Recording a Peice of History by Angelene Hoffert

RECORDING A PIECE OF HISTORY ARCHIVAL DOCUMENTATION AND DEVELOPMENT OF A HISTORIC PROPERTY O’CONNOR’S GROCERY AND RESIDENCE 400/2 SOUTH BROADWAY LEXINGTON KENTUCKY

A Masters Project Presented to the Graduate School of the University of Kentucky

In Partial Fulfillment of the Requirements for the Degree Master of Historic Preservation by Angelene J Hoffert August 2012

Committee Members: Douglas Appler, Committee Chair Clyde Carpenter Robert Magrish

ABSTRACT Located in the South Hill Historic District, of Lexington Kentucky, 400/402 South Broadway has remained unoccupied and for-sale since the turn of the century. Since the historic district was established in the mid-1970s the area has suffered major losses to its historic fabric through various new commercial and mixed-use developments. Although the property is protected under local jurisdiction it remains at risk for vandalism, fire and accidental or natural disasters. In order to protect the historic property, an extensive documentation of the existing conditions was undertaken to provide an archival record per the Historic American Buildings Survey standards.

To help current or future owners of the property return the historic property to a profitable structure recommendations are made to rehabilitate the property per the Secretary of Interiors Standards for Rehabilitation and Guidelines for the Rehabilitation of Historic Buildings. Recommendations provide information on the current conditions of the property and steps to take in order to ensure the character-defining features of the historic property are maintained. Proposed uses and financial considerations were designed to help the current or future owners decide on profitable uses during and after the completion of the rehabilitation.

KEY WORDS: Historic Preservation

Adaptive Reuse

South Hill Historic District

Historic American Buildings Survey (HABS)

Lexington, Kentucky

RECORDING A PIECE OF HISTORY: ARCHIVAL DOCUMENTATION AND DEVELOPMENT OF A HISTORIC PROPERTY

Angelene J Hoffert

___________________________________________ Director of Master’s Project

___________________________________________ Director of Graduate Studies

___________________________________________ Date

ACKNOWLEDGMENTS I would like to express my gratitude to a great many people who greatly helped the following project come to light and, finally, to completion. Without the insight and direction of my committee members this study would not have been possible. Each member of my committee brought a combination of insight and experience to my research and graduation school education is that is priceless. I thank my Committee Chair, Dr. Douglas Appler, for helping me find direction and path to my final project. Dr. Appler guidance helped clear the 'fog' of my research to reveal a path of travel in my education and professional aspirations. To my 'honorary co-chair' and committee member, Robert (Rob) Magrish, for his past knowledge in historic preservation and connections to the community at large, Rob's astounding dedication to the success of his students helps drive them to unforeseen potential and professional heights. Finally, to Committee Member Clyde Carpenter, your long standing scholarship and dedication to the Historic Preservation industry exemplifies the great deeds of hard work and belief into a often overlooked sector of the construction and design industry. I would also like to thank the rest of the Historic Preservation faculty of the University of Kentucky. They brought an astounding amount of knowledge to our program through their dedication and experience. Thank you to Dr. Allison Carll-White, Julie Riesenweber, Nancy O'Malley, Dr. Wallis Miller, Robert Vice, and especially to Holly Weideman. Without Holly's direction, motivation, and insight into the real-time world of historic preservation and development this project would have never been possible. Her work brings new life to old buildings and to all that experience them. I finally would like to acknowledge and thank my friends and family for their continued support through my graduate school experience. You all brought sanity to my graduate school days and helped the 'light at the end' of the tunnel keep shining brightly. I thank my soul-mate, Thomas LaMay, for his shoulders which helped carry the weight of this great undertaking; Thomas' constant reassurance and strength helped me push through the never-ending coursework, papers and research. To my parents, Terry and Susan Hoffert, for instilling within in my the drive to succeed and never stop learning. I can never thank them enough for their unyielding support. My mom, for her cheery voice on the dreary days and her unfailing belief in me; she is truly my biggest fan and the reason for the never-ending push to be the best I can be. And to my Dad, for passing on his love of history, knowing on how things work, and unfaltering dedication to his family. Finally, to my brother, Josh Hoffert and his wife, Sarah, and friends, Jess Diederich and Jamie Farman, you are my rocks and my cheerleaders. Words cannot describe my gratification for your strength and encouragement. Thank you for always being there!.

ACKNOWLEDGEMENT

iii

ACKNOWLEDGEMENTS

iii

LIST OF FIGURES

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INTRODUCTION

xiii xiii

METHODOLOGY

CHAPTER 1 ARCHIVAL HISTORY OF 400/402 SOUTH BROADWAY SETTLEMENT OF LEXINGTON, KENTUCKY DEVELOPMENT OF SOUTH HILL DISTRICT HISTORY OF O’CONNOR’S GROCERY AND RESIDENCE

2 3 5

CHAPTER 2 ARCHITECTURAL DESCRIPTION OF 400/402 SOUTH BROADWAY SITE EXTERIOR DESCRIPTION RESIDENCE DESCRIPTION RESIDENCE FINISH MATERIALS STORE DESCRIPTION EXISTING HEATING & COOLING SYSTEMS CHANGES TO THE PROPERTY

16 16 20 23 25 27 27

CHAPTER 3 COMPARABLE STRUCTURES DEVELOPMENT OF RESEARCH CRITERIA AND LIMITATIONS COMPARABLE STRUCTURES 152/154 OLD GEORGETOWN 172/174 OLD GEORGETOWN 190/192 NORTH BROADWAY 572/574 NORTH LIMESTONE 705 WEST MAXWELL

46 47 49 50 52 53

CHAPTER 4 RECOMMENDATIONS FOR TREATMENT INTRODUCTION CHARACTER DEFINING FEATURES LOCAL JURISDICTION LIMITATIONS PRECAUTIONS LEAD PAINT REMEDIATION MOLD AND MILDEW PESTS ASBESTOS ABATEMENT EXTERIOR ASSESSMENT AND RECOMMENDATIONS ROOF EXTERIOR WALLS Brick Mortar Joints STONE FOUNDATION LIMESTONE SILLS EXTERIOR WOOD WINDOWS STOREFRONT TABLE OF CONTENTS

61 64 66 66 67 67 67 68 68 71 72 76 77 77 80 82

PORCH ADDITIONS ALTERATIONS INTERIOR ELEMENTS FLAT PLASTER - WALLS & CEILING WOODWORK Baseboards Door Leafs, Transoms and Pedimented Trim Window Sills and Trim Flooring Woodwork Finish STAIRS Main Stairs, Room 100 Enclosed Stairs, Room 107 FIREPLACE Room 101 Room 102 Room 103 Room 201 and 202 Room 207 TILE

82 83 83 84 85 85 86 87 88 89 89 90 91 91 91 91 91 92

CHAPTER 5 HISTORIC AMERICAN BUILDINGS SURVEY (HABS) ARCHIVAL HISTORY OUTLINE EXISTING CONDITION DOCUMENTATION Sheet 1: First Floor Plan Sheet 2: Second Floor Plan Sheet 3: West Elevation Sheet 4: South Elevation Sheet 5: East Elevation Sheet 6: North Elevation Sheet 7: Porch, Store Front and Bracket Details

112 127 128 129 130 131 132 133

CHAPTER 6 PROPOSED USES INHERENT ENERGY PERFORMANCE RECOMMENDED NON-MECHANICAL PERFORMANCE ADDITIONS RECOMMENDED MECHANICAL PERFORMANCE ADDITIONS CODE COMPLIANCE BUILDING CODES ZONING COMPLIANCE WITH OTHER CODES PROPOSED USES PROPOSED SITE DESIGN EXTERIOR ELEVATIONS GROCERY / MARKET RESTAURANT / BAR OFFICE APARTMENTS

TABLE OF CONTENTS

135 136 137 139 141 141 142 143 145 145 147 149 151

CHAPTER 7 FINANCIAL CONSIDERATIONS FINANCIAL INCENTIVES FOR REHABILITATION FEDERAL TAX CREDITS DEFINITION OF TERMS DETERMINING ELIGIBILITY QUALIFIED EXPENSES CALCULATING TAX CREDITS APPLICATION PROCESS STATE TAX CREDITS

175 175 176 178 179 181 181 182

FEASIBILITY ASSESSMENT PROPOSED USES TOTAL PROJECT COSTS PROJECTED INCOME POTENTIAL CONCLUSION

182 183 184 184 187

APPENDICES CHAIN OF TITLE DIRECTORY LISTINGS

191 193

BIBLIOGRAPHY

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TABLE OF CONTENTS

MAPS Map 1-1

Map 1-2

Map 1-3

Map 1-4

Map 1-5

Map 1-6

Map 1-7

Map 3-1 Map 3-2

Map 3-3

Map 3-4

DRAWINGS Plan 2-1 Plan 2-2

Map of the State of Kentucky with the adjoining territories, waterways and trade routes. (Facsimile of the original in the Kentucky Geological Survey. Lexington, Ky. : Kentucky Geological Survey, 1931. Relief shown pictorially.); Russell, John, fl. 1733-1795. ; Symonds, H. D. (Henry Delahoy) “Town Plat of 1790” Staples, C.R. The History of Pioneer Lexington, 1779-1806. Lexington, Kentucky: 1939, reprinted by Lexington-Fayette County Historic Commission, 1973. Enlargement Sheet 3 South Broadway and West Maxwell Streets. Lexington, Kentucky. (1 map on 23 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "May 1886." New York : Sanborn Map and Pub. Co. Enlargement Sheet 231South Broadway and West Maxwell Streets Lexington, Kentucky. (1 map on 26 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "Dec. 1890." New York : Sanborn Map and Pub. Co. Enlargement Sheet 21 South Broadway and West Maxwell Streets. Insurance maps of Lexington, Kentucky. (1 map on 38 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "October 1886." New York : SanbornPerris Map Co. Enlargement Sheet 26 South Broadway and West Maxwell Streets. Insurance maps of Lexington, Kentucky. (1 map on 38 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "October 1901." New York : SanbornPerris Map Co Enlargement Sheet 63 South Broadway and West Maxwell Streets. Insurance maps of Lexington, Fayette Co., Kentucky. (1 map on 89 sheets: col. ; sheets 64 x 54 cm. Scale [ca. 1:50] Sheet 63. "1907." New York : Sanborn Map Co 152/154 Old Georgetown, right corner of Georgetown Pike and Ballard Street, site in 1886; excerpt Sheet 7 Sanborn Fire Insurance Maps, 1886. 172/174 Old Georgetown, southwest corner of Georgetown Pike and Todd Street, site in 1920; excerpt Sheet 36 Sanborn Fire Insurance Maps, 1907-1920. 190/192 (86/88) North Broadway, southwest corner of North Broadway and West 2nd Street in 1886; excerpt Sheet 12 Sanborn Fire Insurance Maps, 1886. 705 West Maxwell Street, northeast corner of West Maxwell and Merino Streets in 1920; excerpt Sheet 36 Sanborn Fire Insurance Maps, 19071920.

13 55

400/402 S. Broadway First Floor Plan 400/402 S. Broadway Second Floor Plan

32 33

1976 Photo of 400/402 South Broadway. Photography by Richard DeCamp. Photo-19. Historic South Hill Historic District Nomination. Fayette-Lexington Historic Commission, 1978. Current Condition, 400/402 S. Broadway, Lexington Kentucky. Photographer Angelene Hoffert, January 2012.

PHOTOS PHOTO 1-1

PHOTO 1-2

LIST OF FIGURES

vii

PHOTO 2-1

PHOTO 2-2 PHOTO 2-3 PHOTO 2-4 PHOTO 2-5 PHOTO 2-6 PHOTO 2-7 PHOTO 2-8 PHOTO 2-9 PHOTO 2-10 PHOTO 2-11 PHOTO 2-12 PHOTO 2-13 PHOTO 2-14 PHOTO 2-15 PHOTO 2-16 PHOTO 2-17 PHOTO 2-18 PHOTO 2-19 PHOTO 2-20 PHOTO 2-21 PHOTO 2-22 PHOTO 2-23 PHOTO 2-24 PHOTO 2-25 PHOTO 2-26 PHOTO 2-27 PHOTO 2-28 PHOTO 2-29 PHOTO 2-30 PHOTO 2-31 PHOTO 2-32 PHOTO 2-33 PHOTO 2-34 PHOTO 2-35 PHOTO 2-36 PHOTO 2-37 PHOTO 2-38 PHOTO 2-39

Looking north on S. Broadway Street off W. Maxwell Street, towards downtown commercial core of Lexington, Kentucky. 400/402 S. Broadway on right Looking south down S. Broadway Street from intersection of West Maxwell Street. Looking east on West Maxwell Street at corner of South Broadway Looking northwest across intersection of South Broadway Street and West Maxwell Street View of Front faรงade, facing west View of South Elevation, looking northeast. Bay project at center of photo with ell and restroom addition to right. Close-up foundation stones View of South Elevation, looking northwest. View of North Elevation, looking south Close-up of South Elevation first and second floor windows. View of West Elevation with all additions visible, facing east View of ell and restroom addition, looking north Detail of flared eaves at roof, all elevations of primary structure Detail of wood brackets at eaves Close-Up of typical primary faรงade segmented-arch windows with corbelled sill Typical dense red brick and grout lines. Peeling paint reveals the underlying structure Close-up of storefront at primary faรงade, looking west Detail of wood brackets at cornice of storefront Close-up front porch at primary faรงade, facing west. Detail of decorative wood brackets at front porch Detail of horizontal scrollwork at stairs with open tread trim details Detail of vertical scrollwork at stairs Close-up of open stair case with newel post and scrollwork. View of entrance hall and stairs, facing west View of entrance hall and stairs, facing east View of Room 101, looking south. View of Room 101, looking west at connection between Room 101 and 102 Close-up of missing top cap of wood baseboard and added VCT wallcovering as wainscot Close-up of replacement fireplace, Room 102 Close-up of gas line for morning warmers Close-up of 1x6 tiles and border of Room 101 fireplace hearth Close-up of fireplace hearth, Room 102 View of Room 102 looking at bay, looking south View of Room 102, looking southeast View of kitchen ell, Room 103, looking into bathroom addition, Room 104. View of kitchen ell, Room 103, looking northwest Close-up of wood plank flooring with ghosting of removed floor covering, Room 103 View of second floor hall with window over stairs, Room 200, looking west View of second floor hall, Room 200, looking east

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28 28 28 28 28 29 29 29 29 29 30 30 30 30 30 30 31 31 31 31 34 34 34 34 34 35 35 35 35 35 35 35 35 35 36 36 36 36 36

PHOTO 2-40 PHOTO 2-41 PHOTO 2-42 PHOTO 2-43 PHOTO 2-44 PHOTO 2-45 PHOTO 2-46 PHOTO 2-47 PHOTO 2-48 PHOTO 2-49 PHOTO 2-50 PHOTO 2-51 PHOTO 2-52 PHOTO 2-53 PHOTO 2-54 PHOTO 2-55 PHOTO 2-56 PHOTO 2-57 PHOTO 2-58 PHOTO 2-59 PHOTO 2-60 PHOTO 2-61 PHOTO 2-62 PHOTO 2-63 PHOTO 2-64 PHOTO 2-65 PHOTO 2-66 PHOTO 2-67 PHOTO 2-68 PHOTO 2-69 PHOTO 2-70 PHOTO 2-71 PHOTO 2-72 PHOTO 2-73 PHOTO 2-74 PHOTO 2-75 PHOTO 2-76 PHOTO 2-77 PHOTO 2-78 PHOTO 2-79 PHOTO 2-80 PHOTO 2-81 PHOTO 2-82 PHOTO 2-83 PHOTO 2-84

View of Room 200A, looking east View of window punctures on east wall of Room 201 View of Room 201, looking west at fireplace Close-up of original fireplace surround, typical of Room 201 and 202 View of Room 202, looking north View of second floor ell, Room 203, looking west View of second floor ell, Room 202, looking south at window and connection to Room 202 View of enclosed porch, Room 204, looking north View of enclosed porch, Room 204, looking northwest at wood framed enclosure Close-up of typical suspended 2x4 acoustic ceiling Close-up of original plaster ceiling with some damage View of typical plaster walls with wood furring and removed wood panel Close-up of fire damaged plaster and trim Close-up of typical three-part wood baseboard of first floor Close-up of first floor wood baseboard with missing top cap Close-up of typical wood baseboard trim of second floor Close-up of VCT cap at stair tread Close-up of wood plank flooring with adhesive residue Close-up of laminate floor tile and VCT tile transition at second floor Close-up of typical VCT tile of second-floor Close-up of peeling paint revealing original faux wood grain paint Interior view of entrance door with missing paneling and original hardware Typical interior door with six-panel wood door and transom Typical simplified transom of second floor window and door pediments Typical missing transom and pediment of rooms Detail of pediment Typical pediment at first floor doors and windows, blocked transom also typical of all transom windows Typical window View of Room 107, looking west View of Room 107, looking east Close-up of closet additions in Room 107, looking northwest Detail of white washed bead board ceiling View of connection to residence, Room 100 from storefront, Room 107 View of exposed brick wall with bead board ceiling and furring strip, typical Room 107 View of missing flooring at Room 107, looking north Close-up of wood plank floor transition of Room 107 Close-up of ghosting in wood floor planks from shelving units of Room 108 Close-up of wood storefront remnants of Room 107 Close-up of removed beadboard wall partition Close-up of transom window of stair entrance, Room 107 Close-up of original landing remnants and residual stairway ghosting Close-up of wallcovering remnants View of Room 207, looking west View of Room 207, looking east Close-up of asbestos tile in Room 207

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36 36 36 37 37 37 37 37 37 38 38 38 38 38 38 39 39 39 39 39 39 40 40 40 40 40 40 40 41 41 41 41 41 41 41 42 42 42 42 42 42 43 43 43 43

PHOTO 2-85 PHOTO 2-86 PHOTO 2-87 PHOTO 2-88 PHOTO 2-89 PHOTO 3- 1 PHOTO 3- 2 PHOTO 3- 3 PHOTO 3- 4

PHOTO 3- 5 PHOTO 4-1 PHOTO 4-2 PHOTO 4-3 PHOTO 4-4 PHOTO 4-5 PHOTO 4-6 PHOTO 4-7 PHOTO 4-8 PHOTO 4-9 PHOTO 4-10 PHOTO 4-11 PHOTO 4-12 PHOTO 4-13 PHOTO 4-14 PHOTO 4-15 PHOTO 4-16 PHOTO 4-17 PHOTO 4-18 PHOTO 4-19 PHOTO 4-20 PHOTO 4-21 PHOTO 4-22 PHOTO 4-23 PHOTO 4-24 PHOTO 4-25 PHOTO 4-26 PHOTO 4-27 PHOTO 4-28 PHOTO 4-29 PHOTO 4-30 PHOTO 4-31 PHOTO 4-32 PHOTO 4-33 PHOTO 4-34 PHOTO 4-35

Close-up of fireplace of Room, 207 43 Close-up of remaining Morning Warmer in Room 207 43 View of full length basement and storage under commercial structure 44 Close-up of basement entry 44 View of Room 108, looking north 44 152/154 Old Georgetown Street, Lexington, Kentuck 55 172/174 Old Georgetown Street, Lexington, Kentucky 56 190/192 North Broadway Street, Lexington, Kentucky 57 Hayesâ&#x20AC;&#x2122; Grocery and Residence, 572/574 North Limestone. Fayette County, Kentucky Property Valuation Administrator, PVA, # 1327254416. Online database. Last Accessed: 31 January 2012 58 705 West Maxwell Street, Lexington, Kentucky 59 Close-up of dual pitched hipped roof with asphalt shingles and gutter system 93 Close-up of asbestos tile, Room 207 93 View of boxed eave overhang and failing eaves 93 View of rafter system with failing substrate. 93 View of rafter system with failing substrate and brunt wood members due to improper flashing at chimney 93 View of dual pitched hipped roof, looking west 95 Typical high-quality, dense brick face of property 95 Typical excessive layers of latex paint resulting in peeling paint layers and failing mortar joints. 95 Improper application of paint resulting in brick degradation. 95 View of Flemish bond pattern with failing mortar joints and peeling paint of north elevation due to improper drainage systems 95 View of minor structural cracks in brick mortar 96 Detail of failing mortar joints due to vegetation infestation 96 Detail of failing mortar joints due to vegetation infestation 96 Example of poorly applied repointing 96 View of failing paint at limestone sill of storefront 96 View of limestone foundation at storefront 96 View of limestone foundation at south elevation 96 Detail, example, of crazing paint 96 Detail, example, of peeling paint 97 Detail, example, of cracking/alligatoring paint 97 Detail, example, of intercoat peeling 97 Detail of brackets at roof eaves 97 Detail of bracket at porch 97 Detail of brackets at storefront 97 Close-up of entrance, 402 S. Broadway 98 Detail of embedded detail in entrance pilasters 98 Detail of excess paint application at entrance wood members 98 Typical paint failure and excessive paint application at window arch 98 Typical paint failure due to excessive moisture issues and storm windows 98 Typical paint failure at window sash 99 Typical peeling paint at window sash 99 Typical original window hardware at windows 99 Only view of cracked glazing of window, first floor, looking west. 99 Typical pulley system 99 View of storefront, 400 S. Broadway, looking west 100

TABLE OF CONTENTS

PHOTO 4-36 PHOTO 4-37 PHOTO 4-38 PHOTO 4-39 PHOTO 4-40 PHOTO 4-41 PHOTO 4-42 PHOTO 4-43 PHOTO 4-44 PHOTO 4-45 PHOTO 4-46 PHOTO 4-47 PHOTO 4-48 PHOTO 4-49 PHOTO 4-50 PHOTO 4-51 PHOTO 4-52 PHOTO 4-53 PHOTO 4-54 PHOTO 4-55 PHOTO 4-56 PHOTO 4-57 PHOTO 4-58 PHOTO 4-59 PHOTO 4-60 PHOTO 4-61 PHOTO 4-62 PHOTO 4-63 PHOTO 4-64 PHOTO 4-65 PHOTO 4-66 PHOTO 4-67 PHOTO 4-68 PHOTO 4-69 PHOTO 4-70 PHOTO 4-71 PHOTO 4-72 PHOTO 4-73 PHOTO 4-74 PHOTO 4-75 PHOTO 4-76 PHOTO 4-77 PHOTO 4-78 PHOTO 4-79 PHOTO 4-80 PHOTO 4-81 PHOTO 4-82

Detail of wood brackets at porch Detail of wood bracket and cornice at storefront View of porch, 402 S. Broadway, looking west. View CMU addition at west elevation, looking north. Close-up of air condition alteration at south elevation View of porch enclosure from interior, looking north. View of furring strips and VCT wall covering Detail of failed plaster where structural support has been lost Detail of failing ceiling plaster due to water damage Detail of failing finish coat Typical wall paneling application with wood furring strips and suspended acoustic tile ceiling grid Deteriorated wood trim at south wall of Room 101 Close-up of fire damaged baseboard of Room 102 Detail of typical simple two-part baseboard of second floor Detail of three-part baseboard, visible in Room 100 Detail of missing top cap of baseboard in Room 101 and Room 102 Close-up of missing top cap of baseboard in Room 101 and Room 102 Detail of pediment with cap at first floor doors Detail of simplified pediment at second floor doors View of interior casing of entrance door, Room 100 Detail of pediment of first floor doors Detail of simplified pediment of second floor doors Detail of missing pediment, typical of all interior rooms View of ghosting of missing pediment at doors and windows View of windows frames and pediment covered by wood paneling Detail of damaged sill at window frame Detail of mastic on wood plank flooring, Room 101 and 102 Detail of cut-out/damage from ventilation system installation Detail of laminate tile to be removed at hall, Room 200 Detail of asbestos tile and original plank flooring beneath at Room 207 Detail of VCT tile to be removed at Room 201 and 202 Detail of wood plank flooring finish at kitchen ell, Room 103 View of substrate overlay in western portion of Room 107 Ghosting of original shelving locations of Room 107 View of missing flooring at Room 107 View of peeling latex paint of original faux wood grain wood finish in oil paint View of Room 100 with staircase Close-up of staircase with view of stair treads, spindles and banister Detail of linoleum cap at stair tread, typical View of staircase details and scrollwork Close-up of ghosting of original staircase at commercial rear stair case Detail of original landing at commercial rear stair case, facing south Detail of original partition wall at commercial rear stair case, facing north Detail of transom at commercial rear entrance, looking north Close-up of removed fireplace of Room 101 Close-up of Victorian replacement surround, Room 102 View of removed/missing/covered fireplace stack at right of Photo, Room 103

TABLE OF CONTENTS

100 100 102 102 102 102 103 103 103 103 103 103 103 103 104 104 104 104 104 104 105 105 105 105 105 105 105 106 106 106 106 106 106 107 107 107 107 107 107 107 108 108 108 108 109 109 109

PHOTO 4-83

PHOTO 4-85 PHOTO 4-86 PHOTO 4-87 PHOTO 4-88 PHOTO 4-89 PHOTO 4-90

Close-up of original fireplace surround with removed coal insert, Room 201 Close-up of original fireplace surround with enclosed fireplace, Room 202 Original fire surround and coal insert with morning warmer, Room 207 Original coal insert of Room 207 Stand alone-morning warmer of Room 207 Detail of tile hearth of Room 101 View of tile hearth of Room 101 Detail of tile hearth of Room 102

SKETCHES Sketch 4-1 Sketch 4-2 Sketch 4-3 Sketch 6-1 Sketch 6-2 Sketch 6-3 Sketch 6-4 Sketch 6-5 Sketch 6-6 Sketch 6-7 Sketch 6-8 Sketch 6-9 Sketch 6-10 Sketch 6-11 Sketch 6-12 Sketch 6-13 Sketch 6-14 Sketch 6-15 Sketch 6-16 Sketch 6-17 Sketch 6-18 Sketch 6-19 Sketch 6-20 Sketch 6-21

Gutter and downspout locations with area of deluge per pitch Proposed Design Alteration to Storefront Proposed Design Alteration to Storefront Site Rehabilitation Proposed Rehabilitated West Elevation Proposed Rehabilitated South Elevation Proposed Rehabilitated East Elevation Proposed Rehabilitated North Elevation Proposed Grocery / Market Plan Grocery / Market, looking at deli counter Grocery / Market, retail floor Grocery / Market, check-out Proposed Bar / Restaurant Plan Bar / Restaurant, looking northeast at bar Bar / Restaurant, looking at seating area Proposed Office Plan "Unit A" Proposed Office Plan "Unit B" Proposed Office Plan "Unit C" Reception or Private Office, looking north Open Office, looking west Proposed Apartment Plan "Unit A" Proposed Apartment Plan "Unit B" Apartment Unit A, Open Plan looking east Apartment Unit A, Open Plan looking west

94 101 101 153 154 155 156 157 158 159 160 161 162 163 164 165 166 167 168 169 170 171 172 173

TABLES Table 7-1 Table 7-2 Table 7-3 Table 7-4 Table 7-5

Project Costs Qualifying Expenses Project Costs Net Income Calculating Financial Need

180 180 185 187 187

PHOTO 4-84

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109 110 110 110 110 110 110 110

INTRODUCTION The primary purpose of this research of 400-402 South Broadway, O’Connor’s Grocery and Residence, is to document the building’s history, assess the existing conditions and integrity of the site and building and to evaluate the overall significance in relation to National Register criteria. The HSR will include the following information: 

A summary of current historic status of the building



A description of the building, including its site and interior, to understand its significance as an example of a building type created to simultaneously house both a grocery and a residence.



The history of the building, including association with significant persons, institutions and events;



Illustrations, including existing conditions Photographs, a selection of historic Photographs, and copies of original as-built drawings;



Proposed uses of the building which maintain the historic, character-defining features and reinstate the building to the local economy.

METHODOLOGY The documentation of 400-402 South Broadway required ten visits to the site in the spring of 2012, in addition to archival research carried out in local archives. Site visits comprehensively examined, PHOTOgraphed and documented all exterior and interior spaces. These archives and repositories included the Special Collections of the University of Kentucky, Lexington Public Library, Lexington-Fayette Urban County Government Historic Preservation Department, Fayette County Clerks Archives Office, Kentucky Historical Society, Ancestry.com and Kentuckiana Digital Library. In addition, Sanborn Fire-Insurance maps were reviewed to determine the sequence of development for the site and the surrounding neighborhood. The methodology of the study generally follows the guidelines set forth by the U.S. Secretary of Interior’s Historic American Building Survey. O’Connor’s Grocery and Residence has been identified as a contributing structure to the South Hill Historic District registered on a local and national level.

METHODOLOGY

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Proposed uses for 400/402 South Broadway are developed to retain the historic fabric and character-defining features; the five proposed uses provide minimally invasive re-use of the structure. The future uses retain the floor plan, exterior faรงade and interior finish and materials while providing a new income-producing scenario for continued use of 400/402 South Broadway.

METHODOLOGY

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CHAPTER ONE ARCHIVAL HISTORY

SETTLEMENT OF LEXINGTON The first wave of settlers came to the Bluegrass Region of Kentucky in the mid-18th century by two separate trails, each bringing populations from two of the three cultural hearths: the Mid-Atlantic, and the Deep South.1 The Wilderness Trail brought settlers from Virginia and the Carolinas (the Mid-Atlantic) through the Cumberland Gap north to Lexington.2 The second trail known as the Cumberland-Great Lakes Trail brought settlers into Kentucky from Tennessee and the Deep South.3 These populations slowly established numerous settlements across the Bluegrass Region after years of clearing land, farming and hunting game. As development progressed, additional trails were developed to open more land and trading routes beyond the Bluegrass. These trade routes connected at a point that would become Lexington, Kentucky.4 Gentle rolling hills, well-drained terrain, fertile farm land and adjacency to two major sources of water, the Town Branch and Limestone Springs, provided a perfect situation for development and permanent settlement; situated in the heart of the Bluegrass Regions of central Kentucky, the settlement of Lexington began in 1775 with the establishment of a fort by Col. Robert Patterson for the Commonwealth of Virginia near the Town Branch.5 The Town Branch, or McConnellâ&#x20AC;&#x2122;s Spring as it was earlier named, is the middle fork of the Elkhorn Creek, which flows south from the Ohio River Valley.6 The proximity of the trading routes and the promising geography made Lexington the first major settlement encountered by those seeking to access the frontier lands of the west after crossing through the Alleghany Mountains (Map 1-1).

Kniffen, Fred B. "Folk Housing: Key to Diffusion." Common Places: Readings in American Vernacular Architecture. (Athens, Georgia: University of Georgia Press, 1986). 24. and 55 (December 1965): 560; Lewis, Frank. "Common Houses, Cultural Spoor." Landscape, vol. 19 (1975), 1. 2 Kincaid, Robert. The Wilderness Road. (Kingsport, Tennessee: Arcata Graphics, 1992), 100â&#x20AC;&#x201C;103. 3 Raitz, Karl. Kentucky Bluegrass: A Regional Profile and Guide. (Lexington, KY: University of Kentucky Department of Geography, 1971), 6-7 4 Raitz, Karl. Kentucky Bluegrass, 6-7. 5 Staples, Charles R. The History of Pioneer Lexington, 1779-1806. (Lexington, Kentucky: 1939, reprinted by Lexington-Fayette County Historic Commission, 1973), 10. and Ranck, George W. History of Lexington Kentucky: Its Early Annals and Recent Progress. (Cincinnati, Ohio: Robert Clarke & Co., 1872), 23. 6 Wright, John D. Lexington, Heart of the Bluegrass (Lexington, Ky: Lexington-Fayette County Historic Commission, 1982) 2. CHAPTER ONE ARCHIVAL HISTORY

After a few years as a frontier city, settlers devised a ‘citizen’s compact’ to gain recognition by the Virginia legislature for a permanent settlement. A five-man board of trustees was elected by the community, and they set out to incorporate the city of Lexington.7 In 1780, their petition was accepted and seven-hundred and ten acres were granted for the establishment of the city by the Commonwealth of Virginia.8 The allotted land was divided into eighty-seven half-acre in-lots and sixty-eight five-acre out-lots, all aligned with the Town Branch (Map 1-2).9 Alignment with the Town Branch created a regimented grid city at a forty-five degree angle to the cardinal directions.10 In-lots, located at the heart of the city, typically measured twenty-five feet wide by one hundred feet deep.11 The platting of the city provided main thorough fares of wide streets and a centralized block of commercial lots. Lexington’s main commerce developed along Main Street and slowly expanded as the need for growth increased. Out-lots were located in the surrounding areas for the development of agriculture; out-lots located within close proximity to the in-lots were purchased by various individuals for speculation. A majority of out-lots located outside the close proximity of the commercial area were developed for local agricultural industries. As the town grew so did the need for land, many of the agricultural acres were converted to residential plots to aid in the development of the city due to its increasing population.12 DEVELOPMENT OF SOUTH HILL DISTRICT “At the top of the rise, about on the northwest corner of High Street stood Lexington’s second fort, built in 1782. This block on Main Cross Street up to Maxwell has the cities most fashionable mid-nineteenth century residences.”13

Staples, Pioneer Lexington 23. Staples, Pioneer Lexington 23. 9 Staples, Pioneer Lexington 12-14. 10 Lexington-Fayette County Planning Commission. Historical Survey and Plan for Lexington and Fayette County Kentucky, (n.p.: Lexington-Fayette County Planning Commission, 1970), 15. 11 Staples, Pioneer Lexington 13. 12 Peter, Robert, M.D. History of Fayette County, Kentucky: with an outline sketch of the Bluegrass Region. (Chicago: O.L. Baskin & Co. Historical Publishers, 1882), 262-294. 13 Lancaster, Clay. Vestiges of the Venerable City: A Chronicle of Lexington, Kentucky. (Cincinnati, Ohio: C.J. Kirchbiel Co, 1978), 200. 8

CHAPTER ONE ARCHIVAL HISTORY

The South Hill neighborhood is bounded by Main Cross (Broadway), Hill (High), Mulberry (Limestone), and Maxwell Streets. Aptly named, South Hill was given its title due to its location on a prominent rise to the south of the Town Branch. South Hill developed early in the history of Lexington for its convenient location to the town market and fort.14 Its attractive and prominent location provided ideal sites for some of the finest homes in Lexington. Close proximity to the commercial core of Lexington heightened the appeal of the neighborhood. The original settlers of South Hill represented a cross-section of 19th century of middle class society. The residents included silversmiths, carpenters, farmers, merchants, ministers, builders and laborers, representing an emerging middle-class and its increasing influence in the community. The neighborhood was home to town trustees, trustees at Transylvania University, elders of local churches, and later on, mayors, judges, and elected officials.15 The first structures of South Hill neighborhood were log cabins and frame structures. As Lexington grew in the early 1800s, residents began to build more substantial townhouses.16 The residential structures concentrated in the center of the neighborhood, on Mill and Upper Streets between High and Maxwell. Townhouses built during this time were primarily brick and designed in Federal and Georgian styles.17 As prosperity increased in Lexington so did that of the residents of South Hill. Residential construction continued to the south, growing further away from the central commercial core. It was at this time that commercial structures began to develop in South Hill to support the residential community.

