. On the second floor the main hall has the same vertical beadboard wainscot and molded chair rail but the walls above are plaster which is cracking in a stepped pattern in many areas. Interior trim around doors, windows, baseboards and the stage is flat. Windows have narrow cornice caps. Floors are hardwood and ceilings and doors have five raised horizontal panels. Ornate caste iron floor and wall grates remain from an early 20th century heating system. Ceilings are modern fiber board panels. Lights are florescent panels and there are modern chandeliers in the library. No historic lighting fixtures remain. Most of the finishes appear to date from 1908 when the building was raised and an additional floor built under the original building. At that time, the height of the front entry was reduced and fluted Doric columns located within the recessed entry were


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removed. Proposed Project The proposed project will make structural and energy efficiency upgrades, add water and septic systems, and provide ADA access to the front of the Salisbury Town Hall and its second floor. The building does not have water or septic facilities and does not meet current codes or ADA requirements for public use. Addressing these needs will allow the building to continue to serve a variety of public needs as a community center and library. Access Changes The small library is currently not ADA compliant and the proposed project aims to make improvements to provide accessibility both inside and out. This includes the approach and entry to the building, movement inside the building, and a new restroom. Historic interior finishes including wood flooring, beadboard and trim will be retained and re-used wherever possible. Much thought has been given to the design for accessing the front of the building without altering the historic stone steps. Entry on either side of the building, or the back, does not meet the spirit of the law and is not physically practical since both sides of the building are tight to the lot lines. The current proposal is to construct a simple, delicate wood landing, steps and ramp, all with simple steel strap rails with a wooden rail cap, that extends from the front entry over the stone steps and slightly into the front lawn. It would have steps down to grade where concrete walkways from Maple and Prospect Streets would enter. The Prospect Street walkway would bisect the stone wall along the east side of the front lawn. This walkway is needed because the parking is at the back of the building and users will approach the building along this side of the structure. A wood ramp of similar light design would extend west from the landing to meet a concrete ADA compliant path. This path would approach the building from the street along the western edge of the front lawn at grade. The grade of the lawn will be slightly reworked so that the ramp will be able to gain much of its needed rise at grade. A designated handicap parking spot will be located in the western side of the front lawn at the edge of Maple Street. The proposed landing, steps and ramp will rest atop the stone steps, allowing them to remain largely visible. This system would be reversible and allow the stone stairs to be fully exposed in the future. The juncture of the ADA ramp with the landing is pulled back some from the building to allow the foundation and steps to be more visible. This design maintains the axial approach to the building and allows all users to enter through the building’s historic front entry while making no physical changes to the building. The slight change in grade allows much of the ADA compliant ramp/walkway to remain at grade. The details of the design of the landing, steps, and wood ramp will be critical in limiting the visual effect of the system on the building. On-going review of this design will be needed. The paired front doors will be retained and reset so that they meet code. On the interior, the front entry vestibule is very narrow between the exterior doors and the pair of doors that opens into the library. In order to provide a wider entry area between the two sets of doors and meet ADA code,


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the inner doors will be set back slightly into the library space. A platform lift to the second floor will be constructed in the northwest corner of the first floor, where a storage room is now. The open lift and its railing and would be freestanding from the exterior wall and front window. The back wall of the existing storage room will be removed and reconstructed several feet further into the library space to provide enough room for a wheelchair to maneuver. Also within this space will be entry into a new ADA complaint bathroom which will be constructed in the northwest corner of the library. Other locations, such as spaces in the back of the library were consider to avoid intruding on the open floor of the library. However, the selected location is preferred so the restroom can be used when the library is closed and the upper floor is in use. These changes at the front of the library affect historic fabric and floor plans but provide needed facilities to allow the building to serve the public in the 21st century without providing a costly addition or changing the functional primary entry to the back of the building. These limited changes appear to be a reasonable compromise, maintaining much of the original interior fabric and layout and allowing the exterior of the building to remain unaltered. The historic kitchen cupboards in the Children’s Library area will be retained providing a visual record of the former use of the hall for community meals. The front stairs to the second floor will be retained. At the back of the building, the existing partition wall at the back of the library will be retained, the old stairs removed, and a new set of enclosed winding stairs be built to run to the second floor in the southwest corner of the building. On the first floor the stairs will continue down from main level 8 risers (+-56”) to nearly reach grade and a new exterior door will be added to the back of the building opening to an exterior concrete landing at grade. This exit will provide a second means of egress. The addition of these stairs will not alter any character-defining features of the building as they will replace an existing stair and will be located in an area that has already been partitioned from the main first floor space. The new rear door and exterior concrete landing will not affect the historic character of the building since it is on the back of the structure. Care will need to be taken when cutting into the stone foundation to create the new door opening and any repairs to the foundation will need to use mortar that matches the original in color, composition and tooling. On the second floor, changes will be limited. The addition of the stairs in the southwest corner, will require partial removal of a wall to the right of the stage and removal of a five-panel door in this location. The door to the fire escape in the center bay on the east side will be removed and replaced with a 1/1 window that matches the others on the building. New wood trim will be installed that matches the other windows. The metal exterior fire escape will be removed as it is rusting and considered unsafe. In addition, the fire escape is contributing to deterioration of the building as water splashes off the structure onto the nearby window, trim and clapboards, all of which exhibit areas of rot. At the time of a site visit on October 13, 2016, rain was observed bouncing off the fire escape onto the building. Removal of the five-panel door to the right of the stage is justified in order to accommodate the new code-compliant stair system that will provide a second means of egress from the assembly hall. Replacement of the east side door with a new window that matches others of the building will return the building to its c. 1908 appearance. Removal of the fire escape, a feature added in 1948, will benefit the building by preventing moisture damage currently being caused by the structure.


