Historic Structure Report - Mimosa Hall

Mimosa Hall Historic Structure Report

127 Bulloch Avenue Roswell, Georgia 30075

Prepared by: Conservation of Historic Building Materials Class Instructor: Neale Nickels Team: Robin Benson, Patrick Bowen, Daniel Scott, Leslie Spencer Heritage Preservation Graduate Program Georgia State University Spring 2018

Cover Image courtesy of Library of Congress, HABS/HAER 1933 Mimosa Hall Survey

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Table of Contents I: Introduction Purpose of Report

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Methodology

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Acknowledgments

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Executive Summary

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II: History Context

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Site History

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Timeline

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III: Conditions and Recommendations Landscape

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Building Exterior

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Building Structure

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Interior Spaces

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Maintenance Plan and Methodology

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Requirements for Treatment and Use

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IV: Maintenance and Use of Structure Maintenance Philosophy.

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Appendices Appendix A: Glossary of Terms .

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Appendix B: Drawings .

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Appendix C: Secretary of the Interior’s Standards for Rehabilitation

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Appendix D: Secretary of the Interior’s Standards for Restoration.

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Appendix E: Bibliography

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Introduction

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I: Introduction The Purpose of the Report In Fall 2016, Mimosa Hall was listed as a ​Place in Peril​ by The Georgia Trust for Historic Preservation. The listing spurred from the potential sale of the property and a concern of citizens of Roswell that without protection, the large historic lot might be unsympathetically developed and its historic fabric lost. In 2017, the City of Roswell purchased the property and, with the Friends of Mimosa Hall & Gardens, embarked on a path to preserve and enhance the antebellum building and grounds.

The Georgia Trusts Director of Preservation, Neale Nickels is also an instructor at Georgia State University’s department of Heritage Preservation. Mr. Nickleses HIST 8620 ​Conservation of Historic Building Materials​ class worked with the Friends of Mimosa Hall & Gardens (herein referred to as the Friends) and the City of Roswell to create an Historic Structure Report for Mimosa Hall to address the current conditions of the structure and provide feedback on necessary repairs and maintenance issues that exist within the interior and exterior of the structure while also providing a recommended time table for general maintenance and upkeep.

The purpose of this Historic Structure Report is to document the current conditions of the structure and to establish a maintenance plan to ensure its future presence in Roswell. The goal of any HSR is to help the occupants/owners to establish issues facing the structure and to help them come up with a plan regarding their intended preservation, restoration, or rehabilitation of the structure and

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associated spaces. It should be noted that due to the limited scope of the class, only the main house was studied as part of this HSR, though the grounds and remaining outbuildings most certainly contain innumerable historic resources, including archaeological resources, and should always be treated appropriately in the future.

Having discussed the future of Mimosa Hall with members of the Friends group as well as the City of Roswell, the focus of this report will be on the preservation of Mimosa Hall as the space will be intended for use as an education center with additional uses including but not limited to event rentals, social gatherings, and city offices. It is understood that the city and Friends have committed to using ground penetrating radar to locate the remains of the former enslaved peoples’ cabins and to provide some form of acknowledgment of their presence. Additionally it has been expressed to us that the Friends and city are interested in restoring the exterior gardens, some of which they believe were planned by architect Neel Reid, to their original appearance. These plans would help increase the historical context of the site and enrich the learning experience for visitors.

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Methodology The research for this Historic Structure Report was conducted over the span of three months by the Conservation of Historic Building Materials class from Georgia State University. There were four, three-hour long site visits conducted on the following dates: February 17, March 10, March 14, and April 14. The first visit on the morning of February 17 was overcast with intermittent rainy conditions. The Friends of Mimosa Hall provided a guided tour through the site and house for roughly an hour. The students then concentrated on exterior conditions for the remainder of the trip. Field surveys, photographs, measurements, and sketches were produced to create basic conditions assessments of each of the facades. The March 10 visit had weather with conditions that were slightly overcast with little to no rain. The class divided into two teams to measure, sketch, and photograph the interior spaces on all floors of the house. Some students focused on extensive photographs and details of the spaces, whereas the other students assessed some of the measurements, moisture readings, and overall integrity of the structure. As the site visit was coming to a close the students requested an addition date to finish some of the surveying process. Shortly thereafter on March 14, the team then revisited the site to complete the rest of the survey focusing on photos and any missing measurements for the building drawings. The last site visit on April 14 was relatively sunny and dry. Final photographs were taken of the interior spaces and issues of moisture staining were addressed as well as a final walk through of the document. After each of the site visits the team would reconvene to discuss appropriate task responsibility and deadlines for producing the report. Once the report was finalized the team prepared a presentation for the Friends of Mimosa Hall & Gardens, the City of Roswell, and interested parties to summarize the findings of the project team.

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Acknowledgments The following individuals, organizations, and institutions were fundamental in the development of this report and our ability to create a comprehensive review of the structures past, present, and future. Their donations of time, resources, and knowledge are invaluable and were greatly appreciated. ●

Sarah Harwood and Steve Gibson with the Friends of Mimosa Hall & Gardens, a foundation dedicated to the continued preservation of Mimosa Hall

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Jeff Pruitt and Katie Troline with the City of Roswell’s Parks and Recreation department

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Mrs. Gwen Koehler, resident historian of Bulloch Hall

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Mrs. Pam Billingsley, director of Bulloch Hall

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Elaine DeNiro, The Roswell Historical Society

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Simeone du Boise, Cadmus Construction Co.

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Executive Summary The property now called Mimosa Hall is a Greek Revival structure, located at 127 Bulloch Avenue in Roswell, Georgia. The structure is approximately 170 years old and one of the few remaining Antebellum homes in Roswell. Built by John Dunwody, the original construction of the home was completed in 1842. That same year the structure burned, leaving only the foundation and was subsequently rebuilt. The Dunwodys completed construction on the second home in 1847 and locally the residence was called Phoenix Hall, a reference to the structure rising from the ashes of the fire.

In 1869, Andrew Jackson Hansell purchased the home and renamed it Mimosa Hall because of the abundance of Mimosa trees on the property. The home stayed in the Hansell family until noted architect Neel Reid purchased the property in 1917 and lived there for the remainder of his life. During his occupancy, Reid designed and installed a new garden, a courtyard, and fieldstone driveway. To the interior of the structure he removed the wall between the west facing parlors and installed a steel I-beam for structural support. He also installed plumbing, heating, and electricity. After his death in 1926, the Reid family continued to occupy the home until 1936. That year, Gus Tolson purchased the home and installed the swimming pool in the location of what was believed to be Neel Reid’s sunken garden. In 1947, Mimosa Hall changed hands and reverted back to the descendants of Andrew Jackson Hansell and remained in the Hansell family until purchased by the city of Roswell in 2017.

This Historic Structure Report was conducted over the span of three months during which time three site visits were made to assess the structure and grounds. During these visits the team surveyed all aspects of the structure in coordination with the client. Field measurements, extensive photography, and moisture testing were just a few of the tasks associated with the site visits that provided material for this report. This report is intended to provide an overall description of the structure and site, as well ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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as provide key observations of current conditions and provide recommended resources for appropriate preservation treatment methods.

Mimosa Hall is in overall good condition mostly due to the fact that it was continuously occupied until 2017. Most of the exterior repairs needed are a result of moisture intrusion/exposure in combination with deferred maintenance. Wood elements in the shutters, windows, cornice, and cladding throughout the facade need attention to address varying degrees of deterioration. Particular attention should also be paid to an appropriate drainage plan around the periphery of the building to mitigate settling water and rising damp on the masonry base. It’s also important that any continued repointing or stucco patchwork should avoid the use of portland cement and employ a historically accurate substitute. The interior of the structure is also in good condition. Proper stabilization and maintenance techniques have minimized structural deterioration and fatigue. Several of the interior finishes are in need of proper finishing and maintenance. There are several areas where the plaster and wallpaper elements are peeling or damaged. The exterior of the property needs general landscaping and upkeep to better address a lot of the aforementioned problems. Proper grading, drainage, and landscaping techniques can prevent further moisture damage.

The Friends of Mimosa Hall & Gardens and the City of Roswell have expressed a great deal of interest in exploring ways to engage the public in the building. Given that the structure is historic, and residential in nature there are a myriad of code and accessibility guidelines that must be considered. Any new construction or modifications of the existing structure for these purposes must utilize proper preservation consultants to best mitigate the historic and code-compliant contingencies. When addressing concerns about ADA compliance and the requirements for historic structures it is advisable to utilize NPS brief 32, Making Historic Properties Accessible. It is important to maintain the historical fabric of Mimosa Hall while also making reasonable accommodations for future visitors. Mimosa Hall is

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an excellent historic resource that can serve the City of Roswell and the public at large as a both a key informational historic site and engaging public venue.

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HISTORY

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II: History Context Property Description: 127 Bulloch Avenue, Mimosa Hall, is located on a 9-acre site in the City of Roswell, in Fulton County, Georgia. The site encompasses the main structure, large gardens with landscape features, paving, and several outbuildings that contribute to the historic character of the property. Wrapping around the rear of the site is an additional tract of land comprising of 22 acres that was part of the original site but has since been sectioned off and is currently for sale. The site has two primary entrances from Bulloch Avenue. The primary automobile entrance near the southeast corner of the site is a curvilinear, gravel-paved driveway that terminates with a small parking area near the southeast edge of the structure. There is also additional access from Bulloch Avenue via an historic stone-paved entrance, that is generally closed to vehicular traffic and is aligned with the central axis of the structure. Both entrances are lined with vegetation of various heights that will need to be maintained to allow for access to the structure. On the northwest side of the site there is a large swimming pool with surrounding gardens that have small paths leading to other areas on the site. In addition to a small ancillary outbuilding directly adjacent to the rear of the structure, there is also a large two-story wood framed structure that was used as a stable or outbuilding. Continuous curvilinear paths wind throughout the site and provide access to the different gardens and building features.

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Site Plan Drawing Not to scale. Image courtesy of Friends of Mimosa Hall

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The main house of the site is a two-story Greek-revival temple form situated with the primary pedimented façade facing the street. The house is constructed out of load-bearing masonry construction with a wood-framed roof. The brick exterior is covered throughout with tan-colored scored stucco that resembles larger stone.[1] Columns, windows, pediment, and accent features are painted white except for the dark painted shutters flanking each window. The interior of the building is organized with a large central-hall and stair with rooms flanking either side. The west side of the building is comprised of one large parlor room supported by a restroom and small supporting spaced behind. The eastern portion of the house is organized with 2 large parlor rooms near the front and a supporting kitchen in the rear.

The front façade of the structure is a classical Greek temple one-story (attic) pediment supported by four, large two-story Doric columns. The sides of the rectangularly massed house are symmetrically arranged two-story facades with four fireplaces extending from the metal standing seam gabled roof above. The rear façade of the house breaks the classic rectangular mass temple form by adding a one-story-over-basement rectangular mass at the base for utilitarian spaces. The lower rear volume is capped with a partially hipped, shed-style standing seam roof. A projecting wood-framed porch and stair extend out from the lower volume for access to the basement and first floor of the house.

The primary south façade is organized with openings expressed between the Doric columns. The first floor has two triple hung 6-over-6-over-6 casement windows flanking a central entrance that is expressed with a Greek-revival architrave with corresponding side and transom lights. The second floor has regularly spaced openings that align with the first floor and are slightly smaller in height. The windows on either side of the central bay of the portico are 6-over-6 double hung windows. The central bay of the second floor is accented with a larger- Greek revival style window with a central 6-over-6 double hung window flanked by slender 4 pane side lights. The clapboard clad pediment above is

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accented with a 6-over-6 double hung window that is centered above the central bay of the portico.

Both east and west facades are articulated with 8 regularly-spaced 6-over-6 double hung windows.

Stucco clad, symmetrically placed masonry fireplaces extend from the roof above. The rear façade of the building is more haphazard in its organization. The basement level has a central doorway with transom light that is covered by the projecting first floor porch and stairway. 6-over-6 double hung windows are located on either side of the stair and aligned with one edge of the windows above. The first floor of the rear facade is accessed via a stair that flanks either side of a Greek revival architrave entrance with sidelights. Symmetrically placed 6-over-6 double hung windows flank either side of the porch and stairway. A smaller, asymmetrically placed 8-by-8 casement window is located on the west side of the façade. The second floor of the house is articulated with three regularly placed 6-over-double hung windows that reflect the primary organization of the front elevation. The attic level is articulated with a flush clapboard clad pediment that is accented with symmetrically-placed chimneys and a central double hung louvered opening.

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Site History 1830s-1869 Mimosa Hall is an antebellum home built by one of the founding residents of Roswell, Georgia, 1

John Dunwody, ​a planter from Liberty County. Dunwody was a friend of Roswell King, who founded Roswell and also owned Roswell Manufacturing Company. Roswell King invited friends and family to join him on what was then the western frontier of the United States in the newly ceded lands which had 2

once belonged to the Cherokees. John and Jane Dunwody, along with their slaves and several other 3

families left coastal Georgia to join Roswell King in what is now north Fulton county. At the time of the Dunwodys arrival to the area, it was known as Lebanon, which would later become Roswell.

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Dunwody chose a tract of land which bordered his brother-in-law James Stephen Bulloch’s property. When the Dunwodys first arrived in the village of Lebanon, they resided in crude 5

accommodations near Howell’s mill while their house was under construction. Built in 1839, Dunwody Hall, as it was originally called, was first constructed of white clapboard, and was built by enslaved 6

people. The first structure was very similar to Bulloch Hall and was located on the site of the current Mimosa Hall. On the night of the housewarming, a piece of timber that had been left in the chimney by one of the workers ignited and the first Dunwody home burned to the ground.

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Dunwody spelling later changed to Dunwoody.

The Autobiography of Henry Merrell: Industrial Missionary to the South​, ed. James Skinner (Athens, GA: The University of Georgia Press, 1991), 141.

3 “Mimosa Hall History,” Friends of Mimosa Hall and Gardens, accessed March 25, 2018, https://www.friendsofmimosa.org/mimosa-hall-history/ 4 Skinner, 129.

5 Skinner, 129.

6 Hatcher Hall, “Welcome to Mimosa Hall’” Alpha-Roswell Herald, August 18, 2016.

7 HABS No. GA-1102.

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The Dunwodys wasted little time and began to rebuild after the fire. Connecticut architect Willis 8

Ball, who constructed Bulloch Hall, Barrington Hall, and the Roswell Presbyterian Church, again was charged with building a house for the Dunwodys. Ball’s New England style is apparent in his building design, it suggests that he is heavily influenced by the designs of his fellow statesman Asher Benjamin.

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The second structure built by the Dunwodys also utilized enslaved artisans to build the structure. It was 10

constructed of slave-made brick, stuccoed and then scored to resemble stone. In a letter to her mother-in-law dated Oct 29, 1844, Eliza Barrington King Hand notes, “​Mr. Dunwody’s brick walls have almost reached their point of elevation and that Fortune, an enslaved person died during construction​.”

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Once completed in 1847, Mrs. Dunwody renamed the structure, Phoenix Hall in reference to the 12

mythical bird that rises up from the ashes. An early birds eye sketch of Mimosa Hall depicts a heart-shaped driveway aligned with numerous trees (Figure 1). Fifteen areas of gardens surround the house and are visible on either side. Two outbuildings are visible in the background of the main structure. The 1860 census lists Dunwody as having four slave dwellings located on the property and five enslaved people; one who was a seven-year-old female fugitive of the state (Figure 2).

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Frederick Doveton Nichols, ​The Architecture of Georgia​, (Chapel Hill, NC: The University of North Carolina, 1957), 119.

9 National Register of Historic Places Inventory-Nomination Form, 71000276, March 3, 1971.

10 John Riley, “Roswell’s Ante-Bellum Mansions” ​The Atlanta Journal and the Atlanta Constitution​, May 13, 1951.

11 Letter Elliza Barrington King Hand to her mother in law, Tamar Platt Hand in Berwick PA, c/o Rev. A.H. Hand. Roswell Historic Society.

12 Yolande Gwin, “Feathery Trees Gives Mimosa Hall Its Name,” ​The Atlanta Constitution​, Nov 13, 1958.

13 Ancestry.com. ​1860 U.S. Federal Census - Slave Schedules​ [database on-line]. Provo, UT, USA: Ancestry.com Operations Inc, 2010.

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Figure 1. Aerial Sketch of Mimosa Hall

Figure 2. 1860’s Census

The house was owned by the Dunwody family for approximately thirty years. During this time, the Dunwodys raised a family which included six children, one of whom later founded the town of Dunwoody, Georgia. Jane Dunwody died in 1856 and John Dunwody died almost exactly two years later.

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During the Civil War, Union soldiers seized the home and used the property as a hospital. George H.

Camp, an executive with the Roswell Manufacturing Company, became the owner of the property for a 16

short period. He later sold the property to Andrew J. Hansell.

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1868-1899 In 1868, Major Andrew J. Hansell, manager of The Roswell Manufacturing Company purchased the structure. Andrew Hansell was a descendent of Revolutionary War veteran John W. Hansell.

Letter from C. M. King to John Dunwody, dated June 8, 1855, Roswell Historical Society.

Letter from Nathaniel Alpheus Pratt, D.D. to Barrington Simrall King, Col., C.S.A. dated Dec 15,1864, Roswell Historical Society 16 “Mimosa Hall: A Brief History,” Roswell Historical Society.