Lancaster, Vestiges of a Venerable City 198. Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. pp 2-7 16 Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. pp 8. 17 Review of Kentucky Historic Survey forms for the City of Lexington, Kentucky. Records available at Lexington-Fayette Urban County Government Historic Preservation Department. 15

CHAPTER ONE ARCHIVAL HISTORY

When the first directory of Lexington was published in 1806, grocery stores and food merchants were located centrally on Main Street.18 This location can be attributed to the small size of the city and to the close proximity of the central business district to residential structures. As the city grew, so did the need for grocery stores that were close to the newly developing residential areas. Lexington’s commerce was burgeoning by 1840. The city’s population of approximately 8,200 supported three wholesale dry-goods and china houses; fourteen retail dry-goods establishments; nine wholesale and retail groceries and twelve restaurants.19 By 1881, with a metropolitan population of approximately 21,600 the demand for food, retail and wholesale establishments exploded. Over 150 retail groceries, many with bar rooms attached, and three wholesale grocers, eight fruit stores and sixteen dry goods retail stores operated within the city limits to meet the needs of the city’s residents.20 HISTORY OF 400/402 SOUTH BROADWAY The exact date of construction for the building presently identified as 400/402 South Broadway is not known, though historical sources indicate that the property was likely built between the years of 1871 and 1873. Thomas O’Connor purchased the lot of land on which the structure now resides from Sarah Martin, wife of Barnett Martin, on March 1st, 1871.21 The Sheppard’s Lexington City Directory indicates that O’Connor’s grocery was operating on the corner of Broadway and Maxwell by 1873.22 At the time, the commercial portion of the building was identified as 130 S. Broadway, while the residential portion was identified as 132 S. Broadway.

Staples, Pioneer Lexington 253. “Analysis of the 1806 directory reveals 21 merchants, 1 brewer, 4 bakers, 5 butchers, and 1 grocer functioned in Lexington. The Grocer, J. Biddle, was located on Main Street. 19 Peter, Robert M.D. History of Fayette County Kentucky. (Chicago, Il: O.L. Baskin & Co., 1882), 272. 20 Peter, Robert M.D. History of Fayette County Kentucky 273-4. 21 Deed of Sale from Sarah Martin and husband Barnett to Thomas O’Connor, 1 March 1871. Fayette County, Kentucky, Deed Book 49, page 318. County Records Office, Lexington, Kentucky. 22 J. S. Sheppard & Co. Sheppard’s Lexington City Directory for 1873 and 1874. (Cincinnati, Ohio: J.S. Sheppard and Co. Publishers, c1873). CHAPTER ONE ARCHIVAL HISTORY

Thomas O’Connor maintained the grocery story for almost two decades. The final City Directory listing for O’Connor’s grocery was from 1888-9.23 After O’Connor’s death in 1889 at the age 73, his widow Margaret maintained ownership of the property.24 In 1890, she rented the commercial portion of the building to J.J. Cassidy, who operated a grocery and saloon.25 Mrs. O’Connor and two other individuals lived in the residential portion of the building. Margaret O’Connor died in 1893 and left the property to her sole heir, her daughter, Julia O’Connor-Hawkins.26 Thomas and Margaret O’Connor’s daughter, Julia, owned and leased the property to various individuals until her death in 1938.27 Julia and Dr. James Hawkins married in 1897, and the couple continued to live at the property until Julia’s death. Dr. Hawkins operated his physicians’ office out of their residence, 402 S. Broadway, until he retired in the 1920s. Dr. Hawkins died at the age of 80 in 1934.28 In 1902 V.M. Goudy both occupied and operated a cigar manufacturing company at 400 S. Broadway.29 J.M. Moberly then ran a grocery from 1905 to 1927. Moberly and his wife Ella lived nearby at 404 S. Broadway during this period.30 Archival evidence indicates that Julia O’Connor also owned 404 S. Broadway.31 400 S. Broadway housed Gromley Brothers wholesale confectionary between 1931 and 1939.32

Prather, James H. Prathers City of Lexington Directory. 1888-9. (Lexington, Ky: Transylvania Printing & Publishing Co., 1888). 24 After the 1888-9 City Directory, no further listing for Thomas O’Connor or O’Connor’s Grocery is indicated. Margaret O’Connor, his wife, is then listed as the occupant of 402 S. Broadway with tenants at 400 S. Broadway. 25 Prather, James H. Prather’s City of Lexington Directory. 1890-1. (Lexington, Ky: Transylvania Printing & Publishing Co., 1890). 26 Margaret’s death is approximated to have been in 1893. After 1893, no further listing for Margaret is found in the city directories and U.S. Census data. 27 Will of Julia Hawking, 5 March 1938. Fayette County, Kentucky, Will Book 18, page 41. County Records Office, Lexington, Kentucky. 28 Kentucky Death Records, 1852-1953: Death Certificate of Dr. James Hawkins, 2 Oct 1934. Ancestry.com [database on-line]. Provo, UT: Ancestry.com Operations Inc, 2007. 29 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory. (Taylor, Mich: R.L. Polk and Co., 19023). 30 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory, 1905, 1919, and 1927. (Columbus, Ohio: R.L. Polk & Co., respectively). 31 Will of Julia Hawkins, 5 March 1938. 32 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory, 1931, 1933, 1935 and 1937. (Columbus, Ohio: R.L. Polk & Co., respectively). CHAPTER ONE ARCHIVAL HISTORY

Upon Julia’s death in 1938, she conveyed 400 and 402 S. Broadway to the Women’s Catholic League of Lexington for use as “a home for aged Catholic Women.”

During

their ownership, the Women’s League rented 400 S. Broadway to Bert Hulett for the operation of a grocery store from 1943-6.34 The Women’s Catholic League sold the property to Bert and Nannie B. Hulett on the 23rd of April, 1946 for sum of one dollar ($1.00).35 In May of 1964, Bert Hulett pulled a permit with the City of Lexington for the construction of a 14’ x 9’ concrete block addition. The size of this addition correlates with the addition presently found at the rear of the building.36 Paul Gravitt signed a five year lease with the Hullet’s in 1946 for the operation of Broadway Fruit and Grocery Market. The lease allowed Gravitt to operate a grocery at 400 S. Broadway for financial consideration of $720 per year, to be paid at $60 per month, in advance, for no less than 5 years. Broadway Fruit and Grocery Market operated until 1964.37 Bert and Nannie Hullet conveyed the property to the United Brotherhood of Carpenters and Joiners, Local 1650, of Lexington for the sum of one dollar cash in hand and the agreement to take over payments of a $6,000 mortgage on the property in the fall of 1947.38 An additional note was placed within the deed stating Gravitt’s lease must be upheld for its allotted time.39 United Brotherhood operated their functions on the property

Will of Julia Hawkins, 5 March 1938. R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory, 1943 and 1945. (Columbus, Ohio: R.L. Polk & Co., respectively). 35 Deed of Sale from Women’s Catholic League of Lexington to Bert Hulett and wife Nannie, 23 April 1946. Fayette County, Kentucky, Deed Book 394, page 462. County Records Office, Lexington, Kentucky. 36 Application for Building Permit from Bert Hulett. 25 May 1946. Fayette County, Kentucky, Permit No. 7702A. Building Department of Inspection, Lexington Kentucky. 37 Lease Agreement from Bert Hulett and wife Nannie to Paul Gravit, 23 Sept 1946. Fayette County, Kentucky, Deed Book 405, page 244. County Records Office, Lexington, Kentucky and City Directories. 38 Deed of Sale from Bert Hulett and wife Nannie to United Brotherhood fo Carpenters and Joiners, 29 Mar 1947. Fayette County, Kentucky, Deed Book 415, page 376. County Records Office, Lexington, Kentucky. 39 Deed of Sale, 29 Mar 1947. 34

CHAPTER ONE ARCHIVAL HISTORY

for nearly fifty years. In 2006 the lot and structure was sold to South Hill Properties and Kauffman Family.40 Since its sale in 2006, the property has remained vacant and for sale. The property consists of five adjoining lots measuring seventy-five feet by one-hundred and fortyseven feet and one 4,736 SF mixed-use building.41

Deed of Sale United Brotherhood of Carpenters and Joiners to South Hill Properties, et al., 11 Sept 2006. Fayette County, Kentucky, Deed Book 2673, page 603. County Records Office, Lexington, Kentucky. 41 Deed of Sale United Brotherhood of Carpenters and Joiners to South Hill Properties, et al., 2006. CHAPTER ONE ARCHIVAL HISTORY

MAP 1- 1 Map of the State of Kentucky, with the adjoining territories, waterways and trade routes. (Facsimile of the original in the Kentucky Geological Survey. Lexington, Ky. : Kentucky Geological Survey, 1931. Relief shown pictorially.); Russell, John, fl. 17331795. ; Symonds, H. D. (Henry Delahoy)

CHAPTER ONE ARCHIVAL HISTORY

MAP 1- 2 “Town Plat of 1790” Staples, C.R. The History of Pioneer Lexington, 1779-1806. Lexington, Kentucky: 1939, reprinted by Lexington-Fayette County Historic Commission, 1973.

CHAPTER ONE ARCHIVAL HISTORY

MAP 1- 3 Enlargement Sheet 3 South Broadway and West Maxwell Streets. Lexington, Kentucky. (1 map on 23 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "May 1886." New York : Sanborn Map and Pub. Co.

MAP 1- 4 Enlargement Sheet 231South Broadway and West Maxwell Streets Lexington, Kentucky. (1 map on 26 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "Dec. 1890." New York : Sanborn Map and Pub. Co.

CHAPTER ONE ARCHIVAL HISTORY

MAP 1- 5 Enlargement Sheet 21 South Broadway and West Maxwell Streets. Insurance maps of Lexington, Kentucky. (1 map on 38 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "October 1886." New York : Sanborn-Perris Map Co.

MAP 1- 6 Enlargement Sheet 26 South Broadway and West Maxwell Streets. Insurance maps of Lexington, Kentucky. (1 map on 38 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] "October 1901." New York : Sanborn-Perris Map Co.

CHAPTER ONE ARCHIVAL HISTORY

MAP 1- 7 Enlargement Sheet 63 South Broadway and West Maxwell Streets. Insurance maps of Lexington, Fayette Co., Kentucky. (1 map on 89 sheets : col. ; sheets 64 x 54 cm. Scale [ca. 1:50] Sheet 63. "1907." New York : Sanborn Map Co.

PHOTO 1- 1 1976 Photo of 400-402 South Broadway. Photography by Richard DeCamp. Photo-19. Historic South Hill Historic District Nomination. Fayette-Lexington Historic Commission, 1978.

CHAPTER ONE ARCHIVAL HISTORY

PHOTO 1- 2 Current Condition, 400-402 South Broadway, Lexington Kentucky. Photographer Angelene Hoffert, January 2012.

CHAPTER ONE ARCHIVAL HISTORY

CHAPTER TWO ARCHITECTURAL DESCRIPTION

SITE O’Connor’s Grocery and Residence is located at the southwest corner of Maxwell and Broadways Streets, fronting Broadway. The property can be found in the city of Lexington, Fayette County, Kentucky and is numbered 400 & 402 South Broadway. It is situated on the northwest corner of a block bounded by South Broadway to the west, West Maxwell to the north (Photo 2-1), Plunkett Street to the west and Pine Street to the south. Aside from O’Connor’s Grocery and Residence and several historic residential buildings on the southwest corner of the block, most of the block as been redeveloped with mid-20th century commercial buildings (Photo 2-2; Photo 2-3). South Broadway provides a major connection to the downtown commercial core of Lexington and the eastern edge of South Hill Historic District. The façade, or west elevation, has 75’ of frontage along South Broadway, running parallel to Maxwell the boundaries of the lot back 137’. The structure measures 50’ fronting South Broadway and 58’ with the remaining of the site covered in asphalt for parking. South Hill Historic District is bounded by South Broadway at the west, West High Street to the north, South Limestone to the east, West Maxwell running east to South Upper and South Upper south to Jersey Street. Each street of the district provides a diverse mixture of architectural styles from Lexington’s history (Photo 2-4).1

EXTERIOR DESCRIPTION The two story, six-bay brick structure sits on a limestone foundation and consists of two distinct portions, a commercial storefront and a residence. The entire façade contains Italianate decorative elements and composition (Photo 2-5). Elongated 2/2 pane rectilinear windows with segmented arched hood molds and limestone sills line the first floor of the residence with nearly identical windows across the entire second story, though the second floor windows are slightly shortened in height. All windows and doors visible from the primary street view are adorned by identical segmented arched brick hood molds and corbelled sills, secondary views on the south façade mimic the primary 1

Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. CHAPTER TWO ARCHITECTURAL DESCRIPTION

view but area adorned with simpler jack-arch windows. The storefront massing has a gable end while the residence is framed with a center gable, dual-pitched hipped roof. The entire roof is covered with asphalt shingles (Photo 2-5). EAST ELEVATION / PRIMARY FAร ADE

The structure is comprised of two masses: a

commercial storefront and residence, the first being the northern one-third and later being the southern two-thirds. The three-bay (w-d-w) commercial storefront is situated in close proximity to the street and is directly adjacent to the concrete sidewalk. The residential portion is set back from the street to simulate the streetscape of the surrounding, contemporary residential structures. Although each section of the faรงade contains nearly identical details and proportions they are described separately to accurately report their composition. Foundation stones are only visible below the storefront on the primary faรงade and north elevation with a small portion visible at the corner of the south elevation. Two strings of coarse limestone in a random pattern reveal the foundation type from the streetscape (Photo 2-7). SOUTH ELEVATION

A two-story three-sided bay projects from the south elevation. The

bay projection contains three sides of equal dimension; two windows are located on each floor and are located on opposing sides (Photo 2-8). Windows visible from the main thoroughfare contain the segmented arch brick hood molds and limestone sill as the primary faรงade; the first floor forward window does not have a corbelled sill (Photo 210). Windows visible only to secondary views are completed with a jack arch of vertical brick structures and a limestone sill. Beyond the bay projection is south face of the twostory brick ell with a window located on the second floor. A small addition has been added to the ell in the early 20th century for a restroom. (Photo 2-6) Windows of the ell are 6/6 pane wood frame single hung. WEST ELEVATION

Three additions are visible and clearly defined on the western

elevation (Photo 2-11). The brick two-story ell is topped with a central sited end-wall chimney and lean-to roof. Two CMU mid-20th century additions connect the ell with CHAPTER TWO ARCHITECTURAL DESCRIPTION

primary structure; a lean-to roof of asphalt shingles runs 2/3rds of the elevation over the one-story additions. The central opening massing of the primary structure has been filled with 4” vinyl siding and capped with asphalt lean-to roof. The north elevation contains three door punctures in the rear 1/3rd

NORTH ELEVATION

portion of the primary structure and an additional door to the one-story CMU addition (Photo 2-9). The primary structure contains three doors; two-single panel doors flank a double-panel door. All doors of the north elevation are inoperable and are filled with 6inch vertical bead board. The second floor of the structure contains two windows which have been enclosed from the interior space, wood frames and sashes are still visible from the street view. Brick hood molds top all windows and doors on the primary structure. Limestone sills complete each window and door. CORNICE & ROOF

Wood brackets adorn the roof eaves of all elevations of the primary

structure (Photo 2-14). The wood brackets are finished in the dark grey tone, matching all other woodwork and hood molds. The eaves are flared to provide an overhang (Photo 213). All secondary elevations have been fitted with aluminum gutter systems with circular downspout; all gutter systems and downspouts are painted white. BRICK The primary façade and north elevation are completed with a Flemish bond brick pattern; all other elevations of the primary structure contain alternating six rows of stretchers and one row of alternating stretcher and end. Bricks of the primary massing is a high-quality, dense red brick with sand-lime mortar of ¾-inch thickness, all of which has been painted; a medium toned grey paint is applied to all sides of the structure and additions (Photo 2-16) WINDOWS All windows visible to the primary thoroughfare of S. Broadway are topped with a segmented arch brick hood mold and are elongated rectilinear Italianate windows with a limestone sill (Photo 2-15). The brick hood molds are painted in a darker grey tone to compliment the building color. Windows of the primary structure are 2 / 2 wood windows. The primary façade and second story windows of the south facing elevation have brick corbels under the sill. CHAPTER TWO ARCHITECTURAL DESCRIPTION

STOREFRONT

The three-part symmetric wood storefront has been altered; the flanking

windows of the store front are a single pane aluminum frame (Photo 2-17). A central wood door provides entrance to the commercial massing of the structure. Three recessed split-panels run across the top of the storefront capped with a wood cornice. Wood pilasters, which wrap around the adjacent sides of the building, delineate the three portions; the wood pilasters are capped with decorative wood brackets which attached the cornice to the storefront (Photo 2-18). PORCH

A wood porch, set on a poured concrete foundation, flanks 2/3rds of the

residential portion of the structure (Photo 2-19). The porch is embellished with decorative brackets between each support column and brackets connecting the roof to the column (Photo 2-20). A lean-to roof of low angle tops the porch. The storefront and the porch are finished in the same dark gray tone of the hood molds.

CHAPTER TWO ARCHITECTURAL DESCRIPTION

RESIDENCE DESCRIPTION MAIN ENTRANCE, ROOM 100

The main entrance of the residence opens to a full length

hall, moving through the space two similar sized rooms are located to the right. A door is located to the left which opens to the commercial portion. Access is provided to the mid20th century additions through a door at the end of the hall. A U-shaped staircase takes up most of the hall (Photo 2-24; Photo 2-25). The stairs are open treads; all proportions of the stair was made of wood with a linoleum cap has been attached to the treads. Scrollwork of two sizes, is located on the elevation. A one-inch trim piece edges each rise and run of the stairs (Photo 2-21; Photo 2-22). Turned banisters march up the stair treads in units of two until the stair turns. (Photo 2-23) The newel post begins with an octagonal solid wood base leading to simple turning, capped with a tapering octagon column with an enhanced flag detail, followed by a disk and ball like cap (Photo 2-24). The newel post is a stylized version of Mulliner Box & Planning Co.’s #1302.2 ROOM 101 The front and rear rooms of the residence are connected through a left-sited door (Photo 2-27). Ceiling and walls are a three-coat plaster finish over brick structural walls; some plaster is failing on the south wall (Photo 2-26). The top cap of the baseboard is missing; evidence of the top cap is visible in the plaster (Photo 2-28). Furring strips, wood paneling, 2x4 fluorescent lights and a suspended 2x4 acoustic tile was added mid-20th century; the wood paneling, acoustic tile and support systems detract from the original materials and period of significance for the structure. A 24” by 24” passage was added to the north wall of the room to provide access between the entrance hall, Room 100, and Room 101; this alteration was added in the early 20th century and detracts from the historic fabric and materials of the room (Photo 2-29). The fireplace of Room 101 has been completely removed except for the 24-inch deep by 60-inch wide tile hearth. The hearth is comprised of mass-produced, 1x6-inch geometric

The Mulliner Box & Planning Co. “Turn-of-the-century Doors, Windows and Decorative Millwork, The Mulliner Catalog of 1893.” New York: Dover Publications, 1995. pp. 173. CHAPTER TWO ARCHITECTURAL DESCRIPTION

glazed white-bodied ceramic tiles; two strips of medium-toned glazed tiles create a border around the brick pattern inset of light-colored tiles (Photo 2-31). ROOM 102

The rear room, Room 102, is slightly larger due to the addition of the bay

window (Photo 2-33; Photo 2-34). A connection to the ell is located on the west wall which provides access to the kitchen and restroom additions. The fireplace is located on central, east wall, which shares a chimney stack with the fireplace of Room 101. The fireplace was replaced in the early 19th-century with the mantel replaced at a later point in the century. An iron-insert conceals the original coal fireplace and a gas line has been installed (Photo 2-29; Photo 2-30). Mass-produced 1x6-inch geometric glazed, white-body ceramic tiles create a 24-inch by 60-inch hearth; the tiles have a medium-tone to match the border of the hearth of Room 101 (Photo 2-32). ELL AND BATHROOM, ROOM 103 AND 104

A kitchen ell was added to the property after

the original construction date. A single window is located on the west wall with a chimney stack in the center of the wall (Photo 2-35; Photo 2-36). The fireplace has been covered and cabinets added to furnish a modern kitchen. Painted wood paneling covers the original wall. Ceiling tiles were applied to the ceiling, remnants of their application remain. Wood floor planks are laid in a east-west direction matching the wood flooring of the adjoining room, Room 103; a ghosting remains from a removed floor covering (Photo 2-37). A bathroom was added to the south wall of the ell. The bathroom retains a wall mounted porcelain sink and toilet. A craftsman style four-lit paneled door connects the bathroom and ell; windows of the paneled door have been painted white (Photo 2-35). ADDITION, ROOM 105 AND 106

Two rooms constructed of CMU attaches the central

portion of the structure to the kitchen ell and commercial section; the rooms are finished with wood paneling, wood plank flooring and a 10â&#x20AC;? acoustical tile ceiling. Both rooms have no significance to the period of significance for 400-402 S. Broadway.

CHAPTER TWO ARCHITECTURAL DESCRIPTION

ROOM 200

The u-shaped staircase opens to the entrance room with a large arched

window centered over the stairs (Photo 2-38). Three doors are located in the hall, two to the south and one to the north. The south doors open to two identical rooms with identical footprints to the first floor. A third door opens to the room over the commercial space, Room 207, to be discussed later. A corner closet is located in the northwest corner of Room 200. Two doors open to the interior of the cabinet providing full length access to the closet. The closet is faced with bead board and finished in white paint (Photo 2-39). ROOM 200A

The small room over the entrance from the hall, Room 200 has been

converted to a bathroom and houses the HVAC equipment of the second floor (Photo 240). A patched hole in the roomâ&#x20AC;&#x2122;s north wall indicates the former location of a stove. ROOM 201

AND

202

All rooms of the second floor have an identical footprint to the

rooms of the first floor. All original finishes have been covered, only the original fireplace surrounds and wood trims are visible (Photo 2-41; Photo 2-42; Photo 2-44). All window punctures and door locations are identical to the first floor. A suspended 2x4 acoustic tile ceiling and 2x4 fluorescent lights have been installed. All walls have been covered with wood paneling and the floors have been covered with a light colored, flecked 8x8-inch VCT tile. Matching fireplace surrounds are located in Room 201 and 202; both fireplaces are original to the structure (Photo 2-43). A simple columned surround remains in each room, painted white, while the fireplace opening has been covered with paneling. Room 203

The second floor of the ell is 12-inches lower than the main structure, a

single step down provides access (Photo 2-45). A 6/6 wood pane window is located on the south wall (Photo 2-46). A door is located on the north wall which leads to an enclosed porch, Room 204. Room 204

The floor of the enclosed porch is no longer structurally sound. The wood

framed enclosure exposes an enclosed door and window (Photo 2-47). Original doors CHAPTER TWO ARCHITECTURAL DESCRIPTION

open to the enclosure from Room 203 and 207, indicating that the space was once accessible from both the residential and commercial sides of the building (Photo 2-47; Photo 2-48). The remaining original window which connects to the stair hall, Room 201, indicates the room was once open air (Photo 2-47).

RESIDENCE FINISH MATERIALS CEILING

A drop ceiling was installed in all rooms of the property except for the hall. A

2x4 suspended ceiling was installed to allow for the addition of 2x4 fluorescent lights in the 1970s (Photo 2-49). Original three-part plaster ceilings are intact throughout the residence although some of the plaster is in need of repairs (Photo 2-50). WALLS

Wood paneling was also installed at the same time covering all the original

finishes. The plaster work of the ceiling and walls are visible were the panels have been removed; most remains in good condition (Photo 2-51). A remnant of fire damage is visible in the rear room of the first floor and ell; the damage is superficial (Photo 2-52). All walls of the residence are plastered. A thin layer of plaster coats the brick walls. It is not possible to determine the original colors of paint on the walls without Paint Analysis. TRIM

Original base board trim is located in the stair hall. The three-part trim contains a

top cap, base mold and shoe (Photo 2-53). The top cap has been removed from the front and rear rooms of the first floor, evidence is visible to reveal the cap to once be attached and was removed when the rooms were paneled in the early 1970â&#x20AC;&#x2122;s (Photo 2-54). The second floor trim is simplified in comparison to the first floor trim; the base trim measures seven inches in height with a one-inch shoe trim (Photo 2-55). All woodwork of the residence is painted off-white; peeling paint reveals the original finish to be been simulated wood grain (Photo 2-60). DOORS

Doors throughout the residence are comprised of four-panel solid oak door,

transom window and pediment. The door leaf is four recessed panels with the two upper panels measuring two-thirds of the door height (Photo 2-60). A simple transom window resides above all doors between the hall and main rooms and at the main room connections of the first and second floors except at the ell (Photo 2-64). A wood CHAPTER TWO ARCHITECTURAL DESCRIPTION

pediment tops all doors; the first floor doors contained an additional trim to resemble an overhang, the second floor doors only have the triangular pediment, no trim (Photo 2-62; Photo 2-63; Photo 2-64). A six-inch casing ties the vertical and horizontal together; trim is finished with a 45-degree dado on each exposed corner (Photo 2-65; Photo 2-66). Windows on each floor are trimmed identical to the doors on the same floor (Photo 2-67). A few of the original doors have the original hardware. FLOORING

The flooring of the first floor of the residence consists of 3” to 4” oak wood

planks with an average length of 13’ (Photo 2-57). The floors were covered at some point in the history of the structure with an 8” square tile. The color, texture or type of VCT is no longer visible; the adhesive backing still remains on most of the floor boards. Vinyl tiles of the same size still cover the second floor rooms; the VCT tiles are in a speckled neutral beige tone (Photo 2-59). A VCT cover of matching neutral tones is placed as a wrap on the stair treads to reduce ware (Photo 2-56). The central hall of the second floor of the residence is covered with a laminate tile to mimic a large green stone tile, this flooring moves all the way into the small room at the top of the hall (Photo 2-58).

CHAPTER TWO ARCHITECTURAL DESCRIPTION

STORE DESCRIPTION FIRST FLOOR, ROOM 107

When entering through the storefront of the commercial space

one enters into a full length and width room where the grocery store was once located (Photo 2-68; Photo 2-69). Small remnants of the commercial use are still visible with the sunken floor, 12â&#x20AC;? below the floor of the residence (Photo 2-72); ghosting in the wood plank flooring where shelves used to be (Photo 2-76); large opening in the floor that connected to the basement (Photo 2-74); and a high bead board ceiling (Photo 2-71). The wood storefront has been altered with replacement aluminum windows and covered with wood paneling; remnants of the original store front exist through the original columns and transom panels (Photo 2-77). The flooring consists of the same type of wood as the residential portion but laid in a different fashion. An eight-foot width section of the flooring runs parallel to the entrance while the exterior of this section runs vertically on both sides (Photo 2-75). The differentiation of the flooring reveals the location of where the counters and shelving were historically located. A 12-inch section of the vertical woods planks has been replaced alongside each wall that indicates the location of the shelving units (Photo 276). A dropped ceiling was installed at some point in the history of the structure, a whitewashed bead board, tongue and groove wood panels is visible through the open structure (Photo 2-72; Photo 2-73). The wood ceiling planks run the length of the room and appear in excellent condition (Photo 2-71; Photo 2-73). The long walls the room remains unsealed or plastered leaving the exposed structural brick (Photo 2-73). The rear third of the space and north wall have been finished gypsum board with a smooth texture. Three large closets are located in this area and serve as electrical and storage closets (Photo 2-70). Three doors, which are visible at the street view are located behind the gypsum boards, the forward most doorâ&#x20AC;&#x2122;s threshold is visible at an open section at the base of the wall (Photo 2-74).

CHAPTER TWO ARCHITECTURAL DESCRIPTION

In the rear space there is a connection to the CMU addition, a ghosting of the original staircase and a remnant period wallcovering. The wallcovering is only visible above a 9foot height (Photo 2-81). The original stairway for the commercial side is evident in a ghosting on the west wall and remainders of a bead-board partition. (Photo 2-79; Photo 2-80). The rear entrance to the stairs was lit with a transom window over the door (Photo 2-79). ROOM 108

The CMU addition contains two 6/6 single hung windows are located on

the west wall with an inoperable door at the south wall (Photo 2-89). In the center of the room is a 4x6 foot opening and stairs to the basement of the commercial portion (Photo 2-88). The basement runs the full length of the commercial portion revealing sound foundation walls, a coal chute and supply access panel (Photo 2-87). SECOND FLOOR, ROOM 207

The second floor of the commercial portion is no longer

accessible from the store, one must enter the second floor of the space through the residence. Walls of the second floor have been completely covered with wall panels and furring (Photo 2-82; Photo 2-83). A suspended ceiling of 2x4 acoustic tiles encloses the space. Asbestos tiles were placed over the original wood plank flooring (Photo 2-84). A original coal fireplace with a 20th century gas stove in front and a individual early 20th century gas stove are located in the north wall (Photo 2-85; Photo 2-86). Two steps lead up onto a full length stage at the western elevation. A small 24â&#x20AC;? square, single hung window has been cut into the wall above the stage (Photo 2-83).

CHAPTER TWO ARCHITECTURAL DESCRIPTION

EXISTING HEATING & COOLING SYSTEMS The entire structure is heated and cooled by 3 separate heating and cooling units. Heating and cooling vents have been cut into the floor planks on each floor. The second floor HVAC is located in the restroom. The first floor, both commercial and residential portions, are heated with a single unit in the basement of the commercial space.

CHANGES TO THE PROPERTY Alterations were made to the front façade in 1949, two years after the Carpenters Union purchased the property. The building permits do not describe the nature of these changes. These alterations were likely made to the store front and to the porch. Evidence of the remodel is visible in the storefront with the aluminum window panes, the poured concrete porch base, and possibly the redaction of the porch from a three-bay to two-bay form.3 In 1954, general repairs were made to the property, but no description of the repairs were included with the permit, aside from the general cost estimate of $3,000.4 While the Local Carpenters Union owned the property they made several repairs and alterations, remodeling the grocery store and adding a drop ceiling throughout the building. In September 1964 asbestos tile was installed over the existing floor the second floor of the, a new partition was added on the first floor and the first floor was rewired. It is possible that at this time the original stairs of the grocery store were removed to allow for the construction of the partition and closets of the first floor. All of the ceilings of the structure, except for the hallways, were lowered to accommodate modern lighting systems.5

Application for Building Permit from Carpenters Union Local 1650, Leased Mrs. Monahue, 400 S. Broadway. 3 September 1964. Fayette County, Kentucky, Permit No. 59194. Building Department of Inspection, Lexington Kentucky. Notation of ‘remodel of Broadway Food Market: new floor, new partition, install one 2-compartment sink, rewire downstairs, lower ceiling of entire building” at an estimated cost to owner of $2,000. 4 Application for Building Permit from Carpenter’s Hall, 402 S. Broadway. 28 September 1954. Fayette County, Kentucky, Permit No. 25120. Building Department of Inspection, Lexington Kentucky. 5 Application for Building Permit from Carpenters Union Local 1650, 400 S. Broadway. 15 August 1949. Fayette County, Kentucky, Permit No. 13884A. Building Department of Inspection, Lexington Kentucky. Notation of ‘remodel front’ and total estimate cost of $1,000. CHAPTER TWO ARCHITECTURAL DESCRIPTION

Photo 2- 1 Looking north on S. Broadway Street off W. Maxwell Street, towards downtown commercial core of Lexington, Kentucky. 400/402 S. Broadway on right

Photo 2-2 Looking south down S. Broadway Street from intersection of West Maxwell Street.

Photo 2-3 Looking east on West Maxwell Street at corner of South Broadway

Photo 2-4 Looking northwest across intersection of South Broadway Street and West Maxwell Street

Photo 2-5 View of Front faรงade, facing west

CHAPTER TWO ARCHITECTURAL DESCRIPTION 28

Photo 2-6 View of South Elevation, looking northeast. Bay project at center of photo with ell and restroom addition to right.

Photo 2-7 Close-up foundation stones

Photo 2-8 View of South Elevation, looking northwest.

Photo 2-9 View of North Elevation, looking south

Photo 2-10 Close-up of South Elevation first and second floor windows.

CHAPTER TWO ARCHITECTURAL DESCRIPTION 29

Photo 2-11 View of West Elevation with all additions visible, facing east

Photo 2-13 Detail of flared eaves at roof, all elevations of primary structure

Photo 2-15 Close-Up of typical primary faรงade segmented-arch windows with corbelled sill

Photo 2-12 View of ell and restroom addition, looking north

Photo 2-14 Detail of wood brackets at eaves

Photo 2-16 Typical dense red brick and grout lines. Peeling paint reveals the underlying structure

CHAPTER TWO ARCHITECTURAL DESCRIPTION 30

Photo 2-17 Close-up of storefront at primary faรงade, looking west

Photo 2-18 Detail of wood brackets at cornice of storefront

Photo 2-19 Close-up front porch at primary faรงade, facing west.

Photo 2-20 Detail of decorative wood brackets at front porch

CHAPTER TWO ARCHITECTURAL DESCRIPTION 31

ROOM 104 4’-6” X 9’-6” 9’-0” clg

ROOM 108

ROOM 106

18’-2” X 10’-0” 9’-0” clg

13’-3” X 7’-2” 7’-4” clg

ROOM 103 14’-8” X 10’-11” 10’-0” clg

ROOM 105 13’-3” X 7’-7” 7’-4” clg

ROOM 102 15’-3” X 19’-3” 10’-0” clg

ROOM 100 8’-2” X 27’-7” 10’-0” clg

ROOM 101 14’-9” X 16’-0” 10’-0” clg

ROOM 107 18’-2” X 45’-3” 11’-0” clg

400/402 S. Broadway First Floor Scale: 1/8” = 1’-0”

Plan 2-1 400/402 S. Broadway First Floor Plan. Scale: 1/8” = 1’-0”

CHAPTER TWO ARCHITECTURAL DESCRIPTION 32

ROOM 203 14’-8” X 10’-11” 10’-0” clg

ROOM 204 13’-3” X 7’-7” 10’-0” clg

ROOM 202 15’-3” X 19’-3” 11’-0” clg

ROOM 200 8’-2” X 21’-9” 11’-0” clg

ROOM 201 ROOM 205

ROOM 200A

18’-2” X 45’-3” 11’-0” clg

8’-2” X 8’-3” 11’-0” clg

400/402 S. Broadway Second Floor Scale: 1/8” = 1’-0”

Plan 2-2 400/402 S. Broadway Second Floor Plan. Scale: 1/8” = 1’-0”

CHAPTER TWO ARCHITECTURAL DESCRIPTION 33

14’-9” X 16’-0” 10’-0” clg

Photo 2-21 Detail of horizontal scrollwork at stairs with open tread trim details

Photo 2-22 Detail of vertical scrollwork at stairs

Photo 2-23 Close-up of open stair case with newel post and scrollwork.

Photo 2-24 View of entrance hall and stairs, facing west

Photo 2-25 View of entrance hall and stairs, facing east

CHAPTER TWO ARCHITECTURAL DESCRIPTION 34

Photo 2-27 View of Room 101, looking west at connection between Room 101 and 102

Photo 2-26 View of Room 101, looking south.

Photo 2-28 Close-up of missing top cap of wood baseboard and added VCT wainscot

Photo 2-29 Close-up of replacement fireplace, Room 102

Photo 2-30 Close-up of gas line for morning warmers

Photo 2-31 Close-up of 1x6 tiles and border of Room 101 fireplace hearth

Photo 2-33 View of Room 102 looking at bay, looking south

Photo 2-32 Close-up of fireplace hearth, Room 102

Photo 2-34 View of Room 102, looking southeast

CHAPTER TWO ARCHITECTURAL DESCRIPTION 35

Photo 2-35 View of kitchen ell, Room 103, looking into bathroom addition, Room 104.