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Energy Efficiency Measures The building currently is not insulated. The building will be air sealed. Basement walls will receive spray foam insulation and a thermal barrier will be applied over the foam. The dirt floor will receive a continuous poly vapor barrier covered with pea stone. The walls of the building are not expected to be insulated although an alternative has been prepared for adding dense-pack cellulose installed from the interior. This would involve careful removal of some of the beadboard on the first floor and re-installation after the insulation is added. On the second floor multiple cores would be made through the gypsum wallboard and then repaired with gypsum board patches after the insulation is added. Twenty inches of loose-fill cellulose insulation will be added in the attic and spray foam will be added along both eaves in the upper attic where loose-fill insulation depth can not be achieved. Two gable vents will be added on the south (rear) wall of the building on either side of the chimney and the round attic window will be reworked as a vent. Detail on how this will be accomplished will be important so as to make as little change as possible to the opening and have the vent louvers be as unobtrusive as possible. The slate roof will be repaired as needed and any damaged slates will be replaced with slates that match the existing in size and color. There will be no work to the oil fired hot air heating system, The building has eighteen 1/1 wood double hung windows that date from c. 1908 when the building was given a second floor. Consideration must be given to the retention of historic fabric in this significant community building. The windows range from poor to good condition. Some are damaged, cracked, rotten, are loose in their frames and many operate poorly. Some have aluminum storm windows but many do not. An evaluation of the windows in 2011 by Jeremiah Parker of Jeremiah Parker Restoration determined that “most bottom sash are not operable, have rotten bottom rails and no weatherstripping”. He recommended fixing the top sash in place and repairing or replacing the lower sash to free operating condition and weatherstripping. This is not a preferred option because good operability is necessary for ventilation and code compliance in this public building. Costs have been gathered for repair and weatherstripping the windows and adding new Allied storm windows vs. replacement. The estimated cost to repair the windows and add the new storm windows is $2,100 per window or $37,800. The estimated cost for new Marvin all wood 1/1 windows with double insulated glass and a spring-loaded vinyl track at the side jambs, which keeps the jamb and window tight for air sealing, is $1,400 per window or $25,200. The difference of $12,600 plus on-going maintenance is significant for a small community with very limited staff and a limited budget. Access to the windows on the upper floor is not easy. While loss of the historic windows would be significant, since they are 1/1 sash their replacement with new wood windows would not affect the overall character of the building and its significant historic features and massing would remain. Structural Repairs A structural assessment was conducted by Bob Neeld of Engineering Ventures and a report prepared on November 7, 2016. The report indicated the building needs structural reinforcement of the first and second floor framing, and the roof structure if insulation is added


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to the attic floor. Recommended structural repairs will be incorporated in the project. Portions of the stone foundation are failing and need repair and/or rebuilding. Any repointing of the stone foundation should use mortar that matches the original in color, composition and tooling. Water infiltration, particularly in the northwest corner of the basement, and near the front stairs, will be addressed through foundation repairs and exterior drainage improvements. Water and Septic Systems A water system and plumbing will be added to the building and a new bathroom constructed. A new counter and small sink will be added on the outside of the east facing wall of the new first floor bathroom. A similar counter and small sink will be added on the outside of the east facing wall of the lift on the second floor. These systems will be added in as unobtrusive a manner as possible. A leach field will be added in the lawn at the back of the building and the parking area will be regraded. Preliminary Assessment of Effect The Area of Potential Effect (APE) for this project includes direct effects to the Salisbury Town Hall, its front lawn, and the lawn behind it where the leach field will be installed. The APE for indirect effects is the Salisbury Village Historic District. The ability of the Salisbury Town Hall to continue to serve its original function as a community meeting space, and as a public library, as well as its architectural contribution to the community is important. The addition of a new ADA compliant approach to the building, along with new interior stairs and a lift, will solve the accessibility needs of the building. Structural upgrades and the addition of water and septic systems and facilities will allow the building to meet current code requirements and better serve the public. Weatherization steps will make the building a more comfortable and desirable space for community activities while reducing the cost to heat the building. In total, the proposed work will allow the building to continue to play an important role in the life of the community and its on-going use will contribute to the Town Hall’s long-term preservation. Direct effects to the building will not likely be adverse. Final design of the new front entry approach, and finishes and treatment on the new bathroom and rear staircase will be important to insure compatibility with the historic character of the building. Conversion of the front gable window to an attic vent will need to be carefully designed. A final decision about treatment of the windows will need to take into consideration the condition of the windows, the cost of repair vs. replacement, energy savings, and on-going maintenance as well as the importance of retaining historic fabric whenever possible in a significant community building. If new windows are installed they should match the existing openings and care should be taken to retain existing trim, or replace to match if damaged, on the interior and exterior of each window. Based on a meeting and walk-through of the building on October 13, 2016 with architect Ashar Nelson and review of a Conceptual Site Plan and Schematic Plans dated November 2016 and a rendering of the proposed front access on the Schematic Plan Cover Sheet dated January 10, 2017, it appears the proposed project, as currently designed, has the potential to meet the


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Secretary of the Interior’s Standards for Rehabilitation and therefore, is likely to have no adverse effect on this historic building or the surrounding historic district. On the Vermont Community Development Program Preliminary Section 106 Review Form completed by the VDHP on September 2, 1015, the Division did not indicate any concern with the project’s potential to affect any archeological resources. Because of the building’s proximity to the Leicester River and the proposed addition of a leach field behind the building and new walkways in the front lawn, it would be prudent to submit a current site plan to the VDHP and confirm that there is no archeological concern with these activities. Sincerely,

Suzanne Jamele Historic Preservation Consultant

cc: Vermont Division for Historic Preservation Isaac Wagner, Pride Development


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1. View southeast with Salisbury Town Hall in center of image (blue building).