17 HABS No. GA-1102.

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Hansell’s wife Caroline, an aunt of Theodore and Eleanor Roosevelt, gave the structure its current name Mimosa Hall, because of the abundance of mimosa trees found on the property. The Hansells were the ones to initially create the gardens that became an important feature on the property. The Hansell 18

gardens were reported to be located on the east side of the property. The Hansells raised 6 children on 19

the property, including their son William who became the chief engineer for the city of Atlanta. Andrew Hansell died in 1881, and his widow died in 1888. Following the death of the Hansells, two of their sons occupied the home until 1899. Mrs. J. Barrington King then purchased the property in 1899.

1899-1918 Mrs. James Barrington King, known as “Ada”, owned the property for the next nineteen years.

King was the widow of one of Roswell King’s grandsons, James Barrington King. She and her husband had six children and two of their daughters were married at Mimosa Hall, one of whom was Hattie 20

Clifford King, ​ who married William Henry Gilliland in December of 1901. Ada King who was an active member of the Daughters of the American Revolution, hosted many social events and entertained Atlanta’s elite at Mimosa Hall.

1918-1937 In 1918, famed architect Joseph Neel Reid (Figure 3) purchased the property. At the time of the purchase, southern plantation homes were once again becoming popular and Reid was able to acquire 21

the property for $5,000. Reid made significant renovations to the property including installing a door which had been repurposed from a home on Fifth Avenue in New York. The New York property had

Bessie S. Stafford, “Splendid Road Soon Will Link Atlanta And Spot Romance,” ​The Atlanta Constitution, Feb 1, 1925.

19 Obituary “William A. Hansell,” ​The Atlanta Constitution,​ Sep 10, 1943.

20 “King-Gilliland,” ​The Atlanta Constitution​, Dec. 14, 1901.

21 Deed 18

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been the home of the first bishop of New York. Reid also removed the partition between the two west facing parlors which doubled the size of the drawing room. Additionally, he replaced two original 23

mantels and had electric wiring and a furnace installed. While installing the electric wire, Reid 24

discovered charred timbers from the original house.

Figure 3:​ J. Neel Reid

Reid designed and installed the fieldstone driveway and courtyard, which together resembles a 25

champagne glass, but perhaps the most striking addition to the property was his design and planting of 26

additional gardens which also came to include a reflecting pond. Reid elected to leave most of the 27

gardens in their original layout. In addition to those installations, Reid designed much of the furnishings for the house.

After his death in 1926, Reid’s relatives continued to occupy the home until 1937. It was during the time of the Reid family's occupancy that Mimosa Hall first opened its grounds and doors for tours.

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1932.

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HABS No. GA-1102.

HABS No. GA-1102.

“Sally and Granger Hansell Purchase Mimosa Hall,” Feb 23,. 1947. Roswell Historical Society.

Correspondence from Sally Hansell to Elaine DeNiro, February 16, 2012. Roswell Historical Society.

Mitchell, 188.

Forth.

“Garden Club of America Delegates To Be Entertained at Mimosa Hall,” ​The Atlanta Constitution​, May 8,

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Guests had appointment held teas, luncheons, and dinners. Mrs. Reid, Neel Reid’s mother, an active socialite and clubwoman, held these events in the “long, spacious drawing room on the left side of the 30

mansion.” Guests were able to stroll the grounds and enjoy the fragrance of the mimosa trees and take in the splendor of the lily of the valley beds, initially planted by Jane Dunwody. Mrs. Reid hosted many events for national organizations such as the Garden Club of America. Delegates would have viewed many of the original gardens which were said to contain, “​box-bordered beds filled with peonies, Sweet William, rosemary, lavender, old-fashioned roses, and valley lilies​.”

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1937-1947 Gus Tolson, president of the New York Cotton Exchange, became the next owner of the 32

property. He purchased the home in 1937 for approximately $22,500. Tolson who lived in New York used the property as a summer retreat. However, his mother Mrs. Charles Tolson resided at the property year-round for the next ten years. According to Historic American Building Survey (HABS) GA-1102, conducted in 1937, ​“all the plaster inside and out is original, all of the woodwork and floors. All timber is hand-cut. Sills, beams, and all framework put together with larger wooden pegs. And all nails 33

and hinges handmade​”. Tolson’s additions to the property included kennels and a barn for polo his 34

ponies. He also replaced the sizable formal garden which Neel Reid redesigned and restored, with a swimming pool.

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Bessie S. Stafford, “Luncheon, Tea and Dinner To Be Served At Romantic Mimosa Hall in Roswell,” ​The Atlanta Constitution​, May 1, 1929.

30 Ibid, Stafford.

31 “Garden Club of America Delegates To Be Entertained at Mimosa Hall,” ​The Atlanta Constitution​, March 8, 1932.

32 “Mimosa Hall Sold to Gus Tolson,” ​The Atlanta Constitution​, Aug 19, 1937.

33 HABS No. GA-1102.

34 Georgia Historic Landscape Survey Form 2003, survey number 8.

35 Hatcher Hurd, “Welcome to Mimosa Hall,” ​Alpharetta Roswell Herald​, Volume 34, No. 33, August 18, 2016.

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1947-1968 36

In 1947, Granger Hansell, the great-grandson of Andrew J. Hansell, purchased the property.

The Hansells enjoyed entertaining and routinely held gatherings for friends and family. The Hansells social circle included journalist and author, Medora Field Perkerson. Perkerson authored two books related to Mimosa Hall. Perkerson used Mimosa Hall as the setting for all the scenes in, ​Who Killed Aunt 37

Maggie? ​; and in the 1952 publication, ​White Columns in Georgia​. Another dear friend, journalist and author, Margaret Mitchell used Mimosa as the model for Twelve Oaks when she wrote ​Gone With the 38

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Wind. ​Town and Country ​magazine featured Mimosa Hall in a 1949​ issue and the house appeared in “100 Most Beautiful Houses in America.”

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Granger Hansell had a passion for exotic plants, and on a weekly basis ordered plants and trees 41

from Wayside Gardens. Considered a “place of the state,” the Hansells continued to open the house for parties, charitable functions, etcetera. Sarah Belle Hansell was very involved in several charitable organizations which held functions at Mimosa Hall. Sarah Bell hosted tea and a tour for the wives of the 42

editors of the Associated Press Managing Editors Association. The Visiting Homes and Gardens in 43

Georgia included Mimosa Hall on its tour of homes and the Egleston tours, sponsored by the Women’s Auxiliary of Henrietta Egleston Memorial Hospital for Children added Mimosa to their tour to raise funds for the hospital.

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Sally Forth, “Sally and Granger Hansell Purchase Mimosa Hall,” ​The Atlanta Constitution​, Feb 23, 1947.

Monroe F. Cockrell, ​Gathered Flowers​, n.p., 1962. Roswell Historical Society.

38 ​Find article ref 39 Cockrell, n. p.

40 Ibid, Gwin.

41 Georgia Historic Landscape Survey Form 2003, survey number 8.

42 “Tea Honors Wives Of Editors,” ​The Atlanta Constitution,​ Nov 15, 1950.

43 “Roswell Sets Friday For Tour of Homes,” ​The Atlanta Constitution,​ Apr 30, 1957.

44 “Egleston Garden Tours Feature Elegant Estates,” ​The Atlanta Constitution​, Apr 23, 1950.

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While entertaining friends at Mimosa Hall, Mrs. Hansell and friends became early preservations.

It was during a social gathering that these clubwomen put into action a plan to save “America’s first” 45

apartment building and repurpose the structure as a library for the town. The Atlanta Art Association elected Mrs. Hansell president in 1957, and in this position she was instrumental in early preservation 46

efforts to save “Thornton House. ” She was instrumental in relocating the structure from Union Point, Georgia to a location on Peachtree Road. Her goal was to reemphasize Georgia’s long and storied past.

Approximately ten years after the Hansells brought the property lightning struck the house near the library and started a fire that caused an estimated $50,000-$70,000 in damage. Mary Miller and John Bond, the decorators of Mimosa Hall noted which furnishings were saved from the fire and which decorative accessories were duplicated.

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According to Granger Hansell, the fire started in the library. He heard the lightning strike and later smelled smoke. The Hansell’s telephone was not working which forced them to go to the fire department and round up the firemen. The fire gutted the library, the central hallway, and did 48

substantial damage to the dining room (Figure 4, 5). It took twenty of Roswell’s volunteer firemen close to an hour to extinguish the blaze.

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Figure 4:​ Library

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Figure 5​: Staircase in the main hall

Annie Lou Hardy, “Roswell Landmark Is Saved,”​The Atlanta Constitution​, Jan 1, 1956.

“Old Home to Rise Again as Museum,” ​The Atlanta Constitution,​ Nov 27, 1959.

Ibid, Gwin.

Charles Moore, “Mimosa Hall Suffers $50,000 Fire Damage,” ​The Atlanta Constitution​, Jun 23, 1958.

“Owner to Restore Old Mimosa Hall,” no date,Roswell Historical Society.

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The Hansells rebuilt and in the reconstruction aimed to fireproof the house which prompted them to install a fire extinguishing system house. The system consists of fire hoses installed on each floor of the structure which could be used to extinguish fire if the fire department was unavailable.

They were able to acquire painted Italian doors from a Vanderbilt house in New York, which they installed in between the library and the drawing room. Sarah Belle Hansell died in 1960, Granger Hansell married Leila Redmond Dugger in 1961, and died July 1968; the property passed to his son C. Edward “Ned” Hansell.

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1968-2012 In 1968 Charles Edward “Ned” Hansell inherited the property. By the time Ned Hansell took ownership of the property, five generations of Hansells had called Mimosa Hall home. Charles “Ned” Hansell married Sylvia Hydes in 1943, two years later, they purchased Mimosa Hall and raised their two daughters, Dorothy and Sally, in the house. Ned, a prominent attorney, and Sylvia were both involved in numerous civic organizations; Ned help found the Atlanta Philharmonic. Sylvia, an avid nature lover, served as president of the Planters Garden Club, fundraiser and board officer for the Georgia Conservancy, and served on the Roswell Historical Society, both were on the Roswell Historic Preservation Commission.

Ned inherited his father’s passion for exotic trees and plants just as his father Granger had and Ned added botanical specimens to Mimosa Hall’s gardens. The gardens include boxwood hedges, parterres, grassy lawns, and etcetera. Just as his parents had, Ned and Sylvia held family and charitable functions on the property. Ned, a graduate of Harvard Law School, hosted the Harvard Club of Atlanta

50

“Attorney Hansell, Civic Leader, Dies,” ​The Atlanta Journal Constitution,​ Jul 28, 1968.

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annual meeting. Sylvia who attended Agnes Scott held functions on their behalf. Not to be outdone, the two Hansell girls and their friends created a summer camp in the barn for mill workers’ children who 51 52

lived nearby.

Ned Hansell, an avid history buff and ever preservation-minded, took steps to preserve Mimosa Hall by purchasing Holly Hill House out of concern for encroaching development for commercial use.

Avid nature lovers, the Hansells opened their house and gardens for tours. The Hansells on several occasions contracted Toby R. Tate to maintain the property. In 1979, the property sustained minor 53

storm damage.

The Hansells modernized Mimosa Hall with the installation of central air and heating during the mid-80s, however, they chose not to update the kitchen or bathrooms and left them just as the Reids 54

55

had in the 30s. In 1982, work was performed on the roof to seal seams; and ventilation fans were installed in the attic the following year.

56

Ned Hansell inherited the love of gardening from his parents, Granger and Sarah Belle who are avid gardeners, they along with the previous Hansells who occupied the property planted many unusual 57

and rare plants. For a long time, Granger and Sylvia needed minimal professional help in maintaining 58

the gardens. However, Al and Phoebe Eckhardt were hired to help the Hansells maintain the gardens. A second GHLSF conducted in 2007, which detailed the property’s landscaping.

59

Obituary “Sylvia Hansell,” ​The Atlanta Journal Constitution​, Dec.26 to Dec. 27, 2009.

“People on Parade,”​ The Atlanta Journal Constitution​, Aug. 18, 1983.

53 “Wright Tree Service,” invoice dated March 31, 1979, Roswell Historical Society.

54 Obituary, “Charles Edward Brodnax ‘Ned’ Hansell, 82, protector of Roswell’s past,” ​Atlanta Journal Constitution​, Aug 4, 2012.

55 “Allard Division, Joyce, Inc., Re: Roof on your residence, Mimosa Place, Roswell, GA,” correspondence dated Dec 27, 1982, Roswell Historical Society.

56 Allard Division, Joyce, Inc. correspondence dated March 24, 1983.

57 Correspondence, RE: Garden Tour, May 4, 2002, January 21, 2002. Roswell Historical Society.

58 Ibid, GHLSF-2003.

59 GHLSF-2007.

51

52

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2012-2017 Sally Hansell inherited the property upon her father’s death. She and her partner Maggie Davis, lived at the property with their dogs and a wide variety of wildlife.

60

2017 The City of Roswell purchased the property in 2017 and are the current owners.

60

Ibid, Mimosa Hall.

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MIMOSA HALL TIMELINE

* indicates significant changes to the property and/or house 1830S 1838 1842-47

John Dunwody and family move to Lebanon (late renamed Roswell) live in a cabin behind Howell’s mill The Dunwody’s build Dunwody Hall, fire destroys structure on the night of the housewarming * The Dunwodys rebuild Dunwody Hall, rename structure Phoenix Hall *

1858

John Dunwody dies

1864

Phoenix Hall serves as a Union hospital during the Civil War

1868

George H. Camp sells structure to Major Andrew J. Hansell. Phoenix Hall renamed Mimosa Hall

1899

Mrs. J. Barrington King becomes the owner of Mimosa Hall

1901

Hattie King (daughter of Barrington King) weds at Mimosa

1916

J. Neel Reid becomes owner of Mimosa Hall, renovates and modernizes home, design and install gardens *

1926

Neel Reid succumbs to brain cancer

1937

I. Gus Tolson becomes owner of Mimosa Hall, installs swimming pool *

1947 1958

Granger Hansell, great-grand son of Maj. A. J. Hansell becomes owner of Mimosa Hall Fire destroys 50% of Mimosa Hall, caused an estimated $50,000-$70,000 in damages *

1968

Charles Edward Hansell becomes the owner

1979

Storm damage to grounds and landscape features *

1983

Roof renovations and repairs to north gable *

2012

Charles Edward Hansell dies at Mimosa Hall. Sally Hansell becomes the owner

2016

Mimosa Hall listed as a Georgia Trust Place in Peril

2017

City of Roswell purchases Mimosa Hall and the surrounding site.

CONDITIONS & RECOMMENDATIONS

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III: Conditions Assessment Reports Landscape Conditions The 9-acre site and surrounding area of Mimosa Hall is just as historically significant as the building itself. The existing landscape and comprising features are evidence of the different inhabitants of the building since it was constructed. Several trails and architecturally paved areas adjoin different types of landscape features throughout the site. Water fountains, seating areas, pools, and outbuildings are just a few architectural features that enhance the character of the site.

Our research indicates that the landscape has been an important feature of this structure for many years starting specifically with Andrew and Caroline Hansell. It appears that they were responsible for placing several gardens on the property and that these were most likely left in tack through the Neel Reid era. Our research also indicates the Neel Reid installed several gardens and the reflecting pool which is still featured on the property. It has been noted by the friends group that they believe the current site of the swimming pool was originally the home of a sunken garden, however we have not found evidence to say either way. If one of the goals of removing the pool is to restore a previously planted garden then further research should be undertaken to ascertain what was on the site previously.

Through our research we have found evidence that enslaved people were present on the property and that the structures in which they lived have not survived. The locations of these structures is important to the historical fabric of the site and in understanding the landscape of the antebellum home. It is recommended that ground penetrating radar be used to identify the previous locations of these sites and to provide an educational marker to denote where they once stood. Additional

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structures may have also existed as they do at similar properties like Bulloch Hall and their location and purpose should be identified to further the understanding of the landscape.

The site has been continuously lived on for over 170 years and through various owners the landscape has received additions which should be considered historical in their own right. Each piece of the landscape should be considered important to the overall story of the site.

The majority of the architectural features, pathways, and outbuildings exhibit varying degrees of moisture exposure. Concrete architectural pavers, seating, and features exhibit signs of moisture staining from the densely vegetated surrounding areas. Poor drainage and standing water around fountains and pavers have also caused additional masonry deterioration around horizontal surfaces.

The landscape of this site and the integrity of the structure are integral to one another. Maintenance of the vegetation and proper drainage should be considered incredibly important as moisture and vegetation can cause significant damage over periods of time.

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Site plan and photo key

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(Top left) Masonry and fieldstone stairs on the west of the site exhibiting signs of spalling, mortar deterioration, and vegetation encroachment.

(Top right) Masonry curbing and fieldstone paving mortar deterioration and vegetation encroachment near entrance.

(Bottom left) Damaged decorative metal sculpture (Bottom right) Decorative Architectural splash block.

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Building Exterior This section of the conditions assessment is focused on the four exterior facades of Mimosa Hall.