Photo 2-38 View of second floor hall with window over stairs, Room 200, looking west

Photo 2-36 View of kitchen ell, Room 103, looking northwest

Photo 2-39 View of second floor hall, Room 200, looking east

Photo 2-41 View of window punctures on east wall of Room 201

Photo 2-37 Close-up of wood plank flooring with ghosting of removed floor covering, Room 103

Photo 2-40 View of Room 200A, looking east

Photo 2-42 View of Room 201, looking west at fireplace

CHAPTER TWO ARCHITECTURAL DESCRIPTION 36

Photo 2-43 Close-up of original fireplace surround, typical of Room 201 and 202

Photo 2-44 View of Room 202, looking north

Photo 2-45 View of second floor ell, Room 203, looking west

Photo 2-46 View of second floor ell, Room 202, looking south at window and connection to Room 202

Photo 2-47 View of enclosed porch, Room 204, looking north

Photo 2-48 View of enclosed porch, Room 204, looking northwest at wood framed enclosure

CHAPTER TWO ARCHITECTURAL DESCRIPTION 37

Photo 2-49 Close-up of typical suspended 2x4 acoustic ceiling

Photo 2-50 Close-up of original plaster ceiling with some damage

Photo 2-51 View of typical plaster walls with wood furring and removed wood panel

Photo 2-52 Close-up of fire damaged plaster and trim

Photo 2-53 Close-up of typical three-part wood baseboard of first floor

Photo 2-54 Close-up of first floor wood baseboard with missing top cap

CHAPTER TWO ARCHITECTURAL DESCRIPTION 38

Photo 2-56 Close-up of VCT cap at stair tread

Photo 2-55 Close-up of typical wood baseboard trim of second floor

Photo 2-57 Close-up of wood plank flooring with adhesive residue

Photo 2-58 Close-up of laminate floor tile and VCT tile transition at second floor

Photo 2-59 Close-up of typical VCT tile of second-floor

Photo 2-60 Close-up of peeling paint revealing original faux wood grain paint

CHAPTER TWO ARCHITECTURAL DESCRIPTION 39

Photo 2-62 Typical interior door with six-panel wood door and transom

Photo 2-61 Interior view of entrance door with missing paneling and original hardware

Photo 2-63 Typical simplified transom of second floor window and door pediments

Photo 2-65 Detail of pediment

Photo 2-64 Typical missing transom and pediment of rooms

Photo 2-66 Typical pediment at first floor doors and windows, blocked transom also typical of all transom windows

CHAPTER TWO ARCHITECTURAL DESCRIPTION 40

Photo 2-67 Typical window

Photo 2-68 View of Room 107, looking west

Photo 2-69 View of Room 107, looking east

Photo 2-70 Close-up of closet additions in Room 107, looking northwest

Photo 2-71 Detail of white washed bead board ceiling

Photo 2-73 View of exposed brick wall with bead board ceiling and furring strip, typical Room 107

Photo 2-72 View of connection to residence, Room 100 from storefront, Room 107

Photo 2-74 View of missing flooring at Room 107, looking north

CHAPTER TWO ARCHITECTURAL DESCRIPTION 41

Photo 2-75 Close-up of wood plank floor transition of Room 107

Photo 2-76 Close-up of ghosting in wood floor planks from shelving units of Room 108

Photo 2-77 Close-up of wood storefront remnants of Room 107

Photo 2-78 Close-up of removed beadboard wall partition

Photo 2-79 Close-up of transom window of stair entrance, Room 107

Photo 2-80 Close-up of original landing remnants and residual stairway ghosting

CHAPTER TWO ARCHITECTURAL DESCRIPTION 42

Photo 2-81 Close-up of wallcovering remnants

Photo 2-82 View of Room 207, looking east

Photo 2-83 View of Room 207, looking west

Photo 2-84 Close-up of asbestos tile in Room 207

Photo 2-85 Close-up of fireplace of Room, 207

Photo 2-86 Close-up of remaining Morning Warmer in Room 207

CHAPTER TWO ARCHITECTURAL DESCRIPTION 43

Photo 2-87 View of full length basement and storage under commercial structure

Photo 2-88 Close-up of basement entry

Photo 2-89 View of Room 108, looking north

CHAPTER TWO ARCHITECTURAL DESCRIPTION 44

CHAPTER THREE COMPARABLE STRUCTURES

DEVELOPMENT OF RESEARCH CRITERIA AND LIMITATIONS In order to fully recognize the significance of 400/402 S. Broadway within the cityâ&#x20AC;&#x2122;s history it is necessary to compare this building to similar structures. For this study three points of comparison were used to identify similar structures at a local level: setting, context and plan. "Setting" is defined as the surroundings or environment of the building. "Context" is defined as the circumstances which led to the construction of the building, and "Plan" is defined as whether the building was created with the intent of being operated as a grocery store and residence at time of construction. Structures that met these criteria are then compared to the corresponding characteristics of the building at 400-402 S. Broadway. SETTING

For the purposes of this research, the setting of 400/402 S. Broadway

is that of a neighborhood with a primarily residential character that is within walking distance of the downtown commercial corridor. CONTEXT

400/402 S. Broadway was built in a primarily residential

neighborhood and operated as a neighborhood business. South Hill neighborhood was a middle- to upper-middle class neighborhood within close proximity to the downtown commercial core. PLAN

The building at 400/402 S. Broadway operated as a neighborhood

grocery and residence for a significant portion of its history. When constructed, the building was built with the intention of a neighborhood business and residence. The selection of building for this comparison was limited to buildings already identified in local or nationally designated historic districts. Four Lexington neighborhoods were explored for structures similar to 400/402 S. Broadway. Those neighborhoods were: the South Hill Historic District, the Western Suburb Neighborhood Historic District, the Northside Neighborhood Historic District and the Woodward Heights Historic District. Each districtâ&#x20AC;&#x2122;s original development coincided

CHAPTER THREE COMPARABLE STRUCTURES

with the development of South Hill Historic District, each is within walking distance of the city's downtown commercial core, and each consists primarily of residential structures. The local structures selected for comparison are: 152-4 Old Georgetown Street (Photo 3-1)

Western Suburb

172 Old Georgetown Street (Photo 3-2)

Western Suburb

190 North Broadway Street (Photo 3-3)

Northside Neighborhood

572-4 North Limestone Street (Photo 3-4)

Northeast Residential Neighborhood

705 West Maxwell Street (Photo 3-5)

Woodward Heights

Each of these properties will be compared to 400/2 S. Broadway exploring their setting, context and plan.

COMPARABLE STRUCTURES 152/154 OLD GEORGETOWN

Although 152/154 Old Georgetown Street (Photo 3-1)

was never given a historic name, it was one of four commercial and residential buildings that served the Western Suburb during the late 19th century.1 The two story, three-bay brick building was built in the 1870s, and it first appears in the 1873-4 City Directory as the saloon and grocery of Michael Gill.2 The 1886 Sanborn (Map 3-1) indicates 152/154, then known as 46 Georgetown Pike, as a ‘store.’3 While 152/154 Old Georgetown is located within a densely populated residential neighborhood the plan of the building is comparable to most commercial structures of the period which were located within a commercial core, varying greatly from the plan of O’Connor’s Grocery and Residence, 400/402 S. Broadway. A separate door is located on the front façade beside the two-bay wide storefront which provides access to the second

Kerr, Bettie. Kentucky Historic Resources, Individual Inventory Form #FAWS-90: 152-4 Georgetown Street. Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1985. 2 Sheppard’s City of Lexington Directory, 1873-4. (Lexington, Ky: n.p., 1873). 3 Lexington, Fayette, Kentucky. May 1886. Sheet 7 of 23. Scale [ca. 1:50]. “Sanborn Fire Insurance Map, 1886 – Lexington.” Kentuckian Digital Library. http://kdl.kyvl.org/cgi/i/image/imageidx?exact=1;size=50;c=beasanic;back=back1333121319;subview=detail;view=entry;cc=beasanic;entryid= x-lex1886;viewid=LEX_1886_000A (15 Jan 2012). CHAPTER THREE COMPARABLE STRUCTURES

floor residence. Architecturally, the Old Georgetown structure has little decoration other than the two-bay storefront, a row of dentils at the cornice, and jack-arched windows. This stands in stark contrast to the Italianate brackets and segmented-arched windows and doors of 400/402 S. Broadway. At its founding, the demographics of the Western Suburb neighborhood were similar to those of the South Hill neighborhood. Prosperous tradesmen and craftsman settled in these early "Suburban" neighborhoods, building substantial brick structures as their prosperity, and the city as a whole, Both districts provide an interesting variety of architectural styles.4 The Western Suburb neighborhood was developed by middle-class residents who built not only personal residences, but who also developed rental properties. Local tradesman built, bought or rented the properties of the Western Suburb because of its close proximity to the downtown commercial core and industrial areas to the northwest. The Western Suburb neighborhoodâ&#x20AC;&#x2122;s period of significance is categorized as the beginning of the 19th century rather than the entire 19th century and beginning of the 20th century as the period of significance of the South Hill neighborhood. 152/154 Old Georgetown Street operated as a grocery store and residence for its owner from its construction, circa 1870s, until his death in 1916.5 Gill purchased the property in 1865, and by 1870 Gill owned twenty-seven and a half feet fronting Georgetown and one-hundred and seventeen feet back running with Ballard.6 The plans of 152/154 Old Georgetown St. and 400/402 S. Broadway use distinctly different layouts. The 152/154 is a residence over a commercial space with access to the

Lexington-Fayette County Planning Commission. Western Suburb Historic District National Register Nomination. Lexington, Kentucky. 1976. 5 City directories and Kentucky. Birth and Death Records: Covington, Lexington, Louisville and Newport â&#x20AC;&#x201C; Microfilm (Before 1911): Michael Savage, 29 June 1908. Microfilm. Kentucky Department of Libraries and Archives, Frankfort, Kentucky. 6 Deed of sale from John G. Yellman to Michael Gill, 24 November 1865. Fayette County, Kentucky, Deed Book 42, page 142. County Records Office, Lexington, Kentucky and Deed of sale to Michael gill, 28 August 1870. Fayette County, Kentucky, Deed Book 48, page 436. County Records Office, Lexington, Kentucky. CHAPTER THREE COMPARABLE STRUCTURES

residence from the front faรงade, while 400/402 is a side by side commercial structure and residence. The plan of Old Georgetown reflects the plan of a downtown commercial building rather than plan one might expect of a building surrounded by residential structures. 172/174 OLD GEORGETOWN The property of 172/174 Old Georgetown (Photo 3-2) also varies significantly from the form used at 400/402 S. Broadway. The two and a half story brick structure is comprised of a two-bay, angled commercial storefront with a set-back three-bay residential portion with Italianate windows, a mansard roof and a detailed twobay porch across the residence. The massing of the two portions is similar to 400/402 S. Broadway with the combined side-by-side massing, yet provides variations in detail and lot positioning. 172/174 Old Georgetown is located one block north of 152/154 Old Georgetown on the west side of the street. Although the date of construction for 172/174 Old Georgetown has not yet been determined, it, like the building at 152/154 Old Georgetown was constructed at the end of the 19th century for use as a commercial store and residence for the Western Suburb neighborhood. This portion of the Western Suburb was not documented by Sanborn Fire-Insurance maps or any available map until the 1920s, making it difficult to determine its date of construction (Map 3-2). The massing and elements of 172/174 Old Georgetown are similar to the surrounding residential structures. The residential portion is set back from the street corner to reflect the typical set-back of a residential structure, while the forward commercial portion faces and opens onto the corner of Old Georgetown and Todd, proving easy access to the street traffic. The first evidence of 172/174 Old Georgetown operating as a grocery is found in the 1873 City Directory, when Michael Savage is identified as the store's proprietor.7 Savage purchased the fifty-nine foot by one-hundred foot parcel, fronting Georgetown and running parallel with Todd Street, in April of 1870. Construction likely occurred between 7

Sheppard's Lexington city directory for 1873. Cincinnati, Ohio: J.S. Sheppard & Co., 1873.

CHAPTER THREE COMPARABLE STRUCTURES

1870 and 1873, indicating that it shared its period of design and construction with the building at 400/402 S. Broadway.8 As stated earlier, the plan of 172/174 Old Georgetown and 400/402 S. Broadway are similar in their siting and massing. Both houses visually reveal the function of each mass, one being commercial and the other residential. 172/174 Old Georgetown takes advantage of its corner location by locating the entrance at the corner of the intersection, allowing the commercial function of the building to be visible from all approaches. 400/402 S. Broadway applied a one-sided storefront with a three-bay opening to delineate its function. The Old Georgetown property has never had, or no longer has, the detail or architectural embellishments found at the S. Broadway property. The only decorative elements visible on 172/174 Old Georgetown are at the corner entrance, where two brackets, a transom window and the elaborately detailed porch across the residential portion can be seen. The hipped roof is comparable to the original roof of 400/402 Broadway with similar boxed, flared eaves. 190/192 NORTH BROADWAY STREET

The date of construction for 190/192 North

Broadway (Photo 3-3, Map 3-3) is somewhat obscure and little evidence is available of its use prior to 1855 other than the typology of its architecture and plan.

As a whole, the

building's location and plan provide a unique comparison to 400/402 S. Broadway; 190/192 N. Broadway provides a distinctly different setting, context and plan to S. Broadway and the other structures noted in this chapter. The North Broadway property is located within the Northside Historic Residential District directly adjacent to the downtown commercial core and to the Gratz Park Historic District. Gratz Park developed as a small community of upper-class families

Deed of sale from Thomas Bradley to Michael Savage, 2 April 1870. Fayette County, Kentucky, Deed Book 47, page 495. County Records Office, Lexington, Kentucky 9 Langsam, Walter E. Kentucky Historic Resources, Individual Inventory Form # FANS-134: 190-92 North Broadway Street. Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1979. CHAPTER THREE COMPARABLE STRUCTURES

which was established at in the same period as the downtown district.10 The Northside neighborhood developed into a self-contained neighborhood located to the northeast of the downtown commercial core. Northside neighborhood developed during the same time periods as the downtown commercial core of Lexington, providing a long and diverse history. The blocks of the Northside neighborhood generally alternated between black and white, and the neighborhood had an equally diverse architectural pedigree. The neighborhood surrounding 190/192 N. Broadway provides examples of nearly every known American architectural style, at a variety of sizes and scales.11 The Northside neighborhood provides a stark contrast to the primarily upper-class residential neighborhood of South Hill, despite the fact that both neighborhoods developed at roughly the same time. John McMurty purchased the property early in the development the surrounding Northside Neighborhood. It is presumed the structure was constructed in the early 19th century through the use of architectural plan and details. The structure is presumed to have been constructed with a five-bay, symmetrical facade and the entire structure to serve as a residence. The simplistic detail of the bays and windows, modest cornice brackets and hipped roof indicate the structure to have been constructed in the early portion of the 19th century. Through the massing, bays and window styling it is presumed the storefront was applied at some point in its history. The deed of sale between John McMurty and William J Tweedie indicates that in 1855, three structures were located on the parcel occupied by 190/192 N. Broadway.12 Until his death in 1875, lived and operated a grocery store at 190/192 N. Broadway.13 Albert J. 10

Kentucky Heritage Commission. Gratz Park Historic District National Register Nomination. Frankfort, Kentucky. 1973. 11 Langsam, Walter and Lexington-Fayette County Historic Commission. National Register of Historic Places Inventory - Nomination Form, Northside Residential Historic District. Lexington, Ky: LexingtonFayette Historic Commission, 1978. 12 Deed of sale from John McMurty to William J. Tweedie, 10 July 1855. Fayette County, Kentucky, Deed Book 31, page 286. County Records Office, Lexington, Kentucky 13 U.S. City Directories [database-online}. Williams Lexington City Directory, 1864-5. Provo, UT, USA: Ancestry.com Operations, Inc., 2010.; U.S. City Directories [database-online]. Pratherâ&#x20AC;&#x2122;s Lexington City Directory, 1875-6. Provo, UT, USA: Ancestry.com Operations, Inc., 2010.; and 1870 United States Federal Census [database-online]. Census Place: Lexington Ward 1, Fayette, Kentucky. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. CHAPTER THREE COMPARABLE STRUCTURES

Tweedie, his son, continued to live in the property thereafter, also operating a portion the property as a boarding house.14 The five-bay, L-shaped plan of the structure is quite different from the side by side, setback commercial and residential units of 400/402 S. Broadway. Configuration and access to the store is possible from the main thoroughfares of N. Broadway and W Second Streets while the visual indicators of the residential structure are modest by comparison, with access only from N. Broadway. The architecture of the property predates the Italianate architectural style of 400/402 S. Broadway. 572-4 NORTH LIMESTONE STREET Hayes’ Grocery and Residence (Photo 3-4) is a twostory, L-shaped building with a three-bay storefront located at the corner of North Limestone and E. 6th Street, numbered 572/574 N. Broadway, with a three-bay residence set-back on the south side. The combined store and residence was built in the mid-1880s for John Hayes by Lexington architect H.L. Rowe. Hayes purchased the fifty-eight foot by one-hundred and seventy-seven foot lot at the southeast corner of East 6th Street and North Limestone in 1888.15 The Northeast Residential neighborhood is located five blocks north of Main Street, and is close to the downtown commercial core that was primarily developed between 1890 and 1915. The neighborhood provides a representation of architectural styles from the late 19th and early 20th century.16 The specific time frame of Northeast Residential neighborhood provides a distinct difference between South Hill and the latter. John Hayes operated a grocery, saloon and coal yard at 572/574 N. Broadway from 1887 until his death in 1898; John’s will left the property and business to his wife Annie for the

R.L. Polk & Co. Polk’s Lexington (Kentucky) City Directory, 1890. Columbus, Ohio: R.L. Polk & Co., 1890.; and 1870 United States Federal Census [database-online]. Census Place: Lexington Ward 1, Fayette, Kentucky. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. 15 Deed of sale from John Moore to John Hayes, 21 March 1888. Fayette County, Kentucky, Deed Book 72, page 145. County Records Office, Lexington, Kentucky. 16 Decamp, Richard, Walter Langsam and Lexington-Fayette Historic Commission. Northeast Residential Historic District. National Register of Historic Places, 1985. CHAPTER THREE COMPARABLE STRUCTURES

expressed use of continuing the business.17 Annie Hayes operated the business until the 1930s.18 The architecture and plan of 572/574 N. Limestone provides the greatest comparison to 400/402 S. Broadway. Both structures are compromised of a slightly large storefront at the corner of two thoroughfares and a set back residence. Each location is located on a corner lot within a highly residential neighborhood of Lexington. The architecture of both buildings reflect the style and degree of decoration found in the surrounding areas. The Northeast Residential Neighborhood developed with a wide variety of upper and upper-middle class blocks with alternating blocks of working-class white and black populations.19 The diversity of the neighborhood produced a wider degree of architecture which varied from high-style to modest, vernacular residences. 705 WEST MAXWELL STREET

Jones Parrish Grocery Store (Photo 3-5, Map 3-4) was

constructed circa 1895 in the Woodward Heights neighborhood to the southeast of the downtown commercial sector. The two-story brick store and residential structure sits directly on the northwest corner of Maxwell and Merino Streets. Jones and Parrish Grocery served the primarily residential surrounding neighborhood.20 The development of Woodward Heights is greatly different than South Hill or most other neighborhoods in Lexington. Madison C Johnson used the land of Woodward Heights as farm lands into the late 19th century while the other neighborhoods grew with the population and prosperity of downtown Lexington. After Johnsonsâ&#x20AC;&#x2122; death the acreage was sold to developer J.C. Woodward for development into residential lots. Demand for

Will of John Hayes, December 1890. Fayette County, Kentucky, Will Book 7, page 296. County Records Office, Lexington, Kentucky. 18 Langsam, Walter. Kentucky Historic Resources Survey, Individual Inventory Form #FA-LN-NL-37: 5724 North Limestone, Hayesâ&#x20AC;&#x2122; Grocery and Residence . Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1980. 19 Northside Neighborhood Association and Lexington-Fayette Historic Commission. Northside Historic Residential District. National Register of Historic Places, 1970. 20 Langsam, Walter. Kentucky Historic Resources Survey, Individual Inventory Form #FASW-33: 705 West Maxwell Street, Jones Parrish Grocery Store . Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1980. CHAPTER THREE COMPARABLE STRUCTURES

land close to the downtown core was high by this time, creating a small treasure-trove of late 19th century and turn-of-the century architecture.21 It is difficult to develop a timeline for the different uses that occupied 705 W. Maxwell; the structure did not appear on the Sanborn Insurance Maps until 1920 and only occasional listing in the city directory is available. Architectural style and composition of the structure allows direct comparison to 400/402 S. Broadway, which is located only seven blocks to the west on Maxwell Street. Analysis of the 1907 Sanborn Fire Insurance map indicates two store openings, one at the corner of Merino and Maxwell and one located further west on Maxwell Street. The residence of 705 W. Maxwell is located primarily on the second floor with large windows in a Richardsonian fashion.

Kentucky Heritage Commission. Woodward Heights Neighborhood Historic District National Register Nomination. Frankfort, Kentucky. 1980.

CHAPTER THREE COMPARABLE STRUCTURES

Photo 3- 1 152-4 Old Georgetown Street, Lexington, Kentucky.

Map 3- 1 152-4 Old Georgetown, right corner of Georgetown Pike and Ballard Street, site in 1886; excerpt Sheet 7 Sanborn Fire Insurance Maps, 1886.

CHAPTER THREE COMPARABLE STRUCTURES

Photo 3- 2 172-4 Old Georgetown Street, Lexington, Kentucky.

Map 3- 2 172-4 Old Georgetown, southwest corner of Georgetown Pike and Todd Street, site in 1920; excerpt Sheet 36 Sanborn Fire Insurance Maps, 1907-1920.

CHAPTER THREE COMPARABLE STRUCTURES

Photo 3- 3 190 North Broadway Street, Lexington, Kentucky.

Map 3- 3 190/2 (86/8) North Broadway, southwest corner of North Broadway and West 2nd Street in 1886; excerpt Sheet 12 Sanborn Fire Insurance Maps, 1886.

CHAPTER THREE COMPARABLE STRUCTURES

Photo 3- 4 Hayesâ&#x20AC;&#x2122; Grocery and Residence, 572-4 North Limestone. Fayette County, Kentucky Property Valuation Administrator, PVA, # 1327254416. Online database. Last Accessed: 31 January 2012.

CHAPTER THREE COMPARABLE STRUCTURES

Photo 3- 5 705 West Maxwell Street, Lexington, Kentucky.

Map 3- 4 705 West Maxwell Street, northeast corner of West Maxwell and Merino Streets in 1920; excerpt Sheet 36 Sanborn Fire Insurance Maps, 1907-1920.

CHAPTER THREE COMPARABLE STRUCTURES

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

With the assistance of the National Park Service, the United States Secretary of Interior’s Office has established a set of guidelines and standards for the preservation, rehabilitation, restoration and reconstruction of historic properties. These standards provide ‘responsible’ preservation practices to protect our nation’s historic properties.1 The four types of treatment represent increasing degrees of intervention. These approaches are: preservation, which places a premium on the importance of retaining the historical fabric of the property through conservation, maintenance and repair, making respectful changes and alterations only as necessary to retain the integrity of the structure; rehabilitation, which promotes the retention and repair of the historic fabric, but provides contingencies for elements of the property which are beyond repair, through replacement; restoration, which focuses on retention of materials from a specific period in the properties history, permitting elements of other time periods to be removed; and the final treatment of reconstruction, which allows for the recreation of a property that no longer exists through use of new materials.2 Given the generally sound physical state of O’Connor’s Grocery, 400/402 S. Broadway, its importance to the district and the expectation of building re-use for newly proposed projects, rehabilitation is the most appropriate treatment for continued use.

This

treatment is determined as a result of the relative importance of the structure in history, its current physical condition, proposed continued use of the structure and mandated code requirement changes. IMPORTANCE The history of the South Hill Historic District is significant to the City of Lexington, and the O’Connor Grocery is a contributing structure within that district. As such, it is suitable for rehabilitation for a compatible new use. CONDITION The current physical condition of O’Connor Grocery is the second factor to consider. O’Connor’s Grocery is in good structural condition, and little 1

Weeks, Kay D., and Anne E. Grimmer. The Secretary of the Interior's standards for the treatment of historic properties: with guidelines for preserving, rehabilitating, restoring & reconstructing historic buildings. Washington, D.C.: U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, 1995. 2 The Secretary of the Interior's standards for the treatment of historic properties. CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

deterioration is evident in the structural components. Examination of the building shell indicates basic maintenance and repair work will be sufficient to bring the exterior materials into above standard condition. Interior elements are also in good condition only needed minor repair and replacement. All windows are original and appear not to have deteriorated beyond repair. The roof has been altered, replacement is required but the nature of the materials, asphalt shingles, allows for replacement without changing the historic integrity of the structure. Additions to the structure have been made through the years, removal of these additions will not weaken the integrity of the building. The original form is largely intact and only minor repairs and removal of superficial alterations is needed to restore. None of the alterations relate to the structure's period of significance. PROPOSED USE Many historic buildings can be adapted for new uses without seriously damaging their historic character. Three proposed use scenarios for the Oâ&#x20AC;&#x2122;Connor Grocery building is developed in Chapter 6: Proposed Uses. Each proposed new use provides for retaining the significant historic elements of the structure while adapting the space to an income producing use. MANDATED CODE REQUIREMENTS Regardless of the treatment, code requirements will need to be taken into consideration. A well planned design insures that the historic integrity of the building will be maintained. Any modification of the building will comply with all Secretary of Interiors (SOI) Standards for Rehabilitation and the Lexington-Fayette Urban County Board of Architectural Review 2011 Design Guidelines. Lead paint and asbestos are well-known historic materials; care must be taken during the abatement process to ensure the historic materials are not adversely affected. Any new construction or alterations must comply with American National Standards Institute, ANSI, Section: A117.1 for accessibility requirements. Needed code revisions will be discussed in Chapter 6: Proposed Uses.

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Rehabilitation is defined as â&#x20AC;&#x153;the act or process of returning a property to a state of unity, through repair or alteration, which makes it possible an efficient contemporary use while preserving those portions and features which are significant to its historical, cultural, or architectural values.â&#x20AC;? 3 Secretary of Interior's Standards for Rehabilitation require: 1. A property will be used as it was historically or be given a new use that requires minimal change to its distinctive materials, features, spaces, and spatial relationships. 2. The historic character of a property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize a property will be avoided. 3. Each property will be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or elements from other historic properties, will not be undertaken. 4. Changes to a property that have acquired historic significance in their own right will be retained and preserved. 5. Distinctive materials, features, finishes, and construction techniques or examples of craftsmanship that characterize a property will be preserved. 6. Deteriorated historic features will be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features will be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used. 3

United States. The Secretary of the Interior's standards for rehabilitation and guidelines for rehabilitating historic buildings. Washington, D.C.: U.S. Dept. of the Interior, National Park Service, Heritage Preservation Services, 2000.

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8. Archeological resources will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken. 9. New additions, exterior alterations, or related new construction will not destroy historic materials, features, and spatial relationships that characterize the property. The new work shall be differentiated from the old and will be compatible with the historic materials, features, size, scale and proportion, and massing to protect the integrity of the property and its environment. 10. New additions and adjacent or related new construction will be undertaken in such a manner that, if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.4 The intent of the Standards for Rehabilitation is to retain the propertyâ&#x20AC;&#x2122;s significance through preservation of historic materials, craftsmanship and features. The National Park System is aware that slight alterations or repairs are needed to ensure the continued integrity of the structure, and have developed the guidelines to create a encompassing and flexible criteria which can be adapted to each individual historic structure without compromising the integrity of the historic structure.

CHARACTER DEFINING FEATURES For a property to be eligible for listing in national or state historic registers, the characterdefining features that convey the historic context, or identity, must be evident and remain as wholly intact as possible. Character-defining features are the visual or physical attributes which date the period of significance that identify building function and architectural style. To be eligible for federal and state financial incentives, as well as approval for treatment by the local Board of Architectural Review, the property must clearly retain these elements. The character defining features represent a particular type, period, and method of construction.

Kay D. Weeks and Anne E. Grimmer. The Secretary of Interiorâ&#x20AC;&#x2122;s Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring and Reconstructing Historic Buildings. (Washington D.C.: U.S. Department of Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, 1995).

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Character-defining features of 400/402 S. Broadway from within the period of significance (1871-1888) that are essential to convey its significance as a “grocery store and residence” include: 

Location on South Broadway, at the edge of South Hill Historic District and south of downtown commercial core.



Overall form and organization of the building, divided into two separate functions, store and residential. Ground-level, full length commercial space with full basement and separate entrance to second floor of commercial space. Parlorhall, double pile two-story residence with central chimney and kitchen ell.



High-quality red brick in Flemish-bond at public-ways and common bond at secondary facades.



Limestone window and doors sills at all openings.



Brick segmented-arched window hoods at primary facades and jack-arched window openings are secondary facades.



Standard pitch, asphalt shingle roof with flared box eaves and wood brackets.



Recessed entrance with pedimented opening and urn detail in wood pilaster.



Two-bay porch with original wood pilasters, brackets, and cornice.



Three-bay, three part wood storefront with original top panels and structural supports.



Original fireplace mantel and surround of second floor residence rooms.



Main entrance with u-shaped cantilevered, open tread staircase with scrollwork and details at stair tread, spindles, newel post and railing.



Pedimented doors with transoms, first floor pediments have additional cornice detail. Doors are six-panel solid wood.



Pedimented window frames, first floor pediments have additional cornice detail. Single hung, two-over-two pane wood windows with pulley system for operation.



13-foot 4-6” wide oak floor planks.



10-foot ceiling height at all rooms of first and second floor of residence.



Three-coat plaster finish throughout entire residence and second floor of store.



13-foot ceiling height at first floor commercial space with 4” wide bead-board ceiling.

Additional historic finishes and materials throughout the building contribute to the building's character. Historic materials remaining in the residence include the three-part

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wood profile base of the first floor, two-part wood profile base of second floor and original ceramic tile fireplace hearth of first floor fireplaces. LOCAL JURISDICTION Local zoning regulations also impose certain restrictions on what can be done to designated historic buildings. The Lexington-Fayette Urban County Government has placed Oâ&#x20AC;&#x2122;Connorâ&#x20AC;&#x2122;s Grocery in a H-1 zoning district. A H-1 designation requires that any rehabilitation work, new construction or demolition of a historic property in Lexington requires approval, per Certificate of Appropriateness, by the Division of Historic Properties Planning Department Board of Architectural Review. The guidelines have been set into place to assist owners of properties in H-1 zones to maintain the integrity of the historic district.5

LIMITATIONS Recommendations for treatment of a historic structure are often seen as subjective to the opinions of various preservation, consulting, architecture, etc., individuals. The recommendations below are left open for review and interpretation by state and local agencies and may require adjustment or changes to their language and strategies, therefore the statements below can not be determined to be the proper and only way of treatment until approval has occurred.6 All of the elements listed and described below should be seen as relating to the significant elements that define the historic character of the building. Caution must be taken when handling or specifying any materials for cleaning, repair, restoration or replacement. Variables in the condition of the materials are possible. Once construction has commenced, materials may have be found to be in worse condition than expected. The condition of each element must be assessed and evaluated on an individual and caseby-case basis.

Lexington-Fayette Urban County Government, Design Review Guidelines, see LFUCG Division of Historic Preservation website. 6 All alterations, designs, addition and rehabilitation to be completed on a Historic project is subject to review by the local BOAR and the Kentucky SHPO. CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

PRECAUTIONS LEAD PAINT REMEDIATION Lead paint remediation is only required for structures in which housing and child care facilities occur, as the recommendation for reuse of Oâ&#x20AC;&#x2122;Connorâ&#x20AC;&#x2122;s Grocery is of commercial use remediation is not required. Although removal of all lead-based materials is not required, caution must be taken during any type of renovation, repair and painting projects in pre-1978 buildings. Common renovation activities like sanding, cutting and demolition can create hazardous lead dust and chips by disturbing lead-based paint, which can be harmful to adults and children. Contractors or workers must use lead-safe work practices and follow three simple procedures: 1. Contain the work area using draping or plastic sheeting. Provide workers with ventilators and masks to ensure breathing of lead based materials is reduced to minimum. 2. Minimize the dust produced. Use a wet-sanding method when possible or a dustvacuum for a mechanical hand sander.7 3. Clean up thoroughly. Keep the work area clean at all times. MOLD AND MILDEW Improper ventilation of a structure can cause built up of moisture within the building. Excess moisture facilitates the growth of mold and mildew which is unsafe to humans. Care should be taken when cleaning and working within the property to ensure the health and safety of workers and occupants. PESTS

Unoccupied structures become a haven for pests, insects and animals. Animal

feces and carcasses carry potentially dangerous bacteria or viruses. It is safe to assume that some species of animal or pest has inhabited 400/402 S. Broadway at some point in history, and as such, care must be taken during construction and cleaning of the property to ensure health, and safety of workers.

"Renovation, Repair and Painting Rule." U.S. Environmental Protection Agency, accessed 10 February 2012. http://www.epa.gov/lead/pubs/renovation.htm#requirements. CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

ASBESTOS ABATEMENT

Asbestos is a naturally occurring fiber commonly used in

building products for its thermal insulation properties and fire resistance. Materials containing asbestos do not generally pose a health risk when left undisturbed; if asbestos materials are disturbed or deteriorate they can release fibers into the air causing detrimental health risks. The vinyl-composition tiles, VCT, and their mastic of the second floor, Room 207, are suspected to be asbestos-containing-materials (Photo 4-2). Care must be taken in the removal of the tile and its mastic; do not attempt to remove asbestos on your own, an asbestos professional should be immediately contacted to evaluate and remove the material. Refer to the EPAâ&#x20AC;&#x2122;s website for information on possible asbestos containing materials, approved specialists and proper procedures for abatement.8

EXTERIOR ASSESSMENT AND RECOMMENDATIONS ROOF

The roof structure has caused major issues of deterioration to the interior and

exterior of the building. The original roof provided a flat-hipped roof and poor drainage systems which led to improper drainage and caused water damage to various components of 400/402 S. Broadway. An additional ridge was added to the roof around or after 1976 to abate the water damage and address the poor drainage of the roof (Photo 4-1). Future damage was minimized but little repair was completed on the damaged components.9 Since it does not appear that the roof has been replaced or repaired since 1976, doing so now is the prescribed treatment. CURRENT CONDITION Lack of maintenance to the roof, eaves and drainage systems has left the current condition of the roof and its components in poor condition. Visual inspection indicates the roof-substrate to be failing and eaves deteriorating due to water

"Asbestos." U.S. Environmental Protection Agency, accessed 10 February 2012. http://www.epa.gov/asbestos/index.html. 9 Comparison of Photo 1-1 1976 Photo of 400-402 South Broadway. Photography by Richard DeCamp. Photo-19. Historic South Hill Historic District Nomination. (Fayette-Lexington Historic Commission, 1978) to current condition, (Photo 4-1). CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

damage (Photo 4-3). Interior inspection of the rafter system indicates structurally sound trusses and cross braces with some water damage and rot to the substrate (Photo 4-4) and burnt wood members (Photo 4-5) from close proximity to the chimney. The downspout and gutter system of the structure is disproportionately small, given the amount of precipitation received in the Lexington area. Rainfall intensity for Lexington, Kentucky can exceed 9.4 inches/hour in a 100-year storm.10 The down spouts and gutters are only limited to 50% of the roof structure, therefore creating areas a deluge with high rainfalls; the two-inch piping of downspouts is not capable of handing precipitation of this intensity. Additionally, although there are a limited number of leaf-producing vegetation in close proximity, dirt and vegetable residue has built up within the gutters due to lack maintenance and cleaning. RECOMMENDATION

The asphalt shingles, sheathing and planks should be removed and

replaced with similar materials to ensure further damage does not occur. Gutters and downspouts are to be removed, resized and replaced with ‘like’ materials. As the eave and roof system are visible from the thoroughfare and pedestrian way, care shall be taken in the selection of replacement materials with compatible materials; form and ‘like’ materials are the only allowable treatment on a historic structure. The dual pitched hipped roof (Photo 4-1) should be maintained to ensure proper drainage and maintain current views; all components shall maintain current appearance: eave overhang (Photo 4-3), box gutters (Photo 4-3), downspout locations (Sketch 4-1) and single-tab asphalt shingles (Photo 4-1) are vital to the historic appearance of 400/402 S. Broadway. Ensure that proper flashing has been installed at all roof penetrations. Improper flashing can lead to extensive water damage and continued damage to roof trusses and substrate through close proximity to the chimney stack. Care must be taken when removing all components of the roof, eave and drainage system as lead-based paints or asbestos materials may have been used at some point in the

"Proper Gutter and Downspout Sizing." Berger Quality Building Products, accessed March 29, 2012. http://www.bergerbuildingproducts.com/pdfs/installation_gutter.pdf

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

history of the structure. All precautions should be taken to ensure that environmental and personal safety regulations are met; verify the permitted course of treatment and action with local building and health officials before undertaking the removal of possibly hazardous materials. Box gutters are integrated into the roof system, providing an internal gutter which is visually less obtrusive than applied gutters. Replacement of the gutter system shall be with a box-gutter system so the visual context of the property is retained. Should the gutters appear solid and are only in need of cleaning and water-tight sealing, the recommendation would be to complete the less time consuming and costly process with a spray-on protective sealant. Various calculators are available online to ensure proper sizing of gutter and downspouts. Gutters and downspouts are sized in relation to the area of the roof, pitch/slope of the roof, rainfall data based on 10 and 100-year storms, and length and type of gutter or downspout. Berger Building Products provides an excellent resource for calculating proper drainage systems.11 Per the calculations, all downspouts should be increased to a 6" plain round downspouts, the number of downspouts is to be maintained. Providing replacement downspouts with 'like" material, round metal downspouts, will maintain the historic appearance and provide proper drainage for the roof structure. Should additional downspouts need to be installed, new downspouts should only be placed on a secondary faรงade to ensure the historic views of the property are not compromised. Replacement of the roofing materials should be completed through a three-part process: substrate, vapor barrier, and shingles. Per SOI and local design guidelines, only the appearance of the roof is prescribed to be maintained. Asphalt shingles of like color, texture and shape should be used.