2. View north toward Salisbury Town Hall and area on left where septic system will go.


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3. View south at front of the building.


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4. Detail of front entry. New entry will float above the re-set stairs on light metal posts

and wood walkway.

5. Detail of gable window that will be given louvers to serve as an attic vent.


11

6. View south of west wall of building.


12

7. View north of back side of building. A new door will be added to the left of the chimney near grade and two new vents will be added in the gable on either side of the

chimney.


13

8. View southwest of front and east side of building. The fire escape will be removed and

the second floor door will be converted to a window, which was formerly in this opening.


14

9. View east of door to be converted to a window and fire escape landing to be removed.


15

10. Detail of east wall of building showing damage to siding and trim from moisture

splashing off the fire escape.


16

11. Typical 1/1 window without a storm window, here on the front elevation, second floor.


17

12. Typical 1/1 window with a storm window, here on the west side, first floor.


18

13. Front elevation comparison of windows with (first floor) and without (second floor)

storm windows.


19

14. Typical 1/1 window in second bay on first floor, east side.


20

15. Poor alignment of meeting rails on window in second bay on first floor, east side.


21

16. Window in second bay on first floor, east side is misaligned and has loose joints.


22

17. Typical window, west side first floor.


23

18. Second floor west side window in first bay. Typical of second floor windows.


24

19. Second floor west side window in first bay. Bottom rail is gouged.

20. Second floor west side window in first bay. Bottom rail is split in corner.


25

21. Second floor window, east side first bay. Bottom rail is broken.

22. Second floor east side, window in first bay. Cracked rails.


26

23. Second floor east side, window in first bay. Cracked rails.

24. Second floor front windows lack storm windows and rattle.


27

25. View south in library on first floor. Door on right opens into area where new stairs

will be added.


28

26. View east in children’s room in southeast corner of library (back of building). Historic

trim, wallcoverings and cabinetry will remain.


29

27. View west in southwest corner (back of building) where new stairs will be constructed.


30

28. View north toward front of library.


31

29. View toward northwest corner where new restroom would go. The first window would

be included in the restroom.


32

30. View northeast toward entry vestibule. These green double doors will be moved

slightly into the library to enlarge the vestibule so that it complies with ADA requirements.


33

31. View east at entry vestibule and northeast corner of library with typical finishes.


34

32. View west in first floor entry vestibule in front of building. Double doors on left will

be moved into the library space a small amount. The four panel door opens into the Historical Society’s corner room where the lift will go. The door will be re-used.


35

33. View north in Historical Society room in northwest corner of first floor where

freestanding lift will go.


36

34. View east in second floor northeast corner looking into stairway to first floor.


37

35. View northeast at door to stairs and storage room in northeast corner of second floor.


38

36. View south in second floor room looking toward stage.


39

37. View south at restored painted theater curtain on stage.


40

38. Southwest corner of second floor where new stairs will be constructed.


41

From: Peebles, ElizabethTo: Suzanne Jamele; Ashar Nelson; Isaac WagnerCc: Mann, QuinSubject: RE: Salisbury Town HallDate: Friday, February 10, 2017 5:22:52 PM

Sue,Thank you for talking me through the conceptual plans for the Salisbury Town Hall project. This is agreat building and the design is achieving a lot of positive goals in a small footprint. As we talked about here are the areas of the design that will need further information orconsultation if the project moves forward with implementation and requires Section 106 review.

· Since the plans reviewed for this planning grant were conceptual designs the final plans willbe needed for a final review and will answer some of the following items.

· More detailed plans about the design of the proposed ramp, specifically the materials,dimensions, and attachment methods to the existing stone steps.

· As confirmation it is my understanding that the one of the design intentions of the ramp isto keep the existing stairs visible and that the stairs will be repaired prior to rampconstruction.

· Further investigation about the options for the basement foundation. Currently interiorspray foam is proposed which would need to be carefully considered primarily regardingpotential moisture problems that may prompt deterioration of the masonry, other possibleinsulation alternatives explored (material and placement), and address the energy benefitsthat may be gained.

· Consideration of feasibility to not alter the oculus window into a vent. Possibly venting in analternate location (eave vents or just the north elevation vents) or if mechanical ventingwould be an option to achieve air circulation needs.

· Clarification/specifics about requirements that are prompting the redesign of the frontvestibule.

· Design details regarding the lift installation.· Analysis of window treatment that addresses the considerations why the recommendations

in the 2011 window evaluation is not the preferred alternative. Your letter references codecompliance concerns about fixing the top sash in place, I am not familiar with that specificcode requirement and that would need to be referenced.

· Specific replacement window proposed with material (wood with or without cladding?) anddimension details for the sash to compare with existing.

· On the phone you mentioned you thought that storm windows would be needed for boththe repaired or replacement windows – I am not sure if that is reflected in the costcomparison.

Also as I mentioned on the phone we were able to stop by the project site on Tuesday. Yvonne hasreviewed the area and has no archaeological concerns with the project as designed.Thank you for your work on this project and please contact me if you have any follow up questionsor if the project moves forward to implementation.






Have a good weekend.Elizabeth Elizabeth Peebles | Historic Resources SpecialistVermont Division for Historic Preservation1 National Life Drive, Davis Bldg, 6th Floor | Montpelier, VT 05620-0501802.828.3049 [email protected]://accd.vermont.gov/historic-preservation

From: Suzanne Jamele [mailto:[email protected]] Sent: Friday, January 20, 2017 11:19 AMTo: ACCD - Project Review <[email protected]>; Peebles, Elizabeth<[email protected]>; Ashar Nelson <[email protected]>;Isaac Wagner <[email protected]>Subject: Salisbury Town Hall Attached are materials for a Section 106 review for this Planning Grant. --Suzanne JameleHistoric Preservation Consulting1 High StreetPlainfield, VT 05667802-454-7825-ph 802-454-7780-fax

http://accd.vermont.gov/strong_communities/preservation/


http://accd.vermont.gov/historic-preservation


Appendix B. Structural Assessment Report 11-7-16

208 Flynn Avenue, Suite 2A, Burlington, VT 05401 � Tel: 802-863-6225 � Fax: 802-863-6306 85 Mechanic Street, Suite B2-2, Lebanon, NH 03766 � Tel: 603-442-9333 � Fax: 603-442-9331

Salisbury Library

Structural Assessment Report

Bob Neeld, PE

November 7, 2016

INTRODUCTION:

This assessment is based on observations made during a site visit on October 4, 2016 by Bob Neeld and Ashar Nelson and is a part of planning efforts for overall building improvements.