The majority of the conditions presented in the following section reflect material degradation as a result of continued exposure to moisture. Proper preservation, maintenance, rehabilitation, and restoration methods should be paired with a proper drainage plan to best address some of the concerns. The following descriptions apply to each of the facades of the building. Further explanation of specific facade conditions can be referenced in the facade condition drawings in the following pages, or on the enlarged drawings in appendix A. The Hansell’s extensive stewardship of the property have helped sustain the legacy and historic integrity of Mimosa Hall. Historically significant elements from the various generations are well preserved. Mimosa Hall’s original character is preserved in harmony with later Neel Reid renovations and modern-day interventions. The current owners, the City of Roswell Parks and Recreation department, and stewards have expressed interest in rehabilitating the property to allow for public functions and events. Given the extent for accessibility and life safety interventions on the property the owners should consider the Secretary for the Interior’s Standards for Rehabilitation along with the other sections. The following list of prioritized concerns provide key tips on how to properly preserve, maintain, rehabilitate, and in some areas restore historic features on the property.

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Key Plan with Elevation Photos

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Elevation Photos

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South Elevation The primary facade of Mimosa Hall faces Bulloch Avenue to the south. The facade is in good condition and shows signs of continued maintenance. Unlike the other facades, the south elevation is primarily covered by the large projecting wood portico that shelters the stucco facade from extensive moisture exposure. The two-story sheltered facade has been properly patched and scored in areas where the stucco has shown signs of damage or cracking. There are two vertical patches between the first and second floor, west and central window bays, that appear to be possible step cracks. The portico’s wood pediment, architectural features, and supporting columns show similar signs of moisture damage as seen elsewhere through the exterior. The wood pediment shows clear signs of deterioration near the southwest and southeast corners of the pediment base. Peeling paint and deteriorating wood reveal the interior of the structure of the roof beyond. Horizontal wood cladding along the southwest face of the pediment is also showing minimal signs of expansion, resulting in gaps between boards. The four supporting stucco-clad columns show signs of spalling on the eastern and westernmost columns from prolonged exposure to the elements. The concrete-covered, portico paving and stairs are exhibiting signs of deterioration from standing water. Several of the masonry stairs and an area near the southwest column bay have deteriorated enough to show the underlying masonry construction.

Masonry exposed areas along the stairs, foundation wall, and previously mentioned porch are illustrating signs of spalling and mortar deterioration. The white-painted wood Greek-Revival architrave, windows, and inset door, are in good condition and show minimal signs of alligator cracking around the horizontal features.

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MASONRY STEPS MORTAR DETERIORATING. CONCRETE TOPCOAT SPALLING.

MOISTURE STAINING AND STUCCO SPALLING ON COLUMNS

WOOD PEDIMENT COPING AND CORNICE DETERIORATION AND PAINT PEELING

1

Historic Structure Report

Mimosa Hall

SOUTH ELEVATION 1/8" = 1'-0"

1ST

2ND

A ATTIC

SOUTH ELEVATION CONDITIONS

CONCRETE PORTICO TOPCOAT DETERIORATED AND EXPOSING MASONRY BENAEATH. MASONRY SPALLING AND MORTAR DETERIORATION

STUCCO PATCHWORK ABOVE ENTRANCE ARCHITRAVE

WOOD PEDIMENT COPING AND CORNICE DETERIORATION AND PAINT PEELING

West Elevation The west facade of Mimosa hall is in overall fair condition. This facade similar to the north and east facades is less protected from the elements and has more extensive signs of moisture damage and staining. Wood windows, shutters, and cornice elements are all showing varying degrees of deterioration. There are signs of peeling paint and moisture staining on windows and shutters throughout. Adjoining shutter hardware elements are corroding and deteriorating throughout.

Corroding and fatigued hardware has caused misalignment in the shutters as well as spalling in the adjoining stucco. The stucco clad facade exhibits extensive moisture staining along the bottom six feet of the structure. Improper drainage and splashback from the roof has caused severe spalling in existing masonry and concrete patchwork throughout. The stucco also has several patches over cracks between the first and second floor windows, and above the second floor window headers. This is probably due to extensive exposure to moisture and western sunlight. The upper portion of the west facade also appears to have been improperly cleaned with a pressure washer. High water pressure washing is known to damage masonry elements, especially those that are made of earlier, softer materials. The masonry portico stair located at the southwest corner of the building is also exhibiting varying degrees of biological growth, efflorescence, spalling, and mortar deterioration. The wood trim coping and entablature elements, particularly around the corner and roof intersections, are exhibiting signs of peeling paint and delamination. Overall, the majority of the problems associated with the west facade are due to the combination of deferred maintenance, improper drainage, and continued exposure to the elements.

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MOISTURE STAINING AND BIOLOGICAL GROWTH ALONG BASE. MASONRY MORTAR DETERIORATION

ALGAE GROWTH AND MOISTURE STAINING AT WINDOW SILLS

PORTLAND CEMENT PATCHWORK

1

BASEMENT

1ST

2ND

ATTIC

Historic Structure Report

Mimosa Hall

WEST ELEVATION 1/8" = 1'-0"

WEST ELEVATION CONDITIONS

WOOD SHUTTERS AND HARDWARE DAMAGED AND DETERIORATING

WINDOW PAINT PEELING THROUGHOUT

WOOD DETERIORATION AND PAINT PEELING AROUND COPING AND SOFFIT

North Elevation The north facade of Mimosa Hall is exhibiting the most significant signs of moisture damage and wood deterioration. This is primarily due to the facades’ secondary or tertiary level of importance, as well as it’s overall articulation. Extensive unprotected horizontal surfaces and wood architectural features provide an excellent source for varying degrees of moisture damage as a result of prolonged exposure. The shallow upper wood clad siding pediment is showing more aggressive signs of thermal expansion and biological growth throughout as a result of neglect and continued moisture exposure. The second floor stucco clad facade is also exhibiting signs of severe moisture staining around the projecting fireplace features. Improper drainage from these two elements have accelerated the deterioration of the wood-framed windows and shutters below. Misaligned wooden shutters are missing louvers and showing signs of peeling paint, and deterioration. Shutter hardware, similar to the west and east facades, are showing signs of corrosion and fatigue. The first and second floor adjoining roof is exhibiting signs of biological growth, corrosion, and abrasive cleaning in some areas. Flashing and fastening elements located near the intersections of walls and corners on both the first and second floor are showing varying degrees of deterioration and corrosion. The stucco base along the east and west portion of the facade are also showing signs of biological growth and moisture staining as a result of splashback, rising damp, improper drainage, and vegetation infiltration. These conditions promote a microclimate that prevent the materials from properly drying after wet cycles. The wooden porch, stairs, roof, and lattice work, Similar to other wooden features throughout the facade, are exhibiting varying degrees of moisture damage and subsequent deterioration. Wooden stair stringers and horizontal surfaces near the base of both stairs are exhibiting extensive signs of deterioration. Masonry stairs and curbing along the base of the facade are moisture stained throughout. Mortar deterioration and spalling is particularly prevalent near the covered entry curbing and porch foundation walls. The white-painted wood Greek-Revival architrave, windows, and inset door, are in good condition and show extensive signs ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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of alligator cracking throughout. The basement door is also showing signs of continued exposure to moisture through peeling paint and deterioration around the base

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RISING DAMP, BIOLOGICAL GROWTH AND MOISTURE DAMAGE AT BASE OF WALL

WINDOW SILL MOISTURE STAINING, BIOLOGICAL GROWTH AND DETERIORATION

1

Conditions Assessment Report

Mimosa Hall

NORTH ELEVATION 1/8" = 1'-0"

BASEMENT

1ST

2ND

ATTIC

Project number Date Drawn by Checked by

Issue Date Author Checker

A102 Scale 1/8" = 1'-0"

NORTH ELEVATION

MASONRY SPALLING AND MOISTURE DAMAGE AT BASEMENT ENTRY

WOOD ROT AT EXIT STAIR

TYPICAL WOOD SHUTTER ROT AND DETERIORATION

MASONRY/STUC CO STEP CRACKING AND PATCHWORK REPAIR

WOOD CORNICE AND COPING DELAMINATION AND DETERIORATION

REAR ENTRANCE ARCHITRAVE ALLIGATOR CRACKING AND PEELING PAINT

MOISTURE STAINING AND MASONRY/STUC CO SPALLING AT CHIMNEY

CLAPBOARD WOOD ROT AND DELAMINATION

East Elevation The East facade, similar to the West and North Facades is showing signs of extensive moisture exposure, neglect, and improper maintenance. The grading and drainage around the facade currently promote moisture-related deterioration. The lower three feet of the facade show varying degrees of moisture staining, damage, and biological growth. Wood-framed basement windows are deteriorating and severely damaged in some areas. The south crawl space window is heavily damaged and deteriorating as a result of continued moisture exposure. The north crawlspace window has improperly infilled and patched areas for through-wall penetrations. Various stages of wood infill have continued to aide in promoting deterioration elsewhere around the window. The first and second floor wood-framed windows and shutter elements, similar to the other facades, are experiencing varying degrees of peeling paint, moisture damage, deterioration, and biological growth. Window lintels, muntins, shutter louvers, surrounds and horizontal surfaces are particularly sensitive areas. In fact, several of the shutters are missing louvers and misaligned or fastened to the facade. Corresponding shutter hardware and fasteners are exhibiting signs of fatigue and corrosion. This is evident through small areas of rust staining and overall misalignment of shutters throughout the facade. The second floor windows are in better condition than the lower two floors and show lesser degrees of paint peeling and moisture damage. The wood trim coping and entablature are in good condition with exception to a few areas around the corners and intersections of wall or roof. The stucco-clad facade, similar to elsewhere on the structure, shows signs of moisture staining and varying degrees of patchwork throughout. Through-wall utilities and holes have been patched along the North of the facade. The southern two floors of the facade also show signs of stucco patchwork around window sills, headers, and surface cracks.

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MOISTURE STAINING AND BIOLOGICAL GROWTH ALONG BASE

DAMAGED AND DETERIORATING WOOD CRAWLSPACE WINDOWS

STUCCO CRACKING AND PORTLAND CEMENT PATCHWORK

WOOD SHUTTER DETERIORATION THROUGHOUT

1

EAST ELEVATION 1/8" = 1'-0"

BASEMENT

1ST

2ND

ATTIC

Historic Structure Report

Mimosa Hall

EAST ELEVATION CONDITIONS

IMPROPER GLAZING INFILL AND THROUGH-WALL CONDITIONS

IMPROPER STUCCO PATCHWORK

WOOD DETERIORATION AND PAINT PEELING AROUND SHUTTERS AND WINDOWS

Treatment Recommendations Roof and Cornice The standing seam metal roof on both volumes of the structure exhibit several signs of improper maintenance, moisture staining or damage, and possible corrosion. Scrubbed or pressure-washed marks suggest improper abrasive cleaning methods. Metal coping edges and joints along the roofline appear to show signs of patchwork or roll-on waterproofing. These areas are evident in darker strips throughout the roof.

The wooden cornice of the building is composed of a series of wood trim elements that are capped with a metal drip edge coping. Thermal expansion and contraction between the roofing and coping material have left metal fasteners exposed. The exposed rusting and corroding fasteners are staining the white painted fascia. Peeling paint and wood delamination around these conditions has helped promote further moisture damage. Wall-to-roof connections and corresponding cornice elements are vital areas to protect when considering stabilizing and weatherizing the envelope. The wood entablature and pediment are exhibiting signs of deterioration and moisture damage near critical intersections.

Recommendations ●

As mentioned earlier, the various waterproofing interventions, thermal expansion/contraction, and moisture intrusion around critical material intersections are areas of concern. (Refer to The Old-House Journal: Standing Seam Roofs for further details on proper installation)

●

Roof connections, fasteners, and flashing details should be carefully coordinated to eliminate any further moisture issues.

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●

Any new roof construction should use gutters/downspouts and incorporate drip edges in kind with a proper drainage plan.

●

Deteriorating wood cornice elements should be replaced in kind if necessary.

●

Proper methods of stripping, cleaning, and painting techniques should be utilized to match the existing wood profiles and paint color.

●

Avoid patchwork painting and repair in small areas. If possible, treat cornice and roof elements as a whole. (This will prevent discoloration and maintain an aesthetic consistency.

Weathered and moisture stained standing seam roof illustrating scrubbed or pressure washed abrasive cleaning methods.

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Top: Coping and cornice detail exhibiting rust staining and moisture damage to the wood fascia.

Bottom: Upper wood clapboard fascia and coping peeling paint and wood deterioration.

Right: Typical cornice and soffit wood deterioration at pediment, entablature, and cornice intersections

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Doors and Windows Most of the wood-framed windows and doors on the rear façade are fully operable, and in fair condition. The window sills, lower jamb, and metal shutter brackets appear to be showing signs of moisture damage. Improper drainage and splash back conditions has caused the wood elements to show signs of peeling paint, biological growth, and delamination. Metal shutter brackets and hinges are showings signs of deterioration, corrosion, and overall fatigue causing rust stains in some areas. Exposed metal fins and surrounds in the louvered upper window have resulted in persistent rust staining and moisture staining because of moisture and microclimate conditions. Window muntins and mullions are also exhibiting signs of peeling paint and deformation/delamination in some areas. Wood shutters that flank each of the windows exhibit signs of paint peeling and wood rot. Severe deterioration in these areas have resulted in missing louvers, failed connections and a misalignment with other façade elements.

Recommendations ●

Wood window surrounds, sills, muntins, and other features should be properly cleaned and painted regularly to avoid continued degradation.

●

Rotted or deteriorated wood sills, door panels, or trim should be replaced and repainted in kind.

(If the scope of deterioration is small/cumbersome, appropriate epoxy or fillers may also be utilized.)

●

If sills, lintels, or jambs are replaced, the underlying waterproofing membrane or flashing should be inspected and replaced when possible.

●

Corresponding window, door, and shutter hardware should be properly inspected and repaired where necessary.

●

Corroded and fatigued shutter hardware should be inspected, reinforced, or replaced throughout.

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●

New hardware should be properly anchored and painted to prevent continued degradation

●

Repatch and repair stucco that is spalling around shutter hardware anchors.

(Top Left) Louvered attic window rust stained and deteriorating. Wood shutters and hardware are damaged and misaligned.

(Top Right) Typical wood shutter deterioration (Bottom Left) Typical paint peeling and caulk deterioration around window glazing.

(Bottom Right) Basement crawlspace windows severely deteriorated and surrounded in biological growth.

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Portico, Porch, and Stairs The masonry portico on the front of the structure is in overall good condition. The concrete/stucco topcoat is deteriorating in several areas. The deteriorated and weathered areas have exposed the masonry construction underneath. Prolonged exposure and wear has left the mortar deterioration and spalling. Masonry stairs at the entrance of the building also show signs of moisture staining and deterioration. The risers of the stairs are left uncovered by the stucco/concrete topcoat and also show signs of biological growth and mortar deterioration. The projecting wood framed porch and stairs in the rear of the structure show varying degrees of moisture damage and staining. Exposed end caps of floor boards, stair steps, and the stair stringer show signs of peeling paint, material separation, and loss of material due to moisture-driven deterioration. Improper cleaning and painting methods in moisture prone areas have promoted staining and biological growth underneath floorboards and in hidden areas. There are also some signs of rust staining on the wood screens from metal fasteners.

Recommendations ●

Decayed stairs, warping and separating floor boards, and miscellaneous deteriorating trim should be repaired or replaced in kind and repainted.

●

The louvered window in the attic should be inspected and rehabilitated to ensure its operability to prevent moisture intrusion when out of use.

●

Alligator cracking and peeling paint on the first-floor architrave should be appropriately cleaned and repainted.

●

Deteriorating concrete topcoat and supporting masonry around the portico and stairs should be properly repointed and patched to minimize continued spalling and moisture damage.

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(Top left) Wood deterioration at the back porch and stairs.

(Top right) Stucco/concrete top coat deterioration exposing masonry below. Mortar deterioration and spalling throughout.

(Bottom left) Typical masonry spalling and moisture staining on front stairs.

(Bottom right) Stucco topcoat of columns showing signs of biological growth and masonry spalling.

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Foundation, Walls, and Paving The stucco and clapboard clad masonry walls are also showing signs of varying degrees of moisture damage and settling issues. Clapboard siding on the pediment is showing signs of delamination and rot in some areas. These areas are particularly evident in the “peeling” of individual boards, which as a result, exposes the inside of the wood and wall behind. This continued exposure to the elements has continued to foster moisture intrusion and further deterioration. The stucco clad walls also exhibit signs of spalling, improper patchwork, and biological growth. The fireplace pilasters on the façade are darkly stained by moisture and show signs of damage on the horizontal surfaces. Improperly cleaned and maintained areas of stucco are also showing signs of moisture staining from nearby tree canopy runoff. Sporadic portions of grey stucco patchwork appear to address previous concerns with moisture damage near the base of the building. The lower five to six feet of the building appear to have some of the most moisture damage and staining as a result of vegetation encroachment, microclimate, and improper maintenance.

The lower walls, foundation, and paving around the structure suffer from extensive moisture intrusion. Continued splashback, rising damp, and vegetation encroachment have created microclimate conditions that are exhibited in the masonry spalling, peeling paint/stucco, and algae growth throughout. These damp and inadequately maintained areas have affected the wood porch and other adjacent architectural elements. Biological growth and moisture intrusion into the stone and brick paving areas have also resulted in slippery and deteriorating hazardous surfaces.

Foundation, Walls, and Paving Recommendations ●

Retain and repair the foundation where masonry spalling, or deterioration is occurring. Ensure that the masonry is repointed with a compatible mortar from the older bricks.