"Proper Gutter and Downspout Sizing." Berger Quality Building Products.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

EXTERIOR WALLS BRICK

Evidence of brick composition and density implies the structure may not have

always been painted (Photo 4-7). Expensive, dense, high-quality brick of this variety was often left unpainted during the era of the buildingâ&#x20AC;&#x2122;s construction. 400/402 S. Broadway is constructed of load-bearing masonry walls with wood floors. At some point in the building's history, its brick masonry was painted, with reapplication of paint ever since. The paint has caused visible damage to the structure to retain moisture, shortening the life span of the mortar. These issues must be resolved to ensure the continued structural integrity of the property. CURRENT CONDITION Many layers of paint, specifically latex paint, has build up on the exterior surface of the building. The build-up has made it almost impossible to see the high-quality nature of the brick and Flemish-bond pattern of the front faĂ§ade (Photo 4-6; Photo 4-10). The paint layers have significantly degraded the mortar joints (Photo 4-8; Photo 4-9) and in a few locations cause the brick face to spall (Photo 4-9). Improper drainage by the gutter and downspout systems has also attributed to peeling paint, this is primarily visible on the north elevation (Photo 4-10). RECOMMENDATION

Improper paint removal methods can cause serious and irreparable

damage to the brick and mortar, care and a regimented process should be taken to ensure damage does not occur. Two types of paint removers most commonly available are alkaline strippers and organic solvents. Alkaline strippers use potassium, ammonium hydroxide, or trisodium phosphates as the active ingredients which are most effective in removing multiple layers of oil, latex and/or acrylic paint. Organic solvents use a combination of solvents including methylene chloride, methanol, acetone, xylene and toluene It is recommended that an alkaline stripper should be used as the paint remover. Manufacturer Prosoco has developed products recommended and NPS-approved for the treatment of historic structures. Use of abrasive paint removal methods, such as sanders, mechanical scrubbers and sandblasting, will cause damage to the surface of the brick and mortar joints. In order to CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

ensure the physical stability of the current material is maintained, only the recommended chemical strippers should be used. Any cleaning project involving historic masonry should be viewed as unique to that particular building. Sample Test In order to remove the paint, several steps must be taken. First, a test site should be completed in an inconspicuous area. The test site is to ensure that the alkaline paint remover does not damage the brick. The paint remover should be left and monitored for an extended length of time in order to determine the appropriate amount of time for the paint stripper to remove the paint. As adverse chemical reactions can occur between the cleaner and masonry unit, the utmost precaution and care must be taken. All materials which may come in contact with the cleaner should be properly protected during the cleaning; the limestone foundation should be protected during the cleaning process. Refer to the manufacturers specifications before use. Cleaning

The process of removing paint should occur in small sections at a time,

moving from one elevation edge to the next. It is imperative to ensure that the remover does not remain on the masonry longer than needed. After paint has been removed with the solvent, the area should be rinsed with an acid-neutralizing wash followed by a final water wash to remove any remnants of the cleaner. Protect all building components which can or may come in contact with the cleaner during the cleaning process, proper draping and ventilation will ensure that workers or a passerby is not harmed during the cleaning process. Cleaning should only take place when the freezing and extreme heat is not a factor. Chemical cleaning is never recommended to be completed in temperatures below 40째 Fahrenheit. MORTAR JOINTS The mortar in the joints are just as important as the brick in masonry structures. Failure of the mortar will compromise the building's structural integrity.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

CURRENT CONDITION

Existing mortar condition varies by elevation. The majority of the

damage to the mortar is related to improper water drainage of the roof and downspouts (Photo 4-10). Some settlement cracks on the front faรงade and south faรงade indicate minor settlement of the foundation through its one-hundred and forty year history, at this time structural weaknesses do not appear to be a issue to the building envelope (Photo 4-11). A structural engineer should verify this information to ensure any structural issues are properly resolved before any maintenance occurs. Plant material has infiltrated some of the paint cracks and caused further degradation of the compromised mortar joints. This infestation of moss and small plant matter is visible on the south elevation at various points (Photo 4-12; Photo 4-13). Proper cleaning and repointing of the building will ensure that the plant matter does not further degrade the joints and/or masonry. RECOMMENDATION

With current information, a recommendation of repointing the

entire structure is the prescribed treatment. Once the excess layers of paint have been removed, the condition of the mortar joints may indicate that only portions of the facades will need to be repointed. Prior to Repointing Mitigation of the improper drainage must be completed and repaired before repointing occurs; repointing the structure before repair will lead to further damage and any repointing will have been a waste of time and money. Additional issues in the mortar joints may be revealed after the paint has been removed. All repairs to mortar are recommended to occur after the building has been cleaned and paint removed. New mortar must conform to the following criteria: match historic mortar in color, texture and tooling; sand must match sand in historic mortar; new mortar must have greater vapor permeability and be softer in compressive strength than masonry units; and finally, must be as vapor permeable and as soft, or softer, than the historic mortar. Repointing restores the visual and structural integrity of the masonry. If improperly done, repointing can distract from the appearance of the building, but may also cause physical damage to the masonry units (Photo 4-14). CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

Mortar analysis should be completed before any maintenance or repointing measures are taken. Various laboratories are available nationwide to determine the qualities of the historic mortar. A Mortar Analysis Report and Formula should include information regarding the mortar type, aggregate color, compressive strength and composition of sand, lime and water.12 Although portland cement can be a inexpensive alternative to lime-sand mortar, portland cement can be detrimental to a historic structure. Portland cement became the primary bonding material for masonry in the 20th century, because its hardness and quick drying characteristics became highly desirable in the fast-paced construction industry. If portland cement is used on pre-20th century structures it's 'desirable' characteristics become detrimental to the historic materials. Historically, bricks were made of softer materials and contained impurities in their massing. As modern technologies developed harder and denser bricks were machined to provide less impurities and consistent densities. If portland cement is used on historic bricks it can cause moisture retention, spauling, cracking and disintegration of masonry units and, in extreme cases, structural failure. To ensure the life of 400/402 S. Broadway only lime-sand mortar should be used. The process of repointing should only occur when the wall temperature is between 40Â° and 95Â° Fahrenheit to prevent freezing or excessive evaporation of water in the mortar. Mechanical devices generally be avoided when removing the mortar. A hammer and masonry chisel will cause the least amount of damage to the masonry units. A small pneumatic chisel is acceptable if the mason ensures proper knowledge of its functioning and shows proper control of the device. When choosing a contractor, be sure that previous experience is documented. When selecting the contractor a full set of specifications delineating the process and procedures of repointing to the structure should be provided to ensure the quality of craftsmanship. Additionally, specifications will help reduce the possibility of additional costs. Before

Mack, Robert C. and John P. Speweik. â&#x20AC;&#x153;Preservation Brief: 2 Repointing Mortar Joints in Historic Masonry Buildings." (Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1988), 21

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

extensive repointing occurs, a test panel should be completed by the contractor to establish the "acceptable standard of work" and serve as a "benchmark" for evaluating and accepting subsequent work on the building. Preparation

Old mortar should be removed by hand to a depth that is two times the

width of the joint to ensure and adequate bond with the masonry unit and to prevent and possible ‘pop-outs,’ mortar which falls out. Any loose or disintegrated mortar beyond the minimum depth should be removed. Mortar should be removed cleanly and leave a square corner in the back of the cut to ensure proper bonding of new mortar.13 Mortar Mix During preparation of the mortar it is imperative to ensure that a proper mix is provided consistently through the entire process. Dry ingredients should be mixed thoroughly prior to addition of water. Repointing mortar typically is pre-hydrated by adding enough water to hold it together, allowing it to stand until needed; when adding water, only half should mixed in at first, followed by five minutes of mixing. The remaining water is to be added in small proportions to ensure the desired consistency is reached. The total water used will vary from batch to batch depending on weather conditions. Water must be kept at a minimum for two reasons: 1) drier mortar is cleaner to work with and compacts tightly into joints and 2) mortar with no excess water to evaporate cures without shrinkage or cracks.14 Application When filling the joints it is important that the joints are damp, with no standing water, to ensure a bond with the existing mortar and masonry units. Areas deeper than one-inch should be filled first, compacting the new mortar in several layers. Each successive application of mortar should be in 1/4-inch thickness. The next layer of mortar can be applied after the pervious layer reaches a hardness of a thumb-print. Layering of the mortar minimizes the shrinkage and possible cracks. 15 After the final layer has achieved ‘thumb-print’ hardness, the joint should be tooled to match the historic joint (Photo 4-7). The joints should be slightly recessed and concave to 13

Mack, Robert C. and John P. Speweik. “Preservation Brief: 2...," 25. Mack, Robert C. and John P. Speweik. “Preservation Brief: 2...," 26. 15 Mack, Robert C. and John P. Speweik. “Preservation Brief: 2...," 27. 14

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

ensure a cohesive joint width and appearance. Excess mortar of the joint should be removed by brushing with a natural bristle or nylon brush. While the mortar is curing, care should be taken to ensure the mortar does not dry, or set, too quickly. Encapsulation or covering the structure with moisture retaining sheets may be necessary should exterior temperatures and humidity require it. This requirement depends heavily upon the expected temperature and humidity. A minimum of 30-days drying is required to ensure optimal joint strength before any further cosmetic or cleaning work is completed on the structure. 16 STONE FOUNDATION

The foundation of 400/402 S. Broadway is integral to the

structural integrity A limestone foundation is visible at the property. CURRENT CONDITION

As the condition of the limestone foundation is not heavily soiled,

it is only recommended that water be used to soften the dirt or soiling material and rise the deposits from the masonry surface (Photo 4-16; Photo 4-17). RECOMMENDATION

Cleaning of masonry should only be undertaken when necessary to

halt deterioration or remove heavy soiling; because only a small amount of limestone is visible, it is recommended a minimally invasive cleaning method, a water wash, should be undertaken. A water wash is completed with a garden house and natural bristle brush. The water wash should start at a psi no higher than 100 psi, if soils do not remove with the low-pressure the psi can be increased at slow increments until the soil is removed. At no time should the psi reach higher than 300-400 psi to ensure that damage does not result to the limestone foundation stones. If a low-pressure water wash is not effective to remove all soils, a solution of non-ionic detergent is recommended. The detergent used is not the same as soaps; they are synthetic organic compounds that are especially effective in removing oily soil. Recommended types are Prosoco, Igepal by GHF, Tergitol by Union Carbide or Triton

Mack, Robert C. and John P. Speweik. â&#x20AC;&#x153;Preservation Brief: 2...," 27.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

by Rohm & Gass. A natural bristle or synthetic brush can be used if additional scrubbing or abrasion is needed, take care to ensure the surface of the stone is not damaged. LIMESTONE SILLS CURRENT CONDITION

Paint accumulation on the limestone window and door sills has

led to delamination of the stone (Photo 4-15). To deter further delamination, or deterioration, of the soft stone it is recommended that the paint be removed to allow for the stone to ‘breathe.’ RECOMMENDATION

Removing the paint will not solve the issues with the sills. The sills

are currently sealed by years of paint coating, causing the building to retain moisture, by removing the coatings it is assumed that the building will ‘self heal’, releasing any excess moisture that has accumulated. It is determined that the porous nature of the limestone sills has retained the excess moisture causing it to delaminate, therefore removal of paint will resolve the issue. After the moisture in the building has reached equilibrium, and no further deterioration is apparent to the limestone, a vapor permeable sealant should be applied. Prosoco has several limestone, or soft stone, treatments for this application. EXTERIOR WOOD Much of the historic character of 400/402 S. Broadway resides in its wood features. These elements include the roof brackets, storefront, windows, entrance and porch. Recommendations for the treatment of these wood components are discussed here. Removal of any of the above elements is not recommended as none are ‘beyond repair’ and only require minimal maintenance. RECOMMENDATIONS

The primary purpose of painting the wood is to protect it from

moisture, which causes deterioration. Reapplication of paint should take place every 5-8 years to ensure continued protection. Assuming all other building systems, specifically roof and drainage systems, have been repaired and are functioning properly, wood surfaces can be repaired without causing any further damage or moisture issues.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

No harsh mechanical devices, such as rotary sanders or rotary wire strippers, should be used on the wood surfaces; use of most mechanical devices can irreparably damage the wood. Recommendations of treatment for various visible wood issues are discussed below; although areas where these issues occur vary greatly, the recommendations for treatment and their prescribed processes are nearly identical. Crazing of the paint causes fine, jagged, interconnected breaks in the top layer of the paint and results from thick layers of paint becoming hard and brittle with age and is no longer able to expand and contract with temperature changes (Photo 4-18). If not corrected, exterior moisture could enter the surface and cause further deterioration leading to the need for complete paint removal or replacement of the wood. Crazing can be corrected easily with a simple hand or mechanical sanding of the surface, then repainted. Intercoat peeling is the result of improper surface preparation prior to the last paining or if a latex paint was applied over an oil paint (Photo 4-21). If oil paint is causing the issue, the wood must undergo complete paint removal to ensure a bond between the paint and wood. Treatment for intercoat peeling is completed by cleaning the surface thoroughly to remove any salts, oils or organic materials. After the member has been thoroughly dried, hand or mechanical sand the surface to the next sound layer and repaint. Peeling of paint on wood members is the result of excess moisture behind the paint (Photo 4-19). First, the source of moisture must be located and repaired before maintenance of the wood. Allow wood to completely dry before removal of the damaged paint. Hand scrape the damaged paint with a putty knife and sand the surface smooth. Prime the wood and repaint. Cracking / Alligatoring of the paint is an advanced formed of crazing (Photo 4-20). Failure between the coats results from moisture entering the cracks of the paint and penetrating the wood causing expansion and further cracking. Cracks will form parallel to the grain and extends to the bare wood, giving the appearance of alligator skin. Treatment begins through the removal of top layers by scraping, followed by hand or mechanical CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

sanding to the next sound layer. If the paint has cracked down the wood, than the paint will need to be completely removed. Bare wood should be primed 48 hours in advance before repainting. REPAINTING

If oil paint has been used on any wood pieces at any time in the history of

the wood members, than repainting should be completed with oil paint. Using a latex paint over oil paint will inevitably fail. Changing of paint types is not recommended. The current state of failing paint on the brackets appears to be due to the use of incompatible paints being applied over each other; it is recommended that oil paints be used for all repainting. BRACKETS At this time, visual inspections of the brackets reveal they are only in need of slight repair and maintenance rather than replacement; the brackets appear to suffer from paint accumulation, which clogs the details of the wood elements (Photo 4-22; Photo 423; Photo 4-24). Due to the height of the majority of the brackets, it is recommended that they be removed for repair during the removal of paint from the brick. A schedule of each bracket and its location should be devised to ensure that all brackets are returned to their original location. Paint accumulation has reached a thickness above 1/16-inch, which has triggered cracking and peeling on the wood brackets. Excessive paint is less able to withstand shrinkage or the pull of additional coats of paint as they dry and is less able to tolerate thermal stresses. After each bracket has been removed, inspect and record the condition of each bracket. Any deterioration should be repaired and replacement before repainting. Current conditions of the brackets are: crazing, intercoat peeling, peeling or cracking / allegatoring. Each condition has a specific cause for its condition and requires a specific treatment. ENTRANCE Paint accumulation has reached a point beyond 1/16th inch of thickness at the wood casing of the front porch (Photo 4-25; Photo 4-27). Paint should be removed per the recommendations above per the type of painting issue. CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

Attention is to be made of heavy accumulation over what appears to be an embedded detail of the casing (Photo 4-26). Extreme caution should be taken while removing paint at this location. It is recommended that a solvent should be used to remove the paint in order to preserve the embellishment. If members are found to be deteriorated or damaged beyond repairs, only then should they be replaced with an equivalent or identical material. WINDOWS Windows are integral to the overall composition of the building, providing light transmission, thermal protection and enclosure. Windows are one of the key character-defining features of each building, historic or modern. CURRENT CONDITIONS

All windows of the structure remain in the structure and appear

to be largely intact. Once restored, the windows will function with high efficiency. A general analysis of the windows, possible repairs and energy-efficiency enhancements are discussed below. RECOMMENDATIONS

Each window should individually analyzed, identifying needed

repairs and current condition. A window restoration specialist should be the point-of-contact for the restoration of the wood windows of the structure. Proper maintenance and restoration practices will provide a energy efficient window which will last decades longer and offer better thermal protection than a replacement window. Restoration of the window will include: 

Removal of built up paint



Replacement of the original pane with a thermal insulated glazing



Replacement of rotten wood members



Sealant of glazing



Restoration of window pulley system

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

Wood issues should be addressed to the same standards and recommendations as those prescribed in the previous section. Care should be taken to ensure the historic characteristics of the wood windows are maintained. Sash

Window sashes are highly vulnerable to moisture problems due to condensation

and freeze / thaw cycles. Moisture condenses onto the window, sash and frame and collects onto the horizontal surfaces causing deterioration to surface coatings and the wood members themselves; moisture condensation issues can be multiplied in effect when storm windows have been placed on the structure (Photo 4-28; Photo 4-29; Photo 4-30; Photo 4-31). Continued condensation, or moisture build-up, can cause the wood to rot, or deteriorate. Only one window on the first floor of the west elevation indicates rot as an issue at this time. Paint build-up can hide additional issues within the wood members of the windows. Once the paint has been properly removed any and all needed repairs or replacement will be evident. The effect of storm windows and condensation issues is prevalent on the south elevation of the structure where no light protection and shading is available (Photo 4-29). Removal of the storm windows and integration of site shading will help mitigate these issues. Glazing

To increase the thermal efficiency of the windows, the glazing can be replaced

with a laminated glass. Laminated glass consists of multiple layers of glass with one or more layer of plastic film sandwiched between them. The film reduces the amount of ultraviolet light and heat gain effect from the sun. Laminated glass can used in place of the original glass and does not affect the character defining features of the building. Using this replacement approach ensures the retention of the historic features, wood sash and muntins while providing the energy-saving characteristics of new, replacement windows. All original glazing appears to be intact throughout the structure. One window pane on the first floor is cracked and requires replacement (Photo 4-33). It is up to the discretion of the owner of the structure to decide if replacement of all glazing is necessary.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

Hardware

Each window is fitted with a window latch (Photo 4-32) and pulley system

(Photo 4-34) with counter weight to hold the sashes open. All the hardware is still in place, although the pulley systems are in need of repair. Storm Windows

Once the wood windows restored the need for storm windows will no

longer be needed. Storm windows trap heat and moisture between the window and storm window causing paint peeling and wood deterioration. Removal of the storm window is necessary to ensure the continued success of the windows. STOREFRONT The storefront is the most important architectural feature of most historic commercial buildings. The archival photo reveals very little change from the current condition of the wood brackets, and storefront massing and proportions remain in the replacement aluminum frame window through size and locations (Photo 4-35; Photo 436; Photo 4-37). Detailing has been lost on the base panel, and the door has been replaced. From an interior inspection, a portion of the original storefront is visible; the top portion and two support columns are visible. In order to fully view remnants of the store front the paneling treatments must be removed. The massing of the storefront and top horizontal panels remain, all modifications or treatment of the storefront retain the original fabric. Recommendations

Treatment of the storefront depends on the use of the building when

it is remodeled, at this time it is recommended that repainting and repairs be taken to ensure the stabilization of the storefront, but no prescriptive redesign is intended. Two scenarios for the redesign of the storefront are shown below (Sketch 4-2; Sketch 4-3). PORCH

Although historic evidence reveals the porch to have been extended the full

three bays of the residence, no reasoning is made for its reproduction or recreation (Photo 4-38).17 The current condition of the porch is sound with only minimal maintenance needed. Treatment of paint issues and possible wood deterioration should be addressed as prescribed in earlier sections. Removal of metal flashing from cornice and replacement of

Sanborn Insurance Maps, 1901.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

deteriorated cornice materials should be the only treatment or alterations to occur on the porch besides repainting. Recommendations

The wood porch appears to be in relatively good repair and is only

in need of minor paint maintenance. Wood members, except for the brackets, should be left in place during the maintenance (Photo 4-23; Photo 4-36). A light hand sanding to remove any organic materials or excess paint, should be completed to prepare the surface for a new coat of paint. Remove paint from the wood members per the recommendations listed above. If members are found to be deteriorated or damaged beyond repair, only then should they be replaced with an equivalent or identical material.

ADDITIONS

The only additions of the structure which are significant to the property

are the ell and restroom addition on the south of the ell; removal of the CMU additions is recommended as they detract from the historic fabric of the structure (Photo 4-39; Photo 4-41). All roofing, block materials, interior materials and foundations should be removed for each CMU addition. Proceed with caution when removing the materials to ensure the original structure is not damaged.

ALTERATIONS A wall-mounted air-conditioner has been placed at the bay-projection of the south elevation. This mechanical equipment should be removed and the brick should be replaced with new materials to match the existing masonry (Photo 4-40). A mason should be consulted to ensure the brick be property replaced to ensure a watertight and structural seal of the cavity.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

INTERIOR ELEMENTS FLAT PLASTER â&#x20AC;&#x201C; WALLS & CEILINGS Existing three-coat plaster provides unmatched durability and strength. Removal of all the plaster and replacement with modern materials is an unnecessary and extremely high cost process, repairing the plaster is the most effective for cost and time factors. Current Conditions

The entire residential structure has been finished with a three-coat

lime-based plaster consisting of 3/8-inch thick layers of scratch and brown coats and a 1/8-inch thick finish coat. All interior walls are in need of spot repairs; areas of plaster that are no longer "keyed" to the lath should be repaired, (Photo 4-42), as should locations damaged to accommodate gas lines, areas where plaster has fallen from the surface (Photo 4-43), and where it has been damaged by the installation of furring and wainscoting. All rooms, except for the stair hall, have a 1x3 inch furring and wood paneling is attached to the walls that detract from the period of significance of the building; in addition, the first floor rooms and stair hall have a VCT wainscot applied (Photo 4-42; Photo 4-46). This non-historic surface covering obscures the historic materials underneath, removal of the covering is necessary.18 All rooms of the first and second floor have a suspended acoustic-tile ceiling and fluorescent light fixtures installed. The most severe plaster damage is at the second floor ceiling. Severe water damage has rotted the lath and caused plaster to fall (Photo 4-44). Recommendations

It is prescribed that the suspended ceiling, wood paneling, furring

and VCT wainscot be removed from the structure. After these elements have been removed patch and repair of plaster must be completed to remove any damage. Other areas that are in need of repairs revealed at that time. Any such repairs should be treated in the same manner described below.

National Park Service. Technical Preservation Services: Additional Eligibility Requirements. Accessed 3 April 2012. http://www.nps.gov/tps/tax-incentives/before-apply/additional-eligibility.htm

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

As roof repairs should have been made to ensure a water tight roof, it is recommended that all ceilings of the second floor be furred with 1x3 inch furring strips, an expanded metal lath installed and a new plaster coat applied to replace the damaged ceiling plaster. The furring strips should be placed inline with the roof trusses and secured with screws. As expanded metal lath is the most economical type of lath and provides the most secure application of plaster. Plaster should be applied with a 3 coat system, 3/8â&#x20AC;? scratch coat, 3/8â&#x20AC;? brown coat and am 1/8-inch finish coat. The three-coat system will match the existing coat and will leave an unnoticeable change in height of the room. This treatment to the second floor ceiling saves time and reduces demolition dust and waste and gives added fire protection between the roof and occupied space. All the walls of the residence and first floor ceiling should be floated with a new finish coat of plaster. This application will ensure a seamless fresh coat of plaster and ensure that all cracks or blemishes in the existing plaster are repaired. WOODWORK Interior woodwork consists of the wood floor, baseboards, door panels, door and window trims, stairs, wood plank flooring, fireplaces surrounds and mantels, and bead board ceiling. The recommended treatment for the majority of the wood work is simply removing the existing layers of paint and refinishing. BASEBOARDS Current Conditions

Baseboards on the first floor are comprised of three parts, in all

rooms the top cap has been removed (Photo 4-51). Second floor baseboards are much simpler in style and appear to be in relatively good condition (Photo 4-48). Some baseboards of the first floor have suffered major damage (Photo 4-46; Photo 4-47). These elements will need to be replaced to provide a cohesive appearance; replacing these missing pieces with replicas will not harm the historic context of the element. Recommendations

A line is visible in Room 101 and 103 where the baseboard cap was

removed (Photo 4-51); a portion of the cap is still visible in the rear portion of the stair hall, allowing for its replace with material of like style (Photo 4-50). Replace all the caps at the baseboards at the perimeter of the main structures two rooms. Two areas on the CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

first floor require replacement of baseboards (Photo 4-46; Photo 4-47). A portion of the baseboard of the south wall of the Room 101 as rotted. and a sizeable portion near the bay window and east wall of the Room 102 has suffered fire damage. Replace all threeparts of the baseboard at these locations. The second floor baseboards appear completely intact with little to no significant damage. DOOR LEAFS, TRANSOMS AND PEDIMENTED TRIM Current Conditions

Transom windows and pedimented trim are two of the character

defining features of the interior of 400/402 S. Broadway. Through the history of the structure the transoms have either been damaged, removed or covered. The original design of two types of door pediments is visible in the central hall of the first and second floors (Photo 4-53; Photo 4-56; Photo 4-57). The first floor pediment contains a detailed cornice while the second floor pediment is much simpler (Photo 4-57). Ghosting of the missing pediments is visible in each room (Photo 4-58). The transom windows have been either painted over or enclosed with wood boards. All transoms and hardware appear intact and characteristics of the transoms are still visible allowing for repair with like materials. Recommendations

As evidence remains to the original door trim, pediments and

transoms, repair and replacement with like materials is highly possible. Damaged pieces of the interior trim, including the doors, should be repaired and replaced as necessary. Excess paint has built-up on the door trim, pediments and transoms. All excess paint should be removed and the surfaces refinished per specification of new tenants or owner. Multiple layers of latex paint has been applied over the original oil finish creating bonding issues between layers. Oil paint should be used for new applications to ensure issues of bonding, or peeling, does not reoccur. Additionally, painting the wood helps protect the wood from moisture and damage due to wear.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

No harsh mechanical devices, such as rotary sanders or rotary wire strippers, should be used on the wood surfaces; use of most mechanical devices can irreparably damage the wood unless used properly. WINDOW SILLS AND TRIM Current Conditions

The treatment of the overall wood sash, glazing and hardware has

been described above. This section discusses the interior trim and missing or damaged features of the windows. The same pedimented trim located above each door is replicated above each of the windows (Photo 4-59); the second floor pediments have a simplified pediment, no cornice (Photo 4-60). The first and second floor pediments contain the same amount of detail as the doors and windows of the rooms in which they are located. Wood paneling covers the most of the wood trim, sills and pediments (Photo 4-60). Window sills were damaged when the wood paneling was installed, evidence of their original appearance is available through the remaining material and through ghosting on the wall surface (Photo 4-61). Recommendations

Because the shape and style of the original windows, sills, trim and

pediments are well documented, the missing material should replaced to restore the window's historic character. Excess paint has built-up on the door trim, pediments and transoms. Remove all excess paint and refinish per specification of tenants or owner. Multiple layers of latex paint has been applied over the original oil finish creating bonding issues between layers. Oil paint should be used for new applications to ensure issues of bonding, or peeling, does not reoccur. Additionally, painting the wood helps protect the wood from moisture and damage due to wear. No harsh mechanical devices, such as rotary sanders or rotary wire strippers, should be used on the wood surfaces; use of most mechanical devices can irreparably damage the wood.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

FLOORING Current Conditions

Application of vinyl-composite tile, VCT, is evident through the

structure. The tile has been removed from Rooms 101 and 102 (Photo 4-62), while it remains in Rooms 201, 202 and 203 (Photo 4-66). Asbestos tile was, and still remains, installed in Room 207 (Photo 4-65); a professional should be consulted for removing or altering the asbestos tile or its mastic. Room 200 contains laminate tiles, compressed wood tiles with a laminate finish (Photo 4-64). Flooring of Room 107 is mostly intact, a sub-flooring substrate has been installed in the west half of the room (Photo 4-68). Current conditions do not indicate if, or the condition of, the original plank flooring remains underneath. Various locations of the original wood floor planks has been removed or damaged during the installation of electrical wiring or ventilation systems (Photo 4-63; Photo 4-69; Photo 4-70). Recommendations

It is recommended that all applied flooring be removed and the

wood plank flooring be restored. Patch and repair missing floor boards where holes for ventilations or electrical wiring has been installed with like materials. Stagger plank flooring to ensure a seam is not visible after repair. Refinishing of the wood should be among the last treatments to take place, to ensure the flooring is not further damaged after repairs have occurred. Removal of tiles and preliminary mastic removal should take place during all other demolition phases. Take caution during demolition to ensure that workers are kept safe from possible toxic materials. The flooring of Room 107 should be repaired as necessary per the discretion of the tenants or owner. Safety precautions should be taken at exposed, missing, flooring at north wall. Patch and repair wood plank flooring with like materials. It is recommended that the ghosting of original shelving locations be retained to indicate historic use of the structure (Photo 4-69). The finish of wood plank flooring is to the discretion of the tenants or owner. The original finish is only visible in Room 103, kitchen ell (Photo 4-67). The flooring of CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

Room 107 is presumed to have remained unfinished during its use as a store. The treatment for the flooring of Room 107 is to seal the flooring to ensure staining or damage is kept to a minimal (Photo 4-68). WOODWORK FINISH Current Conditions

Originally all trim was finished in a style of â&#x20AC;&#x2DC;painted wood-grain.â&#x20AC;&#x2122;

Over the years, the wood grain finish was covered with paint (Photo 4-71). The decision of whether to paint or restore the woodwork is left to the new tenant or owner. Recommendations Precaution should be taken when removing the existing finish of the interior woodwork, lead paint was more than likely used throughout the structure historically; all care should be taken to protect any individual from inhalation of the materials. All workers should understand the risk and health hazards created from leadbased paint. A latex paint was applied over oil-based paint. Incompatibility between the two paints has cause a large majority of the paint to fail. The top layers of paint can be scraped, hand or mechanically sanded to the next sound layer, should the new finish be paint entire removal of the paint is not necessary. An oil-based paint is recommended for reapplication of color. Historically, an oil-based paint in a wood grain finish was the desired aesthetic of interior woodwork. It is not necessary to refinish the wood in this fashion; it will be up to the desired occupants to prescribe the final color and finish. STAIRS MAIN STAIRS, ROOM 100 Current Conditions The stairs are in excellent condition with little repair or maintenance required (Photo 4-72; Photo 4-73). Paint accumulation has begun to obscure the details of the stairs (Photo 4-74; Photo 4-75). Workers should pay close attention when removing the existing paint so as not to damage the detailed wood work.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

A linoleum cap has been placed over the stair treads for protection, this installation is not significant to the history of the building and deters from the original aesthetic of the overall stair composition (Photo 4-74). Recommendations

A white oil-based paint is recommended for the refinish the

previously painted portions. Care should be taken during removal of the tread cover to ensure that further damage does not occur to the tread. Because it is currently covered, the condition of the tread is unknown at this time. ENCLOSED STAIRS, ROOM 107 Current Conditions

The staircase, except for the top landing and three steps (Photo 4-

76, Photo 4-77), has been entirely removed from Room 107. This staircase once served the northwest entrance to the second floor of the commercial portion, Room 207. A door with a transom window serviced the stairway from the northeast corner of the north elevation (Photo 4-79), the transom and door measurements are visible from the interior although they have been covered with wood planks at the exterior. Ghosting remains to the original stair locations and measurements (Photo 4-76) as well as the wallboard partition (Photo 4-78) that once enclosed the stair from Room 107. Recommendations

In order to serve the proposed uses of the property, the enclosed

stairway must be reinstalled per building, fire and egress regulations.19

No further

recommendations are made to the design and reinstallation of the stair as very little

KBC Chapter 10 Section 1007.3 "Exit Stairways. In order to be considered part of an accessible means of egress, an exit stairway shall have a clear width of 48 in. min. between handrails and shall either incorporate an area of refuge within an enlarged floor-level landing or shall be accessed from either an area of refuge complying with Section 1007.6 or a horizontal exit."; Section 34.1009 "Stair treads and risers. Stair riser heights shall be 7 in. max. and 4 in. min. Stair tread depths shall be 11 in. min. The riser height shall be measured vertically between the leading edges of adjacent treads. The tread depth shall be measured horizontally between the vertical planes of the foremost projection of adjacent treads and at a right angle to the treadâ&#x20AC;&#x2122;s leading edge.;" also note Section 34.1009, Exemption #4"...in dwelling units in Group R-2 occupancies...the max. riser height shall be 8 Âź in.; the minimum tread depth shall be 9 in. A nosing not less than 0.75 in. but not more than 1.25 in. shall be provided on stairways with solid risers where the tread depth is less than 11 inches. CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

information remains and regulations require the new stair to perform under all local code and zoning jurisdictions. FIREPLACE 400/402 S. Broadway contains seven fireplaces. Each fireplace is individually assessed and prescribed recommended treatments below. The condition of the chimney stacks is unknown and a professional should examine all five chimney stacks to ensure their stability and usability. The fireplace openings can be either maintained or enclosed with furring and plaster, or gypsum board; it is up to the desired design concept for the space to prescribe any further treatment of the fireplaces. The surrounds should not be removed, only repaired and repainted as needed. Room 101

The fireplace has been completely removed except for the hearth (Photo 4-

80). The original design of the fireplace is not available, therefore no specific treatment is recommended for its design. It is up the future tenants or owners to determine the design for the fireplace surround. Refer to the â&#x20AC;&#x153;Tileâ&#x20AC;? section of this chapter for the recommendations for the hearth. Room 102

A turn-of-the-century mantel has replaced the original fireplace surround of

the first floor, rear room. As with the other first floor fireplaces, replacement is not recommended here (Photo 4-81). It is recommended the turn-of-the-century surround be repainted as is and left in place. Room 103

A fireplace was once located in the kitchen ell, wood paneling has

completely enclosed the fireplace location and it is presumed the surround has been completely removed (Photo 4-82). Replacement is not recommended. Room 201 and 202

Only the original fireplaces of the structure remain on the second

floor (Photo 4-83; Photo 4-84). Each fireplace mantel appears to be in sound condition with removal of paint and refinishing being the prescribed maintenance. Room 207

One coal fireplace with insert, surround and gas warmer (Photo 4-85; Photo

4-86) and one stand-alone warmer (Photo 4-87) remain in Room 207. The original

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

fireplace surround and coal insert is in excellent condition and should remain intact. It is up to the tenant or owner of the space to retain the warming units as they are not a 'character-defining' feature. TILE Current Conditions

Two fireplace hearths remain in Room 101 and 102. These hearths

are presumed to have been installed with the replacement Victorian fireplace surround of Room 102 (Photo 4-88; Photo 4-89; Photo 4-90). The tiles are 1x6-inch geometric, whitebodied, glazed ceramic tile. Both tile hearths are in good condition with most tiles intact, few are damaged but most are loose and the grout has failed. Recommendations

Tiles should be cleaned and underlying mastic should be inspected

to ensure proper bedding and adhesion. Each of the tiles should be inspected to ensure that they are sound. Grout lines and color should be maintained.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT

Photo 4-1 Close-up of dual pitched hipped roof with asphalt shingles and gutter system

Photo 4-2 Close-up of asbestos tile, Room 207.