The building is located at the corner of Maple Run and Prospect Streets in Salisbury, VT.

OBSERVATIONS:

General:

The building is approximately 50’x30’ in plan and consists of two occupied levels and a basement. An attic was accessed through a hatch over the second floor stage and consists of a flat ceiling/attic floor.

The building cornerstone indicates a date of construction of 1869. It is understood through photos that the building was raised several feet to convert a one story building to two stories around 1906. There is also evidence of these alterations in the change in siding at a constant level around the building.

For orientation purposes, the main entry level is assumed to face east.

Foundation:

The foundation consists mostly of mortared stone. The dirt floor slopes down from north to south with a full height stone wall at the south and a shorter wall at the north. Several areas of distress were noted:

• The interior footings supporting wood columns are made of stone and the soil around them has begun to erode. These footings should be replaced.

• There is evidence of water migration- possibly from flood events. The pattern is generally from the north-east toward the south/south-west. This has led to loss of soil below the north wall and portions of the east wall as well as the interior footings noted above. Drainage along the north side is fair and improvements may be considered.

• Portions of the north wall have had mortar loss and there are loose stones.

Salisbury Library Structural Assessment November 7, 2016 P a g e | 2

• There is a recessed stone entry floor at the east. The stone foundation below this is

made of loose stones that should be stabilized by relaying stones and/or pointing the joints. The large stone entry steps have shifted and relaying these should be considered.

• The foundations generally appear to be shallow and are likely to be subjected cyclical movement due to frost penetration below the footings. Heat loss from the building heating system may be mitigating the movement somewhat. Soil mapping of this area indicates a well drained stony loam which is moderately frost susceptible.

• The south wall appears to be in generally good condition without substantial bowing or cracking or loss of mortar. It is not clear how far below ground level this wall extends.

As part of the overall renovation project, a strategy for foundation stabilization and durability should be considered. This could include full replacement of the foundation, partial replacement, or repairs.

First Floor Framing:

The framing consists of wood joists spanning north-south to a center carrying beam. The framing is generally in good condition. There are several fire damaged joists that should be reinforced.

The Building Code calls for library loads to be 60 pounds per square foot (PSF) of Live Load capacity at “Reading Rooms” and 150 PSF at “stack rooms.” However, given the moderate nature of the stacks and combination of reading spaces and stack areas, a 60 to 100 PSF capacity is likely adequate for the current use. The joists have about 100 PSF capacity and the beams have about 50 to 75 PSF of capacity.

Second Floor Framing:

The framing in this area was not able to be easily observed. A small hole in the ceiling of the north-west corner allowed the joists to be measured. The configuration is similar to the first floor and columns in the library space confirm the presence of a center beam.

Assembly loading of the second floor requires a Live Load capacity of 100 PSF. If the area is arranged with fixed seating (fastened to the floor) a 60 PSF load is required.

The floor joists have a capacity of about 70 PSF. The beam was not able to be measured or observed. Assuming a similar size to the first floor, the beam capacity is about 50 PSF.

The floor joists are attached to the outside walls with a ledger nailed to the studs with three spikes at each stud. This connection further limits the floor capacity to about 40 PSF.


Use of the second floor should include some level of reinforcing of the framing. If not all elements are to be reinforced to 100 PSF, an arrangement to limit occupancy to other than Assembly loading (100 PSF requirement) may be acceptable to the Code Official. Removal of existing walls and installation of new walls during renovations should take into consideration support of the center beam.

Roof Framing:

The roof consists of 2x6 @ 16” rafters continuous from eave to ridge with a triple 2x8 purlin near mid-span. There are three trusses at approximately equal spacing constructed of triple 2x8 top and bottom chords with 2x6 diagonals. The members are connected with ½” diameter bolts. Attic floor framing spans between trusses and consists of 2x6 @ 16”

The roof lines appeared to be mostly straight without significant roof deflection. Isolated areas at the eaves were observed and no evidence of water penetration or rotted framing was noted. A section of the ceiling framing at the south-east was fire damaged. No insulation was observed at the attic floor.

Snow loads roofs are based on a ground snow load of 50 PSF modified for exposure conditions and snow loss from sliding based on roof material and slope. The required loading for this roof is on the order of 35 PSF.

The roof appears to be good, serviceable condition. The capacity of the framing is on the order of 25-30 PSF based on the interaction between the full span 2x6 rafters and the purlin/truss system.

Often actual snow loads on roofs of older buildings are kept low due to heat loss melting the snow off the roof before it can accumulate to code mandated levels. The addition of insulation to a roof system eliminates this heat loss and snow load reduction. Therefore, the addition of insulation requires existing roofs to be brought up to current standards. The addition of insulation to this roof will precipitate a more detailed analysis and likely upgrade to the purlins and trusses.

Wall Framing:

The wall systems were not able to be observed due to the presence of finishes. When the building was modified in the early 1900’s, a short section of wall about 3 or 4 feet must have been added potentially creating a pinned wall joint where lateral buckling could occur. It is not entirely clear how this was accomplished. There is evidence that the full height windows were infilled with two sets of windows- upper and lower. No evidence of buckling or misalignment was noted.