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●

A proper drainage plan should be developed. The drainage plan should propose a non-invasive means to direct water away from the building. French drain systems or more-permeable ground cover treatments, such a spea gravel could minimize and possibly eliminate further moisture damage from splash-back, vegetation, and rising damp.

●

A proper solution for directing water flowing off of the top of the structure should be implemented. A historically appropriate gutter system may be used to aid in minimizing water damage to the sides and rooflines of the structure.

●

Paving surfaces with biological growth should be properly cleaned to prevent life-safety slipping hazards.

●

Patched and unpatched masonry step cracks in the façade should be monitored with an applied crack monitoring device to better understand subsurface issues. If cracks expand, a structural engineer should be consulted to assess the conditions of the wall and window openings.

●

Vegetation and landscaping around the building should be properly cut back and maintained to prevent additional moisture staining and rising damp conditions.

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(Top left) Stucco patchwork and improper repairs.

(Top right) Wood clapboard and stucco facade moisture staining and deterioration.

(Bottom left) Lichen and moisture staining on facade.

(Bottom right) Paint peeling and biological growth on painted stucco areas in rear.

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(Top left) Rising damp and biological growth at the base of the building.

(Top right) Spalled concrete elements and masonry mortar deterioration as a result of prolonged exposure to moisture.

(Bottom left) Biological growth, severe spalling and masonry damaged at basement entrance.

(Top right) Typical paving mortar deterioration and biological growth around the facade.

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Conclusion Overall, the majority of the façade is in good condition. There are a few areas that need immediate attention, but the rest of the problems can be solved with proper cleaning and maintenance methods. The stucco topcoat around the facade is illustrating various signs of moisture staining. Some areas have lichen and biological growth, whereas other areas have been improperly patched using portland cement. The danger of using portland is that it is incredibly rigid and incompatible with softer historic masonry and may cause further damage as it does not allow for seasonal swelling and shrinking.

It is important that these areas be observed and properly cleaned to prevent further damage to adjacent areas. Areas involving severe wood deterioration on the stairs, porch, windows, and shutters should be addressed to avoid more consequential building, or life safety problems. Some of the window glass infill along the base of the building should also be properly installed. Several base windows of the building have been damaged or are deteriorating throughout. Plywood infill, sheet metal, and utility components are causing additional fatigue around architectural window elements. All horizontal surfaces and areas prone to continued moisture/weather exposure should be properly monitored, maintained, and subsequently preserved.

One of the prevalent issues on the exterior of the structure is the presence of moisture and concerns about appropriate drainage and splashback created by the rain run off from the structures roofing system. One way to alleviate these issues would be to install a historical sensitive gutter system which would help alleviate the damage cause by splash back, but it could also be used to funnel water away from the structure during inclement weather. We believe from our examination that the home original had box gutters which were built into the roof of the structure and would funnel water to scuppers built into the facades of the structure. Evidence of these scuppers can be seen along the east and west facades where iron hooks protrude from the walls which would have held the scuppers. It is our recommendation that a half-round gutter system be installed to help reduce the damage from rain ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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runoff as well as reduce the amount of saturation in the soil abutting the foundation of the structure.

Half-round systems are used at many historic structures and do not diminish the appearance of the structure or affect its historical significance.

As the structure had been a private residence until recently it was not required to align with the American Disabilities Act and remains inaccessible to people with various disabilities. As a city owned building it will be important to comply as closely as possible with the ADA while also maintaining the historical fabric of the structure. Mimosa Hall’s inclusion as a contributing structure to a National Register Historic District will affect what changes will be required and how these changes should be implemented. Utilize the information found in NPS brief 32, Making Historic Properties Accessible and consult the National Register to find out exactly what requirements apply to the structure. Our recommendation is to make the first floor accessible with the use of an unobtrusive ramp while providing a reasonable accommodation for disabled people to experience the second floor without actually going upstairs. . Always remember that any changes made to the property should be reversible so as not to damage the historic fabric in keeping with the Secretary of the Interior’s Standards.

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Building Structure Mimosa Hall’s wood and masonry structural elements are in overall good condition. Large timber piers and supports in the basement and attic are in good condition. A few of the masonry foundation piers in the basement are showing signs of fatigue. One primary “t” shaped pier in the basement is spalling and showing a severe ¾” step crack near the top. The east-to-west step crack appears to be a result of a combination of the settling of old structure and shoring-in of new structure.

Clear structural interventions have been made in the past to address various concerns of sagging, settling, wood deterioration, and floor plan modification.

Proper concrete slabs and exterior wall foundation beams have been poured to reinforce the structure throughout. Several floor, roof, and wall joists have been sistered and/or replaced to address prior sagging or fatigue. In addition to sistered joists, several secondary floor beams have been either sistered or replaced, then further stabilized with temporary and permanent metal piers. The temporary piers appear to have been installed in two different periods and are left improperly anchored, or even unanchored, in several areas. Some of the shims and connections to the existing structure are also improperly installed. Masonry mortar joints along the southeast outer edge of the basement wall are showing some signs of deterioration and moisture staining.

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(Top left) Deteriorated shim and temporary shoring.

(Top right) Mortar deterioration along exterior masonry wall (Bottom left) Sever Step crack on east-west flange of t-shaped masonry pier in SE quadrant.

(Bottom right) Severe spalling as a result of improper use of portland cement.

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The wood framed attic of Mimosa Hall, similar to the basement, has had some structural modifications to enhance and stabilize the structure. Joists have been sistered and properly fastened in several places. Historic heavy timber cross bracing and supporting beams are in good condition and retain historic integrity. The most significant modification to the attic framing is the addition of a large 7”x16” steel transfer beam designed by Neel Reid to accommodate the elimination of a large bisecting parlor room wall. The beam, subsequent bracing, and structural anchoring method are in good condition and show no signs of fatigue. Masonry fireplaces and surrounding exterior walls show some signs of spalling and mortar deterioration around through-roof penetrations. Improperly flashed and waterproofed through-roof masonry fireplace walls show signs of mortar deterioration and spalling.

Historic wood joinery around structural connections remain in good condition and only a few are missing with some of the historic timber framing still exhibiting some signs of prior fire exposure.

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(Top left) Masonry fireplace through-roof penetration showing mortar deterioration, moisture damage, and fatigue.

(Top right) Heavy timber bracing (Bottom left) Evidence of fire damage in rafter supports.

(Bottom right) Insect infiltration around exterior soffit vents.

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Interior Conditions Basement The basement level of Mimosa Hall is broken up into several sections, the largest being the utility and crawl space which take up the south facing half of the structure and account for most of the lower level space. In this portion of the basement there is a small work space, HVAC and electrical, and a large crawl space that runs the length of the south facing façade and about half of each of the east and west facing facades. The crawl space has a dirt floor that is covered with a large plastic vapor barrier which appears to be working and is about 4’ higher than the floors of the basement kitchen and utility spaces. This portion of the basement features relieving arches in the brick walls at varying lengths along the interior walls and the foundations for the existing fireplaces on the above floors. A large HVAC unit takes up the central portion of the space and to the east facing side of this is an open work space which has been paved with concrete and features a work table and built in shelving which abuts a cinder block retaining wall used to retain the dirt infill. There are multiple brick piers supporting the structure as well as supplemental piers made of pipe which have been placed in various locations throughout the crawl space to support the subfloor of the first level. Wiring and piping is abundant throughout the space, some of which may been inactive as some of the wiring and piping appears to be left over from previous enhancements.

Assessment of Conditions Moisture can be one of the main problems in any structure and its removal and prevention are key to ensuring that structures stay dry, comfortable, and free of mold and mildew. The first step towards ensuring that moisture levels are controlled is to have the HVAC system inspected to ensure it has good air flow and is keeping the space properly heated and cooled as air flow from the exterior will ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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infiltrate spaces that are colder or warmer than themselves, carrying moisture with them. In spaces like the crawlspace and basement the introduction of a dehumidifier may be all you need to maintain moisture levels in the space.

The climate in Georgia can be hot and humid and this can lead to the growth of mold in spaces without good airflow. The introduction of fans in some of the basements spaces can also help reduce humidity and increase airflow as was done in the basement of Bulloch Hall. It is important that any changes be reversible so as to protect the historical fabric of the building and to follow National Parks Service brief 24 to establish the right plan for the structure.

Electrical/HVAC/Plumbing: throughout the basement there are numerous amounts of wiring, plumbing, and venting which appears to be in disrepair and out of use. It is unclear whether or not the utilities are active and in use. If these wires or pipes are still actively used they could cause damage to the structure through fire or flooding due to their apparently deteriorated condition. Some of the venting for the HVAC also seems in disrepair and unused and can create a space for vermin to nest.

Masonry: throughout the basement and crawl space there are many cases of spalling and the mortar has been diminished and requires repointing, particularly in the southeastern corner of the crawl space and on the northwestern facing façade. Portland mortar repairs can be found throughout the basement and may be contributing to the spalling.

Ceiling: the floor joists in the ceiling exhibit signs of moisture damage throughout the space, particularly over the workspace on the southeastern side of the room. Additionally, over this space there is visible cracking in the floorboards and a corroded pipe that is attached to the joists may have contributed to the cracking and staining. The floor joists under the central hall measured at 20% moisture levels which was significantly higher than other portions of the flooring. The flooring closest to the southern façade has evidence of charring which may be reflective of its presence during one of the several fires within ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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the home. In several of the joists there appears to be evidence of former termite damage and in the northwest corner there is some evidence of wood rot, possibly caused by moisture infiltration. There are several sections of the east facing façade where light can be seen coming in from the outside where the floor joists meet the wall.

Support structure: the pier to the eastern side of the HVAC unit has a large crack running through it measuring almost an inch in width. Additionally, the shim board between the pier and the flooring has begun to show signs of failure. The metal pipe piers, located in the crawl space and appear to be a relatively new installation, seem to rest solely on the soil and do not connect with solid footing. In the crawl space underneath the central hall new beams have been put in place measuring 4”x6” with secondary support beams measuring 3”.

Moisture: while the vapor barrier is keeping moisture at bay on the ground there is a presence of fungi and what appears to be mold in several locations indicating moisture is getting in to the crawl space.

Recommendations

Electrical/HVAC/Plumbing: an electrician and plumber should be consulted and allowed to examine the existing wiring and plumbing to establish if anything should be updated or removed. If the current wiring and plumbing is up to code and the existing utility equipment that is not being utilized does not pose a danger to the structure than it can remain in place until which time it is financially feasible to remove the excess wiring and plumbing. The HVAC unit should be inspected according to the user’s manual to ensure that the temperature and humidity levels inside of the structure remain moderate and do not damage the space.

Masonry: the missing mortar should be replaced with historically accurate materials and if possible, a test should be done to conclude the makeup of the original mortar to establish its contents and to ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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accurately recreate it for the space. Repointing should be done throughout the basement by a trained mason to ensure the structural integrity of the structure as well as to prevent further damage to the existing masonry.

Ceiling: the cause of the moisture staining should be located and eradicated to prevent further damage to the flooring and structure. Once the moisture source has been removed the floor should be monitored to ensure that mold and rot do not take hold. Proper ventilation may be all you need to remove the presence of moisture and to ensure that no growth occurs. While we feel that the termite damage is old we do recommend consulting an exterminator and getting their professional opinion on the matter. Where the holes are present on the eastern façade make sure they do not have access to the exterior as this could invite moisture and vermin into the space and monitor the holes to make sure that they do not grow and are not structural, they may in fact simply be from settling.

Structural support: the pier on the east side of the HVAC unit should be inspected by a structural engineer to determine whether the crack is causing strain on the structures support system. All o the additional supports should also be inspected as it appears they are not connected to solid ground are meant to be temporary solutions, not permanent ones. Monitoring the supports of the structure are important to its longevity.

Moisture: remove any source of significant moisture and monitor the space. Proper ventilation may be all the space needs.

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B100 - PHOTO KEY 3 6

B101C

B102C

2

13

6"X6" STRUCTURAL WOOD POST

B104

1

9

-8" DEPRESSED CONCRETE SLAB

12

10 RISERS UP

HVAC

B105 B101

B102

B103

4

B100

B102C

B101C

B102C

11

5

B104

6"X6" STRUCTURAL WOOD POST

-8" DEPRESSED CONCRETE SLAB HVAC

B100

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPACE AT GRADE WITH VAPOR BARRIER

7

8 10

PORTICO ABOVE

1

3

2

4

5

6

7

8 9

10

11

12

13

North Facing Basement Spaces The original kitchen can be located in the northeast corner of the basement, which features a large hearth, bread oven, and iron cooking tools. Within the kitchen, 2 of the brick walls have been covered over with fiber board that is not original to the structure, and is secured to a wooden frame attached to the brick work. Between this space and the northwest room is a central hall featuring a servant’s stairwell which would have given the enslaved people access to the main dining space from the basement kitchen. Typically homes of this time period featured kitchens which were not attached to the main structure however, the architect who designed Mimosa Hall trained in New England where kitchens were attached to homes for means of warmth. When he constructed both Bulloch and Mimosa Hall he installed the kitchens in the basements of the homes which necessitated the need for interior servant stairs to bring food from the basement to the first floor. Due to the saw marks, the presence of mortise and tenon joints, wooden pegs, and the condition of the stairwell we do believe that the interior stairway the leads from the basement to the first floor is original. Further testing could be done on the wood to determine its age but it is important not to damage the historical fabric in the process. In the hall there is also a small storage space that may have been utilized as bathroom as there is evidence in the concrete floor of basic plumbing for a sink and toilet. The walls around this space do not appear to be original and were most likely added when the bathroom space was installed. Bathrooms in a space like this would have most likely been for the household help and would have been added after the advent of modern plumbing.

Along the hall is the west facing room which appears to have been used most recently as a utility space. There are several industrial sinks underneath the window on the western facing wall and adjacent to them is some large cast iron plumbing which may not still be in use. Along the south facing wall of the room there are several built in cabinets which do not appear to be original to the space as

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well as a closet which also appears to be a later addition. Within the closet there is some duct work which appears to have been damaged by rodents and may need to be replaced or removed depending on whether or not it is being utilized by the current HVAC system. The roof of the closet also features some water staining which could be a result of previous water damage as the stain does not appear damp. The room also has several large industrial sinks and an additional bathroom that is not original to the structure. In the northwest corner of the room there is a modern bathroom featuring a sink and toilet. The fixtures are fairly new and it can be assumed that the bathroom was likely added in the last 15-20 years. The bathroom floor is elevated above the other flooring which usually indicates that the plumbing is raised and is underneath the elevated floor. The rooms on this level have all been paved over with concrete which we believe would have been a later addition to the space. We have not found evidence of the original flooring but if you examine the floors of Bulloch Hall, also constructed and designed by Willis Ball, you will find their basement floors were laid brick. A former owner may have had to replace their flooring due to wear and may have chosen concrete as a replacement because of its resilience and ease of installation. The only way to ascertain what the original flooring was would be either through destructive demolition, provided any of the original materials were intact beneath the concrete, or through documentation pertaining to its construction; as of yet no documentation for the flooring of that space has been located. The partition walls within these spaces do not appear to be original as they are constructed of thin plywood or fiberboard and may represent where original timber walls once stood or would installed later to provide division to the space.

There is a significant amount of plumbing and electrical infrastructure throughout the entire space, some of which may be left over from previous enhancements on the property. Much of this plumbing and electrical has been run through the floor joists of the space and and into the door frame leading into the crawl space. It should be ascertained which items of plumbing and electrical are in use currently on the property and which items are left over from previous installations. It should be noted ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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that some of the plumbing and electrical did not appear to be properly insulated and that there were several wires and pipes that came to abrupt ends which could have detrimental effects on the space.

Assessment of Conditions Masonry: throughout the space spalling is evident in much of the brick work as well as a loss of mortar.

Particularly over the door ways and on the large hearth spalling is widespread and repointing will be required. The brick work on the north facing façade with in the workroom has begun to twist as the floor joist settle on the ceiling line. There is a 3” variance between where the bricks should lay and where they are now.

Moisture: rising damp is evident along the north facing brick façade in the original kitchen as well as under the stairwell and moisture readings in the hallway an under the stairs range from 19%-24%.

Where these moisture readings are highest paint is chipping and peeling off the bricks and surrounding wood work, particularly under the stairs and on the window sill and frame within the west facing façade.

The day we took these moisture readings were taken it was cool but dry, and had not rained for several days. Within the built-in cabinets of the western facing room there is water damage from some sort of moisture infiltration and there is a musty smell which often accompanies moisture. In the basement kitchen on the wall above the hearth there is evidence of rust or brick staining which may indicate that moisture has penetrated the masonry or there was a leak from the plumbing above. The staining could have come from the plumbing or be the result of spalling brick powder mixing with the moisture.

Wood trim: the door frame and window sills all show signs of neglect and damage, some exhibiting signs of moisture damage. Portions of the wood have rotted off and the sills are peeling.

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Recommendations Masonry: the missing mortar should be replaced with historically accurate materials and if possible, a test should be done to conclude the makeup of the original mortar to establish its contents and to accurately recreate it for the space. Repointing should be done throughout the basement by a trained mason to ensure the structural integrity of the structure as well as to prevent further damage to the existing masonry. A structural engineer should be consulted regarding the sliding masonry in the workroom to see if it is straining the structures support system. Monitoring of the space should be done regularly to ensure that the brick work does not continue to move.