Photo 4-3 View of boxed eave overhang and failing eaves.

Photo 4-4 View of rafter system with failing substrate.

Photo 4-5 View of rafter system with failing substrate and brunt wood members due to improper flashing at chimney

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 93

31’-0” (+ 51’-0”)

250 SF 28’-0”

250 SF 46’-6’

100 SF 33’-0”

75 SF ” ’-0 19

450 SF

600 SF 450 SF 23’-9”

400 SF

8’-0” 8’-0”

100 SF

100 SF 15’-0” (+ 16’-0”)

Sketch 4-1 Gutter and downspout locations with area of deluge per pitch.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 94

Photo 4-6 View of dual pitched hipped roof, looking west.

Photo 4-7 Typical high-quality, dense brick face of property

Photo 4-8 Typical excessive layers of latex paint resulting in peeling paint layers and failing mortar joints.

Photo 4-9 Improper application of paint resulting in brick degradation.

Photo 4-10 View of Flemish bond pattern with failing mortar joints and peeling paint of north elevation due to improper drainage systems.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 95

Photo 4-11 View of minor structural cracks in brick mortar

Photo 4-12 Detail of failing mortar joints due to vegetation infestation

Photo 4-13 Detail of failing mortar joints due to vegetation infestation

Photo 4-14 Example of poorly applied repointing

Photo 4-15 View of failing paint at limestone sill of storefront

Photo 4-16 View of limestone foundation at storefront.

Photo 4-17 View of limestone foundation at south elevation

Photo 4-18 Detail, example, of crazing paint

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 96

Photo 4-19 Detail, example, of peeling paint

Photo 4-20 Detail, example, of cracking/alligatoring paint

Photo 4-21 Detail, example, of intercoat peeling

Photo 4-22 Detail of brackets at roof eaves

Photo 4-23 Detail of bracket at porch

Photo 4-24 Detail of brackets at storefront

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 97

Photo 4-26 Detail of embedded detail in entrance pilasters.

Photo 4-25 Close-up of entrance, 402 S. Broadway.

Photo 4-28 Typical paint failure and excessive paint application at window arch

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 98

Photo 4-27 Detail of excess paint application at entrance wood members

Photo 4-29 Typical paint failure due to excessive moisture issues and storm windows.

Photo 4-30 Typical paint failure at window sash

Photo 4-31 Typical peeling paint at window sash

Photo 4-32 Typical original window hardware at windows

Photo 4-33 Only view of cracked glazing of window, first floor, looking west.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 99

Photo 4-34 Typical pulley system

Photo 4-35 View of storefront, 400 S. Broadway, looking west

Photo 4-36 Detail of wood brackets at porch.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 100

Photo 4-37 Detail of wood bracket and cornice at storefront.

Sketch 4-2 Proposed Design Alterations to Storefront

Sketch 4-3 Proposed Design Alterations to Storefront

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 101

Photo 4-38 View of porch, 402 S. Broadway, looking west

Photo 4-39 View CMU addition at west elevation, looking north.

Photo 4-40 Close-up of air condition alteration at south elevation.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 102

Photo 4-41 View of porch enclosure from interior, looking north.

Photo 4-42 View of furring strips and VCT wall covering

Photo 4-43 Detail of failed plaster where structural support has been lost.

Photo 4-44 Detail of failing ceiling plaster due to water damage

Photo 4-45 Detail of failing finish coat

Photo 4-46 Typical wall paneling application with wood furring strips and suspended acoustic tile ceiling grid.

Photo 4-47 Deteriorated wood trim at south wall of Room 101

Photo 4-48 Close-up of fire damaged baseboard of Room 102

Photo 4-49 Detail of typical simple two-part baseboard of second floor

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 103

Photo 4-50 Detail of three-part baseboard, visible in Room 100

Photo 4-51 Detail of missing top cap of baseboard in Room 101 and Room 102.

Photo 4-52 Close-up of missing top cap of baseboard in Room 101 and Room 102.

Photo 4-54 Detail of simplified pediment of second floor doors

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 104

Photo 4-53 Detail of pediment with cap at first floor doors

Photo 4-55 View of interior casing of entrance door, Room 100

Photo 4-57 Detail of simplified pediment at second floor doors

Photo 4-56 Detail of pediment of first floor doors

Photo 4-58 Detail of missing pediment, typical of all interior rooms

Photo 4-59 View of ghosting of missing pediment at doors and windows

Photo 4-60 View of windows frames and pediment covered by wood paneling

Photo 4-61 Detail of damaged sill at window frame

Photo 4-62 Detail of mastic on wood plank flooring, Room 101 and 102

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 105

Photo 4-63 Detail of cut-out/damage from ventilation system installation

Photo 4-65 Detail of asbestos tile and original plank flooring beneath at Room 207

Photo 4-64 Detail of laminate tile to be removed at hall, Room 200

Photo 4-66 Detail of VCT tile to be removed at Room 201 and 202

Photo 4-68 View of substrate overlay in western portion of Room 107

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 106

Photo 4-67 Detail of wood plank flooring finish at kitchen ell, Room 103

Photo 4-69 Ghosting of original shelving locations of Room 107.

Photo 4-70 View of missing flooring at Room 107

Photo 4-71 View of peeling latex paint of original faux wood grain wood finish in oil paint.

Photo 4-72 View of Room 100 with staircase

Photo 4-73 Close-up of staircase with view of stair treads, spindles and banister

Photo 4-74 Detail of linoleum cap at stair tread, typical

Photo 4-75 View of staircase details and scrollwork.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 107

Photo 4-76 Close-up of ghosting of original staircase at commercial rear stair case.

Photo 4-77 Detail of original landing at commercial rear stair case, facing south

Photo 4-79 Detail of transom at commercial rear entrance, looking north.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 108

Photo 4-78 Detail of original partition wall at commercial rear stair case, facing north.

Photo 4-80 Close-up of removed fireplace of Room 101

Photo 4-81 Close-up of Victorian replacement surround, Room 102

Photo 4-82 View of removed/missing/covered fireplace stack at right of photo, Room 103

Photo 4-83 Close-up of original fireplace surround with enclosed fireplace, Room 202

Photo 4-84 Close-up of original fireplace surround with removed coal insert, Room 201

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 109

Photo 4-85 Original fire surround and coal insert with morning warmer, Room 207.

Photo 4-86 Original coal insert of Room 207

Photo 4-87 Stand alone-morning warmer of Room 207

Photo 4-89 View of tile hearth of Room 101

Photo 4-88 Detail of tile hearth of Room 101

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT 110

Photo 4-90 Detail of tile hearth of Room 102

CHAPTER FIVE HISTORIC AMERICAN BUILDING SURVEY (HABS)

HISTORIC AMERICAN BUILDINGS SURVEY O’CONNOR’S GROCERY AND RESIDENCE 400/402 SOUTH BROADWAY, LEXINGTON, KENTUCKY

HABS #

O’CONNOR’S GROCERY AND RESIDENCE HABS No. XX-# (page 2) Name: O'Connor's Grocery and Residence Location: 400 & 402 South Broadway St. (southeast corner of Maxwell St.), Lexington, Fayette, Kentucky O'Connor's Grocery and Residence is located at the southwest corner of Maxwell and Broadways Streets, fronting Broadway. The property resides in the city of Lexington, Fayette County, Kentucky and is numbered 400 & 402 South Broadway. It is situated on the northwest corner of a block bounded by South Broadway to the west, West Maxwell to the north, Plunkett Street to the west and Pine Street to the south. Aside from O’Connor’s Grocery and Residence and several historic residential buildings on the southwest corner of the block, most of the block as been redeveloped with mid-20th century commercial buildings. South Broadway provides a major connection to the downtown commercial core of Lexington and the eastern edge of South Hill Historic District. The façade, or west elevation, has of frontage along South Broadway, running parallel to Maxwell the boundaries of the lot back 137’. The structure measures 50’ fronting South Broadway and 58’ with the remaining of the site covered in asphalt for parking. The South Hill Historic District is bounded by South Broadway at the west, West High Street to the north, South Limestone to the east, West Maxwell running east to South Upper and South Upper south to Jersey Street. Each street of the district provides a diverse mixture of architectural styles from Lexington’s history.1 Present Owner/Occupant: South Hill Properties, LLC. Present Use: Vacant Significance: O’Connor’s Grocery and Residence is a significant, contributing structure’ to the South Hill Historic District in which it resides. It is one of a few remaining examples of a late 1800’s mixed-use structure, a commercial sector and residence. The building’s façade remains largely intact with Italianate windows, brackets, wood storefront and porch. Historian(s): Angelene Hoffert, May 2012. Part I. Historical Information A. Physical History 1. Date of erection: ca. 1871 2. Architect: Not known. 3. Original and subsequent owners, occupants, uses: 6 June 1811 – Town of Lexington Trustees to Stephens & Winslow Deed Luther Stephens, wife Tolly, and Hullett M Winslow, with wife Sarah, purchase Out-Lot #69 from the Town of Lexington for the sum of $1.00. Fayette County Clerks Office, Lexington, Kentucky: Deed Book E, page 460.

South Hill Historic District.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 3) 3 April 1812 – Stephens & Winslow to Grinstead Deed Stephens & Winslow convey Out-Lot #69 to Robert Grinstead, and wife Betsy, for the sum of $100.00 paid cash-in-hand. Fayette County Clerks Office, Lexington, Kentucky: Deed Book F, page 472. 21 January 1816 – Grinstead to Gist Deed Robert Grinstead and wife convey Out-lot #69 to Nathaniel Gist for the sum of $300.00 paid cash-in-hand. Fayette County Clerks Office, Lexington, Kentucky: Deed Book O, page 376. 21 May 1816 – Gist to Headington & Showard Deed Nathaniel Gist conveys Out-Lot #69 to Headington and Leven Showard for the sum of $750.00 cash in hand. Fayette County Clerks Office, Lexington, Kentucky: Deed Book N, page 414. 20 October 1832 – Headington & Showard to Bruce Deed Showard and Headington convey Out-Lot #69 to Elizabeth Bruce for the sum $150.00. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 8, page 404. 9 October 1833 – Bruce to Bruen Deed Elizabeth Bruen conveys Out-Lot #69 to Joseph Bruen for the sum of $315.00. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 9, page 207. 14 February 1848 – Joseph Bruen Will Joseph Bruen bequeaths all real-estate and monetary assets of estate to his daughters Elizabeth Ingles, Amanda Shelby, and Sarah Bruen; each daughter gets equal proportions after estate is settled. Tracts of land not described in will, personal property was valued at $46,618.39 in 1848. Fayette County Clerks Office, Lexington, Kentucky: Will Book R, page`1 464. Bruen Executors divide Out-Lot #69 into several twenty-five (25) to forty-nine (49) foot by one hundred and forty-seven (147) foot parcels fronting South Broadway, bounded by Maxwell Street to the north, Plunkett to the east and Pine Street to the south. Parcels are sold at varying prices to various individuals. 9 September 1864 – Executors of Bruen Estate to Foreman Deed Executors of Joseph Bruen estate conveyed property to Thomas Foreman for the sum of $2,000 paid by $666.66 cash-in-hand and two (2) promissory notes of same amount in one- and two-year(s) from date with 6% interest. Parcel dimensions forty-nine (49) feet fronting South Broadway running along Maxwell Street one-hundred and forty-seven (147) feet between parallel lines. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 42, page 95. City Directory Listings 1864-5 Foreman, Thomas – bookkeeper – house east side Mill between High & Maxwell 29 March 1866 – Foreman to Martin Deed Thomas Foreman and wife, Annie E, convey property to Mrs. Sarah Martin, wife of Barnett Martin, for the sum of $1,100; paid with $800 cash-in-hand and $300 paid in six (6) months with interest. Parcel dimensions forty-nine (49) feet fronting South Broadway running along Maxwell Street seventy-two (72) feet between parallel lines. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 42, page 120. City Directory Listings 1867 Martin, Barnett – wood yard and resides at south side west Maxwell between Mill and Broadway 1 March 1871 – Martin to O’Connor Deed Mrs. Sarah Martin and husband, Barnett Martin, convey property to Thomas O’Connor for the consideration of $600 cash-in-hand and further promissory notes of $1,000 payable March 15, 1871; and $500 payable September 1, 1871; and $525 payable March 1, 1871, the last two notes bearing 6% interest

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 4) from date till paid. Parcel dimensions forty-nine (49) feet fronting South Broadway running along Maxwell Street seventy-two (72) feet between parallel lines. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 49, page 318. City Directory Listings 1873-4 O’Connor, Thomas – grocer – corner Broadway and Maxwell 1881-2 Thomas O’Connor – s.e.c. Broadway & Maxwell 1883-4 130 S. Broadway – Thomas O’Connor resides 1888

130 S. Broadway – T. F. O’Connor Grocery 132 S. Broadway – Mrs. M. O’Connor 1890-3 130 S. Broadway – J.J. Cassidy Grocery & Saloon; John J. Cassidy, resides at 153 Spring Street 132 S. Broadway – Mrs. M. O’Connor 1895 130 S. Broadway – vacant 132 S. Broadway – Mrs. M. Potts and Julia O'Connor 1902 300 (130) S. Broadway – V.M. Goudy Co; Gowdy, Vance M. – cigar manufacturer, h. 300 S. Bdwy. 302 (132) S. Broadway – Dr. Jame E Hawkins. 1906-1927 400 S. Broadway – J.M. Moberly, grocer; J.M. Moberly, wife Ella, reside 404 S. Broadway 402 S. Broadway – J.E. Hawkins 1928 400 S. Broadway – G.W. Baker, meats; Baker, Granville W (Ella M) meats, h. 525 W 4th 402 S. Broadway – J.E. Hawkins; J.J. McCarty 1930 400 S. Broadway – vacant 402 S. Broadway – J.E. Hawkins; J.J. McCarty 1931-38 400 S. Broadway – Gromley Brothers wholesale confectioners 402 S. Broadway –Hawkins and Jeremiah J McCarthy 5 March 1938 - Julie O’Connor Hawkins Will Julia O’Connor Hawkins bequeaths three (3) parcels of property ‘at and near S Broadway and Maxwell Streets in Lexington, Kentucky and all [her] household furniture to the Catholic Women’s League of Lexington, Kentucky.” No further descriptions of the lots are included. Fayette County Clerks Office, Lexington, Kentucky: Will Book 18, page 41. City Directory Listings 1939-64 402 S. Broadway – apartments 1939 400 S. Broadway – Gromley Brothers wholesale confectioners 1940-1 400 S. Broadway – Andrew’s Plumbing & Heating Co. 1942 400 S. Broadway – vacant 1943-6 400 S. Broadway – Hulett, Bert, grocer 23 April 1946 – Catholic Women’s League to Hulett Deed Catholic Women’s League of Lexington conveys two parcels of land to Burt [Bert] Hulett, and wife Nannie B., for the sum of one dollar ($1.00). Tract 1 is described as forty-nine (49) feet fronting South Broadway running along Maxwell Street sixty-nine (69) feet between parallel lines; and Tract #2 described as thirty-eight (38) feet beginning sixty-nine (69) feet from corner of Broadway and Maxwell Streets forty-nine and one half (49.5) feet south and returning to point of origin. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 394, page 462.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 5) 23 September 1946 – Hulett to Gravitt Lease Burt and Nannie Hulett lease the grocery store and store room to Paul Gravitt for a minimum of five-years inconsideration for the sum of seven hundred and twenty dollars ($720) annually, to be paid monthly in advance at sixty dollars per month. The lease includes ‘all shelving and counters located in said store rooms.” Fayette County Clerks Office, Lexington, Kentucky: Deed Book 405, page 244. 29 March 1947 Hulett to United Brotherhood of Carpenters and Joiners Deed Burt and Nannie Hulett convey the property, Tract 1 only, to the United Brotherhood of Carpenters and Joiners Union, Local 1650 for the consideration of one dollar ($1.00) paid in hand and acquisition of the remainder for the mortgage to the property held by the Huletts, valued at sixe thousand dollars ($6,000). Fayette County Clerks Office, Lexington, Kentucky: Deed Book 415, page 376. City Directory Listings 1947-64 400 S. Broadway – Broadway Fruit & Grocery Market Inc. 1947-95 402 S. Broadway – Carpenters Union Local #1650, Electricians Union Local B183, Bricklayers Union Local #17 1965-6 400 S. Broadway – General Electric Credit Union 1971 400 S. Broadway – Village Commissionary, sandwich maker 1974-8 400 S. Broadway – Caprice Grooming, dog grooming 2006 September 11 – Trustees of United Brotherhood of Carpenters and Joiners to South Hill Group, LLC and Kaufmann Family, LLC #2 Deed Trustees of Local Union 1650 of United Brotherhood of Carpenters and Joiners convey five tracts of land to South Hill Group, LLC and Kaufman Family, LLC #2 for the sum of $375,000. Tracts include and are briefly described as: Tract #1 – forty-nine (49) feet fronting South Broadway running along Maxwell Street sixty-nine (69) feet between parallel lines; Tract #2 – thirty-eight (38) feet beginning sixty-nine (69) feet from corner of Broadway and Maxwell Streets forty-nine and one half (49.5) feet south, turning west towards Plunkett Street thirty-eight (38) feet, thence forty-nine and one half feet to Maxwell, turning east to origin; Tract #3 – as known as 320 W. Maxwell Street, beginning at northwest corner of Tract #2 running forty (40) feet east to Plunkett, south forty-nine and a half feet (49.5) completing square; Tract #4 – as known as 404 S. Broadway Street, beginning forty-nine and one-half (49.5) feet from south east corner of Broadway and Maxwell, fronting Broadway twenty-five and one half (25.5) feet and running back with parallel lines ninety-eight (98) feet; and Tract #5 – as known as 405 Plunkett Street, beginning forty-nine and one-half (49.5) feet from Maxwell, fronting Plunkett twenty-five and one-half (25.5) feet running west thirty-nine (39) feet to Tract #4. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 2673, page 603. 4. Builder, contractor, suppliers: Not Known. 5. Original plans and construction: Not Known. 6. Alterations and additions: Alterations were made to the front façade in 1949, two years after the Carpenters Union purchased the property. The building permits do not describe the nature of these changes. These alteration were likely made store front and porch. Evidence of the remodel is visible in the storefront with the aluminum window panes, the poured concrete porch base, and possibly the redaction of the porch from a three-bay form to twobay.2 Application for Building Permit from Carpenters Union Local 1650, Leased Mrs. Monahue, 400 S. Broadway. 3 September 1964. Fayette County, Kentucky, Permit No. 59194. Building Department of Inspection, Lexington Kentucky. Notation of ‘remodel of Broadway Food

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 6) General repairs were made to the property, but no descriptions of the types of repairs are included with the permit, aside from the general cost estimate of $3,000.3 While the Local Carpenters Union owned the property they made several repairs and alterations, remodeling the grocery store and adding a drop ceiling throughout. In September 1964, a new floor was laid on the second floor, a new partition was added on the first floor and the first floor was rewired. It is possible that, at this, time the original stairs of the grocery store were removed and the partition and closets were added to the first floor. All of the ceilings of the structure, except for the hallways, were lowered to accommodate modern lighting systems.4 B. Historical Context SETTLEMENT OF LEXINGTON The first wave of settlers came to the Bluegrass Region of Kentucky in the mid-18th century by two separate trails, each bringing populations from two of the three cultural hearths: the Mid-Atlantic, and the Deep South.5 The Wilderness Trail brought settlers from Virginia and the Carolinas (the Mid-Atlantic) through the Cumberland Gap north to Lexington.6 The second trail known as the Cumberland-Great Lakes Trail brought settlers into Kentucky from Tennessee and the Deep South.7 These populations slowly established numerous settlements across the Bluegrass Region after years of clearing land, farming and hunting game. As development progressed, additional trails were developed to open more land and trading routes beyond the Bluegrass. These trade routes connected at a point that would become Lexington, Kentucky.8 Gentle rolling hills, well-drained terrain, fertile farm land and adjacency to two major sources of water, the Town Branch and Limestone Springs, provided a perfect situation for development and permanent settlement; situated in the heart of the Bluegrass Regions of central Kentucky, the settlement of Lexington began in 1775 with the establishment of a fort by Col. Robert Patterson for the Commonwealth of Virginia near the Town Branch.9 The Town Branch, or McConnell’s Spring as it was earlier named, is the middle fork of the Elkhorn Creek, which flows south from the Ohio River Valley.10 The proximity of the trading routes and the promising geography made Lexington the first major settlement encountered by those seeking to access the frontier lands of the west after crossing through the Alleghany Mountains. After a few years as a frontier city, settlers devised a ‘citizen’s compact’ to gain recognition by the Virginia legislature for a permanent settlement. A five-man board of trustees was elected by the community, and they set out to incorporate the city of Lexington.11 In 1780, their petition was Market: new floor, new partition, install one 2-compartment sink, rewire downstairs, lower ceiling of entire building” at an estimated cost to owner of $2,000. 3 Application for Building Permit from Carpenter’s Hall, 402 S. Broadway. 28 September 1954. Fayette County, Kentucky, Permit No. 25120. Building Department of Inspection, Lexington Kentucky. 4 Application for Building Permit from Carpenters Union Local 1650, 400 S. Broadway. 15 August 1949. Fayette County, Kentucky, Permit No. 13884A. Building Department of Inspection, Lexington Kentucky. Notation of ‘remodel front’ and total estimate cost of $1,000. 5 Kniffen, Fred B. "Folk Housing: Key to Diffusion." Common Places: Readings in American Vernacular Architecture. (Athens, Georgia: University of Georgia Press, 1986). 24. and 55 (December 1965): 560; Lewis, Frank. "Common Houses, Cultural Spoor." Landscape, vol. 19 (1975), 1. 6 Kincaid, Robert. The Wilderness Road. (Kingsport, Tennessee: Arcata Graphics, 1992), 100–103. 7 Raitz, Karl. Kentucky Bluegrass: A Regional Profile and Guide. (Lexington, KY: University of Kentucky Department of Geography, 1971), 6-7 8 Raitz, Karl. Kentucky Bluegrass, 6-7. 9 Staples, Charles R. The History of Pioneer Lexington, 1779-1806. (Lexington, Kentucky: 1939, reprinted by Lexington-Fayette County Historic Commission, 1973), 10. and Ranck, George W. History of Lexington Kentucky: Its Early Annals and Recent Progress. (Cincinnati, Ohio: Robert Clarke & Co., 1872), 23. 10 Wright, John D. Lexington, Heart of the Bluegrass (Lexington, Ky: Lexington-Fayette County Historic Commission, 1982) 2. 11 Staples, Pioneer Lexington 23.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 7) accepted and seven-hundred and ten acres were granted for the establishment of the city by the Commonwealth of Virginia.12 The allotted land was divided into eighty-seven half-acre in-lots and sixty-eight five-acre out-lots, all aligned with the Town Branch.13 Alignment with the Town Branch created a regimented grid city at a forty-five degree angle to the cardinal directions.14 In-lots, located at the heart of the city, typically measured twenty-five feet wide by one hundred feet deep.15 The platting of the city provided main thorough fares of wide streets and a centralized block of commercial lots. Lexington’s main commerce developed along Main Street and slowly expanded as the need for growth increased. Out-lots were located in the surrounding areas for the development of agriculture; out-lots located within close proximity to the in-lots were purchased by various individuals for speculation. A majority of out-lots located outside the close proximity of the commercial area were developed for local agricultural industries. As the town grew so did the need for land, many of the agricultural acres were converted to residential plots to aid in the development of the city due to its increasing population.16 DEVELOPMENT OF SOUTH HILL DISTRICT “At the top of the rise, about on the northwest corner of High Street stood Lexington’s second fort, built in 1782. This block on Main Cross Street up to Maxwell has the cities most fashionable mid-nineteenth century residences.”17 The South Hill neighborhood is bounded by Main Cross (Broadway), Hill (High), Mulberry (Limestone), and Maxwell Streets. Aptly named, South Hill was given its title due to its location on a prominent rise to the south of the Town Branch. South Hill developed early in the history of Lexington for its convenient location to the town market and fort.18 Its attractive and prominent location provided ideal sites for some of the finest homes in Lexington. Close proximity to the commercial core of Lexington heightened the appeal of the neighborhood. The original settlers of South Hill represented a cross-section of 19th century of middle class society. The residents included silversmiths, carpenters, farmers, merchants, ministers, builders and laborers, representing an emerging middle-class and its increasing influence in the community. The neighborhood was home to town trustees, trustees at Transylvania University, elders of local churches, and later on, mayors, judges, and elected officials.19 The first structures of South Hill neighborhood were log cabins and frame structures. As Lexington grew in the early 1800s, residents began to build more substantial townhouses.20 The residential structures concentrated in the center of the neighborhood, on Mill and Upper Streets between High and Maxwell. Townhouses built during this time were primarily brick and designed in Federal and Georgian styles.21 As prosperity increased in Lexington so did that of the residents of South Hill. Residential construction continued to the south, growing further away from the central commercial 12

Staples, Pioneer Lexington 23. Staples, Pioneer Lexington 12-14. Lexington-Fayette County Planning Commission. Historical Survey and Plan for Lexington and Fayette County Kentucky, (n.p.: Lexington-Fayette County Planning Commission, 1970), 15. 15 Staples, Pioneer Lexington 13. 16 Peter, Robert, M.D. History of Fayette County, Kentucky: with an outline sketch of the Bluegrass Region. (Chicago: O.L. Baskin & Co. Historical Publishers, 1882), 262-294. 17 Lancaster, Clay. Vestiges of the Venerable City: A Chronicle of Lexington, Kentucky. (Cincinnati, Ohio: CJ Kirchbiel Co, 1978), 200. 18 Lancaster, Vestiges of a Venerable City 198. 19 Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. pp 2-7 20 Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. pp 8. 21 Review of Kentucky Historic Survey forms for the City of Lexington, Kentucky. Records available at Lexington-Fayette Urban County Government Historic Preservation Department. 13 14

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 8) core. It was at this time that commercial structures began to develop in South Hill to support the residential community. When the first directory of Lexington was published in 1806, grocery stores and food merchants were located centrally on Main Street.22 This location can be attributed to the small size of the city and to the close proximity of the central business district to residential structures. As the city grew, so did the need for grocery stores that were close to the newly developing residential areas. Lexington’s commerce was burgeoning by 1840. The city’s population of approximately 8,200 supported three wholesale dry-goods and china houses; fourteen retail dry-goods establishments; nine wholesale and retail groceries and twelve restaurants.23 By 1881, with a metropolitan population of approximately 21,600 the demand for food, retail and wholesale establishments exploded. Over 150 retail groceries, many with bar rooms attached, and three wholesale grocers, eight fruit stores and sixteen dry goods retail stores operated within the city limits to meet the needs of the city’s residents.24 400-402 SOUTH BROADWAY HISTORY The exact date of construction for the building presently identified as 400-402 South Broadway is not known, though historical sources indicate that the property was likely built between the years of 1871 and 1873. Thomas O’Connor purchased the lot of land on which the structure now resides from Sarah Martin, wife of Barnett Martin, on March 1st, 1871.25 The Sheppard’s Lexington City Directory indicates that O’Connor’s grocery was operating on the corner of Broadway and Maxwell by 1873.26 At the time, the commercial portion of the building was identified as 130 S. Broadway, while the residential portion was identified as 132 S. Broadway. Thomas O’Connor maintained the grocery story for almost two decades. The final City Directory listing for O’Connor’s grocery was from 1888-9.27 After O’Connor’s death in 1889 at the age 73, his widow Margaret maintained ownership of the property.28 In 1890, she rented the commercial portion of the building to J.J. Cassidy, who operated a grocery and saloon.29 Mrs. O’Connor and two other individuals lived in the residential portion of the building. Margaret O’Connor died in 1893 and left the property to her sole heir, her daughter, Julia O’Connor-Hawkins.30 Thomas and Margaret O’Connor’s daughter, Julia, owned and leased the property to various individuals until her death in 1938.31 Julia and Dr. James Hawkins married in 1897, and the couple continued to live at the property until Julia’s death. Dr. Hawkins operated his physicians’ office out

22 Staples, Pioneer Lexington 253. “Analysis of the 1806 directory reveals 21 merchants, 1 brewer, 4 bakers, 5 butchers, and 1 grocer functioned in Lexington. The Grocer, J. Biddle, was located on Main Street. 23 Peter, Robert M.D. History of Fayette County Kentucky. (Chicago, Il: O.L. Baskin & Co., 1882), 272. 24 Peter, Robert M.D. History of Fayette County Kentucky 273-4. 25 Deed of Sale from Sarah Martin and husband Barnett to Thomas O’Connor, 1 March 1871. Fayette County, Kentucky, Deed Book 49, page 318. County Records Office, Lexington, Kentucky. 26 J. S. Sheppard & Co. Sheppard’s Lexington City Directory for 1873 and 1874. (Cincinnati, Ohio: J.S. Sheppard and Co. Publishers, c1873). 27 Prather, James H. Prathers City of Lexington Directory. 1888-9. (Lexington, Ky: Transylvania Printing & Publishing Co., 1888). 28 After the 1888-9 City Directory, no futher listing for Thomas O’Connor or O’Connors Grocery is indicated. Margaret O’Connor, his wife, is then listed as the occupant of 402 S. Broadway with tenants at 400 S. Broadway. 29 Prather, James H. Prathers City of Lexington Directory. 1890-1. (Lexington, Ky: Transylvania Printing & Publishing Co., 1890). 30 Margaret’s death is approximated to have been in 1893. After 1893, no further listing for Margaret is found in the city directories and U.S. Census data. 31 Will of Julia Hawking, 5 March 1938. Fayette County, Kentucky, Will Book 18, page 41. County Records Office, Lexington, Kentucky.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 9) of their residence, 402 S. Broadway, until he retired in the 1920s. Dr. Hawkins died at the age of 80 in 1934.32 In 1902 V.M. Goudy both occupied and operated a cigar manufacturing company at 400 S. Broadway.33 J.M. Moberly then ran a grocery from 1905 to 1927. Moberly and his wife Ella lived nearby at 404 S. Broadway during this period.34 Archival evidence indicates that Julia O’Connor also owned 404 S. Broadway.35 400 S. Broadway housed Gromley Brothers wholesale confectionary between 1931 and 1939.36 Upon Julia’s death in 1938, she conveyed 400 and 402 S. Broadway to the Women’s Catholic League of Lexington for use as “a home for aged Catholic Women.” 37 During their ownership, the Women’s League rented 400 S. Broadway to Bert Hulett for the operation of a grocery store from 1943-6.38 The Women’s Catholic League sold the property to Bert and Nannie B. Hulett on the 23rd of April, 1946 for sum of one dollar ($1.00).39 In May of 1964, Bert Hulett pulled a permit with the City of Lexington for the construction of a 14x9’ concrete block addition. The size of this addition correlates with the addition presently found at the rear of the building.40 Paul Gravitt signed a five year lease with the Hullets in 1946 for the operation of Broadway Fruit and Grocery Market. The lease allowed Gravitt to operate a grocery at 400 S. Broadway for financial consideration of $720 per year, to be paid at $60 per month, in advance, for no less than 5 years. Broadway Fruit and Grocery Market operated until 1964.41 Bert and Nannie Hullet conveyed the property to the United Brotherhood of Carpenters and Joiners, Local 1650, of Lexington for the sum of one dollar cash in hand and the agreement to take over payments of a $6,000 mortgage on the property in the fall of 1947.42 An additional note was placed within the deed stating Gravitt’s lease must be upheld for its allotted time.43 United Brotherhood operated their functions on the property for nearly fifty years. In 2006 the lot and structure was sold to South Hill Properties and Kauffman Family.44

32 Kentucky Death Records, 1852-1953: Death Certificate of Dr. James Hawkins, 2 Oct 1934. Ancestry.com [database on-line]. Provo, UT: Ancestry.com Operations Inc, 2007. 33 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory. (Taylor, Mich: R.L. Polk and Co., 1902-3). 34 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory, 1905, 1919, and 1927. (Columbus, Ohio: R.L. Polk & Co., respectively). 35 Will of Julia Hawkins, 5 March 1938. 36 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory, 1931, 1933, 1935 and 1937. (Columbus, Ohio: R.L. Polk & Co., respectively). 37 Will of Julia Hawkins, 5 March 1938. 38 R.L. Polk & Co. Lexington (Fayette County, Ky.) city directory, 1943 and 1945. (Columbus, Ohio: R.L. Polk & Co., respectively). 39 Deed of Sale from Women’s Catholic League of Lexington to Bert Hulett and wife Nannie, 23 April 1946. Fayette County, Kentucky, Deed Book 394, page 462. County Records Office, Lexington, Kentucky. 40 Application for Building Permit from Bert Hulett. 25 May 1946. Fayette County, Kentucky, Permit No. 7702A. Building Department of Inspection, Lexington Kentucky. 41 Lease Agreement from Bert Hulett and wife Nannie to Paul Gravit, 23 Sept 1946. Fayette County, Kentucky, Deed Book 405, page 244. County Records Office, Lexington, Kentucky and City Directories. 42 Deed of Sale from Bert Hulett and wife Nannie to United Brotherhood fo Carpenters and Joiners, 29 Mar 1947. Fayette County, Kentucky, Deed Book 415, page 376. County Records Office, Lexington, Kentucky. 43 Deed of Sale, 29 Mar 1947. 44 Deed of Sale United Brotherhood of Carpenters and Joiners to South Hill Properties, et al., 11 Sept 2006. Fayette County, Kentucky, Deed Book 2673, page 603. County Records Office, Lexington, Kentucky.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 10) Since its sale in 2006, the property has remained vacant and for sale. The property consists of five adjoining lots measuring seventy-five feet by one-hundred and forty-seven feet and one 4,736 SF mixed-use building.45 Part II. Architectural Information A. General statement 1. Architectural character: Italianate cottage with attached storefront. Cornice bracket detail, overhang, hipped roof and Flemish bond brick pattern at major throughway. 2. Condition of fabric: Overall condition of structure is sound. Deterioration of mortar significant with over painting issues of brick and wood materials. Interior condition: some water damage to second floor ceiling. Historic materials remain intact. Minor alterations of paneling and dropped acoustic tile ceiling added mid-20th C. throughout residence and second floor store. B. Description of Exterior 1. Overall dimensions: The storefront is comprised of a 19'-8" x 46'-9" rectangular space, the residence is a hall and room, double pile structure dimensioning 25'-9" x 32'-4" and being attached 8-feet back from the southwest corner of the storefront. The structure is 30’ in height, 24’ to top of wall. A two story, 15’x13’ ell is attached to the rear of the residence at the southwest corner. A one-story, 5’x8’ addition is flush with the rear wall of the ell on the south side. The 20th century CMU addition measures 33'-8" x 10'-0" located to the rear, west wall, of the storefront and attaches the ell. 2. Foundations: Limestone, rough cut, 24” thickness. 3. Walls: Dry-pressed dark red brick, painted. West façade (primary) Flemish bond; north, east and south elevations 6-course common bond, 1-corse alternating; md-20th century CMU addition, 8x16 concrete-masonry unit, painted. 4. Structural system, framing: Load-bearing brick interior and exterior walls, wood floor beams and roof trusses. 5. Porches, stoops, balconies, porticoes, bulkheads: A 2-bay one story wood porch attaches to the east elevation of the residence. A lean-to-roof is supported by two freestanding 4”-square wood columns spaced, with engaged columns at matching location at the adjacent walls. Each column has a half-circle with cap 32” AFF. A 6” cornice is adorned with two styles of brackets; two horizontal brackets enclose each porch opening with small brackets ‘supporting’ the eaves. A second porch has been enclosed at the rear, west façade. Detail of porch are no longer available, the stairway window opens to the porch with doors connecting the residential and commercial spaces of the second floor. 6. Chimneys: Five (5) brick chimneys, four (4) at exterior face wall (one gable; three side) and one central to residence. 45