RECOMMENDATIONS:

Foundation:

The foundation is in fair to poor condition. Full replacement of the foundation would provide a long-lasting, durable, and frost protected option. Replacement of just the north wall and north-east corner may be a more suitable option to balance cost and durability. It is understood that these options may be beyond the available budget and a repair option is outlined below:

- The north wall should be substantially reworked. This would include repointing of the stone. Additionally, an interior retaining wall to terrace the interior grade is suggested to counter the undermining of the north foundation.

- Drainage improvements should be considered including regrading at the north and possibly adding a catch basin at the north-east corner. This requires additional review jointly with the civil engineer.

- A frost protection strategy should be developed in tandem with insulation plans for the building. If the basement is to be fully insulated or no longer heated, consideration should be given to insulating shallow foundations.

- Replace interior footings with new concrete footings and piers.

- Repoint entry foundation and relay exterior steps.

First Floor Framing:

- Reinforce fire damaged joists

- Add posts and footings under the main carrying beam to increase capacity.

Second Floor Framing:

Improving the second floor framing to meet current codes for 100 PSF live load for assembly use would require reinforcing of the beams, joists, and ledger connection at the perimeter walls. Since this may be considered an existing use, it may be possible to limit the occupancy to that similar to a fixed seating arrangement. This would include the following:

- Expose the main carrying beam and determine actual capacity. It is likely this would need to be reinforced. Use of existing and renovated walls can provide support for this beam for new posts.

- Add fasteners of the ledger to the outside wall framing.


Roof Framing:

If no insulation is added to the attic, the existing condition may remain as is. If insulation is to be added, reinforcing of the roof system should be completed. This would include reinforcing the existing purlins and trusses.

14'-3 1/2"

12'-10 1/2"12'-10"

14'-7

1/2

"

EXISTING FOUNDATION/FIRST FLOOR FRAMING

DRAINAGE PATTERNTHROUGH BASEMENTCAUSING EROSION

STONE FOOTINGS WITHSOIL WASH OUT NEARBY

LOOSE STONES AND UNDERMINEDFOUNDATION

ENGINEERING VENTURES, PCNOVEMBER 7, 2016STRUCTURAL ASSESSMENT REPORT

14'-3 1/2"

12'-10 1/2"12'-10"

14'-7

1/2

"

ASSUMED BEAMLOCATION- SIZE TOBE DETERMINED

TYPICAL JOISTS1-3/4X9-3/4 @16:LEDGER AT

EXTERIORWALL(TYPICAL)

EXISTING SECOND FLOOR FRAMING ENGINEERING VENTURES, PCNOVEMBER 7, 2016STRUCTURAL ASSESSMENT REPORT

EXISTING ROOF/ATTIC FRAMING

TRUSSES

3-2X8PURLINS

RIDGE POLE

TYPICAL RAFTERS 1-7/8"X 5-3/4" @16"

ENGINEERING VENTURES, PCNOVEMBER 7, 2016STRUCTURAL ASSESSMENT REPORT

208 Flynn Avenue, Suite 2A, Burlington, VT 05401 � Tel: 802-863-6225 � Fax: 802-863-6306 85 Mechanic Street, Suite B2-2, Lebanon, NH 03766 � Tel: 603-442-9333 � Fax: 603-442-9331

bobn

Typewritten Text

EAST ELEVATION

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Typewritten Text

INTERIOR POST WITH STONE FOOTING

bobn

Callout

RECESSED FRONT ENTRY AND HEAVED FRONT ENTRY STEPS

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Callout

DRAINAGE WASHING OUT SOIL BELOW STONE FOOTING

Salisbury Town Hall – Photos P a g e | 2

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Typewritten Text

NORTH FOUNDATION WALL

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Typewritten Text

BASEMENT LOOKING NORTH-EAST

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Callout

UNDERMINING OF FOUNDATION- SOIL WASHING OUT BELOW BOTTOM OF WALL

bobn

Callout

LOOSE STONES BELOW RECESSED ENTRY


bobn

Typewritten Text

BASEMENT LOOKING SOUTH-WEST


bobn

Typewritten Text

NORTH EXTERIOR WALL

bobn

Typewritten Text

NORTH EAST CORNER

bobn

Callout

APPARENT LOCATION OF WATER ENTERING BASEMENT

bobn

Callout

CONSISTENT LINE OF SIDING ADDED- LIKELY 1906 CHANGE WHERE FULL HEIGHT WINDOW OPENINGS WERE FILLED WITH TWO SETS OF WINDOWS


bobn

Typewritten Text

UPPER FLOOR LOOKING EAST

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Typewritten Text

MAIN FLOOR- TYPICAL USE OF THIS AREA

bobn

Callout

LOW-RISE BOOK SHELVES- LIGHTER THAN CODE REQUIRED "STACK AREAS"


bobn

Typewritten Text

SECOND FLOOR LOOKING WEST

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Typewritten Text

PHOTO FROM 1906 PRIOR TO RAISING BUILDING


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Typewritten Text

TYPICAL ROOF FRAMING- LOOKING EAST

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Typewritten Text

EAST END SHOWING FIRE DAMAGED CEILING


Appendix C. Schematic Site and Building Plans 1-10-17

DRAWING INDEX

CIVIL DRAWINGS

DRAWINGNUMBER DRAWING NAME

A-2.1? CONCEPTUAL SITE PLAN

ARCHITECTURAL DRAWINGS

A-2.0 EXISTING FLOOR PLANS

A-2.1 PROPOSED MAIN FLOOR PLAN

A-2.2 PROPOSED SECOND FLOOR PLAN

A-4.1 EXISTING ELEVATIONS

A-4.2 EXISTING ELEVATIONS

A-1.0

COVER SHEET

JANLC

January 10, 2017

Governing Building Codes: NEW CONSTRUCTIONVermont Adopted Codes and Standards• Vermont Fire & Building Safety Code - 2012• NFPA 1 Fire Code - 2012• NFPA 101 Life Safety Code - 2012, Chapter 1-11; New Occupancy Chapter• International Building Code, IBC 2012,• NFPA 70 National Electrical Code - 2014 • ICC International Plumbing Code - 2012 • The National Board Inspection Code, National Board of Boiler & Pressure Vessel Inspectors, 2004• Vermont Access Rules and 2012 ADA (2013 Amendment)• 2011 Vermont Commercial Building Energy Standards• International Energy Conservation Code (IECC)• Agency of Natural Resources Regulations• 2010 Americans with Disabilities Act (ADA) Standards and Accessibility Guidelines