Moisture: the rising damp may be caused by inadequate drainage which was noted in the exteriors portion of this report. If the moisture levels do no decrease after the drainage is addressed than a barrier may need to be erected between the masonry and the exterior elements. The presence of high levels of moisture within the space may require additional ventilation and should be monitored carefully.

Wood trim: the wood surrounds on the door and windows should be repaired according to the interior of the secretary standards and as much original material should be retained if the features are historic.

If materials can not be retained or epoxied a Dutchman can be performed to repair the damaged wood.

Monitor the moisture around these features to prevent further damage.

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7

10 RISERS UP

B105 B105 B101

B102

B101

B103

B102C

B101C

B102C

10 RISERS UP

B101 - PHOTO KEY

8

B104

6"X6" STRUCTURAL WOOD POST

4

-8" DEPRESSED CONCRETE SLAB HVAC

2

1

B100

5 6

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

B101C

PORTICO ABOVE

1

2

4

5

8

7

3

B102C

3

6

B102 - PHOTO KEY

10 RISERS UP

B105

B105 B101

B102

B103

B103C

B101C

B102C

10 RISERS UP

2

B101

B104

6"X6" STRUCTURAL WOOD POST

-8" DEPRESSED CONCRETE SLAB

B102

HVAC

B100

4

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

PORTICO ABOVE

1

1

B101C

2

B102C

3

B102C

5

B104

6"X6" STRUCTURAL WOOD POST

-8" DEPRESSED CONCRETE SLAB HVAC 3

4

B100

CRAWLSPACE

4

B103 - PHOTO KEY

10 RISERS UP

6

B105 B101

B102

B103 2

B103

B103C

B101C

B102C

B104

1 3

5

6"X6" STRUCTURAL WOOD POST

-8" DEPRESSED CONCRETE SLAB HVAC

4

B100

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

B103C

PORTICO ABOVE

B104

1

2

3

4

5

6

B104 - PHOTO KEY

10 RIS

B101

10 RISERS UP

B104 B105 B101

B102

B103

3

B103C

B101C

B102C

B104

6"X6" STRUCTURAL WOOD POST

1

-8" DEPRESSED CONCRETE SLAB HVAC

2

B103C

B100

B101C

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

PORTICO ABOVE

1

6"X6" STRUCTURAL WOOD POST

2

-8" DEPRESSED CONCRETE SLAB HVAC 3

B105 - PHOTO KEY 1

10 RISERS UP

B105 B105 B101

B102

B103

B102C

B101C

B102C

B104

1

6"X6" STRUCTURAL WOOD POST

-8" DEPRESSED CONCRETE SLAB HVAC

B100

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

PORTICO ABOVE

2

2

First Floor Room 100 (Library) The library, or study, is located on the southeast side of the structure, directly off the main hall as you enter from the front door. It is believe that this space was altered following a fire that occurred in the 1950’s and most likely does not reflect the way the room appeared during its original construction, however aspects of the room do appear to be original, including the flooring. The floors (fig. 4) are constructed of 5 ¾ inch-7-inch-wide plank boards in a dark finish running horizontally from east to west.

Wide baseboards painted white rise from the floor 1’-2” and underneath each of the two east facing windows there is the same white, detailed paneling that is found under the windows in the dining room and parlor.

On the south facing façade there is a 6 over 6 over 6 window which extends from the ceiling to the floor to provide passage to the portico and ventilation for the space. On either side of the window there is a built-in bookshelf featuring 8 shelves and these bookcases are also featured on either side of the double doors leading into the dining room from the library. The two windows (fig. 1) on the east facing façade are both 6 over 6 double hung windows and the windows are set back into the façade 8 ½” which helps us to note the potential width of the brick frame. Between the two windows on the east facing wall is a carved marble piece and fireplace surround (fig. 1). Set in to the center of the mantel is an additional carved tablet featuring a phoenix. The doors leading in to the dining room are painted shades of green, ivory, yellow and gold and feature cherubs and florals throughout.

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Assessment of Conditions The library, or study, has been carefully maintained and shows little sign of wear. Per our discussion with the Friends of Mimosa Hall & Gardens we believe the library space was more than likely restored following the fire during the 1950’s and this work has helped the space to appear new.

Fireplace: the floor of the fireplace features a significant crack running down the middle of the slab as well as cracks appearing along the trim of the mantel and spalling at the base where it connects with the fireplace floor.

Moisture: readings of the masonry along the chimney reveal high moisture levels at its corners of 55%-64% and upwards of 28% along the sides near the windows. Masonry is capillary and the brickwork could be transporting moisture from the crawl space or exterior up through its walls. Moisture could also be entering the chimney through the roof top opening, which would require a more in-depth inspection of the rooftop space.

Recommendations Fireplace: if the crack in the fireplace slab can be fixed without causing further damage to the historical fabric than it should be fixed. However, if the crack cannot be fixed without significantly altering the appearance of the materials than the crack should be left as is and monitored to make sure it is not increasing in size. If the cracks in the mantel can be repaired without causing further damage to the historical fabric than these too should be repaired. However, if the crack cannot be fixed without significantly altering the appearance of the materials than the cracks should be stabilized and monitored to check for any growth. A mason with experience in historical repairs or a materials conservator should be consulted for the cracks and the spalling at its base. If an epoxy can be applied and the proper repairs can be done to reattach the loose marble it is advised that this be done.

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Moisture: be aware of any excessive moisture and identify/remove the cause of this moisture. It is important to make sure that your vapor barrier is in place and working effectively as bricks are capillary in nature and the moisture found within the masonry walls of the chimney could be coming from ground water or leaks in the exterior masonry.

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100 - PHOTO KEY 3 104

106

DN 10 RISERS

105

12 RISERS UP

R

103

107

R F

100

STAIR CLOSET

12 RISERS UP

108

102

4

101

100

5 RISERS DN

1

1

2

2

3

4

Room 101 (Central Hall) The central hall is bookend to the south by a large 8 panel door with a five light transom above it and four-light sidelights (fig. 9) and to the north by a large oval suspended stairwell (fig. 8) and a door leading into the modern kitchen and rear hall. The floors are black and white marble (fig. 4) in a diamond pattern with a black border running the length of the walls on all four sides. Most of the tiles appear to be in good condition.

The baseboard is 1’-2” high and painted white while the walls are a soft grey. Along the upper edges of the walls is decorative crown molding which is also painted white. The western wall features two panels of decorative wall paper and the eastern wall features one, all three are trimmed in molding painted white. The eastern wall of the hall features separate entrances into the library and the dining room while the western wall features a double door into the parlor.

Assessment of Conditions Evidence suggests that the central hall underwent a remodel during the Neil Reed years and the wall paper panels and plaster were subsequently damaged and replaced during a fire in the 1950’s. The original hall would have most likely featured the same wooden floors as the rest of the first floor, however when the tile was installed they did lay down a subfloor for stability which is not featured in the rest of the house. In looking at the historical evidence the double doors leading to the parlor were more than likely two separate doors leading do different rooms which were altered when Neel Reid removed the dividing wall between the two western facing rooms.

Marble floor: the floor is in generally good condition, but dirt and other abrasive materials are present.

Removal of the dirt is not only a best housekeeping practice, it is important to prevent these abrasive

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materials from being transported throughout the structure and causing further wear. These substances should be removed and a professional cleaning and maintenance schedule should be created and adhered to.

Sidelights and Transom: Several panes of glass in the sidelights and transom have hairline cracks at the edges of the panes. These cracks could be a result of settling or loss of glazing and subsequent loosening of the panes which could be addressed with little issue. It is important to address cracks before they grow to prevent further damage and to decrease the likelihood of moisture entering the structure through the damaged glass. Additionally, damaged and loose glass can be a safety issue which should be remedied before the space is opened for general use.

Door: the paint on the south facing front door has patches of alligator cracks which have caused the paint to bubble up off the wood. The cracking could be a result of aging oil paint which will succumb to temperature changes by cracking. The factors causing the cracking should be identified and addressed.

Moisture: water damage is visible on the west facing hall wall as well as the wall paper panel on the east facing wall. The sources of this moisture should be identified and addressed before repairs can be made to the wall and historical art.

Recommendations Marble floor: the floors should be cleaned and kept clear of abrasive materials. Before the floors are cleaned an expert in marble flooring should be consulted to identify a gentle cleanser that will not harm or discolor the floor. The floor should be cleaned on a schedule recommended by the expert and general maintenance should be maintained to prevent damage to the flooring.

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Lights: the panes of glass that are cracked should be replaced with historically accurate glass if available and the remaining panes should be re-glazed. When removing the broken glass take care to record measurements for use in further projects and document the integrity of the muntins.

Door: If the cracking is a result of failing paint due to temperature change and UV exposure than consider replacing the exterior screen with one containing UV protection. Once the source of the cracking has been addressed, remove the cracked paint after consulting NPS brief 10, ​Exterior Paint Problems on Historic Woodwork​, and then repaint the door using historically accurate materials so as to best match the existing paint.

Moisture: the water damage in the hall appears to be the result of the misuse of water in the space, possibly a spill or accident. Monitor the moisture stains and if they do not grow repair then paint where it is stained using NPS brief 28, ​Painting Historic Interiors​.

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DN 10 RISERS

101 - PHOTO KEY

7

10

STAIR CLOSET

106

DN 10 RISERS

105

103

107

9

R F

STAIR CLOSET

108

2

12 RISERS UP

102

101

100

1

5 RISERS DN

4

12 RISERS UP

104

12 RISERS UP

R

101

2 3 8 1 3 4

7 6

5

5

6

8

9

10

Room 102 (Interior Parlor) The parlor on the west side of the structure has been altered since its construction in 1842, with a dividing wall being removed to create one large open space that runs the length of the central hall and features symmetrical fireplaces along its western wall. While the dividing wall was removed it appears that the original wood floors remained intact, as evidence of adze marks are notched in the underside of the floorboards, which would be reflective of the time the home was originally constructed. The width of the floor boards varies from 5 ¾” to 7” and is stained a dark mahogany color, the same of which is found in the dining room and library.

The room consists of five windows: the four along the western façade are 6 over 6 double hung windows while the window on the south facing façade is a 6 over 6 over 6 triple hung window. Each of the four western façade windows feature the same paneling at the base as those found in the dining room and the library. There is a chair rail as well as baseboards that are 1’-2” tall. There are also extensive crown moldings which have been painted white while the walls are painted a soft yellow. The fireplace mantels lack shelves and are trimmed with decorative white molding.

The wall adjacent to the central hall features double doors leading into the hall while the north facing wall features two doors, one each located on either side of the wall leading to a bathroom and a separate sitting room. The parlor encompasses the entirety of the western façade of the main structure, excluding the rear extension which features the additional seating area, wet bar, bathroom, and modern kitchen.

Assessment of Conditions Evidence points to the parlor having experienced modifications in the past as well as updates in its use which may result in its relatively well-kept state. Per discussions with the Friends and the City of

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Roswell it is believed that the interior parlor dividing wall was removed while the building was inhabited by the architect Neel Reid and that most of the alterations made to the space were done during that time. Evidence of this is present in the attic where a large steel I-beam was installed to help support the weight of the structure once the interior wall was removed.

Plaster: along the south eastern and southern façade there are cracks in the plaster that appear to be a result of the structure settling as well as some evidence of bubbling from potential moisture issues (fig.

6). If the bubbling is from moisture than the source of the moisture should be identified and removed before repairs are made. If repairs are made before the source is identified than the issue will resurface.

If it is determined that these issues don’t appear to be structural or caused by moisture infiltration then they should be treated as cosmetic when addressed. Along the southern and northern facades, the plaster is damaged where it appears drapes or wall hangings were inappropriately attached to the wall.

The removal of these hangers has left holes in the plaster which should be properly repaired. Along the edge of the southern façade the ceiling has been patched in several places and these repairs should be examined and then properly painted to match the rest of the interior of the room.

Moisture: in the corner of the southwestern façade there appears to be water damage which has deteriorated some of the plaster and stained the wall. As moisture can cause significant damage to a structure the source of this moisture should be identified and removed, and the plaster should be properly repaired and patched.

Electrical: on the left side of the southernmost fireplace there is an electrical outlet (fig. 2) which lacks any covering and could prove to be dangerous if not successfully inspected and covered.

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Doors: the door on the left side of the northern facing wall features a crack in its frame which could be a result of settling or daily use. The crack should be repaired to prevent it from further damaging the frame.

Trim: on the north facing wall the chair rail has slight damage and should be repainted.

Recommendations Plaster: the plaster cracks should be repaired according to NPS brief 21, ​Repairing Historic Flat Plaster Walls and Ceilings​. When repairing the cracks, the time should be taken to find out if lime or gypsum plaster was used and if these cracks are from settling or if they are from seasonal changes in moisture levels. If the cracks are from settling they should be filled in and once cured they should be painted to match the rest of the room. If it is discovered these cracks are the result of seasonal changes in moisture, then the briefs state that a larger crack should be cut and filled and potentially the crack should be covered with a fiberglass mesh tape to keep it from spreading. The holes should be filled in a similar fashion and left to cure before they are painted over.

Moisture: the source of the moisture should be located and repaired before repairs are made to the interior plaster. Once the source of the moisture has been mitigated then utilizing the NPS brief 21, the plaster should be repaired and painted.

Electrical: the socket should be inspected by a professional electrician and if found to be unsafe than it should be repaired. If the socket is found to be unattached to live wires it should be covered with a protective panel to prevent rodent incursion or general debris from gathering in it.

Doors: if the crack in the wooden door frame is not deemed structural and can be repaired without damaging the historical fabric of the space then the repairs should be performed. However, if the door

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93

frame cannot be repaired without damaging the historical fabric and the crack is not structural than the door should be left as is and monitored over time.

Trim: the trim should be painted to match the additional trim.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

94

102 - PHOTO KEY 3

6

104

106

DN 10 RISERS

105

12 RISERS UP

R

103

107

R F

STAIR CLOSET

108

4

12 RISERS UP

102

101

102

5 RISERS DN

100

1 1

2

2 4

3

5

5

6

Room 103 (Rear Bathroom) The rear bathroom on the first floor is in the northwest corner of the structure and adjacent to both the parlor and rear sitting room. The bathroom features modern fixtures and would not have been installed in the original structure and would have appeared after the advent of modern plumbing. The floors are dark wood and the bathroom has a stall shower, small vanity with a sink, and toilet. There is one 6 over 6 double hung window on the west facing wall.

Assessment of Conditions The bathroom exhibits signs of general wear and some areas that may indicate water damage.

Windows: The window shows signs of moisture damage (fig. 1, 5), with the paint chipping and exterior glazing failing. Glazing issues should be addressed to prevent to window pane from coming loose and injuring someone.

Moisture: there appears to be water damage to the floorings and walls which could be a result of faulting plumbing or previous plumbing issues.

Flooring: the flooring is scratched and shows signs of daily wear..

Recommendations Windows: Re-glaze the windows to prevent further damage to the window panes and examine the muntins to ensure that moisture has not caused damage to the wood frame. Properly clean and repaint the damaged window sill and associated wood elements.

Moisture: We believe the moisture was from previous faulty plumbing and unless moisture is noted in the room the proper repairs can be made to the plaster walls.

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Flooring: The flooring should be cleaned with a gentle cleanser and a general maintenance schedule should be put in place to keep the floor from deteriorating further..

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98

103 - PHOTO KEY

4

104

106

DN 10 RISERS

105

12 RISERS UP

R

103

107

5

R F

3

STAIR CLOSET

103 2

12 RISERS UP

108

102

1

101

5 RISERS DN

100

1

3

2

4

5

Room 104 (Bar) The small wet bar located in the rear parlor appears to be a later addition to the property and features a small combination stove/sink/refrigerator. Our research has yet to identify when this feature was added but judging by the age of the appliance we would estimate in the 1950’s or 1960’s. The wallpaper in this space has received extensive water damage, however due to the function of the room we believe this is accidental and not structural. Within the room in the north facing facade there is an 8 pane casement window looking out to the rear lawn. It should be noted that the flooring in the wet bar is different in color from that of the rear parlor (105).

Assessment of Conditions Appliances: the appliances are older and may be a safety hazard if connected to utilities. and should be examined to see if they are still in working order.

Windows: there is a chipped pane of glass in the casement window.

Recommendations Appliances: ensure that if the appliances are connected to utilities that they are functioning properly. If not, ensure that the appliances are disconnected to prevent damage to the interiors of the space.

Windows: replace the chipped pane of glass to prevent it from cracking further and potentially injuring someone.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

100

104 - PHOTO KEY

R

104

106

DN 10 RISERS

105

12 RISERS UP

R

103

107

R F

STAIR CLOSET

12 RISERS UP

108

102

101

5 RISERS DN

100

1

2

4 3

2 104 4 3 1

Room 105 (Rear Sitting Room) The rear sitting room is in the northwest corner of the structure adjacent to the parlor and rear hall. While the structure has been altered to accommodate a wet bar and small bathroom the space is largely unchanged from the original reconstruction after the fire in the 1840’s. The floors are 5 ¾”-7” wide dark plank boards the run horizontally from east to west. The north facing façade features one 6 over 6 double hung window and then an additional smaller casement window towards the northwest corner in the wet bar. The room has an entrance from both the formal parlor and the rear central hall.