Deed of Sale United Brotherhood of Carpenters and Joiners to South Hill Properties, et al., 2006.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 11) 7. Openings a. Doorways and doors: A recessed entrance is located at the north bay of the residential front façade; 12” wide engaged columns adorn each side of the entrance with a 9” cornice. Each engaged column is three-square raised panels, the highest with a recessed urn-like detail, the final portion of the column is flat with ½” dado corners. The door has a 2/3rd light and two full width, equal portion, recessed panels with ¼” trim. Original brass door handle remains, hinges have been replaced. The door panel is solid wood of 9’ height. b. Windows and shutters: 3 windows penetrate each portion of the front façade, west. Each three window composition is equally spaced across the façade. All windows of the front façade, or visible from the S. Broadway or West Maxwell have a segmented-arch brick hood molds over 2/2 pane windows with a limestone sill with engaged brick brackets. Two styles of quatrefoil windows are located on the front façade, the larger at the front and rear gables of the storefront and a smaller at the engaged gable of the residence. Each quatrefoil is brick encased with wood four-leaf windows. Secondary facades, south elevation west portion of bay window and west elevation, contain wood windows of equal height and dimension, matching front facade windows. Brick hood molds are replaced with jack arches. Limestone sill remains, without engaged brackets. Second floor of kitchen ell has 6/6 pane single hung wood window with jack arch. Small addition, south elevation, single hung, single pane wood window with jack arch. 8. Roof a. Shape, covering: Compound dual-pitched hipped roof of standard slope. Gable end at storefront massing with central-T connection to residence. Hipped roof breaks at baywindow to match three-sided bay. A center gable at residential portion. Additional pitch added mid-20th C. Single tab asphalt shingles. b. Cornice, eaves: Flared box eaves with 18" overhang. Simple wood cornice with wood brackets at west and north elevations. c. Dormers, cupolas, towers: None. C. Description of Interior 1. Floor plans: Plan comprised of storefront and residence, storefront sits at south east corner of South Broadway and West Maxwell with residence set back to mimic residential siting. Two story, double pile, parlor hall plan with kitchen ell and addition of restroom at south wall of kitchen ell. Storefront two story, full length single room with secondary entrance and stairs at rear of structure. Second store of both sections identical except for added room above entrance. 2. Stairways: U-shaped engaged open tread staircase, located in main entrance of residence. All portions painted cream. Wood banister with two turned wood spindles per tread. Open tread decorated with scrollwork, horizontal or vertical depending on width of thread. Newel post has a octagon base, with turned connection to tapered octagon central column with

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 12) recessed panels with flag top and base; newel post ends with large circular disc same width as largest portion of central octagon column. Stairway of store removed, ghosting of stair thread visible; landing and connection to exterior remain intact.. 3. Flooring: 3-4" oak wood plank flooring runs length of residence; plank lengths 36" to 13'-6". Original finish unknown. 4. Wall and ceiling finish: Three-part plaster finish over wood-lathe throughout residence and second-floor of store. Victorian large print, multi-colored wallcovering applied to secondary entrance of store; only small portion remains limiting view of pattern. 5. Openings a. Doorways and doors: Interior doors 8'-0" panels with single pane transom. Pediment all doors, first floor pediments include a cap detail above pedimented wood detail; second floor only contain pedimented wood detail. Wood surrounds are 6" wide with 1/2" angled corners inset 6" from ends. All wood trim is painted in cream color, peeling paint reveals original finish to be painted faux wood grain. All door panels are solid wood with 4-panels; top panels comprise 2/3rds of door leaf. b. Windows: Surrounds and pediments are identical in heights and widths to doorways. Windows are finished with 1" extended sill and 6" apron. Finish also identical to doors. Windows are 2/2 elongated rectangular single-hung wood. Sashes are 2" wide with equal pane heights and 1" wood muntins. 6. Decorative features and trim: Baseboard: First Floor: Three-part baseboard of 10" height contains separate base cap with baseboard and shoe molding. Top cap missing in parlor and dining room. Trim finished in cream colored paint, original finish painted faux woodgrain. Second Floor: Two-part baseboard identical to first floor, 7" high baseboard and shoe molding with no top cap; finish identical. Mantels: Parlor: Fireplace surround and coal insert removed. Hearth of 1x6-inch geometric, whitebody glazed ceramic tile. two-tile wide boarder of green-colored tile surrounding white tiles. Hearth measures 30-inch by 60-inch. Dining Room: Replacement Victorian fireplace surround with coal insert. Mantel and trim replaced mid-20th C. Detail work of surround has been removed. Wreath and festoon detail with flor-de-lis detailing of apron remain. All wood finished in cream paint. Hearth of 1x6inch geometric, white-body glazed ceramic tile finished in green-toned glaze. Hearth measures 30-inch by 60-inch.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 13) 2nd Floor Residential Rooms: Original fireplace surround with pointed arch and simple columns with curved mantel piece. Surround and mantel are original. Painted wood finish. Hearths no longer visible. Coal inserts removed. 2nd Floor Commercial Space: Coal insert and surround remain. Simple recessed panel columns with modest rounded corner mantel. Olive colored painted finish. 7. Hardware: Ornamental loose-pin butt hinge remain at some interior doors. Most original spherical porcelain door knobs remain. Entrance door spherical brass knob with plain square-corner brass plate remain. Hinges replaced late-20th C. Original brass door bell remain. 8. Mechanical equipment a. Heating, air conditioning, ventilation: Natural ventilation. Two HVAC systems installed mid-20th century. b. Lighting: Gas lighting located on first floor of residence and one visible exterior light. c. Plumbing: Installation of modern plumbing date unknown. No known original plumbing features, d. Use any appropriate heading: Include any feature appropriate for the structure, such as elevators and call-bell systems. 9. Original furnishings: None. D. Site 1. Historic landscape design: No information remains for historic site. Historic residential siting visible to block north of O'Connor's Grocery on South Broadway and facing street of West Maxwell. 2. Outbuildings: None known.

Part III. Sources of Information A. Architectural drawings: Not applicable B. Early Views: Not applicable C. Interviews: Not applicable D. Selected Sources: DOCUMENTS Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 14) Lexington-Fayette County Planning Commission. Historical Survey and Plan for Lexington and Fayette County Kentucky, 1970. UNPUBLISHED MANUSCRIPTS Watts, Joseph Michael. Resident Attitudes Toward Neighborhood Revitalization: A case-study of Lexington, Kentucky’s Historic South Hill, 1985. BOOKS, MONOGRAPHS History of Fayette County Kentucky. Robert Peter, M.D., Edited by William Henry-Perrin. Chicago. Il: O.L. Baskin & Co., 1882. Lancaster, Clay. Vestiges of the Venerable City: A Chronicle of Lexington, Kentucky. Cincinnati, Ohio: CJ Kirchbiel Co, 1978. Ranck, George Washington. History of Lexington, Kentucky: its early annals and recent progress, including biographical sketches and personal reminiscences of the pioneer settlers, notices of prominent citizens, etc., etc. Cincinnati: Robert Clarke & Co., 1872. Staples, Charles R. The History of Pioneer Lexington, 1779-1806. Lexington, Kentucky: 1939, reprinted by Lexington-Fayette County Historic Commission, 1973. Wright, John D. Lexington: Heart of the Bluegrass. Lexington, Ky: Lexington-Fayette County Historic Commission, 1982. CITY DIRECTORIES R.L Polk & Co. Polk’s Lexington (Kentucky) City Directory, published years of 1902, 1919, 1925, 1927, 1933, 1937, 1939, 1940, 1942, 1943, 1945, 1947, 1948, 1950, 1952, 1953, 1954, 1955, 1956, 1958, 1959, 1960, & 1971. Columbus, Ohio: R.L. Polk & Co, respectively. Lexington City Directory, published years 1924, 1928, 1930, 61, 62, 63, 64, 65, 1966, 1967, 1968, 1969, 1972, 1973, 1974, 1975, 1976, 1977, 1978, 1979, 1980, 1981, 1982, 1983, and 1985. Lexington, Kentucky: Publishers Varies. U.S. City Directories [database on-line]. Emerson and Dark's Lexington Directory 1898-9. Provo, UT, USA Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. Lexington City Directory 1873-4 and 1931. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. Prather's Lexington city directory: containing a complete list of residents, and a classified business directory, of the mercantile, manufacturing and professional interests of the city. (Lexington: Jas. H. Prather, c1875) Greater Lexington Chamber of Commerce. 1900. The Lexington market directory. Lexington, Ky: Published for the Greater Lexington Chamber of Commerce by Towery Pub. U.S. City Directories [database on-line]. Maydell's Lexington City Directory 1867. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. Prather's Lexington City Directory 1875-6. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. R.C Hillrigle and Co's Lexington City Directory 1877-8. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. Williams Lexington City Directory 1864-5 & 1881-2. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. VITAL STATISTICS 1850 United States Federal Census [database on-line]. Census Place: District 1, Fayette, Kentucky; Roll: M432_199; Page: 216A; Image: 209. Provo, UT, USA: Ancestry.com Operations Inc, 2009. 1860 United States Federal Census [database on-line]. Census Place: Lexington, Fayette, Kentucky; Roll: M653_365; Page: 590; Image: 590. Provo, UT, USA: Ancestry.com Operations Inc, 2009.

O'CONNOR'S GROCERY AND RESIDENCE HABS No. XX-# (page 15) 1870 United States Federal Census [database on-line]. Census Place: Lexington, Ward 1, Fayette, Kentucky; Roll: M593_490; Page: 266B & 267A; Image: 542-3; Family History Library Film: 545959. Provo, UT, USA: Ancestry.com Operations Inc, 2009. 1880 United State Census, Ward 1, Lexington, Fayette County, Kentucky. Ancestry.com [database on-line]. Provo, UT: Ancestry.com Operations Inc, 2007. 1900 United States Federal Census [database on-line]. Census Place: Lexington Ward 1, Fayette, Kentucky; Roll: T623_ 519; Page: 3B, 13A; Enumeration District: 20. Provo, UT, USA: Ancestry.com Operations Inc, 2004. 1910 United States Federal Census [database on-line]. Census Place: Lexington Ward 1, Fayette, Kentucky; Roll: T624_474; Page: 19B & 30B; Enumeration District: 27. Provo, UT, USA: Ancestry.com Operations Inc, 2006. 1920 United States Federal Census [database on-line]. Census Place: Lexington Ward 1, Fayette, Kentucky; Roll: T625_569; Page: 5B; Enumeration District: 63. Provo, UT, USA: Ancestry.com Operations Inc, 2010. 1930 United States Federal Census [database on-line]. Census Place: Lexington, Fayette, Kentucky; Roll: 743; Page: 1A; Enumeration District: 41. Provo, UT, USA: Ancestry.com Operations Inc, 2002. Kentucky Death Records, 1852-1953: Death Certificate of Dr. James Hawkins, 2 Oct 1934. Ancestry.com [database on-line]. Provo, UT: Ancestry.com Operations Inc, 2007. WILLS AND DEEDS Application for Building Permit from Bert Hulett. 25 May 1946. Fayette County, Kentucky, Permit No. 7702A. Building Department of Inspection, Lexington Kentucky. Deed of Sale from Bert Hulett and wife Nannie to United Brotherhood of Carpenters and Joiners, 29 Mar 1947. Fayette County, Kentucky, Deed Book 415, page 376. County Records Office, Lexington, Kentucky. Deed of Sale from Sarah Martin and husband Barnett to Thomas O’Connor, 1 March 1871. Fayette County, Kentucky, Deed Book 49, page 318. County Records Office, Lexington, Kentucky. Deed of Sale United Brotherhood of Carpenters and Joiners to South Hill Properties, et al., 11 Sept 2006. Fayette County, Kentucky, Deed Book 2673, page 603. County Records Office, Lexington, Kentucky. Deed of Sale from Women’s Catholic League of Lexington to Bert Hulett and wife Nannie, 23 April 1946. Fayette County, Kentucky, Deed Book 394, page 462. County Records Office, Lexington, Kentucky. Lease Agreement from Bert Hulett and wife Nannie to Paul Gravit, 23 Sept 1946. Fayette County, Kentucky, Deed Book 405, page 244. County Records Office, Lexington, Kentucky and City Directories. Will of Julia Hawkins, 5 March 1938. Fayette County, Kentucky, Will Book 18, page 41. County Records Office, Lexington, Kentucky. E. Likely Sources Not Yet Investigated: Kentucky state and local tax records. F. Supplemental Material: Not applicable

CHAPTER SIX PROPOSED USES

Each of the uses proposed in this chapter address concerns fundamental to the continued operation of 400/402 S. Broadway. Those components are: health and safety; heating, cooling and ventilation; electrical; plumbing; and accessibility. Each component must be addressed before occupancy of the building; components are described below with their relationship and recommended method of implementation. After components are discussed, five proposed uses of the building are discussed. INHERENT ENERGY PERFORMANCE (SUSTAINABILITY) Before discussing any upgrades or alterations to the building for increased energy conservation the existing energy-efficient characteristics of 400/402 S. Broadway must be assessed. Historic building construction methods and materials often maximize the natural sources of heating, lighting and ventilation to respond to local climate conditions.1 As with all Standards and Guidelines set by the Secretary of Interior, any alterations or treatments must be sympathetic to the historic fabric of the building and characterdefining characteristics. It is only after understanding of the inherent energy performance characteristics of 400/402 S. Broadway can alterations or changes be made to enhance the energy performance of the structure; numerous treatments are available to retain or enhance the energy efficiency of the structure. INHERENT CHARACTERISTICS Site Position

The property of 400/402 S. Broadway sits at a 45-degree angle to the

cardinal directions with the primary faรงade facing northwest with the main residence windows facing to the south and east. This positioning allows for prevailing winds from the south to provide ventilation and cooling for the structure in the summer and block the prevailing northern winds during the winter and cooler months. Ambient lighting is also an asset of the site location as it allows for indirect sun light to enter the structure during the daylight hours. As the sun sets to the southwest in the winter months, the south facing windows of the residence are able to absorb and retain the heat that is provided.

United States. The Secretary of the Interior's standards for rehabilitation and illustrated guidelines on Sustainability for Rehabilitation Historic Buildings. (Washington, D.C.: U.S. Dept. of the Interior, National Park Service, Heritage Preservation Services, 2011), 1.

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Operable Windows

The single hung wood windows on the south elevation of 400/402

S. Broadway allow for natural ventilation and convection to occur with in the structure to allow for cooling during the summer months. The large panes allow for heat and light to penetrate the space during the winter months to retain the warmth and thermal comfort. Transom Windows

Inclusion of transom windows between all rooms of the property

allows for cross winds to move through the building, dissipating heat. As heat rises the transom windows allow the heat to move through the structure and up the central stairwell and out the roof, providing positive pressure to bring cooler air in from the surrounding environment. The cross-ventilation provided through the transom windows ensures that constant air flow will keep the building cool during the summer months. When closed during the winter months, the transoms retain the heat of the rooms. The transoms also allow day-lighting to penetrate the interior spaces even when the rooms where closed to circulation, providing ambient light to all useable spaces. High Ceilings

The eleven-foot ceiling heights through out the structure allow heat to

move above the useable areas to help cool the room, added with the natural ventilation of the transom and operable windows the rooms are able to retain cooler during the warm months. Masonry Walls

The brick masonry walls provide a thermal mass to aid in the heating

and cooling of the structure. During the winter months, the masonry walls provide a heat source, absorbing the radiant heat of the sun and retaining the heat generated by the internal fireplaces. During the summer months the masonry walls provide protection from the heat and retain and regulated temperature to help cool the property and protect the interior spaces from extreme temperature changes.

RECOMMENDED NON-MECHANICAL PERFORMANCE ADDITIONS Site Shading

At current, little to no shading is provided at 400/402 S. Broadway

creating various issues which cause excess heat-generation and retention in the building.

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Adding vegetation through grass, shrubs and trees will provide shade and reduce the amount of heat absorbed by the masonry walls, foundation, and parking surfaces. Deciduous trees planted on the site will provide shade to the surrounding area and building envelope allowing the plant materials to absorb the majority of the summer heat and solar energy. The vegetation also cools during the even and takes longer to warm during the day providing a passive cooling component to the building during warm month. During the winter months, when the deciduous trees lose their leaves, the heat from the sun is able to penetrate the masonry walls and foundation, warming them. Any vegetation added to the site should be hearty, native plants. Providing hearty, native plants ensures that the plants are adapted to the amount of sun, temperatures and precipitation of the local climate; these plants will not require additional maintenance and watering which can increase the cost of maintenance and the water use of the site. Heat-Island Reduction

The site is almost entirely covered with dark asphalt which

absorbs the heat from the sun causing a heat-island effect. Paving up to the building foundation provides a heat island effect, increases building temperatures, damages the foundation and diverts storm water runoff. Removal of the asphalt is necessary to insure proper drainage and reduce the amount of damage to the building. Installation of recommended vegetation and a permeable paving system will minimize the heatabsorption of the site, allow for vegetation to grow and provide proper storm water runoff.

RECOMMENDED MECHANICAL PERFORMANCE ADDITIONS Energy Use Reduction

Installation of energy-use reduction systems is recommended

for the building. Energy-use can be reduced through the simple installation of automatic day lighting controls, occupancy sensors for lighting in secondary rooms, and programmable thermostats for heating and cooling. Automatic day lighting controls provide sensors to monitor the amount of light within a space and adjust the artificial light sources by the current natural light amount. Day CHAPTER SIX PROPOSED USES

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lighting controls allow for regulation for the desired amount of light for use while reducing the need for continued artificial light. Installation of these devices increases the users comfort of the space. Occupancy sensors for lighting are easy ways to control light uses within auxiliary spaces. Installation is relatively easy as most sensors are placed in-leu of light switches. Sensors turn on the lighting when a user walks into the space, or motion is created, and turn off the lights when no further motion is detected. Programmable thermostats allow the user to maintain a space at a predetermined temperature during the time period specified. The thermostats allow for less energy use during the periods when a space is not occupied. Water Consumption Reduction

Replacement of plumbing fixtures with low-flow

fixtures and sensors is an practical step for the reduction in water use throughout the structure. Faucet sensors ensure that the fixture is not left on when not in use. Low-flow plumbing fixtures, as in toilets and urinals, use the minimal amount of water needed to flush the system of waste. Dual flow plumbing fixtures are also an excellent application providing two water-flow levels for varying types of waste removal. Heating and Cooling

Installation of the proper HVAC-unit is a excellent way to

enhance the natural ventilation components of 400/402 S. Broadway. A properly fitted energy-efficient HVAC system that takes into account whole building performance and retains the historic character of the building will provide reliable temperatures and humidity control and ensure the continued use of the space. Ductwork placement should be sensitive to the historic fabric of the property; ducts should not be visible from the exterior and should not adversely impact the historic character of the interior space. Reuse of the existing duct system is recommended. HVAC units should be placed where they can operate effectively and efficiently, be minimally visible, and will not negatively impact the historic character. The units should not be visible from the street, and should not be seen through the building's windows. CHAPTER SIX PROPOSED USES

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Installation of programmable thermostats, attic and ceiling fans, louvers and vents, and the reuse of current duct system will enhance the HVAC system and ensure that comfort levels are maintained. Providing exhaust fans to the property provides positive pressure within the structure, allowing fresh air to enter the space from the outdoors and to be circulated throughout the structure. The exhaust fan will draw in cool outside air and force it out using negative pressure to move the air through the space.

CODE COMPLIANCE BUILDING CODES The Kentucky Building Code 2007 is a uniform statewide mandatory building code and applies to all buildings to be constructed, altered or remodeled with the exception of farm dwellings or farm buildings and manufactured houses. This edition of the Kentucky Building Code (KBC) is essentially the 2006 International Building Code (IBC) and shall be utilized in conjunction with the 2006 IBC except where specifically amended in these regulations.2 Should any discrepancies by determined between either codes, the most restrictive code should be executed.

Lexington-Fayette Urban County Government

provides additional code provisions for Fayette County.3 Once again, should any discrepancies by determined between either codes, the most restrictive code should be executed. The following code analysis accounts for the most prescriptive code measure. Local code officials are the most valuable source of information and guidance during the planning and design process, as the final ruling commission for building and zoning in Lexington, Kentucky, they will provide the final ruling for all code compliance. It is best to discuss any questions or concerns with the code officials from the start of the project to ensure 2

International Code Council. Kentucky Building Code. (Frankfort, Kentucky: Kentucky Board of Housing, Buildings and Construction, 2011 ed.) 2. 3 Lexington-Fayette Urban County Government Zoning Commission. Lexington-Fayette Urban County Government Zoning Ordinance. (Lexington, Kentucky: Lexington Fayette Urban County Government , 2011 ed.) CHAPTER SIX PROPOSED USES

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that all proper procedures are completed and in compliance to reduce any costly or irreparable changes to the property that do not fall under the correct code compliance. This section is provided to give a brief understanding of the local building codes to aid in the development and rehabilitation of 400/402 S. Broadway. The information given is prescriptive and non-binding. The proper official should be contacted to ensure that the correct measures are taken, and that no revisions or changes to the code have been made since this document was prepared. Existing Structures Existing structures are treated differently under building codes, as existing buildings generally fall under repair and alterations; their prescriptive measure is to provide for the existing fabric of the building without providing substantial changes. Historic buildings fall into the category of existing buildings, and take into effect their historic fabric and significance. Measures have been set in place by state and federal building inspection agencies to ensure the historic fabric is maintained. Only alterations, repairs, additions and changes of occupancy within the structure must comply with current codes.4 In other words, if one does not, touch, alter or change a component of the historic structure, then current code compliance does not need to be integrated.5 Additions All new additions are prevue of review of KBC and Lexington-Fayette Urban County Government Zoning Ordination.6 400/402 S. Broadway lies within the boundaries of a historic overlay district, requiring plans to be reviewed and approved by the Board of 4

KBC Section 3403, Pt 1, 2011 ed. ยง Existing buildings or structures. Additions or alterations to any building or structure shall comply with the requirements of the code for new construction. Additions or alterations shall not be made to an existing building or structure that will cause the existing building or structure to be in violation of any provisions of this code. An existing building plus additions shall comply with the height and area provisions of Chapter 5. Portions of the structure not altered and not affected by the alteration are not required to comply with the code requirements for a new structure. If a fire wall separates the existing portion from the addition, both buildings shall comply with the height and area provisions of Chapter 5 as separate buildings. 5 KBC Section 3407, Pt 1, 2011 ed. ยง Historic buildings. The restoration or renovation of a building on a federal, state or local historic register solely to return the building to its original design shall not require the remainder of the building to comply with this code, except for alterations or changes of occupancy governed by Section 3403 or 3406. 6 KBC Section 3401, Pt. 3.1 ยง Existing buildings or structures. Additions or alterations to any building or structure shall comply with the requirements of the code for new construction. Additions or alterations shall not be made to an existing building or structure that will cause the existing building or structure to be in violation of any provisions of this code. CHAPTER SIX PROPOSED USES

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Architectural Review, following the conditions established in the Historic Design Review Guidelines.7

ZONING As of May 2012, the zoning/occupancy classification for 400/402 S. Broadway is defined as B-1 Neighborhood Business Group.8 A zoning of B-1 Neighborhood Business is “intended to accommodate neighborhood shopping facilities to serve the needs of the surrounding residential area.”9 Per the zoning ordinance, a structure zoned as B-1 may be used for the following purposes, or for other purposes not specifically prohibited: retail sale of food products or merchandise, restaurants, beauty shops, and dwelling units.10 Provided proposed uses of 400/402 S. Broadway falls under the zoning ordinance, each will be discussed below.

COMPLIANCE WITH ‘OTHER’ CODES Alterations, repairs, additions and changes of occupancy to existing structures shall comply with the provisions for alterations, repairs additions and changes of occupancy in the International Fire Code, NFPA 54 National Fuel Gas Code, International Mechanical Code, Kentucky Plumbing Code, International Residential Code and NFPA 70.11

Lexington-Fayette Urban County Government Division of Historic Preservation. Local District and Landmark H-1 Design Review Guidelines. (Lexington, Kentucky: Lexington-Fayette Urban County Government, 2008 ed.) 8 Fayette County Property Valuation Administrator. 400 South Broadway, Lexington, Fayette, Kentucky. [Online Database] http://qpublic7.qpublic.net/ky_fayette_display.php?county=ky_fayette&KEY=10961300&index=1. 9 Lexington-Fayette Urban County. Zone Ordinance. Article 8, Section 16. 2011 ed. 10 LFUCG Zone Ordinance Article 8-16(b), 2011 ed. 11 KBC Section 3401, Pt. 3, 2011 ed. CHAPTER SIX PROPOSED USES

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PROPOSED USES In order to maintain the historic character and significance of 400/402 S. Broadway, few changes to the historic fabric are recommended. Any changes required to adapt the space to a new use will be described with the program for that particular proposed use. Each proposed use provided encompasses a portion of the structure. The owner can combine any of these uses to meet their needs. All proposed uses are for incomeproducing tenants which fall under the zoning ordinance of B-1 Neighborhood Business.12 LFUCG Zoning Ordinance B-1 Neighborhood Business Group allows for the any of the following occupancy types for 400/402 S. Broadway. These uses have been abbreviated from the full list of requirements and ordinance requirements listed in LFUCG Section 16, reference to the current prohibited uses is recommended before installation of any of the following proposed uses. 13 Prohibited uses determined to be well suited for 400/402 S. Broadway are: â&#x20AC;˘

Any use provided under zoning ordinance P-1 Professional Office Zone, including but not limited to: 14 o Banks, credit agencies, etc. o Business offices for professional, government, civic, social, fraternal, political, religious or charitable organizations o Research development and laboratories o Library, museum, art gallery, and reading rooms o Medical or dental office or laboratory o Fine arts studio o Computer or data processing centers o Travel or ticket agencies o Academic institutions: primary, secondary, private or post-secondary

LFUCG Zone Ordinance Article 8-16(b), 2011 ed. LFUCG Zone Ordinance Article 8-16(b), 2011 ed. 14 LFUCG Zone Ordinance Article 8-15(b), 2011 ed. 13

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•

Establishments for the resale of food to include, but not limited to: supermarkets, dairy, bakery, meat, beer, liquor, produce, etc.

•

Restaurants, except for a ‘live-entertainment or dancing’ establishment.

•

Retail sales establishments to include, but not limited to: clothing, shoes, yard goods, fixtures, furnishings, household goods, hardware, toys, gifts, antiques, books, pharmacy.

•

Beauty and/or barber shops

•

Appliance repair

•

Print services

•

Rental equipment store

•

Dwelling units, apartments, under condition they are not located on the first floor

•

Banquet facility

•

Fitness club

Flexibility of Proposed Uses Each listed above or proposed below has been chosen with the express purpose of providing varying degrees of security and use for 400/402 S. Broadway. Providing various uses to the building provides diversified income potential to the property. Additionally, providing uses to the structure that allow for continuous occupation of the property during all hours of the day and week reduce the risk of vandalism, vagrancy and violence occurring on the property. Consideration for the above conditions was taken for the proposal of uses below. Each proposed use coordination with sections of the building allowing two to four occupancy types, or tenants, within the property at one time and provide a wide spectrum of income and tenants to ensure a stable income for the property.

PROPOSED SITE DESIGN As described in the earlier section titled Inherent Energy Performance (Sustainability), changes to the site are recommended to enhance or restore the energy performance of the

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structure. The illustration below (Sketch 6-1) reveals the changes recommended to the site: 1. Removal of existing asphalt located on 90% of the property. Asphalt replaced with high-albedo paving or open-pavers to allow for reduced-heat island effect; 2. Installation of vegetation and landscaping on southeast portion of site and northern edge of parking lot to allow for site shading, increased visual interest and views, sound barrier from street traffic, and visual privacy for occupants.15 3. Replacement of sidewalks to ensure pedestrian safety and bring sidewalks to current codes. Current sidewalks are deteriorating and uneven creating hazards to users and pedestrians.16 4. Provide accessible ramp to north and west elevations to allow for accessible access to each building portion.17 5. Installation of delivery or possible addition for possible tenants 6. Construct privacy wall on south boundary line of site to provide security with a visual and auditory barrier from surrounding properties. 18 7. Parking, reorganization of parking spaces to allow for ease of movement and provide property with parking for all types of tenants or uses; 16 total spaces are provided for use.19

LFUCG Zoning Ordinance Article 16-2(c), 2011 ed. “Any off-street parking area have more than 1,800 SF of area and/or used by five (5) or more vehicles shall be landscaped and screened and required by Article 18: Landscape and Land-use Buffers.” 16 Refer LFUCG Code of Ordinances Chapter 17, 2012 ed. for information regarding the installation and repair of sidewalks. 17 Refer to KBC Chapter 11: Accessibility, 2007 ed. and Department of Justice. ADA Standards of Accessible Design. (Washington, DC: Department of Justice, 2010) for further information regarding the application and installation of accessible egress. 18 LFUCG Zoning Ordinance Article 15-4(b) “…a wall or fence no more than 6 feet in height may be erected or maintained within the front yard or side street..."; LFUCG Zoning Ordinance Article 18-4(a) " Walls shall be constructed of natural stone, brick or other weatherproof materials arranged in a linear, serpentine, or other alignment"; and Lexington-Fayette County Government Division of Historic Preservation. "Section 3, Chapter 1(E)" in Local Historic District and Landmark (H-1) Design Review Guidelines Lexington, Kentucky." (Lexington, Kentucky: Lexington Fayette Urban County Government Division of Historic Preservation, rev. April 2010) stating "free standing brick or concrete walls are not appropriate in front yards but are acceptable at rear yards and side yards." 19 LFUCG Zoning Ordinance Article 16, 2011 ed. CHAPTER SIX PROPOSED USES

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EXTERIOR ELEVATIONS As discussed in Chapter 4: Recommended Treatment and earlier in the chapter, changes are suggested to be made to the site and exterior of the building to bring the structure into proper working order. Chapter 4 clearly discusses these repairs and changes with recommendations for the treatment of the historic fabric and its continued maintenance and care. Sketch 6-2 to Sketch 6-5 exhibits the changes to the exterior elevations per suggestions made throughout this text.

GROCERY / MARKET The proposal of marketing the historically commercial portion of 400/402 S. Broadway as a grocery or market provides a reinstitution of the historical context of the building. A grocery or market would service a primarily residential portion of South Hill Historic District and Lexington. Sketch 6-6 to Sketch 6-9 represent a tenant space for a grocery or market occupation. Facts and Figures 400/402 S. Broadway offers a 764 square foot leasable space within the commercial portion, 400 S. Broadway, with an available area for a 300 +/- square foot addition to the rear, west, of the building.20 Local zoning ordinance requires for a grocery or market to provide a minimum of "three (3) parking spaces available to the tenant."21 On-site parking, delineated in â&#x20AC;&#x153;Sketch 6-1,â&#x20AC;? allows for required parking spaces as well as available parking for all other tenants.22 The location of the property provides visual access from two major thoroughfares, South Broadway and West Maxwell Streets, for vehicular and pedestrian traffic. Signage for the 20

LFUCG Zone Ordinance Article 8-16(b)g, 2011 ed. "The maximum lot (building) coverage shall by eighty-five percent (85%)." and any addition to 400/402 S. Broadway must meet design requirements set forth by the Lexington-Fayette County Government Division of Historic Preservation. "Chapter 2A: Guidelines for Additions to Buildings" in Local Historic District and Landmark (H-1) Design Review Guidelines Lexington, Kentucky." (Lexington, Kentucky: Lexington Fayette Urban County Government Division of Historic Preservation, rev. April 2010) 21 LFUCG Zone Ordinance Article 8-16(b), 2011 ed. 22 LFUCG Zone Ordinance Article 8-16(n), 2011 ed. "...one (1) space for every four hundred (400) square feet of floor area, with a minimum of three spaces" and "Combinations - Combined uses shall provide parking equal to the sum of the individual." CHAPTER SIX PROPOSED USES

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proposed use of market or grocery is regulated under Article 17: Sign Regulations of LFUCG's Zoning Ordinance. 23 Design Characteristics

The proposed design for a market or grocery restores the

original historic context of 400/402 S. Broadway. Little renovation is needed to the existing elements beyond treatment described in Chapter 4: Recommendation of Treatment with only the addition of partition walls for the deli counter, built-in shelving, utilities to accommodate any installed appliances, checkout counter, and addition to the rear of the property for storage, delivers, and restroom. Following the recommendations in Chapter 4 will allow for the commercial portion of the building, 400 S. Broadway, to serve as a shell space, allowing the addition of elements needed to create a functional grocery. The shells is marketable through its historic finishes: wood plank flooring provides a flexible open floor plane; wood plank ceiling provides visual interest with eleven foot ceiling heights for any need ductwork, lighting or electrical; and adjacency to surrounding residential and commercial neighborhoods. Shelving displays for retail of goods retains the historic plan of the store by placing all cabinets over six feet at the perimeter of the space. The shelving provides storage for retail canned or boxed food with additional concealed storage for back-stock. Placing moveable, counter-height displays modules to the center of the space allows for unobstructed movement and line of sight to workers and customers. Refrigerated and frozen appliances are also located around the perimeter to retain the open nature of the original structure. A deli counter is located centrally in the space to allow for quick transaction for lunch crowds. Diversity in shelving, displays and cold goods allows for a wide variety of goods to be sold within the space. Additional Design Considerations

As the property does not have code complying

LFUCG Zone Ordinance Article 17, 2011 ed.

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plumbing systems of the existing structures shall comply with the provisions for alterations, repairs additions and changes of occupancy in the International Fire Code, NFPA 54 National Fuel Gas Code, International Mechanical Code, Kentucky Plumbing Code, International Residential Code and NFPA 70.24

RESTAURANT / BAR A restaurant or bar would service the primarily residential portion of South Hill Historic District, surrounding commercial buildings, adjacent university and hospital campuses, convention, sports and entertainment venues, and downtown Lexington. Sketch 6-7 to Sketch 6-9 represents a possible tenant space for a restaurant or bar occupation. Facts and Figures 400/402 S. Broadway offers a 764 square foot leasable space within the commercial portion, 400 S. Broadway, with an available area for a 300 +/- square foot addition to the rear, west, of the building, depending on the amount of additional space needed per the tenant.25 Local zoning ordinance requires a bar or restaurant to provide a minimum of "one (1) parking space for every four (4) indoor seats;" per the local zoning ordinance, the bar or restaurant requires a minimum of seven (7) parking spaces.26 On-site parking, delineated in â&#x20AC;&#x153;Sketch 6-1,â&#x20AC;? allows for required parking spaces as well as available parking for all other tenants.