*Per State of Vermont Fire & Building Safety Code 2012: New Construction: IBC & NFPA 1 & 101 apply.All IBC Chapters apply except Chapters 8, 10, 11, 13, 27, 28, 29, 33, 34.

*When a conflict between codes is identified, NFPA applies for all categories, or where one code orstandard has a requirement and another code or standard does not have a requirement the codeor standard with a requirement shall apply.

PROJECT DESCRIPTION

The proposed building program includes updates and expantion to municipal offices and libraryspaces and provided more protected record storage space. The project proposes renovating thetwo-story historic Town Hall, removing exterior fire egress stairs, updating/renovating the East Additionportion to use as occypyable space, and updating accessibility and thermal performance . Thegross footprint area of the whole building will be 2,354 SF. The total gross square footage of thebuilding shall be 6,516 SF. USE AND OCCUPANCY CLASSIFICATIONPer IBC 2012, Chapter 3:Per 303.4 Libraries and Community Hall uses shall be classified Assembly Group A-3.Per 304.1 Civic Administration use shall be classified as Business Group B.

Per NFPA 101 2012, Chapter 6:Per 6.1.2 Assembly Occupancy used for gatherings of more than 50 persons.

TYPES OF CONSTRUCTION

Per IBC 2012, Chapter 6:

Per Table 601 Fire Resistance Ratings Requirements for buildingelements in a Type VB Building shall be:

Primary Structural Frame 0 hourBearing Walls - Exterior 0 hourBearing Walls - Interior 0 hourNon-Bearing Walls + Partitions Int 0 hourFloor Construction 0 hourRoof Construction 0 hour

PROJECT INFORMATION

SALISBURY TOWN HALLSCHEMATIC DESIGN 01/10/2017

EXTERIOR ELEVATION FROM THE NORTH

ANDREA MURRAY, AIA, NCARB, LEED [email protected]

ASHAR NELSON, AIA, LEED [email protected]

P.O. Box 862Middlebury, VT 05753802.989.7249

DATE ISSUED:

Drawn:Checked:

REVISIONS:

SALISBURYTOWN HALL918 Maple StreetSalisbury, VT 05769

CIVIL ENGINEERINGPeter DeGraff, P.E.Otter Creek [email protected]

STRUCTURAL ENGINEERBob Neeld, PEEngineering Ventures, [email protected]

HISTORIC PRESERVATIONSuzanne JameleHistoric Preservation [email protected]

HISTORIC BIRDS EYE VIEW PHOTOPROPOSED ENTRY


Appendix D. Proforma Project Budget Option 1

Salisbury Town Hall, Salisbury, VT

Feasiblity Development Budget

10-Aug-17 Option 1

Total Finished SF: 2,354 Construction Contingency: 10%Total Construction Cost per SF: $155 Soft Cost Contingency: 5%Total Development Cost Per SF: $195

SOURCES % of Total Development Cost Interest Rate Amortization Term

USDA Rural Dev. Loan 322,979 70.48% 3.38% 40 40Local Fundraising 41,300 9.01%Grants and Energy Incentives 19,000 4.15%CDBG Accessiblity Grant 75,000 16.37%

TOTAL SOURCES 458,279 100.00%

USESAcquisition 6,000 1.31%Construction Hard Costs 364,110 79.45%Soft Costs 88,170 19.24%

TOTAL USES 458,279 100%Gap 0

Salisbury Town Hall Sources of Funds

USDA Rural Dev. Loan Local Fundraising Grants and Energy Incentives CDBG Accessiblity Grant

Wagner Development Partners 8/11/2017 1

Option 1 10-Aug-17

Budget Per s.f.

USDA Rural Dev.

LoanLocal

Fundraising

Grants and Energy

Incentives

CDBG Accessiblity

Grant

ACQUISITION1 Land 0 0.002 Buildings 0 0.003 Inspection 0 0.004 Property Appraisal 3,500 1.49 3,5005 Legal - Title and Recording 2,500 1.06 2,500

Subtotal Acquisition 6,000 6,000 0 0 0Aquisition Contingency 0

Total Acquisition 6,000 2.55 6,000 0 0 0CONSTRUCTION HARD COSTS

6 Rennovation - General Renno. Inc Site work 216,053 91.78 162,249 14,000 39,8047 Building Insulation 14,322 6.08 12,322 2,0008 Window Restoration 18,286 7.77 15,286 3,0009 New Construction - Lift 35,196 14.95 35,196

10 New Construction - Septic 24,420 10.37 24,42011 New Construction - Well 20,232 8.59 20,23212 Hazardous Material Abatement 0 0.0013 Furnishings, Fixtures, & Equipment 2,500 1.06 2,500

Subtotal Hard Costs 331,009 237,009 0 19,000 75,000Construction Contingency 33,101 33,101