To the right of the entrance to the formal parlor is a large fireplace and in the northwest corner is a small wet bar, complete with refrigerator and stove.

Assessment of Conditions The rear sitting room exhibits signs of general wear and water damage can be seen on several of the walls and the ceiling. The floors slope slightly and the space has been modified somewhat to accommodate the wet bar and adjacent bathroom.

Ceiling: the ceiling shows signs of water damage and the plaster has bubbled and cracked in places.

Additionally, there is some staining from the water damage that has affected the paint and plaster.

Windows: the paint on the windowsills is chipping and peeling because of moisture.

Recommendations Ceiling: as with any issue involving moisture the first step is to locate the source of the moisture and remedy the situation. Once the source of the moisture has been remediated the plaster should be repaired and patched according to the guidelines of the Secretary of the Interior. Moisture levels should be monitored closely to prevent further decay of the plaster ceiling.

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Windows: locate and eradicate the cause of the moisture and repair the paint on the window sills without damaging the existing sill.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

103

105 - PHOTO KEY 5

104

106

DN 10 RISERS

105

12 RISERS UP

R

103

2

107

R F

105

1

STAIR CLOSET

4

12 RISERS UP

108

102

101

5 RISERS DN

100

1

2

3

4

5

6

6

12 RISERS

3

Room 106 (Rear Hall) The rear central hall is located at the center of the north facing façade and separates the modern kitchen and the rear parlor. The center of the hall has a rear door flanked on either side by five sidelights. The door leads out to a small porch and stairs that lead down to the yard. There are also entrances to the rear parlor, the kitchen and the dining room, as well as a door connecting it to the central hall in the main structure. The hall floor is covered in the same black and white tile found in the kitchen which, based on its likely age, may be Vinyl Asbestos Tile (VAT). The east facing wall has several angled built in cabinets which are all painted white and mimic those found within the kitchen.

Assessment of Conditions The hall shows minimal signs of wear which may be a result of potential updates or remodels that have occurred in the space.

Flooring: the tile in the rear hall shows signs of cracking and peeling as a result of general wear.

Recommendations Flooring: as with the kitchen, the flooring type should be identified and if it is found to be VAT, the broken portions should be removed and disposed of by a hazardous materials professional and an appropriate substitution should be found to replace the lost tiles. The floors should be regularly cleaned of debris as abrasive materials such as dirt and sand will hasten the degradation of the materials. Use a mild cleanser and monitor the flooring for future cracks or peeling edges.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

105

106 - PHOTO KEY

104 106

DN 10 RISERS

105

103

12 RISERS UP

104

12 RISERS UP

R

107

R F

105

STAIR CLOSET

DN 10 RISERS

102

12 RISERS UP

108

103 101

5 RISERS DN

100

1

2

3

4

1 106

4 2

1 F

Room 107 (Modern Kitchen) The kitchen in the northeast corner of the structure is not an original interior to the 1840’s structure and was likely created when the basement kitchen was no longer in use. It is unclear what the original function of the room may have been, however if you examine the space against that of Bulloch Hall this could have been the warming kitchen where the enslaved peoples finished meal preparation.

The floors of the kitchen are black and white tiles, most likely VAT. The south facing wall features several built in cabinets and a refrigerator while the north facing façade features several more cabinets and a dishwasher and kitchen sink. All the cabinetry and trim are painted white and the cabinets feature shutter style doors except for the cabinets on top on the east facing façade. The east and north facades each have a 6 over 6 double hung window and there is a small island protruding from underneath the eastern facades window featuring a range and oven. The room has several angled walls which may indicate that the space may have walls that were altered previously. If this follows Bulloch Halls layout and the space was a warming kitchen we believe that the angled walls may also be in place to cover up a hearth which would have previously been located where the current refrigerator stands now.

Assessment of Conditions The kitchen appears to be well maintained and is a fairly new addition to the property with updated appliances and shows minimal wear.

Plaster: the plaster walls in several sections of the kitchen are cracked which may be due to settling.

These cracks can also be found on the ceiling in several places and do not seem to be the result of moisture infiltration.

Windows: the window on the north facing façade has a pane that is cracked.

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Flooring: several sections of the floor tile are cracked or peeling. This is most likely the result of general wear. Damaged tiles should be evaluated and replaced if necessary. Based on age and other characteristics, it is likely that the tiles are Vinyl Asbestos Tiles (VAT) and/or the mastic contains asbestos. If future work requires disturbing or removing the tile floor, and if it is indeed determined to be Vinyl Asbestos Tile (VAT) then a hazardous materials abatement contractor should be hired to remove the damaged tiles and they should be replaced with similarly styled materials.

Recommendations The appliances in the kitchen (refrigerator, sink, and dishwasher) utilize water in many ways and should be maintained and monitored to make sure that leaks don’t result in damage to the kitchen or the surrounding rooms within the structure. The stove and range should also receive regular maintenance to maintain the gas lines and ensure that there are no leaks or risk of fire. If the intended use of the building does not require a functioning kitchen then it would be advisable to remove the appliances so as to prevent future damage due to leaking water or gas. Once the final use for the property has been determined than an assessment of the kitchen space can determine whether or not to maintain or remove the appliances.

Plaster: the cracks in the kitchen plaster cracks within the kitchen appear to be from settling and should not be considered structural. The cracks should be repaired according to the secretary of the interiors recommendations on plaster repair and should they reappear they should be monitored to ensure that they are not growing larger.

Windows: the cracked window pane should be replaced to prevent moisture from entering the space and the repair should utilize historically relevant materials if available.

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Flooring: the flooring type should be identified and if it is found to be VAT, the broken portions should be removed and disposed of by a hazardous materials professional and an appropriate substitution should be found to replace the lost tiles. The floors should be regularly cleaned of debris as abrasive materials such as dirt and sand will hasten the degradation of the materials. Use a mild cleanser and monitor the flooring for future cracks or peeling edges.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

109

107 - PHOTO KEY

106

DN 10 RISERS

105

103

1

107

3

R

F

12 RISERS UP

STAIR CLOSET

102

101

106

5

108

107

6

DN 10 RISERS

104

12 RISERS UP

R

12 RISERS UP

4

2

100

5 RISERS DN

F

1

2

3

4

5

6

R

Room 108 (Dining Room) The interior dining room (fig. B1-B9) has been carefully maintained and shows minimal signs of wear. The space was restored following a fire in the 1950’s and like the library (Room 100) appears to retain its original wood floors, though other aspects of the room have been restored to resemble the original structure. The floors are a 5 ¾”-7” wide plank board in a dark finish running horizontally from east to west. Wide baseboards painted white rise from the floor 1’ 2” and a chair rail (fig. 5) running the length of the room is located 3’ from the floor. The windows each located on either side of the fireplace on the east facing wall are set back in to the façade 8 ½” which helps us to note the potential width of the brick frame. Both windows feature detailed paneling underneath them and the panel under the left window features a long crack running from the middle of the panel to the bottom left corner. The doors between the dining room and the library are painted shades of green, ivory, yellow and gold and feature cherubs and florals throughout (fig. 7,8). Former owner Sally Hansell believes her grandmother purchased these doors on one of her many buying trips to New York. The walls, chair rail, and crown molding are painted gray while the ceiling and plaster medallion (fig. 9) around the chandelier base is painted white. The room’s dimensions are approximately 20’ by 20’ by 20’ by 22’ with the wall along the hall extending 2 more feet then the other walls. This may be a result of the kitchen addition or a complication of repairs after the fire.

Assessment of Conditions Wood Paneling: the paneling (fig. B6) located underneath the left side window has a crack running from the middle of the panel down to the left bottom corner. This could be a result of seasonal expansion and contraction, however it is not noted on any of the other matching panels throughout the first floor which would also be affected by the seasonal changes.

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Moisture: in the dining room there is a long buffet which looks like it has been damaged by moisture as the top has buckled and warped. A general note would be to check for moisture in the room and if found, remove the source of the excessive moisture as it can lead to damage to the floors and walls.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

112

104

106

DN 10 RISERS

105

12 RISERS UP

R

103

10 RIS

108 - PHOTO KEY

STAIR CLOSET

4

2

107

R F

STAIR CLOSET

108

102

12 RISERS UP

12 RISERS UP

108

101

5 RISERS DN

100

1

4

9

1

6

3

4 8

2

7

3

5

6

7

9

8

Second Floor Room 200 (Bedroom) Room 200 is an upstairs bedroom that faces east, has windows on the south facing wall, and the east facing wall. In total, the room has two windows, both of which are six-over-six double hung. The north facing wall of the room has an original built-in closet. There is a large fireplace on the east facing wall. The room opens to a shared bathroom ( Room 207) with the additional room to the north.

The room measures roughly 20 x 20 feet, with walls that are 5 ¾” thick. The fireplace mantel is 73 ½” wide and projects 16 ½ inches on the left side, but 17 ¼” on the right side. The firebox itself is 40 ½” wide with a depth of 16 ¼”. The floors are wide-plank hardwoods with a large area rug in the middle of the room.

Assessment of Conditions Room 200 is relatively well maintained with a few exceptions.​ ​There is evidence that the door hinges have become loose and the doors hang at an angle (fig. 5) and may be pulling away from the door frames.​ ​There is evidence of water damage that may have been from a previous roof leak. There are areas on the walls where plaster is cracking (fig. 3). The windows show signs of damage due to sun or water and will need to be re-glazed. There is further evidence of insects being able to get inside the home and appear to be coming in through the windows. The fireplace has some cracking in the back of the firebox and surrounding area. The mantel appears to show some separation from the wall and which could be a result of settling.

Recommendations Doors: There is evidence that the doors are not hanging straight and may be pulling away from the door frames, this should be inspected and repaired.

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Plaster: There are areas on the walls where plaster is cracking and should be inspected and repaired in kind.

Windows: The windows show signs of damage due to water and the glazing is failing. There is further evidence of insects being able to get inside the home and appear to be coming in through the windows.

The windows should be re-glazed to prevent any health hazards or dangers.

Fireplace and Mantel: The fireplace has some cracking in the back of the firebox and surrounding area and should be repaired in kind. The mantel appears to show some separation from the wall and which could be a result of settling. This may be something for further investigation to ensure the mantel does not fully pull away from the wall.

Flooring: clean the flooring using a mild detergent and maintain the space with regular cleanings.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

116

204C 200/200C - PHOTO KEY 202C

206C

205

207 4

200C 9 2

DN 12 RISERS

5

204C

203

202C

UP 13 RISERS

DN 7 RISERS

204

7 3

1

205

202

200

206

206C 200C

207

10

201

1

200 201

1

2

3

4

5

6

11 3

8

6

7

8

9 10

11

Room 201 (Storage Room) Room 201 is a small storage room that faces north and is located between two bedrooms at the front of the structure (rooms 200 and 202). While its original use cannot be positively identified, if the space mimics the one found in Bulloch Hall this room would have been used by the enslaved workers for storing linens, seasonal clothing, and items used when entertaining guests. Bulloch Hall has verified the use of their similar space through historical documents and histories passed down through the families who lived on the property. The room features a large 3 bay window, and two built in storage cabinets which do not appear to be original to the space. There are two doors that enter into the room, one from the central hall and one from room 200. The walls are wallpapered and have additional decorative fabric trim attached to the walls. The floors are wide plank hardwoods consistent with the rest of the flooring on the second floor.

Assessment of Conditions The room is in good condition and has been relatively well maintained with a few exceptions.

There is evidence of insects entering and inhabiting the space, which could be occurring through the windows. Additionally, the large three bay window shows signs of wear, including chipping paint and loss of glazing, most likely weather or UV related which will need to be evaluated. Both doors to the room hang at an angle and it may be advisable to have them evaluated to make sure they are not pulling against the door frames and causing damage to the frames.

Recommendations Windows: The windows should be inspected and any issues of rotting addressed. The glazing should also be repaired to prevent further damages, as it is failing. There should be investigation and repair to find the source of entry for insects and to prevent further intrusion to the space.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

119

DN 12 RISERS

201 - PHOTO KEY

204C

203

202

202C

UP 13 RISERS

DN 7 RISERS

204

2

205

202

206

206C 200C

201

207

200

4

201

1

3

2

4

5

5

1 3

Room 202 (Bedroom) Room 202 is an upstairs bedroom that faces west, has windows on the north facing wall, and the west facing wall. In total, the room has two windows, both of which are six-over-six double hung, with metal sash cords. The north facing wall of the room has an original built-in closet. There is a large fireplace on the west facing wall. The room opens to a shared bathroom (203) with the additional room to the north.

The room measures roughly 20 x 20 feet, with walls that are 5 ¾” thick. The fireplace mantel is 73 ½” wide and projects 16 ½ inches on the left side, but 17 ¼” on the right side. The firebox itself is 40 ½” wide with a depth of 16 ¼”. The floors are wide-plank hardwoods with a large area rug in the middle of the room.

Assessment of Conditions Room 202 is relatively well maintained with a few exceptions.​ ​The predominant concern of the interior room should be the water damage that could be the result of poor insulation in the wall causing the dew point to be on the interior wall surface and resulting in the wallpaper becoming unadhered. The wallpaper has begun to fall from the wall in some locations, as well as discoloring in others (fig. 1 & 2).

This could also have caused damage to the plaster behind the wallpaper as well. If the source is not water damage, it is possible that the method of adhesion of the wallpaper was not sufficient. There are also areas where the decorative baseboards are pulling away from the wall (fig. 5). It is possible that the nails used to attach the boards have failed and are no longer holding them flush.

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Recommendations Windows: The windows should be inspected and the source of the water damage should be identified.

Any rotted material should be repaired in kind and the glazing issues should be addressed. The rust from the older window sash chains should be cleaned and the sashes inspected.

Plaster and Wallpaper: Both the plaster and wallpaper should be inspected around areas of water damage. If the damage is the result of a previous leak that has now been repaired, the plaster and wallpaper should be repaired. The wallpaper should be repaired or replaced if necessary with a historically consistent paper.

Wood: The baseboards should be inspected to find the source of their separation form the wall. If the separation is due to the method of fastening failing, this should be remedied using appropriate methods and materials.

Flooring: clean the flooring using a mild detergent and maintain the space with regular cleanings.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

122

202/202C - PHOTO KEY

204C

203

11

10

4

202C

205

9

DN 12 RISERS

1

204C

203

202C

UP 13 RISERS

DN 7 RISERS

204

7

205

202

206

206C 200C

207

3 2

6

8 202

5

200 201

1

3

2

4

201

207 5

6

7

8

9

10

11

Room 203 (Bathroom) Room 203 is a bathroom that faces west and is between rooms 202 and 204. It features one 6 over 6 double hung window on the west wall. The flooring is wide plank hardwoods consistent with the rest of the second floor. There is a step up into the bathroom from each room. On the east wall is a tub with a sliding glass shower doors of wavy glass and a bamboo motif. The south wall has a pedestal sink and recessed cabinet with mirrored door. The toilet is on the north facing wall. The bathroom measures 5’4” x 10’ ½”.

Assessment of Conditions There are multiple patches in the walls that appear to have been repairs. Subsequently there are numerous areas of the plaster that show cracking and appear to indicate water damage (fig. 4). The window glazing is also failing. Beneath the window is a patch of plaster that has cracked likely as a result of water intrusion from the window (fig. 5). The wood flooring shows signs of previous repairs, as well as general wear and tear and mild staining from water (fig. 3).

Recommendations Plaster: the plaster cracks should be repaired according to NPS brief 21, ​Repairing Historic Flat Plaster Walls and Ceilings​. When repairing the cracks, the time should be taken to find out if lime or gypsum plaster was used and if these cracks are from settling or if they are from moisture issues behind the wall related to plumbing. If the cracks are from settling they should be repaired with an appropriate, like material and once cured they should be painted to match the rest of the room. If it is discovered these cracks are the result of moisture due to plumbing, then the plumbing or moisture issues should remedied and the wall repaired to match the remaining plaster and paint.

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Moisture: the source of the moisture should be located and repaired before repairs are made to the interior plaster. Once the source of the moisture has been mitigated then utilizing the NPS brief 21, the plaster should be repaired and painted.

Windows: The windows should be inspected and the source of the water damage should be identified.

Any rotted material should be repaired in kind and the glazing issues should be addressed. Window glazing that is failing should be repaired.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

126

DN 12 RISERS

203 - PHOTO KEY

204C

203

3

202C

UP 13 RISERS

DN 7 RISERS

204

205

202

5

206

206C 200C

4

203

207

1

200 201

1

2

3

4 5

2

204C

202C

Room 204 (Bedroom) The room is in good condition, it has decorative wallpaper (no evidence of cracks, no evidence of water damage) on all four walls. The wallpaper runs from about 3’ to the ceiling, molding runs horizontal along all four walls providing the lower border for the wallpaper. The main entrance is on east wall, the room measures 15’3.0” across the north wall, 18’ across the east wall, 17’ 5.5” across the south wall, and approximately 18’ across the west wall. The room has two six over six double hung windows (one on west wall north of the fireplace and one on the north wall), there are signs of insect intrusion at and on the windows. There is one fireplace on west wall (depth 1’ 2.5”), the mantel is slightly warped but solid.

On the south wall there is one raised closet and one bathroom which is shared with room 202. The floor is mostly level and of dark wood (flooring shows evidence that several boards have been replaced).