KBC Section 3401, Pt. 3, 2011 ed. LFUCG Zone Ordinance Article 8-16(b)g, 2011 ed. "The maximum lot (building) coverage shall by eighty-five percent (85%)." and any addition to 400/402 S. Broadway must meet design requirements set forth by the Lexington-Fayette County Government Division of Historic Preservation. "Chapter 2A: Guidelines for Additions to Buildings" in Local Historic District and Landmark (H-1) Design Review Guidelines Lexington, Kentucky." (Lexington, Kentucky: Lexington Fayette Urban County Government Division of Historic Preservation, rev. April 2010) 26 LFUCG Zone Ordinance Article 8-16(n), 2011 ed. "Restaurants with no live entertainment or dancing One (1) space for every two hundred (200) square feet of floor area; or one (1) space for every four (4) indoor seats plus one (1) for every eight (8) outdoor seats, whichever is greater." and LFUCG Zone Compliance Article 8-16(n), 2011 ed. "Combinations - Combined uses shall provide parking equal to the sum of the individual." 25

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The location of the property provides visual access from two major thoroughfares, South Broadway and West Maxwell Streets, for vehicular and pedestrian traffic. Signage for tenants is regulated under LFUCG Zoning Ordinance Article 17. 27 Design Characteristics

The proposed design for the restaurant or bar highlights the

historic elements of the 400 S. Broadway. Little modification is needed of the original historic materials beyond those recommended in Chapter 4 with only the addition of partition walls, plumbing and other needed utilities for operation of the space. After the recommendations for treatment are completed within the commercial space, 400 S. Broadway, would provide a modifiable tenant space to allow for the addition bar, seating, restroom, storage and possible addition for kitchen or back-of-house operations. The shell provides marketable features through its historic finishes: wood plank flooring provides texture and visual interest through unique pattern; wood plank ceiling provides visual interest with eleven foot ceiling heights for any need ductwork, lighting or electrical; and adjacency to surrounding residential and commercial neighborhoods provides access to wide customer base. The customer base provides potential for a restaurant with a various possible hours of occupancy with a commercial customers during morning, daytime and evening hours five days a week and neighborhood customers serving the same hours seven days a week. A bar could provide hours of operation during afternoon and evening hours. Providing a restaurant with bar to the local market, a possible advantage could be found through the increased occupation and available consumer services. Additional Design Considerations

As the property does not have code complying

electrical, lighting, mechanical and plumbing fixtures, installation of the services must be installed per the occupant/tenants needs per local building codes and zoning ordinances. Alterations, repairs, additions and changes to the lighting, electrical, mechanical and plumbing systems of the existing structures shall comply with the provisions for alterations, repairs additions and changes of occupancy in the International Fire Code, 27

LFUCG Zone Ordinance Article 17, 2011 ed.

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NFPA 54 National Fuel Gas Code, International Mechanical Code, Kentucky Plumbing Code, International Residential Code and NFPA 70.28

OFFICE The flexibility in size, amenities and privacy allows give tenants additional considerations when choosing the property for a business or office rental space. Sketch 613 to Sketch 6-17 represent possible tenant space(s) for an office use. The office spaces, Unit A, B, and C, retains the highest amount of historic characteristics and the least about of renovations. Facts and Figures 400/402 S. Broadway offers a total of 2,703 square feet of leasable space within residential portion and second floor of the property. Three sections are available for individual or combined use for business occupancy: Unit 1A = 748 square feet; Unit 2A = 723 square feet; and Unit 2B = 733 square feet. Local zoning ordinance requires a business or office to provide a minimum of "one (1) parking space for every two hundred (200) square feet of floor area;" per the local zoning ordinance, each of the three tenant spaces must each have a minimum of four (4) parking spaces.29 On-site parking, delineated in â&#x20AC;&#x153;Sketch 6-1,â&#x20AC;? allows for required parking spaces as well as available parking for all other tenants. The location of the property provides visual access from two major thoroughfares, South Broadway and West Maxwell Streets, for vehicular and pedestrian traffic. Signage for the all tenants is regulated under LFUCG Zoning Ordinance Article 17. 30 Design Characteristics

The proposed office plans are able to be leasable as a whole or

in parts. Each proposed plan provides a private copy room, or break-room, with cabinets; shared or private restroom; and flexibility in office configurations. 28

KBC Section 3401, Pt. 3, 2011 ed. LFUCG Zone Compliance Article 8-15(n), 2011 ed. " Professional Office Project - One (1) space for every four hundred (400) square feet of floor area." and LFUCG Zone Compliance Article 8-16(n), 2011 ed. " Combinations - Combined uses shall provide parking equal to the sum of the individual requirements." 30 LFUCG Zone Ordinance Article 17, 2011 ed. 29

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Unit A

One private office, or reception, conference room, break-room and/or copy

room and private restroom is shown in the first floor of the original residence, 402 S. Broadway. No changes to the historic fabric are recommended other than the installation of the electrical, data and other needed utilities, updating the plumbing fixtures and installation of millwork to the break-room and/or copy room. Sketch 616 suggests the appearance of a private office; this sketch indicates the visual aesthetics of a private office which could be located in any of the private rooms, Room 101, 102, 201 or 202. Unit A can be leased as an individual office space or with any other the other Units or proposed uses. Unit B

Two office spaces and break-room and/or copy room are shown in the

second floor original residence portion, 402 S. Broadway. No changes to the historic fabric are recommended other than the installation of the electrical, data and other needed utilities, and installation of millwork to the break-room and/or copy room. Each office space indicates multiple desk configurations within each room; configurations are variable due to the needs of the tenant. Unit B and C share the second floor restroom shown in Room 200A. Unit B can be leased as an individual office space or with any other the other Units or proposed uses. Unit C

An open office plan and break-room and/or copy room is shown on the

second floor of the commercial space, 400 S. Broadway. Sketch 6-17. No changes to the historic fabric are recommended other than the installation of the electrical, data and other needed utilities, and partitions and millwork for the break-room and/or copy room. The open office plan indicates multiple desk/cubicle configurations; configurations are variable due to the needs of the tenant. A private entrance to Unit C is available through the rear stairs of 400 S. Broadway. Unit B and C share the second floor restroom shown in Room 200A. Unit C can be leased as an individual office space or with any other the other Units or proposed uses. Additional Design Considerations

As the property does not have code complying

electrical, lighting, mechanical and plumbing fixtures, installation of the services must be

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installed per the occupant/tenants needs per local building codes and zoning ordinances.31 Alterations, repairs, additions and changes to the lighting, electrical, mechanical and plumbing systems of the existing structures shall comply with the provisions for alterations, repairs additions and changes of occupancy in the International Fire Code, NFPA 54 National Fuel Gas Code, International Mechanical Code, Kentucky Plumbing Code, International Residential Code and NFPA 70.32

APARTMENT Providing apartment units within 400/402 S. Broadway provides additional housing to a large commercial district, various hospital campuses and a large university campus. Sketch 6-18 to Sketch 6-21 represents two possible apartment units within the second floor of the property with additional tenant space below. Highlights of the apartment units include the original wood flooring, large historic windows, original wood trim at windows, original wood surrounds at fireplace and high ceilings. Facts and Figures 400/402 S. Broadway offers two apartment units with rentable square footage of 740 SF for Unit A and 772 SF for Unit B. Each unit provides a bedroom suite, walk-in closet and bathroom, full kitchen, two private entries and access to shared private balcony. Local zoning ordinance requires an apartment unit(s), or dwelling(s), to be located on the second floor of a B-1 zoned property with a requirement of "one (1) parking space per dwelling unit”.33 On-site parking, delineated in “Sketch 6-1,” allows for required parking spaces for dwelling units as well as available parking for all other tenants.

As office spaces require additional electrical and data outlets, it is recommended that additional outlets are installed to allow for flexibility. 32 KBC Section 3401, Pt. 3, 2011 ed. 33 LFUCG Zone Ordinance Article 8-16(b), 2011 ed. “Dwelling units, provided the units are not located on the first floor of a structure, and provided that at least the first floor is occupied by another permitted use or uses in the B-1 zone, with no mixing of other permitted uses and dwelling units on any floor, not to exceed thirty-five (35) feet in height;” LFUCG Zone Ordinance Article 8-16(n), 2011 ed. "One space per dwelling unit;" and LFUCG Zone Ordinance Article 8-16(n), 2011 ed. "Combinations - Combined uses shall provide parking equal to the sum of the individual." CHAPTER SIX PROPOSED USES

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Design Characteristics

The proposed designs for the two apartment units provide

luxury dwelling units with for the restaurant or bar highlights the historic elements of the 400 S. Broadway. Little modification is needed of the original historic materials beyond those recommended in Chapter 4 with only the addition of partition walls, plumbing and other needed utilities for operation of the space. Unit A

Changes made to Unit A to provide the apartment unit include the addition

of partition walls to provide for a bathroom, closet and bedroom and installation of kitchen millwork. Additional storage closet is provided for within the master suite. Unit B

Changes made to Unit B include a new door puncture for the bathroom,

addition of partition for closet in living room and bedroom, and installation of kitchen millwork. The existing doors adjoining the stair hall at the bathroom and bedroom are to be sealed but maintained visuals. Two entrances access the apartment units; Unit B accesses the rear stairs through the private porch. The porch is also available to both apartment units through the rear stair. The apartments are also accessible through the central stair. Additional Design Considerations

As the property does not have code complying

KBC Section 3401, Pt. 3, 2011 ed.

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152

Property Limits

Replace Sidewalks

High Albedo Paving or Open Pavers

Site Shading

Privacy Wall

Parking Accessible Ramp

Possible Addition

Shade for Site and Building

Vegetation for Privacy and Increase Visual Interest

Replace Sidewalks Sketch 6-1

Proposed Rehabilitated Site Plan Scale: NTS

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Sketch 6-2

Scale: 1/8” = 1’ - 0”

Proposed Rehabilitated West Elevation

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Scale: 1/8” = 1’ - 0”

Proposed Rehabilitated South Elevation

Sketch 6-3

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Scale: 1/8” = 1’ - 0”

Proposed Rehabilitated East Elevation

Sketch 6-6

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Scale: 1/8” = 1’ - 0”

Proposed Rehabilitated North Elevation

Sketch 6-5

STOREROOM

OFFICE

REST ROOM

STORAGE

CHECKOUT

PREP KITCHEN UP

ACCESSIBLE ENTRY

DELI COUNTER

DISPLAY DISPLAY

REF UNIT

REF UNIT RETAIL FLOOR

DISPLAY

Sketch 6-6

Proposed Grocery / Market Scale: 1/8” = 1’ - 0”

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Sketch 6-7

Looking northeast

Grocery or Market

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Sketch 6-8

Looking northeast

Grocery / Market

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Sketch 6-9

Looking northeast

Grocery / Market

REST ROOM

SERVICE ENTRANCE

BACK-OFHOUSE

BAR

SEATING

Sketch 6-10

Proposed Bar / Restaurant Scale: 1/8” = 1’ - 0”

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Sketch 6-11

Looking northeast from seating area

Bar / Restaurant Bar

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Sketch 6-12

Looking west towards main entrance

Bar / Restaurant Seating Area

RESTROOM BREAKROOM / COPY ROOM

RECEPTION

UNIT A CONFERENCE ROOM

Sketch 6-13

Proposed Office “Unit A” Scale: 1/8” = 1’ - 0”

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BREAKROOM / COPY ROOM

DOWN

PORCH

OFFICE

UNIT B OFFICE RESTROOM

Sketch 6-14

Proposed Office “Unit B” Scale: 1/8” = 1’ - 0”

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STORAGE

DOWN

PORCH

DOWN

BREAKROOM / COPY ROOM

OPEN OFFICE

RESTROOM

UNIT C

Sketch 6-15

Proposed Office “Unit C” Scale: 1/8” = 1’ - 0”

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Sketch 6-16

Looking north

Reception or Private Office

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Sketch 6-17

Looking weat

Open Office

STORAGE

DOWN

PORCH

MASTER BEDROOM

BATH

CLOSET

KITCHEN

UNIT A LIVING ROOM

DINING

Sketch 6-18

Proposed Apartment Plan “Unit A” Scale: 1/8” = 1’ - 0”

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EAT-IN KITCHEN

DOWN

PORCH

LIVING ROOM

UNIT B CLOSET

MASTER BEDROOM BATH

Sketch 6-19

Proposed Apartment Plan “Unit B” Scale: 1/8” = 1’ - 0”

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Sketch 6-20

Open Plan, looking northwest

Apartment Unit A

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Sketch 6-21

Open Plan, looking east

Apartment Unit A

CHAPTER SEVEN FINANCIAL CONSIDERATIONS

FINANCIAL INCENTIVES FOR REHABILITATION The rehabilitation of historic structures can be costly venture. Fortunately, several state and federal programs exist to help defray those costs. Depending on the individual circumstances of each case, the rehabilitation of a historic structure may or may not be financially viable, but significant tax incentives do exist at the federal and state levels to tip the balance in favor of preservation. This section introduces tax incentives that are available to help reduce the overall cost of rehabilitation. Federal and State Historic Preservation Tax Credits are first discussed to demonstrate their effectiveness. Rehabilitation costs and possible income scenarios are then discussed to determine the benefit of the credits to any possible owner or developer of 400/402 S. Broadway. Rehabilitation costs and possible income are determined by the proposed uses or design concepts of the structure. As with all previous sections, these recommendations and estimates are not prescriptive. Professionals must be consulted at the time of rehabilitation to ensure the proper and most current steps are taken.

FEDERAL TAX CREDITS In 1976, the National Park Service (NPS), Internal Revenue Service (IRS) and State Historic Preservation Offices (SHPO) partnered to institute the Federal Historic Preservation Tax Incentives Program to formulate a temporary tax based program to incentivize the private investment for the rehabilitation and reuse of existing buildings with historic significance.1 At that time the National Park Service became responsible for ensuring that rehabilitations of historic properties preserved the historic character and were placed into service as income-producing properties. All properties listed or eligible for the National Register of Historic Places or contributing structures in a locally or nationally registered historic district are eligible for the tax incentives program. Oâ&#x20AC;&#x2122;Connorâ&#x20AC;&#x2122;s Grocery is a contributing structure to the nationally listed South Hill Historic

National Park Service. History & Culture: Tax Incentives. Accessed 3 March 2012. http://www.nps.gov/history/tax.htm

Chapter Seven Financial Considerations 175

District.

After nearly 20 years of successful rehabilitations and reformulations to the

1976 tax measure, the federal tax credit took what is essentially its modern form with the passing of the Tax Reform Act of 1986.3 Two types of Federal Historic Preservation Tax Incentives exist: a 20% tax credit for the certified rehabilitation of certified historic structures and 10% tax credit for the rehabilitation of non-historic, non-residential buildings built before 1936. These tax credits are established and defined by the Tax Reform Act of 1986.4 Both tax credits are only applicable on a substantial rehabilitation and only for use on a depreciable building. DEFINITION OF TERMS Contributing Structure is any property, structure, or object, which adds to the historical integrity or architectural qualities that make a historic district, listed locally or federally, significant. Contributing properties are integral parts of the historic context and character of the historic district. Rehabilitation is the process of returning a building or buildings to a state of utility, through repair or alteration, which makes possible an efficient use while preserving those portions and features of the building and its site and environment which are significant to its historic, architectural, and cultural values. Certified Rehabilitation is a rehabilitation of a certified historic structure that is approved by the NPS as being consistent with the historic character of the property and, where applicable, the district in which it is located. Certified Historic Structure is a building that is listed individually in the National Register of Historic Places or a building that is located in a registered historic district and certified by the National Park Service as contributing to the historic significance of that district. 2

Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. 3 United States. Market Segment Specialization Program: Rehabilitation Tax Credit. (Washington, D.C.: United States Department of the Treasury Internal Revenue Service, revised 2002). 4 United States. Tax Reform Act of 1986, PL 99-51, Internal Revenue Code Section 47. (Washington, D.C.: United States House of Representatives, revised 2005).

Chapter Seven Financial Considerations 176

Registered Historic District is any district listed in the National Register of Historic Places. A state or local historic district may also qualify as a registered historic district if the district and the enabling statute are certified by the Secretary of Interior. Substantial Rehabilitation is defined by a project that involves qualified costs in excess of the larger of: (a) the adjusted basis of all owners of the building; or (b) $5,000. The adjusted basis is generally described as the property purchase price, less the cost of the land, less any depreciation taken to date, plus the cost of any improvements made since the purchase.5 These costs must be expended within any 24-month period ending with or within the tax year that the Historic Tax Credits are claimed. Qualified Expenditures include a wide range of hard and soft costs associated within rehabilitation of a historic structure. The total dollar value of the qualified expenditures is critical; the total amount of the tax credit is calculated as 20% of the qualified expenditures. Qualified expenditures can include costs of construction, along with certain developer fees, consultant fees (including legal, architectural and engineering fees), if added to the basis of the property. Costs that are not included in the qualified expenditures include property acquisition costs, new additions to the historic structure or other new buildings, parking and landscaping costs.6 Depreciable Buildings a property must be income producing or used in a business in order to qualify for the rehabilitation tax credit. Rental housing, commercial and industrial uses all qualify. Owners of condominium housing units can utilize the tax credits provided that the unit is held for income or is used in a business or trade. An owner’s personal residence will not generate Federal Historic Tax Credits.7

United States. Treasury Regulations, Section 1.48(b)(2)(i). (Washington, D.C.: United States House of Representatives.) 6 United States. Treasury Regulations, Section 1.48-12(c). (Washington, D.C.: United States House of Representatives) and “Tax Reform Act of 1986: Rehabilitation Tax Credit.” Internal Revenue Service, Section 41, c, 2, B, 2005 ed. 7 “Tax Reform Act of 1986: Rehabilitation Tax Credit.” Internal Revenue Service, Section 47, 1, 2005 ed.

Chapter Seven Financial Considerations 177

DETERMINING ELIGIBILITY Rehabilitation tax credits were set in place to preserve historic buildings, not to create buildings that look old but are, in effect, new buildings. The credit is not available if the building does not have sufficient historic materials to preserve the original fabric. Four common factors determine if a historic property meets the basic requirements of eligibility for the 20% Rehabilitation Tax Credit. The historic building must be listed on the National Register of Historic Places or be certified as a contributing to the significance of a “registered historic district.” O’Connor’s Grocery, 400/402 S. Broadway, has been documented as a ‘contributing’ structure to the historic integrity and character of the district. The Project must meet the “substantial rehabilitation test.” A substantial rehabilitation is a project that is completed within 24 months and exceeds a cost greater than $5,000 or the buildings adjusted basis.8 The adjusted basis if the total value of the building minus the land minus any depreciation taken on the property. (Total Value of the Building) - (Value of the Land) - (Depreciation) = Adjusted Basis $450,0009

$100,00010

$011

= $350,000

Current estimates determine the costs to exceed the estimated adjusted basis calculated above, refer to TABLE 7-1: PROJECT COSTS and TABLE 7-2: QUALIFYING EXPENSES.

Rehabilitation work must be done according to the Secretary of Interior's Standards for Rehabilitation. The ten guidelines set forth by the Secretary of Interior must be followed to ensure the retention of the historic characteristics. 8

National Park Service. Technical Preservation Services: Historic Preservation Tax Incentives. (Washington, D.C.: National Park Service, 2009) 12. 9 Estimated purchase price of the building, Refer to TABLE 7-1: PROJECT COSTS 10 Estimated value of the land, appraiser will determine value of the land at time of purchase. 11 No depreciation is taken in this scenario as it is proposed for the building to be purchased in its current state.

Chapter Seven Financial Considerations 178

Theses standards take into consideration the technical and economic feasibility of different treatments. After rehabilitation, the historic building must be used for an incomeproducing purpose for at least five years. Owner-occupied residential properties do not qualify for the federal rehabilitation tax credit.

Only

income-producing properties qualify for the federal rehabilitation tax credit; if the property is rehabilitated for personal use with a portion of the property used for business, only the portion of the rehabilitation that is producing income may be eligible for the credit.12 Because O’Connor’s Grocery is determined to be eligible for the 20% Rehabilitation Tax Credit, the 10% Rehabilitation Tax Credit will not be discussed beyond its definition; reasons for determination of 20% Rehabilitation Tax follows. QUALIFIED EXPENSES Only expenses defined by the NPS are applicable to contribute toward the calculations for the 20% rehabilitation tax credit. As a general rule, only the costs directly related to the repair or improvement of the structural and architectural features of 400/402 S. Broadway. Recommended treatments prescribed in Chapter 4 are costs that are generally eligible towards the rehabilitation tax credit. Additional eligible costs are:13

12 13

•

Components of central air conditioning or heating systems

•

Plumbing and plumbing fixtures

•

Electrical wiring and lighting fixtures

•

Sprinkler systems

•

Soft Costs: construction period interest and taxes, architect fees, engineering fees, construction management costs, developer fees, and any other fees paid that would normally be charged to a capital account

NPS, TPS: Historic Preservation Tax Incentives, 12. NPS, TPS: Historic Preservation Tax Incentives, 14.

Chapter Seven Financial Considerations 179

Costs that are not applicable for the rehabilitation tax credit are:14 •

Acquisition costs

•

Removable materials: cabinets, carpeting, fencing, furniture, appliances, planters, and window treatments

•

Landscaping: parking lot, laving, retaining walls, vegetation and sidewalks

•

New construction or additions

•

Soft Costs: Leasing expenses, moving costs, advertising and marketing, feasibility studies and permanent financing fees

•

Demolition costs

CALCULATING TAX CREDITS The table below is an estimate of the cost of development and possible tax credits available. The following estimates are approximations and are likely to change based on the preferences of the purchaser. TABLE 7-1: PROJECT COSTS Acquisition Cost (Estimate) Building Value Land Value Hard Cost $100 / SF Soft Cost 30% of Total Legal Fees Landscaping Total TABLE 7-2: QUALIFYING EXPENSES Hard Cost $100/SF Soft Costs Developer Fees 12% Architect Fees 7% Contractor Fees 7% Legal Fees (50/50) Tax Credit

56,832 33,152 33,152 2,500 Total Basis

20% Federal Rehabilitation Tax Credit

NPS, TPS: Historic Preservation Tax Incentives, 15.

Chapter Seven Financial Considerations 180

450,000

$ 473,600 $ 142,080 $ 5,000 $ 25,000 $ 1,095,680

$ $

473,600 125,636

$ x $

599,236 .20 119,847

APPLICATION PROCESS Preliminary Determination of Significance, Part 1

A Part 1 is not needed on a

building that is listed as a single building on the National Register of Historic Places; 400/2 is not listed individually on the National Register, but is located within a nationally registered historic district, South Hill Historic District, therefore as application for Determination of Significance must be filled with the SHPO and NPS. It is the owner’s responsibility to obtain the determination. Description of Rehabilitation, Part 2

A Part 2 describes the type of work to be

completed during the restoration, technical information and treatment of the work is described to ensure the character-defining features are retained. The application, or Part 2, is submitted to the SHPO for review. The SHPO provides advise, technical assistance and literature on the appropriate rehabilitation treatments. After review the SHPO will forward the application to the NPS with its recommendation, approval, approved with revisions, or rejected. Photographic documentation of the existing conditions of the structure must accompany the Part 2. It is through the substantial photographic evidence that the SHPO and NPS are able to make their determination of approved treatments. The NPS then reviews the application and makes final determination of the rehabilitation as certified or not certified. It is highly recommended that application for certification of the project is completed before any work has commenced, should a treatment of the historic property not be approved by the NPS the entire project will be rejected by the NPS and chance of tax credit retrieval will be lost. Once approval is received, rehabilitation work may commence. Any work completed on the property should strictly adhere to the treatment described in the Part 2. During the rehabilitation phase of the project, the SHPO may visit the site to ensure the work is completed as described. Once the project is completed ‘after’ photos should be taken to indicate to the SHPO and NPS that the project was completed to the approved prescriptions. Chapter Seven Financial Considerations 181

Part 3: Request for Certification of Completed Work

After the rehabilitation work

is completed and the building is approved for occupancy by the local building department, a Part 3 is submitted to the SHPO. The ‘before’ and ‘after’ photographic evidence is reviewed by the SHPO upon completion. The SHPO will then forward the photographs, the Part 3 and its recommendations to the NPS for final approval. NPS will review the information and provide a recommendation, approval or rejection, within 30 days of receipt. The SHPO then forwards the application to the NPS with its recommendation for certification. The NPS will reexamine all evidence to ensure the project was completed as proposed in the Part 2. Upon approval by the NPS the project is approved as a ‘certified rehabilitation’ and the owner may retrieve the 20% rehabilitation tax credit. STATE TAX CREDITS Kentucky State Historic Tax Credits are filled concurrently with the Federal Rehabilitation Tax Credit, and the same information is needed. The awarding and capturing of the tax credit differs as it is a refundable tax credit. State tax credit in the amount equal to 20% of the qualified rehabilitation expenditures is allowed, with a maximum credit of $400,000. However, the tax credit is subject to an annual cap and is generally in high-demand, it is essential that the state tax credit be submitted early to ensure a portion of the annual limit is available for the rehabilitation. The state will determine the apportioned amount of the credit that will be awarded per project. As a result, the final credit awarded to each project may be less than the entire percentage for which the project is eligible.15

Kentucky Heritage Council. The Kentucky State Historic Tax Credit. (Frankfort, Ky: Kentucky Heritage Council, 2005) 3.

Chapter Seven Financial Considerations 182

The current average of credit awarded for each project is 45% of the eligible credit. The proposed rehabilitation scenario, at current rates, yield $53,941 in state rehabilitation tax credits.16 Unlike the federal tax credit, the state tax credits are fully refundable within the first year of occupation of the structure. Should the state tax credit be more than the tax liability of the owner, the additional tax credit will carry over to the next tax year.17

FEASIBILITY ASSESSMENT The following section is written with the intent of providing an overview and introduction to the feasibility of rehabilitating 400/402 S. Broadway. As time and economic factors vary even as this section is written, it must be made evident that this section is only for reference and introduction only. A complete feasibility assessment is recommended to determine the viability of 400/402 S. Broadway.18 For the purpose of this study, a fundamental, or simplistic, approach to determining feasibility of is described; the following topics will be discussed to determine the ‘feasibility’ of rehabilitation 400/402 S. Broadway: •

Proposed Uses

•

Total Project Costs

•

Projected Income Potential

•

Conclusion

Kentucky Heritage Council. The Kentucky State Historic Tax Credit. "..recipients received a six-year average of 45% of their eligible credit" 17 Kentucky Heritage Council, The Kentucky State Historic Tax Credit, 12-13. 18 Donovan Rypkema, Historic Preservationist and Developer, and the National Trust for Historic Presrvation provide a highly detailed reference manual for researching and developing a full “Feasibility Assessment” for a rehabilitation of a historic property. Refer to: Rypkema, Donovan and National Trust for Historic Preservation. Feasibility Assessment Manual for Reusing Historic Buildings. (Washington, DC: National Trust for Historic Preservation, 2009)

Chapter Seven Financial Considerations 183

PROPOSED USES To recap Chapter Six Proposed Uses, a wide variety of uses are available to 400/402 S. Broadway. The current zoning, B-1 Neighborhood Business, allows for a range of retail, office, service or residential opportunities which can inhabit all or portions of the property.19 For the purpose of this analysis only the four proposed uses will be discussed in detail: grocery/market; bar/restaurant; office; and apartments.

TOTAL PROJECT COSTS Upon comparing the Project Cost and Possible Tax Credits, it must be noted, a large amount of financing is still needed for the rehabilitation of 400/402 S. Broadway. Estimates have been made to approximate the costs of rehabilitation; projects costs will vary due to prospective economic conditions. Due to additional needs of the possible tenants or occupants, additional costs may occur that are higher or lower than the amounts proposed below. TABLE 7-3: PROJECT COSTS indicates the possible costs for development of 400/402 S. Broadway. TABLE 7-3: PROJECT COSTS Acquisition Cost (Estimate) Building Value Land Value Hard Cost $100 / SF Soft Cost 30% of Total Legal Fees Landscaping Total Project Cost

450,000

$ 473,600 $ 142,080 $ 5,000 $ 25,000 $ 1,095,680

PROJECTED INCOME POTENTIAL At the current date, rental properties within the surrounding areas of and in the downtown commercial corridor a possible commercial leasing rate of $8.00-$20.00/per SF per 19

Refer to Chapter Six Proposed Uses for full list of possible uses.

Chapter Seven Financial Considerations 184

year.20 Average length of lease is three to five years. Leasing rate is generally negotiable to the length of the lease. Leasing rates may vary per the type of occupancy within the property. TABLE 7-3: PROJECTED RENTAL INCOME projects possible variations of leasing rates and estimated annual income for 400/402 S. Broadway. Variables Rental rates were varied by the use and location of the proposed leased unit. Leasable areas on the second floor of the property are limited in accessibility to the space; the second floor is not handicap accessible due to the restrictions of the existing buildings. Building codes and zoning allow for the limitations to the access, but a reduced cost in leasing rate may be necessary to draw tenants into the space. Additionally, higher demands on the needs of the leasable space may cause higher leasing rates. A bar or restaurant requires additional considerations for food service and health codes, therefore requiring higher leasing rates to compensate on the demand and high rate of use on the property; a grocery store may fall under the same set of terms. Office spaces generally have the increased need for electrical and data systems, therefore allowing for a lower leasing rate than the other occupations. Apartment leasing rates are dictated by the demographics of the surrounding area, amenities and location. With the apartment units potentially being located above a higher rate of occupancy, noise and privacy level use, the need for lower rents may occur. The quality of materials and finishes and any added amenities, above those stated within this project, may increase the amount of rent able to be generated by the units.

Comparison of properties listed on Trulia.com; Loopnet.com; Showcase.com; Silvestri Craig Realtors; Webb Companies; and Haymaker/Bean Commercial Real Estate within 40508 and 40507 zip codes between dates of June 1st and July 1st 2012.

Chapter Seven Financial Considerations 185

TABLE 7-3: PROJECTED GROSS RENTAL INCOME OPTION 1 Apartment (Unit A & B) 2 x $900/month

$ 1,800/month $ 21,600/annual

Office (Unit A)

748 SF x $13/SF/month

$ 9,724/month $ 116,688/annual

Grocery / Market

764 SF x $16/SF/month

$ 12,224/month $ 146,688/annual

Estimated Total Gross Annual Income Option 1 - Vacancy Contigency (10%)21 Total Operating Income

$ 284,976 - $ 28,497 $ 256,449

OPTION 2 Office (Unit C)

733 SF x $8/SF/month

$ 5,864/month $ 70,368/annual

Office (Unit B)

723 SF x $8/SF/month

$ 5,784/month $ 69,408/annual

Office (Unit A)

748 SF x $13/SF/month

$ 9,724/month $ 116,688/annual

Bar / Restaurant

764 SF x $20/SF/month

$ 15,280/month $ 183,360/annual

Estimated Total Gross Annual Income Option 2 - Vacancy Contingency (10%)22 Total Operating Income

$ 409,824 - $ 40,982 $ 368,842

Taxes, lease-up expenses, operating costs, insurance, vacancy, maintenance, property management and utilities have not been taken from the above numbers, therefore actual income will be reduced through the common operating expenses. Using the above numbers and calculations we will additionally hypothesize the above expenses to equal 38% of gross potential income.23

Rypkema, Donovan. The Economic of Rehabilitation. (Washington, DC: National Trust of Historic Preservation, 2008), 13. 22 Rypkema, Donovan. The Economic of Rehabilitation. (Washington, DC: National Trust of Historic Preservation, 2008), 13. 23 Rypkema. The Economic of Rehabilitation, 13. â&#x20AC;&#x153;Operating expense ratio is based on operating history, appraiser, leasing agent, or standard data sources.â&#x20AC;?

Chapter Seven Financial Considerations 186

TABLE 7-4: NET INCOME OPTION 1 Estimated Annual Gross Income Estimated Expenses (38%) Net Income

$ 256,449 $ 97,450 $ 158,999

OPTION 2 Estimated Annual Gross Income Estimated Expenses (38%) Net Income

$ 368,842 $ 140,160 $ 228,682

As stated previously, these numbers are only estimations and must be further researched and investigated to insure the possible expenses and income of the property. TABLE 7-5: CALCULATING FINANCIAL NEED Total Project Cost Tax Incentives Fed. Tax Credits $ 119,847 Est. State Credits 24 $ 53,941

$ 1,095,680

(minus) $ 173,788 $ 921,892

Remaining Financial Need

The amount of estimates Federal and State Historic Rehabilitation Tax Credits is subtracted from the Estimated Project Cost to reveal to a remaining financial need of $921,892 to complete the rehabilitation. The purchase price of the building, $450,000, could be paid using a standard commercial loan (mortgage), leaving a financing gap of $471,892 to cover the cost of the rehabilitation.

CONCLUSION The financial gap of $471,892

is a substantial barrier to the project completion.

Changing variables or scenarios of the costs or process described in this chapter and those before may reduce the noted financing gap. Possible changes that could affect the gap are:

At current estimation, 45% of the available tax credit as typically awarded on qualifying state projects, as KY State Historic Tax are based on the available tax credit for each fiscal year, a estimation was made for the purpose of the study. Kentucky Heritage Council. Rehabilitation Tax Credit Programs. http://heritage.ky.gov/incentives/

Chapter Seven Financial Considerations 187

1. Reduction to the cost of acquisition of the property. 2. Cost of rehabilitation per square foot. The estimated construction cost of $100/SF could turn out to be higher, or adversely lower, than actual. The reduction in the major cost can lower the amount of financing needed to complete this project. The cost per square foot may also be compensated through the owner/developer completing some of the work themselves. **It must once again be stated that the quality of the craftsmanship of the repairs must meet the standards set forth by the United States National Park Service, the Secretary of Interior's Standards for Rehabilitation and Guidelines for Rehabilitating Historic Buildings and administered by the NPS and State Historic Preservation Office to maintain the integrity of the historic property. 3. Suggesting the current owners to consider undertaking some of the "non-optional" repair work themselves (i.e. roof, paint removal, repointing, etc.), making the building more appealing to a potential buyer/developer at its current purchase price. 4. Rehabilitating public portions and 'non-optional' or exterior repairs first before completing the tenant spaces. Public portions would be accessible entries, hallway, stairways, and restrooms. Non-optional repairs would be roof replacement, paint removal and repointing. Exterior repairs would be site enhancement repairs like asphalt removal, landscaping and installation of vegetation. a. This option would reduce the overall cost of initial repairs and allow tenants to provide feedback on the rehabilitation of the tenant spaces which would allow them to better formulate the tenant space to meet the occupants specific needs. The rehabilitation of the tenant spaces could also be funded through the prospective tenant and of the lease rate. Alternative variables or scenarios may be possible, it is up the developer or purchaser to find the best scenario to fit their needs and desired outcomes.

Chapter Seven Financial Considerations 188

Additional funding sources of gap financing that might be considered include New Market Tax Credit or Low Income Housing Tax Credits. New Market Tax Credits were established to increase investments into operating businesses and real estate projects located in low-income communities by permitting investors to receive a credit of 39% over a seven year period.25 Quick analysis of the New Market Tax Credit reveals 400/402 S. Broadway to be located within a qualifying census tract. Low-Income Housing Tax Credits are an indirect Federal subsidy to help finance the development of affordable housing for low-income households.26 Given the property's combined commercial and residential nature, it might be a likely candidate for a project combining New Market Tax Credits, Low Income Housing Tax Credits and Historic Rehabilitation Tax Credits.27 It is the hope of the researcher that the preceding pages will provide insight into the importance of the building in Lexingtonâ&#x20AC;&#x2122;s history, as well as its possibilities and potential areas of concern. With luck, this research will help motivate a potential buyer, or the current owners of 400/402 S. Broadway, to find a way to return the building to its former status as a profitable entity within the community.