Total Hard Costs 364,110 154.68 270,110 0 19,000 75,000SOFT COSTS

14 Architectural and Construction Admin 12,600 5.35 12,60015 Structural Engineering 10,450 4.44 10,45016 Civil Engineering 8,250 3.50 8,25017 Development Consulting/Proj. Management 25,000 10.62 15,000 10,00019 Printing and Reproduction 750 0.32 75020 Library Relocation and Storage (temporary) 1,200 0.51 1,20021 Environmental NEPA review 4,500 1.91 4,50022 Energy Assessment 2,000 0.85 2,00023 Permits/Fees 2,604 1.11 2,60324 Construction Period Insurance 1,250 0.53 1,25025 Clerk of the Works 9,000 3.82 9,00026 Independent Testing and Inspection 2,000 0.85 2,00027 Hazardous Material Testing 800 0.34 80028 Data System - Cabling 800 0.34 80029 Payment and Performance Bond 2,767 1.18 2,767

Subtotal Soft Cost 83,971 35.67 42,670 41,300 0 0Soft Costs Contingency 4,199 4,199

Total Soft Costs 88,170 37.46 46,869 41,300 0 0

TOTAL DEVELOPMENT COSTS 458,279 195 322,979 41,300 19,000 75,000


10-Aug-17 Option 1

USDA Rural Dev. Loan

PRINCIPAL 322,979INTEREST RATE 3.38%AMORTIZATION PERIOD 40TERM 40MONTHLY PAYMENT 1,227ANNUAL PAYMENT 14,725

YEAR 1 2 3 4 5 6 7 8 9BEGINNING BALANCE 322,979 319,095 315,077 310,922 306,625 302,180 297,582 292,828 287,910ENDING BALANCE 319,095 315,077 310,922 306,625 302,180 297,582 292,828 287,910 282,823PRINCIPAL 3,884 4,017 4,155 4,298 4,445 4,597 4,755 4,918 5,086INTEREST 10,841 10,708 10,570 10,428 10,280 10,128 9,970 9,807 9,639TOTAL PAID 14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725

Cont. 10 11 12 13 14 15 16 17 18282,823 277,563 272,122 266,494 260,674 254,654 248,427 241,988 235,327277,563 272,122 266,494 260,674 254,654 248,427 241,988 235,327 228,438

5,261 5,441 5,628 5,820 6,020 6,226 6,440 6,660 6,8899,464 9,284 9,098 8,905 8,705 8,499 8,285 8,065 7,836

14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725

Cont. 19 20 21 22 23 24 25 26 27228,438 221,314 213,945 206,323 198,440 190,287 181,854 173,133 164,112221,314 213,945 206,323 198,440 190,287 181,854 173,133 164,112 154,782

7,125 7,369 7,622 7,883 8,153 8,433 8,722 9,021 9,3307,600 7,356 7,103 6,842 6,572 6,293 6,003 5,705 5,395

14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725

Cont. 28 29 30 31 32 33 34 35 36154,782 145,133 135,152 124,830 114,154 103,111 91,691 79,878 67,661145,133 135,152 124,830 114,154 103,111 91,691 79,878 67,661 55,026

9,650 9,980 10,322 10,676 11,042 11,421 11,812 12,217 12,6365,076 4,745 4,403 4,049 3,683 3,304 2,913 2,508 2,089

14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725 14,725

Cont. 37 38 39 4055,026 41,957 28,440 14,45941,957 28,440 14,459 013,069 13,517 13,980 14,459

1,656 1,208 745 26614,725 14,725 14,725 14,725



Appendix E. Project Proforma Budget Option 2

Salisbury Town Hall, Salisbury, VTFeasiblity Development Budget

10-Aug-17 Option 2

Total Finished SF: 2,354 Construction Contingency: 10%Total Construciton Cost Per SF $128 Soft Cost Contingency: 5%Total Development Cost Per SF: $167

SOURCES % of Total Development Cost Interest Rate Amortization Term

USDA Rural Dev. Loan 263,291 67.07% 3.38% 40 40Local Fundraising 44,300 11.28%Grants and Energy Incentives 10,000 2.55%CDBG Accessiblity Grant 75,000 19.10%

TOTAL SOURCES 392,591 100.00%

USESAcquisition 6,000 1.53%Construction Hard Costs 300,521 76.55%Soft Costs 86,070 21.92%

TOTAL USES 392,591 100%Gap (0)

***This alternative elminates wall insulation, and window replacement.

Salisbury Town Hall Sources of Funds

USDA Rural Dev. Loan Local Fundraising

Grants and Energy Incentives CDBG Accessiblity Grant


Option 2 10-Aug-17

Budget Per s.f.

USDA Rural Dev.

LoanLocal

Fundraising

Grants and Energy

Incentives

CDBG Accessiblity

Grant

ACQUISITION1 Land 0 0.002 Buildings 0 0.003 Inspection 0 0.004 Property Appraisal 3,500 1.49 3,5005 Legal - Title and Recording 2,500 1.06 2,500

Subtotal Acquisition 6,000 6,000 0 0 0Aquisition Contingency 0

Total Acquisition 6,000 2.55 6,000 0 0 0CONSTRUCTION HARD COSTS

6 Rennovation - General Renno. Inc Site work 190,853 81.08 138,049 3,000 10,000 39,8049 New Construction - Lift 35,196 14.95 35,196

10 New Construction - Septic 24,420 10.37 24,42011 New Construction - Well 20,232 8.59 20,23212 Hazardous Material Abatement 0 0.0013 Furnishings, Fixtures, & Equipment 2,500 1.06 2,500

Subtotal Hard Costs 273,201 185,201 3,000 10,000 75,000Construction Contingency 27,320 27,320