Assessment of conditions: East wall shows evidence of cracks and water damage to the wall paper. There is evidence of pest intrusion. The floors show ghosting from where a rug was previously kept. The windows show evidence of pest intrusion and the glazing is failing.

Recommendations: Plaster and Wallpaper: There are areas on the walls where plaster is cracking and should be inspected and repaired in kind. The source of the cracking should be identified to ensure it is not moisture.

Windows: The windows show signs of damage due to water and the glazing is failing. There is further evidence of insects being able to get inside the home and appear to be coming in through the windows.

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The windows should be re-glazed to prevent any health hazards or dangers. The windows should be treated to prevent insect intrusion.

Fireplace and Mantel: The fireplace has some cracking in the back of the firebox and surrounding area and should be repaired in kind. The mantel appears to show some separation from the wall and which could be a result of settling. This may be something for further investigation to ensure the mantel does not fully pull away from the wall.

Flooring: clean the flooring using a mild detergent and maintain the space with regular cleanings.

​MIMOSA HALL // HISTORIC STRUCTURE REPORT

129

DN

204/204C - PHOTO KEY 7

2

204

204C

203

202C

UP 13 RISERS

DN 7 RISERS

DN 12 RISERS

3

205

202

206

206C 200C

204

6

207

5

200 201

1

204C

203 1

2

3

4

5

4

6

7

Upstairs Hallway 205 The upstairs central hall is accessed by the small stairway on the southern façade and by the main staircase from the central hall below. The floors are wide plank hardwoods consistent with the rest of the second floor. The baseboards are painted white while the walls are a soft grey. The southern wall features a panel of decorative wall paper that is trimmed in molding painted white. The eastern wall has a large armoire and doorways to all upstairs rooms are featured on both sides of the hallway.

Assessment of Conditions The hallway is in relatively good shape with some minor scratches to the floor. Along the west interior wall of the upstairs hall there is a long, wide crack (approximately ½”) between two floor boards.

This may indicate significant movement and/or separation of framing and wall materials and should be closely monitored for any changes. Additionally a light fixture was removed from the ceiling in the center of the hall and the wires for the previous installation hang down through a hole in the ceiling (fig.

3).

Flooring: dirt and residue are present on the flooring.

Electrical: there is exposed wiring hanging from the ceiling.

Recommendations Flooring: clean the flooring using a mild detergent and maintain the space with regular cleanings.

Electrical: determine whether or not the exposed wires are live and make sure they are capped off until another light fixture is installed.

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202C

205

202

206

206C 200C

207

204

200 201

UP 13 RISERS

204C

203

4 2

DN 7 RISERS

204

UP 13 RISERS

DN 7 RISERS

DN 12 RISERS

DN 12 RISERS

205 - PHOTO KEY

3 1

204C

203

205

202C

1

202

3

2

4

Room 206 The room is in good condition, it has decorative wallpaper on all four walls. The room currently contains a large canopy bed, a sideboard and doll house. The main entrance is on west wall, the room measures 15’3.0” across the north wall, 18’ across the east wall, 17’ 5.5” across the south wall, and approximately 18’ across the west wall. The room has two six over six double hung windows (one on east wall north of the fireplace and one on the south wall). There is one fireplace on the east wall (depth 1’ 2.5”), the mantel is slightly warped but solid. On the south wall there is one raised closet and one bathroom which is shared with room 202. The floor is mostly level and of dark wood.

Assessment of Conditions The room is in overall good condition and is the only furnished room upstairs. There is an amount of ghosting on the floorboards from where the rug has been. The glazing on the exterior of the windows is beginning to fail. The decorative baseboards are beginning to separate from the walls and appear as though the method of attachment is failing. There is an exposed wire coming from an electrical outlet on the north facing wall to the left of the window (fig. 2). The flooring shows evidence that several boards have been replaced with some of the boards also show inconsistencies in the spacing between the boards.

Recommendations Windows: The windows should be inspected and the source of the water damage should be identified.

Any rotted material should be repaired in kind and the glazing issues should be addressed. The rust from the older window sash chains should be cleaned and the sashes inspected.

Flooring: clean the flooring using a mild detergent and maintain the space with regular cleanings.

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Electrical: determine whether or not the exposed wires are live and make sure they are capped off until another light fixture is installed.

Baseboards: The baseboards should be inspected to find the source of their separation form the wall. If the separation is due to the method of fastening failing, this should be remedied using appropriate methods and materials.

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DN 12 RISE

206/206C - PHOTO KEY

202C

205

202

206C 200C

UP 13 RISERS

204C

203

206

DN 7 RISERS

204

UP 13 RISERS

DN 7 RISERS

DN 12 RISERS

2

207

4

206

3

1

200 201

5

6 7

205 1

2

4

5

6

7

206C

207 3

Room 207 (Bathroom) Room 207 is a bathroom that faces east and is between rooms 200 and 206. It features one 6 or 6 double hung window on the east wall. The flooring is wide plank hardwoods consistent with the rest of the second floor. There is a step up into the bathroom from each room. On the west wall is a tub with a handicapped handrail. The south wall has a pedestal sink and recessed cabinet with mirrored door. The toilet is on the north facing wall. The bathroom measures 5’ 4” x 10’ ½”.

Assessment of conditions There are multiple patches in the walls that appear to have been repairs done. Subsequently there are numerous other areas of the plaster that show cracking and appear to indicate water damage (fig. 5 & 6). The window glazing is failing on the outside of the window. There are patches of wood near the toilet that appear to be a previous repair (fig. 2). Outside of the bathroom there is staining on the wood flooring from what appears to be water dripping, likely from persons exiting the bathroom after bathing (fig. 3).

Recommendations Plaster: the plaster cracks should be repaired according to NPS brief 21, ​Repairing Historic Flat Plaster Walls and Ceilings​. When repairing the cracks, the time should be taken to find out if lime or gypsum plaster was used and if these cracks are from settling or if they are from moisture issues behind the wall related to plumbing. If the cracks are from settling they should be filled in and once cured they should be painted to match the rest of the room. If it is discovered these cracks are the result of moisture due to plumbing, then the plumbing or moisture issues should remedied and the wall repaired to match the remaining plaster and paint.

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Moisture: the source of the moisture should be located and repaired before repairs are made to the interior plaster. Once the source of the moisture has been mitigated then utilizing the NPS brief 21, the plaster should be repaired and painted.

Windows: The windows should be inspected and the source of the water damage should be identified.

Any rotted material should be repaired in kind and the glazing issues should be addressed. Window glazing that is failing should be repaired.

Flooring: clean the flooring using a mild detergent and maintain the space with regular cleanings.

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204

204C

203

202C

UP 13 RISERS

DN 7 RISERS

DN 12 RISERS

207 - PHOTO KEY

205

202

206C

206

206C 200C

2

1

4

207

5

200C

207

3 6

200 201

1

1

2

3 4

5

6

Attic Room 300 The attic at Mimosa Hall runs the full length of the main portion of the structure and is one, large open space. Towards the front of the attic over the portico the floor is raised 2” feet to form a platform that runs the width of the building with a small stair in the center leading to the platform. This platform is most likely in place to allow for the considerable height of the exterior columns to maintain classical proportions. Upon examining the platform it was ascertained that the interior depth is only 6 ½”, indicating that the ceiling of the portico is higher than the rest of the attic floor. The floor of the attic is made up of boards of various size running north to south in the center of the space and east to west in the eaves of the building. The floors appear to be untreated and have darkened naturally over time with age. The roof is constructed with principle and common rafters joined at the ridge with mortise and tenon joinery and it should be noted that there is no ridge beam as there is at Bulloch Hall.

The principle rafters are separated by 3 common rafters in a 3 on 1 pattern. The rafters of the space are joined together using mortise and tenon with wooden pegs driven in at the angles instead of attaching to a ridge beam. The rafters are supported by 6 wooden columns and a series of purlins connecting them. Downbraces secure purlins to columns and also columns to other load-bearing framing. On top of the rafters are what we believe to be the original, live-edge nailers that would have likely served as sheathing for wooden shingles. Throughout the attic the beams are denoted with original carpenter’s marks which were utilized to identify which beam was paired with which beam once the pieces were cut on the ground and brought into the space. The structural members in the attic appear to be formed either by the pit sawn method or hand hewn with an axe and tooled with an adze. All of the beams appear to be original and would have been cut on site by the enslaved workers under the guide of a master carpenter.

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The nailers (sheathing) have sustained some water damage over nearly 170 years but looks to be intact and without considerable damage. The north, east, and western facades each have two chimneys symmetrically placed which correspond with the fireplaces throughout the rest of the structure. The chimney on the northwest side of the north facing façade jogs up the wall towards the eastern façade while all the other chimneys appear to be strictly vertical. Though it is curious why this particular fireplace jogs, it was likely to maintain the appearance of symmetry from the exterior. The chimney in the same location at Bulloch Hall has an irregular flu that jogs, as well. On the north facing façade there is a window which has been enclosed with a fan to provide ventilation to the space and on the south facing façade there is a 6x6 double hung window looking out onto the front garden scape.

Access to the attic is through a trap door which one reaches from a stairwell adjacent to the landing on the second floor of the structure. The door is leveraged with a small pulley system and is surrounded by a railing on three sides to prevent injury from accidental falling. In the center of the west facing side of the room there is a large steel I-beam for additional strength, which was installed when Neel Reid removed the dividing wall in the downstairs parlor. This I-beam has several supporting wooden beams around it helping to maintain the structure of the roof and rafters.

Assessment of Conditions The attic is an essential space within the home and its upkeep is critical to all the spaces found below it. It is important to monitor the space often and ensure that moisture and vermin are kept out as they will contribute to the deterioration of all the spaces underneath.

Masonry: the chimneys within the attic show signs of spalling as well as mortar loss. The chimney located on the northwest corner (the jogging chimney) has a significant crack running up the length of

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the flu and many of the chimneys have been repaired using portland cement which is not historical and can lead to further spalling and cracking due to its rigid nature (fig. 1, 2, & 7).

Windows: the south facing façade window sill shows signs of rot, possibly from moisture infiltration (fig.

4). There are also signs of bug or rodent droppings along the window sill which may be old, however these could be the sign of a current presence of vermin within the space. Above the window is an old carpenter's hood which shows some signs of moisture as well.

Ceiling: along the ridgeline on the northern half of the ceiling there is significant moisture staining which could be the sign of a past or current leak in the roof. There is some additional moisture staining on the lath of the northwestern corner of the roof (fig. 14). One of the rafter beams on the western side of the room located near the I-beam has been repaired with a Dutchman and is sagging along the middle.

Above the chimney on the northwestern corner of the façade there is some rot on the roof joists as well as the floor which could be a sign of moisture infiltration. Of note, on both the right and left sides of the southern façade there is rafter bracing along the eves.

Platform: the platform is missing a board on the southeastern side which could allow for the infiltration of vermin to the space.

Vermin: throughout the attic are mud dauber nests, shavings which appear to be from carpenter bees, and underneath the stage is evidence that plant life has taken root in the crawl space, entering from the exterior. All of these can lead to the accelerated decay of the attic interior.

Recommendations: Masonry: the structural integrity of the jogging chimney should be inspected by a structural engineer to assess the potential damage the crack has caused and whether structural changes should be made to stabilize the chimney. The chimneys with mortar loss should be repointed using historically accurate

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mortar and if possible, a mortar analysis should be done to determine the chemical makeup of the mortar and it should recreated to best suit the historic material. If possible, the portland repairs that were made on several of the chimneys should be reversed or monitored to prevent further spalling of the brick faces.

Windows: the source of the moisture causing the window decay should be identified and eliminated as to prevent further rot off the window sill. Any rotted material should be repaired if possible using epoxies, however if the damage is too severe a Dutchman should be performed to repair the sill. The delaminated glass should be replaced if a repair is deemed impossible. A carpenter should be consulted on the presence of the hood over the window and if it proves to be detrimental to the space it should be replaced with an appropriate surround. However, if the hood is of historical value and poses no threat to the structure than it should be left in place.

Ceiling: the source of the moisture staining should be identified and if the staining is new the source of the moisture should be eradicated. However, if the staining appears to be old than the ceiling should be monitored over time to ensure no new stains or leaks appear. The beam which has been repaired with a Dutchman should be inspected by a structural engineer to ensure it is structurally sound.

Platform: the board which has been removed should be replaced to prevent the infiltration of vermin.

Vermin: an exterminator should be consulted to best approach the possible presence of vermin within the attic. The presence of droppings does not necessarily imply that there is a current issue and the exterminator will help you not only determine whether there is a presence, and if so how best to approach it removal.

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ATTIC - PHOTO KEY 3

10 7"X16" STEEL I-BEAM

1 7 12

14ATTIC

13 RISERS

DN

ATTIC FAN

13 RISERS

11 2

10

DN

ATTIC FAN

7"X16" STEEL I-BEAM

15

ATTIC

18" O.C. RAFTER SPACING

8

13

14' B.O. RIDGE BEAM

5

18" O.C. RAFTER SPACING

9 6

3' RAISED PLATFORM

14' B.O. RIDGE BEAM

3' RAISED PLATFORM

4

1

4

2

3

5

6

7

8

9

10

11

12

13

14

15

Conclusion The interior spaces of the structure are in overall good condition with the majority of the issues resulting from deferred maintenance. The interior repairs include, but are not limited to, plaster and wallpaper repair, repairing of wood trim, re-glazing of windows and window pane replacement, eradication of insects, and the replacement of flooring in various spaces. The included maintenance schedule and repair log should help to make these repairs easily achievable. The building is structurally sound and with a proper maintenance schedule and the necessary repairs to interior spaces the structure should be usable for years to come.

It is the team's understanding that the city and friends group would like to move forward with the installation of a solar roof to help defer the cost of utilities for the structure while also making it the first antebellum home in the area to rely on solar energy. If the roof is replaced it is our recommendation that all of the original nailers found on the current roof be left in place as they are an important aspect of the historical fabric of the structure and their removal would negatively affect the space. We also recommend that equipment, batteries, and other infrastructure associated with the solar roof be installed in a manner that is both visually and physically sensitive to the historic fabric of the building.

As a team we would recommend that you also consult a company such as Southface Energy Institute (​www.southface.org​) who will be able to perform an energy audit on the building, allowing you to find other ways to make the structure energy efficient and more comfortable while preserving their integrity. Through their Earthcraft for Sustainable Preservation program, their work on other historic mixed use structures like Rhodes Hall, Wren’s Nest, and Madison-Morgan Cultural Center has led to a significant decrease in utility cost while also helping to make the spaces more environmentally friendly.

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Additionally the city and friends group may want to research UV protectants for the windows to decrease damage from solar radiation on the floors and furniture. A helpful resource for information on this would be NPS Preservation Tech Notes, Volume 2, Reducing Visible and Ultraviolet Light Damage to Interior Wood Finishes.

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MAINTENANCE AND TREATMENT

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IV: Maintenance and Treatment of Structure Maintenance Philosophy Mimosa Hall and the surrounding site is an expansive area that requires an extensive amount of general maintenance and upkeep. The previous owner clearly had difficulty keeping up with the surmounting maintenance issues. Many of the problems around the site and building itself stem from neglect or improper maintenance over an extended period of time. It’s widely accepted that a maintenance plan can help minimize degradation and increase efficiency of preservation. A successful maintenance plan is based off of consistent inspection and proper intervention methods. Acquiring quality subcontractors are critical to proper preservation and rehabilitation methods. Although labor on some projects may cost more up front, it’s clear that proper prep work and construction methods can ease the repetition of big maintenance items.

Preservation contractors can be found through proper historic preservation offices/consultants. When reviewing contractors and their work take into consideration the following: Roofing: Proper roofing preservation and restoration techniques are critical on a house in this current condition. The roof should be properly cleaned, gutters installed, and a drainage plan implemented to prevent further moisture-related problems. ●

Leaf debris and any vegetation or obstructions should be carefully removed and cleaned.

●

Carefully clean and remove any areas exhibiting signs of biological growth along the roof intersections. Inspect, resecure, and if necessary replace in kind any fasteners or flashing elements that are deformed or damaged around chimney or coping intersections.

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●

Chimney intersections should be addressed with proper repointing and flashing techniques. If there is no joint to flash into, a reglet can be cut into the masonry to provide adequate waterproofing installation. A sealed, weather tight roof is the front line of preservation and maintenance.

●

Proper roof installation, construction sequencing, and integration with the old structure is imperative. Proper historically sensitive roofing contractors should be employed to assess the quality of the current and proposed roof.

●

The existing standing seam roof shows improper signs of cleaning, abrasive techniques, and weather sealing. In addition to the roof construction, particular attention should be paid to the through-roof penetrations.

●

Appropriate flashing and waterproofing techniques should be utilized to prevent moisture intrusion and direct water away from valleys between roof and chimney.

●

New roofing interventions should be complementary in both aesthetic and material. Refer to Preservation Brief #4: Roofing for Historic Buildings for further guidance on proper inspection, maintenance, and preservation of roofing systems.

Paint: ​Utilize​ ​Preservation Brief #10: Exterior Paint Problems on Historic Woodwork should be used as a guideline for selection. Proper surface preparation and painting methods can prevent overspray and dripping. Paint selection is also critical. The incorporation of long-life or durable paints can maximize the time between repainting. Cracking and peeling paint should be monitored and where necessary properly cleaned, primed, and painted immediately.