United States Department of Treasury. Community Development Financial Institution Funds: New Market Tax Credit Program. http://cdfifund.gov/what_we_do/programs_id.asp?programID=5 26 United States Department of Housing and Urban Development. LITHC Basics. http://www.hud.gov/offices/cpd/affordablehousing/training/web/lihtc/basics/ 27 The owner / developer would need to partner with a local Community Development Entity and work alongside the Kentucky Housing Corporation to further research and develop these possibilities.

Chapter Seven Financial Considerations 189

APPENDIX

CHAIN OF TITLE 6 June 1811 – Town of Lexington Trustees to Stephens & Winslow Deed Luther Stephens, wife Tolly, and Hullett M Winslow, with wife Sarah, purchase Out-Lot #69 from the Town of Lexington for the sum of $1.00. Fayette County Clerks Office, Lexington, Kentucky: Deed Book E, page 460. 3 April 1812 – Stephens & Winslow to Grinstead Deed Stephens & Winslow convey Out-Lot #69 to Robert Grinstead, and wife Betsy, for the sum of $100.00 paid cash-in-hand. Fayette County Clerks Office, Lexington, Kentucky: Deed Book F, page 472. 21 January 1816 – Grinstead to Gist Deed Robert Grinstead and wife convey Out-lot #69 to Nathaniel Gist for the sum of $300.00 paid cash-in-hand. Fayette County Clerks Office, Lexington, Kentucky: Deed Book O, page 376. 21 May 1816 – Gist to Headington & Showard Deed Nathaniel Gist conveys Out-Lot #69 to Headington and Leven Showard for the sum of $750.00 cash in hand. Fayette County Clerks Office, Lexington, Kentucky: Deed Book N, page 414. 20 October 1832 – Headington & Showard to Bruce Deed Showard and Headington convey Out-Lot #69 to Elizabeth Bruce for the sum $150.00. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 8, page 404. 9 October 1833 – Bruce to Bruen Deed Elizabeth Bruen conveys Out-Lot #69 to Joseph Bruen for the sum of $315.00. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 9, page 207. 14 February 1848 – Joseph Bruen Will Joseph Bruen bequeaths all real-estate and monetary assets of estate to his daughters Elizabeth Ingles, Amanda Shelby, and Sarah Bruen; each daughter gets equal proportions after estate is settled. Tracts of land not described in will, personal property was valued at $46,618.39 in 1848. Fayette County Clerks Office, Lexington, Kentucky: Will Book R, page`1 464. Bruen Executors divide Out-Lot #69 into several twenty-five (25) to forty-nine (49) foot by one hundred and forty-seven (147) foot parcels fronting South Broadway, bounded by Maxwell Street to the north, Plunkett to the east and Pine Street to the south. Parcels are sold at varying prices to various individuals. 9 September 1864 – Executors of Bruen Estate to Foreman Deed Executors of Joseph Bruen estate conveyed property to Thomas Foreman for the sum of $2,000 paid by $666.66 cash-in-hand and two (2) promissory notes of same amount in one- and two-year(s) from date with 6% interest. Parcel dimensions forty-nine (49) feet fronting South Broadway running along Maxwell Street one-hundred and forty-seven (147) feet between parallel lines. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 42, page 95. 29 March 1866 – Foreman to Martin Deed Thomas Foreman and wife, Annie E, convey property to Mrs. Sarah Martin, wife of Barnett Martin, for the sum of $1,100; paid with $800 cash-in-hand and $300 paid in six (6) months with interest. Parcel dimensions forty-nine (49) feet fronting South Broadway running along Maxwell Street seventy-two (72) feet between parallel lines. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 42, page 120. 1 March 1871 – Martin to O’Connor Deed Mrs. Sarah Martin and husband, Barnett Martin, convey property to Thomas O’Connor for the consideration of $600 cash-in-hand and further promissory notes of $1,000 payable March 15, 1871; and $500 payable September 1, 1871; and $525 payable March 1, 1871, the last two notes bearing 6% interest from date till paid. Parcel dimensions forty-nine (49) feet fronting South Broadway running along Maxwell Street seventy-two (72) feet between parallel lines. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 49, page 318. 5 March 1938 - Julie O’Connor Hawkins Will Julia O’Connor Hawkins bequeaths three (3) parcels of property ‘at and near S Broadway and Maxwell Streets in Lexington, Kentucky and all [her] household furniture to the Catholic Women’s League of Lexington, Kentucky.” No further descriptions of the lots are included. Fayette County Clerks Office, Lexington, Kentucky: Will Book 18, page 41.

APPENDIX CHAIN OF TITLE

191

23 April 1946 – Catholic Women’s League to Hulett Deed Catholic Women’s League of Lexington conveys two parcels of land to Burt [Bert] Hulett, and wife Nannie B., for the sum of one dollar ($1.00). Tract 1 is described as forty-nine (49) feet fronting South Broadway running along Maxwell Street sixtynine (69) feet between parallel lines; and Tract #2 described as thirty-eight (38) feet beginning sixty-nine (69) feet from corner of Broadway and Maxwell Streets forty-nine and one half (49.5) feet south and returning to point of origin. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 394, page 462. 23 September 1946 – Hulett to Gravitt Lease Burt and Nannie Hulett lease the grocery store and store room to Paul Gravitt for a minimum of five-years inconsideration for the sum of seven hundred and twenty dollars ($720) annually, to be paid monthly in advance at sixty dollars per month. The lease includes ‘all shelving and counters located in said store rooms.” Fayette County Clerks Office, Lexington, Kentucky: Deed Book 405, page 244. 29 March 1947 Hulett to United Brotherhood of Carpenters and Joiners Deed Burt and Nannie Hulett convey the property, Tract 1 only, to the United Brotherhood of Carpenters and Joiners Union, Local 1650 for the consideration of one dollar ($1.00) paid in hand and acquisition of the remainder for the mortgage to the property held by the Huletts, valued at sixe thousand dollars ($6,000). Fayette County Clerks Office, Lexington, Kentucky: Deed Book 415, page 376. 2006 September 11 – Trustees of United Brotherhood of Carpenters and Joiners to South Hill Group, LLC and Kaufmann Family, LLC #2 Deed Trustees of Local Union 1650 of United Brotherhood of Carpenters and Joiners convey five tracts of land to South Hill Group, LLC and Kaufman Family, LLC #2 for the sum of $375,000. Tracts include and are briefly described as: Tract #1 – forty-nine (49) feet fronting South Broadway running along Maxwell Street sixty-nine (69) feet between parallel lines; Tract #2 – thirtyeight (38) feet beginning sixty-nine (69) feet from corner of Broadway and Maxwell Streets forty-nine and one half (49.5) feet south, turning west towards Plunkett Street thirty-eight (38) feet, thence forty-nine and one half feet to Maxwell, turning east to origin; Tract #3 – as known as 320 W. Maxwell Street, beginning at northwest corner of Tract #2 running forty (40) feet east to Plunkett, south forty-nine and a half feet (49.5) completing square; Tract #4 – as known as 404 S. Broadway Street, beginning forty-nine and onehalf (49.5) feet from south east corner of Broadway and Maxwell, fronting Broadway twenty-five and one half (25.5) feet and running back with parallel lines ninety-eight (98) feet; and Tract #5 – as known as 405 Plunkett Street, beginning forty-nine and one-half (49.5) feet from Maxwell, fronting Plunkett twenty-five and one-half (25.5) feet running west thirty-nine (39) feet to Tract #4. Fayette County Clerks Office, Lexington, Kentucky: Deed Book 2673, page 603.

APPENDIX CHAIN OF TITLE

192

CITY DIRECTORY LISTINGS: 400/2 SOUTH BROADWAY 1864-5 Williams Lexington City Directory Foreman, Thomas – bookkeeper – house east side Mill between High & Maxwell

1919 R.L. Polk & Co. City Directory 400 J.M. Moberly 402 J.E. Hawkins 1925, 1927 R.L. Polk & Co. City Directory 400 J.M. Moberly 402 J.E. Hawkins

1867 Maydwell’s Lexington City Directory Martin, Barnett – wood yard and resides at south side west Maxwell between Mill and Broadway 1873-4 Sheppard’s Lexington City Directory O’Connor, Thomas – grocer – corner Broadway and Maxwell

Moberly, John M., (Estella M), grocer, h 370 S. Bdwy McCarty, John J., police, resides 184 N. Mill Hawkins, James E., (Julia) – physician, h. 402 S. Bdwy

1881-2 Williams Lexington City Directory Thomas O’Connor – s.e.c. Broadway & Maxwell

1928 R.L. Polk & Co. City Directory 400 G.W. Baker, meats 402 J.E. Hawkins; J.J. McCarty

1883-4 Townsend & Co. Lexington Directory 130 Thomas O’Connor resides 1888 Prathers City Directory 130 T. F. O’Connor Grocery 132 Mrs. M. O’Connor

Baker, Granville W (Ella M) meats, h. 525 W 4th

1890 Prathers City Directory 130 J.J. Cassidy Grocery & Saloon 132 Mrs. M. O’Connor

1930 R.L. Polk & Co. City Directory 400 vacant 402 J.E. Hawkins; J.J. McCarty

1893 Prathers City Directory 130 J.J. Cassidy Grocery & Saloon 132 Mrs. M. O’Connor

1931-2, 1933-4, 1935 R.L. Polk & Co. City Directory 400 Gromley Brothers wholesale confectioners 402 J.E. Hawkins; Jeremiah J McCarthy

John J. Cassidy, resides at 153 Spring Street

Jeremiah J. McCarty (Mary) clerk L&N Railroad h. 402 S. Bdwy

1895 Prathers City Directory 130 vacant 132 Mrs. M. Potts

1935, 1937 R.L. Polk & Co. City Directory 400 Gromley Brothers wholesale confectioners 402 Hawkins, Mrs. Julia B.

Julia O’Connor – resides 132 S. Broadway Mollie Potts – widow A.J. resides 132 S. Broadway

1939 R.L. Polk & Co. City Directory 400 Gromley Brothers wholesale confectioners 402 Moore, Mrs. Eliz A, Horne, James Woodruff, Mrs. Ella

1902 – Bluegrass Directory 300 (130) V.M. Goudy Co. 302 (132) Dr. Jame E Hawkins. Gowdy, Vance M. – cigar manufacturer, h. 300 S. Bdwy.

Horne, Joseph (Anna M; 1) groundman Lexington Telephone Co. h. 402 S. Broadway Moore, Elisa A. widow Perry, h. 402 S. Broadway Woodruff, Ella, widow Jack, h. 402 S. Broadway

1906-7, 1908, 1911 R.L. Polk & Co. City Directory 400 J.M. Moberly, grocer 402 J.E. Hawkins J.M. Moberly, wife Ella, reside 404 S. Broadway APPENDIX DIRECTORY LISTINGS

193

1940-1 R.L. Polk & Co. City Directory 400 Andrew’s Plumbing & Heating Co. 402 Horne, Jos.

1954 to 1964 R.L. Polk & Co. City Directory 400 Broadway Fruit & Grocery Market Inc. 402 Carpenters Union Local #1650

1942 R.L. Polk & Co. City Directory 400 S. Broadway – vacant 402 S. Broadway – Horne, Jos.

1965-6 R.L. Polk & Co. City Directory 400 General Electric Credit Union 402 no listing

1943-4 R.L. Polk & Co. City Directory 400 Hulett, Bert, grocer 402 Davis, Jos.; Gravitt, Dovie

1971 R.L. Polk & Co. City Directory 400 Village Commissionary, sandwich maker 402 Carpenters Union Local #1650

Davis, James (Sallie) carpenter, h. 402 Gravitt, Dovie, widow Gubber, h. 402 Hulett, Bert (Nannie) h. 406

1974, 1976, 1978 R.L. Polk & Co. City Directory 400 Caprice Grooming, dog grooming

1945 R.L. Polk & Co. City Directory 400 Hullett, Bert groc 402 Gravitt, Mrs.Dovie; Page, Golden L; Woodruff, Mrs. Ella

1984, 1986, 1990, 1995 R.L. Polk & Co. City Directory 400 not listed 402 Carpenters Union Local #1650

Page, Golden (Effie) operator Southeastern Greyhound Lines h. 402 S Broadway 1947 R.L. Polk & Co. City Directory 400 Broadway Fruit & Grocery Market Inc. 402 Johnson, Marvin J.; Bates, John C. Bates, John C (Georgiana) contact officer U.S. Vets Admin Hosp Bates, John C Jr. USA Johnson, Marvin (Georgia) guard U of K 1948, 1950-3 R.L. Polk & Co. City Directory 400 Broadway Fruit & Grocery Market Inc. 402 Carpenters Union Local #1650 Electricians Union Local B-18; Bricklayers Union Local #17

APPENDIX DIRECTORY LISTINGS

194

CHAPTER ONE ARCHIVAL HISTORY DOCUMENTS Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. Lexington-Fayette County Planning Commission. Historical Survey and Plan for Lexington and Fayette County Kentucky, 1970.

UNPUBLISHED MANUSCRIPTS Watts, Joseph Michael. Resident Attitudes Toward Neighborhood Revitalization: A case-study of Lexington, Kentucky’s Historic South Hill, 1985.

BOOKS, MONOGRAPHS History of Fayette County Kentucky. Robert Peter, M.D., Edited by William Henry-Perrin. Chicago. Il: O.L. Baskin & Co., 1882. Lancaster, Clay. Vestiges of the Venerable City: A Chronicle of Lexington, Kentucky. Cincinnati, Ohio: CJ Kirchbiel Co, 1978. Ranck, George Washington. History of Lexington, Kentucky: its early annals and recent progress, including biographical sketches and personal reminiscences of the pioneer settlers, notices of prominent citizens, etc., etc. Cincinnati: Robert Clarke & Co., 1872. Staples, Charles R. The History of Pioneer Lexington, 1779-1806. Lexington, Kentucky: 1939, reprinted by Lexington-Fayette County Historic Commission, 1973. Wright, John D. Lexington: Heart of the Bluegrass. Lexington, Ky: Lexington-Fayette County Historic Commission, 1982.

CITY DIRECTORIES R.L Polk & Co. Polk’s Lexington (Kentucky) City Directory, published years of 1902, 1919, 1925, 1927, 1933, 1937, 1939, 1940, 1942, 1943, 1945, 1947, 1948, 1950, 1952, 1953, 1954, 1955, 1956, 1958, 1959, 1960, & 1971. Columbus, Ohio: R.L. Polk & Co, respectively. Lexington City Directory, published years 1924, 1928, 1930, 61, 62, 63, 64, 65, 1966, 1967, 1968, 1969, 1972, 1973, 1974, 1975, 1976, 1977, 1978, 1979, 1980, 1981, 1982, 1983, and 1985. Lexington, Kentucky: Publishers Varies. U.S. City Directories [database on-line]. Emerson and Dark's Lexington Directory 1898-9. Provo, UT, USA Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. Lexington City Directory 1873-4 and 1931. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. Prather's Lexington city directory: containing a complete list of residents, and a classified business directory, of the mercantile, manufacturing and professional interests of the city. (Lexington: Jas. H. Prather, c1875) Greater Lexington Chamber of Commerce. 1900. The Lexington market directory. Lexington, Ky: Published for the Greater Lexington Chamber of Commerce by Towery Pub. U.S. City Directories [database on-line]. Maydell's Lexington City Directory 1867. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. Prather's Lexington City Directory 1875-6. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. U.S. City Directories [database on-line]. R.C Hillrigle and Co's Lexington City Directory 1877-8. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. BIBLIOGRAPHY

195

U.S. City Directories [database on-line]. Williams Lexington City Directory 1864-5 & 1881-2. Provo, UT, USA: Ancestry.com Operations, Inc., 2010.

VITAL STATISTICS 1850 United States Federal Census [database on-line]. Census Place: District 1, Fayette, Kentucky; Roll: M432_199; Page: 216A; Image: 209. Provo, UT, USA: Ancestry.com Operations Inc, 2009. 1860 United States Federal Census [database on-line]. Census Place: Lexington, Fayette, Kentucky; Roll: M653_365; Page: 590; Image: 590. Provo, UT, USA: Ancestry.com Operations Inc, 2009. 1870 United States Federal Census [database on-line]. Census Place: Lexington, Ward 1, Fayette, Kentucky; Roll: M593_490; Page: 266B & 267A; Image: 542-3; Family History Library Film: 545959. Provo, UT, USA: Ancestry.com Operations Inc, 2009. 1880 United State Census, Ward 1, Lexington, Fayette County, Kentucky. Ancestry.com [database online]. Provo, UT: Ancestry.com Operations Inc, 2007. 1900 United States Federal Census [database on-line]. Census Place: Lexington Ward 1, Fayette, Kentucky; Roll: T623_ 519; Page: 3B, 13A; Enumeration District: 20. Provo, UT, USA: Ancestry.com Operations Inc, 2004. 1910 United States Federal Census [database on-line]. Census Place: Lexington Ward 1, Fayette, Kentucky; Roll: T624_474; Page: 19B & 30B; Enumeration District: 27. Provo, UT, USA: Ancestry.com Operations Inc, 2006. 1920 United States Federal Census [database on-line]. Census Place: Lexington Ward 1, Fayette, Kentucky; Roll: T625_569; Page: 5B; Enumeration District: 63. Provo, UT, USA: Ancestry.com Operations Inc, 2010. 1930 United States Federal Census [database on-line]. Census Place: Lexington, Fayette, Kentucky; Roll: 743; Page: 1A; Enumeration District: 41. Provo, UT, USA: Ancestry.com Operations Inc, 2002. Kentucky Death Records, 1852-1953: Death Certificate of Dr. James Hawkins, 2 Oct 1934. Ancestry.com [database on-line]. Provo, UT: Ancestry.com Operations Inc, 2007.

WILLS AND DEEDS Application for Building Permit from Bert Hulett. 25 May 1946. Fayette County, Kentucky, Permit No. 7702A. Building Department of Inspection, Lexington Kentucky. Deed of Sale from Bert Hulett and wife Nannie to United Brotherhood of Carpenters and Joiners, 29 Mar 1947. Fayette County, Kentucky, Deed Book 415, page 376. County Records Office, Lexington, Kentucky. Deed of Sale from Sarah Martin and husband Barnett to Thomas O’Connor, 1 March 1871. Fayette County, Kentucky, Deed Book 49, page 318. County Records Office, Lexington, Kentucky. Deed of Sale United Brotherhood of Carpenters and Joiners to South Hill Properties, et al., 11 Sept 2006. Fayette County, Kentucky, Deed Book 2673, page 603. County Records Office, Lexington, Kentucky. Deed of Sale from Women’s Catholic League of Lexington to Bert Hulett and wife Nannie, 23 April 1946. Fayette County, Kentucky, Deed Book 394, page 462. County Records Office, Lexington, Kentucky. Lease Agreement from Bert Hulett and wife Nannie to Paul Gravit, 23 Sept 1946. Fayette County, Kentucky, Deed Book 405, page 244. County Records Office, Lexington, Kentucky and City Directories. Will of Julia Hawkins, 5 March 1938. Fayette County, Kentucky, Will Book 18, page 41. County Records Office, Lexington, Kentucky.

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CHAPTER TWO ARCHITECTURAL DESCRIPTION BOOKS, MONOGRAPHS The Mulliner Box & Planning Co. “Turn-of-the-century Doors, Windows and Decorative Millwork, The Mulliner Catalog of 1893.” New York: Dover Publications, 1995

DOCUMENTS Application for Building Permit from Carpenters Union Local 1650, Leased Mrs. Monahue, 400 S. Broadway. 3 September 1964. Fayette County, Kentucky, Permit No. 59194. Building Department of Inspection, Lexington Kentucky. Application for Building Permit from Carpenter’s Hall, 402 S. Broadway. 28 September 1954. Fayette County, Kentucky, Permit No. 25120. Building Department of Inspection, Lexington Kentucky. Application for Building Permit from Carpenters Union Local 1650, 400 S. Broadway. 15 August 1949. Fayette County, Kentucky, Permit No. 13884A. Building Department of Inspection, Lexington Kentucky. Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. MAPS

Sanborn Map Company. May 1886. Lexington, Kentucky. Scale [ca. 1:50]. New York: Sanborn Map and Pub. Co., 1886. Sanborn Map Company. Dec. 1890. Lexington, Kentucky. Scale [ca. 1:50] New York: Sanborn Map and Pub. Co., c1890. Sanborn-Perris Map Company. Sept. 1896. Insurance maps of Lexington, Kentucky. Scale [ca. 1:50]. New York: Sanborn-Perris Map Co., c1896. Sanborn-Perris Map Company. October 1901. Insurance maps of Lexington, Kentucky. Scale [ca. 1:50]. New York: Sanborn-Perris Map Co., c1901. Sanborn Map Company. 1907. Insurance maps of Lexington, Fayette Co., Kentucky. Scale [ca. 1:50]. New York: Sanborn Map Co., revised 1920.

CHAPTER THREE COMPARABLE STRUCTURES DOCUMENTS 572-4 North Limestone. Fayette County, Kentucky Property Valuation Administrator, PVA, # 1327254416. Online database. Last Accessed: 31 January 2012. Decamp, Richard, Walter Langsam and Lexington-Fayette Historic Commission. Northeast Residential Historic District. National Register of Historic Places, 1985. Kerr, Bettie. Kentucky Historic Resources, Individual Inventory Form #FAWS-90: 152-4 Georgetown Street. Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1985. Kerr, Bettie. Kentucky Historic Resources, Individual Inventory Form #FAWS-95: 172 Georgetown Street. Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1985. Kentucky Heritage Commission. Gratz Park Historic District National Register Nomination. Frankfort, Kentucky. 1973. Kentucky Heritage Commission. Woodward Heights Neighborhood Historic District National Register Nomination. Frankfort, Kentucky. 1980.

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Langsam, Walter. Kentucky Historic Resources Survey, Individual Inventory Form #FA-LN-NL-37: 572-4 North Limestone, Hayes’ Grocery and Residence . Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1980. Langsam, Walter E. Kentucky Historic Resources, Individual Inventory Form # FA-NS-134: 190-92 North Broadway Street. Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1979. Langsam, Walter. Kentucky Historic Resources Survey, Individual Inventory Form #FA-SW-33: 705 West Maxwell Street, Jones Parrish Grocery Store . Lexington, Kentucky: Lexington-Fayette County Historic Commission, 1980. Langsam, Walter and Lexington-Fayette County Historic Commission. National Register of Historic Places Inventory - Nomination Form, Northside Residential Historic District. Lexington, Ky: Lexington-Fayette Historic Commission, 1978. Lexington-Fayette County Planning Commission. Western Suburb Historic District National Register Nomination. Lexington, Kentucky. 1976. Northside Neighborhood Association and Lexington-Fayette Historic Commission. Northside Historic Residential District. National Register of Historic Places, 1970.

CITY DIRECTORIES Sheppard’s City of Lexington Directory, 1873-4. (Lexington, Ky: n.p., 1873). R.L. Polk & Co. Polk’s Lexington (Kentucky) City Directory, 1890. Columbus, Ohio: R.L. Polk & Co., 1890.; and 1870 United States Federal Census [database-online]. Census Place: Lexington Ward 1, Fayette, Kentucky. Provo, UT, USA: Ancestry.com Operations, Inc., 2010. U.S. City Directories [database-online}. Williams Lexington City Directory, 1864-5. Provo, UT, USA: Ancestry.com Operations, Inc., 2010.; U.S. City Directories [database-online]. Prather’s Lexington City Directory, 1875-6. Provo, UT, USA: Ancestry.com Operations, Inc., 2010.; and 1870 United States Federal Census [database-online]. Census Place: Lexington Ward 1, Fayette, Kentucky. Provo, UT, USA: Ancestry.com Operations, Inc., 2010.

MAPS Lexington, Fayette, Kentucky. May 1886. Sheet 7 of 23. Scale [ca. 1:50]. “Sanborn Fire Insurance Map, 1886 – Lexington.” Kentuckian Digital Library. Sanborn Map Company. 1907. Insurance maps of Lexington, Fayette Co., Kentucky. Scale [ca. 1:50]. New York: Sanborn Map Co., revised 1920. Sanborn Map Company. May 1886. Lexington, Kentucky. Scale [ca. 1:50]. New York: Sanborn Map and Pub. Co., 1886.

VITAL STATISTICS Kentucky. Birth and Death Records: Covington, Lexington, Louisville and Newport – Microfilm (Before 1911): Michael Savage, 29 June 1908. Microfilm. Kentucky Department of Libraries and Archives, Frankfort, Kentucky.

WILLS AND DEEDS Deed of sale from Thomas Bradley to Michael Savage, 2 April 1870. Fayette County, Kentucky, Deed Book 47, page 495. County Records Office, Lexington, Kentucky. Deed of sale to Michael Gill, 28 August 1870. Fayette County, Kentucky, Deed Book 48, page 436. County Records Office, Lexington, Kentucky. Deed of sale from John McMurty to William J. Tweedie, 10 July 1855. Fayette County, Kentucky, Deed Book 31, page 286. County Records Office, Lexington, Kentucky

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Deed of sale from John Moore to John Hayes, 21 March 1888. Fayette County, Kentucky, Deed Book 72, page 145. County Records Office, Lexington, Kentucky. Deed of sale from John G. Yellman to Michael Gill, 24 November 1865. Fayette County, Kentucky, Deed Book 42, page 142. County Records Office, Lexington, Kentucky. Will of John Hayes, December 1890. Fayette County, Kentucky, Will Book 7, page 296. County Records Office, Lexington, Kentucky.

CHAPTER FOUR RECOMMENDATIONS FOR TREATMENT Cliver, E. Blaine. “Test for the analysis of mortar samples.” Bulletin of the Associations for Preservation Technology (APT). Vol. 6, No. 1 (1974), pp 68-73. Fischer, Charles E. "Preservation Tech Notes: 21 Windows: Replacement wood sash utilizing true divided lights and and an interior Grimmer, Ann E. “Preservation Brief: 6 Dangers of Abrasive Cleaning to Historic Buildings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1979. Grimmer, Ann E. and Kimberly Konrad. "Preservation Brief: 40 Preserving Historic Ceramic Tile Floors." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1996. Jandl, H. Ward. “Preservation Brief: 11 Rehabilitating Historic Storefronts." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1982. Jandl, H. Ward. “Preservation Brief: 18 Rehabilitation Interiors in Historic Buildings: Identifying and Preserving Character-Defining Elements." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1988. MacDonald, Mary Lee. “Preservation Brief: 21 Restoring historic Flat Plaster – Walls and Ceilings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1989. Mack, Robert C. and Anne Grimmer. “Preservation Brief: 1 Accessing Cleaning and Water-Repellent Treatments for Historic Masonry Buildings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 2000. Mack, Robert C. and John P. Speweik. “Preservation Brief: 2 Repointing Mortar Joints in Historic Masonry Buildings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1988. McDonald, Travis Jr. “Preservation Brief: 35 Understanding Old Buildings: The Process of Architectural Investigation." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1994. Morton, W. Brown, Anne E. Grimmer, and Kay D. Weeks. The Secretary of the Interior's standards for rehabilitation & illustrated guidelines for rehabilitating historic buildings. Washington, D.C.: U.S. Dept. of the Interior, National Park Service, Cultural Resources, Preservation Assistance Division, 1992. Myers, John H. “Preservation Brief: 9 The Repair of Historic Wooden Windows." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1981. Nelson, Lee H. “Preservation Brief: 17 Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1988. Park, Sharon. “Preservation Brief: 16 Use of Substitutive Materials on Historic Building Exteriors." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1988.

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Park, Sharon. “Preservation Brief: 24 Heating, Ventilation, and Cooling Historic Buildings: Problems and Recommended Approaches." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1991. Park, Sharon and Douglas Hicks. “Preservation Brief: 37 Appropriate Methods for Reducing Lead-Paint Hazards in Historic Buildings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 2006. Rabun, J. Stanley and Richard Kelso. Building Evaluation for Adaptive Reuse and Preservation. Hoboken, NJ: John Wiley & Sons, Inc., 2009. Sullivan, Aleca and John Leeke. "Preservation Brief: 45 Preserving Historic Wood Porches." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 2006. Sweester, Sarah M. “Preservation Brief: 4 Roofing for Historic Buildings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1978. United States. The Secretary of the Interior's standards for rehabilitation and guidelines for rehabilitating historic buildings. Washington, D.C.: U.S. Dept. of the Interior, National Park Service, Heritage Preservation Services, 2000. United States. The Secretary of the Interior's standards for the treatment of historic properties. [Washington, D.C.?]: U.S. Dept. of the Interior, National Park Service, Cultural Resources, Preservation Assistance, 1992. Weeks, Kay D., and Anne E. Grimmer. The Secretary of the Interior's standards for the treatment of historic properties: with guidelines for preserving, rehabilitating, restoring & reconstructing historic buildings. Washington, D.C.: U.S. Department of the Interior, National Park Service, Cultural Resource Stewardship and Partnerships, Heritage Preservation Services, 1995. Weeks, Kay D. and David W. Look, "Preservation Brief: 10 Exterior Paint Problems on Historic Woodwork." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1982. Young, Robert A. Historic Preservation Technology. Hoboken, NJ: John Wiley & Sons, Inc., 2008.

CHAPTER 5 HABS DOCUMENTATION Burns, John A. Recording historic structures. Washington, D.C.: American Institute of Architects Press, 1989. Harvey, Robert R. "Fieldwork Techniques as an Aid in Reading the Cultural Landscape." APT Bulletin, Vol 22. n. 1/2. 1990. p 130-141. Heritage Documentation Programs: HABS?HAER?HALS Photography Guidelines. Washington, D.C.: Historic American Buildings Survey, U.S. Dept. of the Interior, National Park Service, 2011. Historic American Buildings Survey: Guidelines for Historical Reports. Washington, D.C.: Historic American Buildings Survey, U.S. Dept. of the Interior, National Park Service, 2007. Kapsch, Robert J. 1990. “HABS/HAER: A User’s Guide.” APT Bulletin, 22 (1/2): 21-34. McDonald, Jr., Travis C. Preservation Brief 35. "Understanding Old Buildings: The Process of Architectural Investigation." Washington, D.C.: National Park Service, 1994. Nelson, Lee H., FAIA. Preservation Brief 17. "Architectural Character: Identifying the Visual Aspects of Historic Buildings as an Aid to Preserving Their Character." Washington, D.C.: National Park Service, 1988. O'Brien, Hugh S. 1990. "The Building Speaks." APT Bulletin, 22 (1/2): 35-38. Recording Structures and Sites with HABS Measured Drawings. HABS/HAER, National Park Service, Washington, D.C., 1993. BIBLIOGRAPHY

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Recording Historic Sites and Structures Using Computer-aided Drafting (CAD). HABS/HAER, National Park Service, Washington, D.C., 2000. United States. HABS Guidelines: Recording Historic Structures and Sites with HABS Measured Drawings. Washington, D.C.: Historic American Buildings Survey, U.S. Dept. of the Interior, National Park Service, 2008. United States. HABS?HAER Standards. Washington, D.C.: Historic American Buildings Survey, U.S. Dept. of the Interior, National Park Service, 1990. United States. Secretary of the Interior's standards and guidelines for architectural and engineering documentation HABS/HAER Standards. Washington, D.C.: Historic American Buildings Survey/Historic American Engineering Record, Cultural Resources Program, U.S. Dept. of the Interior, National Park Service, 1990.

CHAPTER 6 PROPOSED USES "ADAPTIVE REUSE Retrofitting historic buildings can provide savings". 2010. American School & University. 16. Carroon, Jean. 2010. Sustainable preservation: greening existing buildings. Hoboken, N.J.: Wiley. International Code Council. Kentucky Building Code. Frankfort, Kentucky: Kentucky Board of Housing, Buildings and Construction, 2011 ed. Fayette County Property Valuation Administrator. 400 South Broadway, Lexington, Fayette, Kentucky. [Online Database] http://qpublic7.qpublic.net/ky_fayette_display.php?county=ky_fayette&KEY=10961300&index=1. Kalman, Harold D. 1980. The evaluation of historic buildings. Ottawa: Parks Canada. Kentucky Department of Housing, Building and Construction. Kentucky Building Code. Frankfort, Kentucky: Department of Housing, Building and Construction, 2011. http://dhbc.ky.gov/bce/bc/Documents/2007%20Kentucky%20Building%20Code%20Mar%202011.pdf (accessed 25 March 2012) Lexington-Fayette Urban County Government Division of Historic Preservation. Local District and Landmark H-1 Design Review Guidelines. Lexington, Kentucky: Lexington-Fayette Urban County Government, 2008 ed. Lexington-Fayette Urban County Government Zoning Commission. Lexington-Fayette Urban County Government Zoning Ordinance. Lexington, Kentucky: Lexington Fayette Urban County Government , 2011 ed. Rabun, J. Stanley, and Richard Miles Kelso. 2009. Building evaluation for adaptive reuse and preservation. Hoboken, N.J.: Wiley. Smith, Baird M. "Preservation Briefs: 3 Conserving Energy in Historic Buildings." Washington, DC: Technical Preservation Services, U.S. Department of the Interior, 1978. Thornton B.J. 2011. "The greenest building (is the one that you don't build!): Effective techniques for sustainable adaptive reuse/renovation". Journal of Green Building. 6 (1): 1-7. United States. The Secretary of the Interior's standards for rehabilitation and illustrated guidelines on Sustainability for Rehabilitation Historic Buildings. Washington, D.C.: U.S. Dept. of the Interior, National Park Service, Heritage Preservation Services, 2011. Young, Robert A. Historic Preservation Technology. Hoboken, NJ: John Wiley & Sons, Inc., 2008.

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CHAPTER 7 FINANCIAL CONSIDERATIONS Fischer, Charles E. “Promoting the Preservation of Historic Buildings: Historic Preservation Policy in the United States.” APT Bulletin, vol 29. n. 3/4. 1998. p 7-11. Lexington-Fayette County Historic Commission. National Register Nomination Form for Historic South Hill Neighborhood, 1978. Kentucky Heritage Council. The Kentucky State Historic Tax Credit. Frankfort, Ky: Kentucky Heritage Council, 2005. National Park Service. Historic Preservation Tax Incentives. Washington, D.C.: National Park Service Technical Preservation Services, 2005. National Park Service. History & Culture: Tax Incentives. Accessed 3 March 2012. http://www.nps.gov/history/tax.htm Rypkema, Donovan D. The economics of historic preservation: a community leader's guide. Washington, D.C.: National Trust for Historic Preservation, 1994. Rypkema, Donovan. The Economic of Rehabilitation. Washington, DC: National Trust of Historic Preservation, 2008, Rypkema, Donovan and National Trust for Historic Preservation. Feasibility Assessment Manual for Reusing Historic Buildings. Washington, DC: National Trust for Historic Preservation, 2009. “Tax Reform Act of 1986: Rehabilitation Tax Credit.” Internal Revenue Service, Section 41, c, 2, B, 2005 ed. United States Department of Housing and Urban Development. LITHC Basics. Accessed 18 July 2012. http://www.hud.gov/offices/cpd/affordablehousing/training/web/lihtc/basics/ United States Department of Treasury. Community Development Financial Institution Funds: New Market Tax Credit Program. Accessed 18 July 2012. http://cdfifund.gov/what_we_do/programs_id.asp?programID=5 United States. Market Segment Specialization Program: Rehabilitation Tax Credit. Washington, D.C.: United States Department of the Treasury Internal Revenue Service, revised 2002. United States. Tax Reform Act of 1986, PL 99-51, Internal Revenue Code Section 47. Washington, D.C.: United States House of Representatives, revised 2005. United States. Treasury Regulations, Section 1.48(b)(2)(i). Washington, D.C.: United States House of Representatives. United States. Treasury Regulations, Section 1.48-12(c). Washington, D.C.: United States House of Representatives

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