Total Hard Costs 300,521 127.66 212,521 3,000 10,000 75,000SOFT COSTS

14 Architectural and Construction Admin 12,600 5.35 12,60015 Structural Engineering 10,450 4.44 10,45016 Civil Engineering 8,250 3.50 8,25017 Development Consulting/Proj. Management 25,000 10.62 15,000 10,00019 Printing and Reproduction 750 0.32 75020 Library Relocation and Storage (temporary) 1,200 0.51 1,20021 Environmental NEPA review 4,500 1.91 4,50022 Energy Assessment 0 0.00 023 Permits/Fees 2,604 1.11 2,60424 Construction Period Insurance 1,250 0.53 1,25025 Clerk of the Works 9,000 3.82 9,000 026 Independent Testing and Inspection 2,000 0.85 2,00027 Hazardous Material Testing 800 0.34 80028 Data System - Cabling 800 0.34 80029 Payment and Performance Bond 2,767 1.18 2,767

Subtotal Soft Cost 81,971 34.82 40,671 41,300 0 0Soft Costs Contingency 4,099 4,099

Total Soft Costs 86,070 36.56 44,770 41,300 0 0TOTAL DEVELOPMENT COSTS 392,591 167 263,291 44,300 10,000 75,000


10-Aug-17 Option 2

USDA Rural Dev. Loan

PRINCIPAL 263,291INTEREST 3.38%AMORTIZATION PERIOD 40TERM 40MONTHLY PAYMENT 1,000ANNUAL PAYMENT 12,004

YEAR 1 2 3 4 5 6 7 8 9BEGINNING BALANCE 263,291 260,125 256,850 253,462 249,959 246,335 242,588 238,712 234,703ENDING BALANCE 260,125 256,850 253,462 249,959 246,335 242,588 238,712 234,703 230,556PRINCIPAL 3,166 3,275 3,387 3,503 3,623 3,748 3,876 4,009 4,146INTEREST 8,837 8,729 8,617 8,500 8,380 8,256 8,128 7,995 7,857TOTAL PAID 12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004

Cont. 10 11 12 13 14 15 16 17 18230,556 226,268 221,832 217,245 212,500 207,593 202,517 197,267 191,838226,268 221,832 217,245 212,500 207,593 202,517 197,267 191,838 186,222

4,289 4,436 4,588 4,745 4,907 5,076 5,250 5,430 5,6167,715 7,568 7,416 7,259 7,096 6,928 6,754 6,574 6,388

12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004

Cont. 19 20 21 22 23 24 25 26 27186,222 180,414 174,407 168,193 161,767 155,121 148,247 141,137 133,783180,414 174,407 168,193 161,767 155,121 148,247 141,137 133,783 126,178

5,808 6,007 6,213 6,426 6,646 6,874 7,110 7,354 7,6066,196 5,997 5,791 5,578 5,357 5,130 4,894 4,650 4,398

12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004

Cont. 28 29 30 31 32 33 34 35 36126,178 118,311 110,175 101,761 93,057 84,056 74,746 65,117 55,157118,311 110,175 101,761 93,057 84,056 74,746 65,117 55,157 44,857

7,866 8,136 8,415 8,703 9,002 9,310 9,629 9,959 10,3014,138 3,868 3,589 3,301 3,002 2,694 2,375 2,045 1,703

12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004 12,004

Cont. 37 38 39 4044,857 34,203 23,184 11,78734,203 23,184 11,787 010,654 11,019 11,397 11,787

1,350 985 607 21712,004 12,004 12,004 12,004



Appendix F. Salisbury Town Hall Development Timeline 7-5-17

ID TasMo

Task Name Duration Start Finish Respon

15 Submit RD Loan Application 1 day Sat 3/10/18 Sat 3/10/187 Bond Vote for RD Loan Application1 day Wed 3/21/18 Wed 3/21/1812 Local Fundraising 195 days Tue 8/1/17 Mon 4/30/1820 Prepare RD Loan Application 94 days Wed 1/10/18 Mon 5/21/1816 Write Walter Cerf Application 26 days Wed 5/2/18 Wed 6/6/1817 Submit Walter Cerf Grant Request1 day Wed 6/6/18 Wed 6/6/1810 CDBG Public Hearing Notice in Pap1 day Fri 6/22/18 Fri 6/22/188 CDBG Public Hearing 1 day Wed 7/18/18 Wed 7/18/184 CDBG Application Due 1 day Tue 8/7/18 Tue 8/7/1811 Prepare CDBG Application 48 days Fri 6/1/18 Tue 8/7/183 CDBG Funding Announcements 1 day Tue 10/9/18 Tue 10/9/181 Work on CDBG award conditions 46 days Mon 10/8/18 Sat 12/8/1814 Submit CDBG Environmental Revie32 days Sun 11/4/18 Mon 12/17/12 CDBG Grant Agreement Executed 1 day Wed 1/16/19 Wed 1/16/1919 Desgin Development Phase 77 days Thu 11/1/18 Fri 2/15/199 CDBG Evironmental Clearance 3 days Thu 2/14/19 Sun 2/17/1918 Local Permitting 44 days Tue 1/15/19 Fri 3/15/1913 Bidding Period 53 days Sat 2/16/19 Tue 4/30/196 Construction Start 1 day Wed 5/1/19 Wed 5/1/195 Construciton Period 89 days Wed 5/1/19 Sun 9/1/19

3/103/21

6/66/22

7/188/7

10/9

1/16

2/17

5/1

Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Jan Feb Mar Apr May Jun Jul Aug Sep2018 2019

Task

Split

Milestone

Summary

Project Summary

Inactive Task

Inactive Milestone

Inactive Summary

Manual Task

Duration-only

Manual Summary Rollup

Manual Summary

Start-only

Finish-only

External Tasks

External Milestone

Deadline

Progress

Manual Progress

Salisbury Town Hall Development TimelineTue 7/4/17

Page 1

Project: Salisbury Town Hall SchDate: Tue 7/4/17

salisbury town hall feasibility study

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