Masonry:​ Clean soiled masonry surfaces with the gentlest methods possible, such as using low-pressure water and detergent and natural bristle or other soft-bristle brushes. Adequately trained historic masons should be used when possible. ​MIMOSA HALL // HISTORIC STRUCTURE REPORT

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●

Inspect the existing stucco and masonry step cracks.

●

Existing patchwork should also be monitored to assess any building settling or subsurface conditions.

●

Appropriate complementary stucco should be used whenever patching problem areas.

●

Once patched the stucco should be properly scored to reflect the surrounding aesthetic.

●

If the stucco is cracking or damaged around wall openings the subsurface conditions should be inspected for further damage to the masonry and waterproofing beyond.

●

When inspecting masonry throughout the facade, deteriorated lime mortar should be carefully removed by hand and repointed in kind. This is particularly evident in the entrance portico and stairs of the South facade. Refer to Preservation Brief #2: Repointing Mortar Joints in Historic Masonry Buildings.

Cleaning: Given that the roof, stucco facade, and other areas on Mimosa Hall show improper signs of cleaning it’s also important to refer to Preservation Brief #6: Dangers of Abrasive Cleaning to best understand future methods of maintenance. ●

Pressure washing, or abrasive scrubbing marks are apparent on the roof and should be avoided in the future.

●

Proper Alkaline cleaners should be used to eliminate any biological growth or moisture staining.

More extensive moisture damage should first be properly cleaned and then prepped for the appropriate restoration method.

●

If there is an area that needs cleaning that has a coating or waterproofing treatment, it is imperative to find out the coating used and test any cleaning in a small unobtrusive area to prevent any irreversible changes.

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Woodwork: ​Considering the current state of several rotting or deteriorated wood architectural elements the client should refer to Preservation Brief #9: The Repair of Historic Wooden Windows. Careful consideration for scope of repair and possible replacement should be evaluated with a professional.

Particular areas of concern should be replaced in kind and evaluate all components like: glazing, trim, hardware, caulk, and even flashing. ●

Windows and character-defining wood elements should regularly be addressed by proper cleaning, refinishing, and painting procedures.

●

Woodwork should be properly scraped, sanded, primed, and finished with the appropriate paint

●

If materials cannot be retained or epoxied a Dutchman can be performed to repair the damaged wood.

●

The wood shutters need extensive restoration and repair. If possible the surrounds and primary structure of the shutter should be salvaged, and where necessary new complementary louvers or Dutchmen joints implemented.

Windows: The existing windows of Mimosa Hall are all in fair condition. There are varying degrees of deterioration throughout. Most, if not all of the windows need proper surface preparation and repainting. Crawlspace windows show signs of severe deterioration and improper glazing. When restoring or repairing the windows it’s important to refer to Preservation Brief #9: The Repair of Historic Wooden Windows. ●

Window repainting should begin with proper scraping and sanding of the surface from the interior out.

●

Remove, repair, and re-glaze the sash and adjoining glazing where necessary.

●

Avoid the use of abrasive cleaners or heating treatment methods around the glass and adjoining elements.

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●

Repair or restore the frame components. If components are too deteriorated to save, it’s important to match the profile, type, and fit exactly.

●

Proper repair and installation of the surrounding waterproofing material. If there is not waterproofing membrane or flashing around moisture prone areas it’s imperative to incorporate proper flashing/waterproofing techniques.

●

Properly repaint the finished product to match the other windows.

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Maintenance Plan and Methodology In order to better address the existing conditions of Mimosa Hall, a skilled maintenance technician or consultant should be employed to coordinate inspections and prospective interventions with the house. The technician on site should perform the bulk of the topical inspections and maintenance interventions based on research provided in this document. however, when damage or scope of maintenance requires attention that is outside the skillset of the technician, a proper preservation consultant or contractor should be employed to define the appropriateness and scope of work.

Exterior Inspections should typically be a top-down approach. Each facade should be inspected individually, and the comprising architectural features assessed. Key vulnerable elements and unprotected areas should be prioritized to prevent accelerated deterioration. Interior inspections should also focus on a top-down approach starting from the attic to the basement. Prioritize areas that are already exhibiting signs of damage and further inspect sensitive conditions around mechanical, electrical, and plumbing penetrations. It is also imperative to inspect the structure and any sensitive areas after major weather events. Flooding, high winds, and continued exposure to the elements during severe weather events can expose otherwise unknown, or new conditions.

The following checklist should be utilized as a framework for inspection frequency. Inspections and any level of intervention should be documented in a survey log. This chart should be utilized as a supplementary schedule in addition to the current preservation and restoration prioritized conditions.

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Inspection Chart Feature

Inspection Frequency and Tips

Schedule

Roof

Check yearly and after every major weather event. Pay particular attention to the cornice, wall, chimney, and pediment intersections.

Yearly, Rainy and windy seasonal events.

Chimneys

Yearly inspections (similar to roof), monitor from both the attic and roof to inspect the condition of waterproofing and flashing.

Seasonal inspection, severe weather events

Roof Drainage

Inspect every 4-6 months, ensure drainage plan is properly functioning and devoid of obstructions or flat spots. (maintain min. slope ⅛” per 1’)

Before and after severe weather events

Exterior Walls and Porches

At least once a year proper inspections should be performed to address various issues of pedestrian wear, stucco, and paint conditions.

Spring rainy season, prior to seasonal painting, or after significant occupancy/events.

Monitor through-wall intersections after freeze-thaw cycles.

Windows

Inspect every 6 months for peeling paint, continued shutter damage, delamination, and any moisture infiltration/microclimate conditions.

Spring rainy season, prior to seasonal painting, or after significant occupancy/events.

Monitor window intersections after freeze-thaw cycles.

Foundation and Grade

Bi-annual inspections of moisture prone conditions around the base of building. Prevent standing water or rising damp from promoting biological growth and continued deterioration.

Pay particular attention to the South, West, and East Facades.

Spring rainy season, Pay particular attention to water drainage after every severe weather event.

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Building Perimeter

Annual inspections of various architectural features, walkways, stairs, and landscape elements.

Prevent vegetation overgrowth and buildup. Monitor key drainage areas around the house and gardens. Any flat spots or clogged areas should be properly graded and maintained.

After leaves drop in the Fall, Spring, and severe weather events.

Entryways

Bi-annually; heavily used entries, restrooms, and high-traffic areas should be inspected.

Spring, before/after large occupancy events

Doors

Bi-annually or after any major pedestrian activity

Monitor between seasonal temperature fluctuations

Attic

2-3 times a year, or after severe weather, Monitor through-wall intersections after freeze-thaw cycles.

Ensure that there is no vermin or insect infiltration.

Seasonal inspection, severe weather events

Basement/Crawlspace

4 months, or after a severe weather or Before, during and high-occupancy event. Pay particular after rain season or attention to floor supports, high-occupancy events waterproofing membrane, mechanical, electrical, and plumbing connections. Inspect for any possible insect/vermin infiltration.

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Requirements for Treatment and Use The Friends of Mimosa Hall and Gardens have expressed interest in opening the building for public use as both an events space and possible interpretive site. In order to create a fully functional and compliant public building Mimosa Hall must consider multiple requirements in addition to the proper protection of the historic resource.

National Historic Preservation Act - ​The National Historic Preservation Act of 1966 as amended (NHPA) mandates Federal protection of significant cultural resources. In implementing the act, a number of laws and authorities have been established that are binding on the National Parks Service. A routine step in the park’s planning process for the treatment of historic structures is compliance with Section 106 of NHPA, which requires Federal agencies “to take into account the effect” of any undertaking involving National Register properties. To satisfy the requirements of Section 106, regulations have been promulgated that require, among other things, consultation with local governments, State Historic Preservation Officers, Indian tribal representatives, and others with an interest in the property.61 International Building Code - ​Any prospective construction interventions or modifications to the structure, historic or not, should be reviewed in compliance with the International Building Code. The building code references the following regarding historic buildings: 3406.1 Historic Buildings: The provisions of this code related to the construction, repair, alteration, addition, restoration and movement of structures, and change of occupancy shall not be mandatory for historic buildings where such buildings are

61

​36 CFR Part 800,"Protection of Historic Properties"

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judged by the building official to not constitute a distinct life safety hazard [emphasis added].

Any danger or threat to public health or safety should be eliminated and properly facilitated in full compliance with building code.

Americans With Disabilities Act of 1990 - ​The Americans With Disabilities Act of 1990 (ADA) establishes comprehensive civil rights protection for disabled Americans, both in employment and in their right to free, unaided access to public buildings. While people with restricted mobility have most frequently benefited from ADA, protection also extends to those with other disabilities. This would include visitors with impaired vision or hearing, for whom printed tour scripts and audio tours allow interpretation of the site. Requirements for full compliance with ADA regulations are extensive and easiest to apply to new construction. Full compliance for historic buildings is more difficult and sometimes would require significant alterations to the historic character of the property.

National Fire Protection Association (NFPA) - The National Fire Protection Association (NFPA) has promulgated codes for historic buildings, most notably NFPA 909, “Code for the Protection of Cultural Resources Properties - Museums, Libraries, and Places of Worship,” and NFPA 914, “Code for Fire Protection of Historic Structures.” If the building is rewired and a sprinkler system installed, the latter being required by National Parks Service policy, fire protection will revolve around fire prevention through prohibiting storage of flammable materials and smoking inside the building. Portable fire extinguishers should also be maintained on site, especially while any work is being done on the building.

62

​United States. National Parks Service. Cultural Resources Division. ​Old Fort Rosalie Gift Shop Historic Structure Report​. Atlanta, GA: NPS: Southeast Region, 2006.

62

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Appendices

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Appendix A: Glossary of Terms Alligatoring: paint that has aged and become brittle will break and rupture, causing its texture to look like the skin of an alligator.

Asbestos: a mineral fiber obtained from magnesium silicate that was used as an insulator and as a reinforcement agent in mastics, concrete, floor coverings, and numerous other building products.

Asbestos Abatement: the process of removing or encapsulating products that contain asbestos.

Baseboard: wood trim secured at the bottom (base) of a wall to protect the wall surface and conceal the joint at the edge of the flooring.

Beam: a structural member that carries transverse loads from a joist, girder, rafter, or purlin.

Bearing (Load) Wall: a wall capable of supporting loads other than its own weight.

Casement Window: an operable window with a hinge on the vertical side.

Character-defining Feature: an aspect of a building, space, or material that is unique to the time period or methods used when a building was constructed.

Concrete: a mixture of cement, aggregate, and water that can be placed in formwork and left to cure into a monolithic material.

Cornice: the exterior portion of a building where the roof and wall meet or the portion of the interior wall where the wall and ceiling meet.

Crawl Space: a space beneath a porch or the first floor of a building that is less than one story tall.

Delamination: breaking apart in layers, usually along the bedding plane.

Double-hung Window: a window with two vertically aligned sashes, which can be opened.

Dutchman: a piece of material spliced into a surface after the damaged portion has been removed.

Entablature: ​a horizontal, continuous lintel on a classical building supported by columns or a wall, comprising the architrave, frieze, and cornice.

Epoxy: a viscous liquid compound applied to damaged surfaces or pressed into voids created by missing material. After curing, some epoxies can be sanded or shaped to match existing surface contours.

Flashing: a system of sheet metal (or other impervious) strips that are inserted across joints created by vertical penetrations in the roof. Flashing is used to keep moisture out of the joint.

Gabled Roof: a roof with a single slope on either side of the central peak.

Hazardous Waste: any material containing component that can harm human health when thrown away.

HVAC: the combination of all systems that provide heating, cooling, and fresh air.

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Joist: a horizontal framing member that is supported by beams, girders, or bearing walls and is used to support floor or ceiling loads.

Lath: wood strips, expanded metal, or drywall used as a substrate for plaster to provide gaps for forming plaster keys. May also refer to the hand-hewn wood supports resting on the attic rafters.

Lights (Side Lights): the small windows that run down the length of either side of a door.

Masonry: work that has been performed using brick or stone to construct a structures walls, flooring, or framing.

Moisture Content (Levels): the weight of water in a material expressed as a percentage of the dry weight of the material. A moisture content of 7 percent means that 7 percent of the weight of the material is due to the water within it.

Molding: a linear piece of trim often cut into an ornate profile.

Mortar: the substance found between the bricks used to adhere them to one another.

Muntin: the narrow strips of wood used to hold individual panes of glass in place in a true divided light window.

NPS Briefs: The National Park Service and the Secretary of the Interiors recommendations on restoration, preservation, and rehabilitation of structures.

Ornamental Plaster: decorative plaster with three dimensional features.

Pit Sawn: a former way of creating lumber where a pit would be carved out and one man would get in to the pit while another stood on a log laid over the hole and the two men would work together to pull the saw up and down creating cut timber.

Plaster: a mixture of lime, sand, and water used to cover walls and ceilings and to create decorative design elements.

Pointing: the process of filling joints between masonry units with mortar.

Portico:​ a structure consisting of a roof supported by columns at regular intervals, typically attached as a porch to a building Portland Cement: a form of mortar often used for repairs which has a very hard and rigid quality and can damage historic masonry.

Post and Beam: framing that uses timbers in vertical (post) and horizontal (beam) orientations.

Primary Spaces: the major public spaces of a building that significantly contribute to the historic character of the interior of a building.

Purlins: the structural members attached at right angles ot the principle rafters to provide intermediate span support for the common rafters.

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Rafter: an inclined structural member running from the peak of the roof to the eaves used to support roof cladding.

Repointing: a repair process in which failing mortar is removed and replaced with new mortar.

Rising Damp: a process in which water is drawn by capillary action into masonry.

Secondary Spaces: locations in a building that adjoin primary spaces but have less importance and les public access.

Spalling: chips or fragments that fall from the exposed face of masonry in reaction to compressive forces generated by movement or thermal expansion of building materials.

Stucco: an exterior form of plaster.

Transom Window: a window located above a door or large window that was sometimes operable to allow ventilation.

VAT: Vinyl Asbestos Tiling which was a common floor covering for many years. While the flooring is safe for use if it becomes degraded it must be removed by a hazardous materials professional.

Wallpaper: a wood cellulose-based covering applied to walls and ceilings that included hand-painted or machine-produced scenes, patterns, and colors.

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Appendix B: Drawings

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1

2

HANSELL STREET PEDESTRIAN ENTRANCE

3

6

5

ENTRY ELEVATION

4

4

REID-DESIGNED HISTORIC LANDSCAPE DESIGN AND WATER FEATURE

3

5

2

1

SWIMMING POOL WATER FEATURE

6

NORTH HISTORIC OUTBUILDING/MILL

SITE PLAN 1 NTS

Mimosa Hall Conditions Assessment Report

HISTORIC LANDSCAPE PATHWAY

SITE PLAN Project number Date Drawn by Checked by

Issue Date Author Checker

A100 Scale NTS

N

E

NORTH ELEVATION

N

S

EAST ELEVATION

W

E

W S

NORTH

1

SOUTH ELEVATION

WEST ELEVATION

SITE PLAN NTS

Mimosa Hall Conditions Assessment Report

SITE PLAN - ELEVATIONS Project number Date Drawn by Checked by

Issue Date Author Checker

A101 Scale NTS

B101

104 B102

B103

105

103 B103C

B102C

B101C

12 RISERS UP

B105

106

DN 10 RISERS

10 RISERS UP

R

107

R F

B104 STAIR CLOSET

6"X6" STRUCTURAL WOOD POST

-8" DEPRESSED CONCRETE SLAB 12 RISERS UP

108

HVAC

102 B100 101

100

4" DIA. TEMPORARY METAL STRUCTURAL COLUMNS

CRAWLSPAC E AT GRADE WITH VAPOR BARRIER

5 RISERS DN

PORTICO ABOVE

2

BASEMENT 3/32" = 1'-0"

1

Mimosa Hall HISTORIC STRUCTURE REPORT

FIRST FLOOR 3/32" = 1'-0"

FLOOR PLANS

A101 Scale 3/32" = 1'-0"

DN 12 RISERS

DN

206

13 RISERS

204

UP 13 RISERS

DN 7 RISERS

ATTIC FAN

7"X16" STEEL I-BEAM

204C

203

202C

205

206C 200C

ATTIC

207

18" O.C. RAFTER SPACING

202

200 201

14' B.O. RIDGE BEAM

3' RAISED PLATFORM

2

SECOND FLOOR 3/32" = 1'-0"

1

Mimosa Hall HISTORIC STRUCTURE REPORT

ATTIC 3/32" = 1'-0"

FLOOR PLANS

A102 Scale 3/32" = 1'-0"

STANDING SEAM METAL ROOF

ROOF 3/32" = 1'-0"

Mimosa Hall HISTORIC STRUCTURE REPORT

ROOF PLAN

A103 Scale 3/32" = 1'-0"

4/4/2018 8:35:45 AM

1

ATTIC FLOOR EL: 22'-0"

SECOND FLOOR EL: 12'-0"

ATTIC FLOOR EL: 22'-0"

SECOND FLOOR EL: 12'-0"

FIRST FLOOR EL: 0'-0"

FIRST FLOOR EL: 0'-0"

BASEMENT EL: -9'-0"

2

NORTH ELEVATION 1/16" = 1'-0"

BASEMENT EL: -9'-0"

1

EAST ELEVATION 1/16" = 1'-0"

ATTIC FLOOR EL: 22'-0" ATTIC FLOOR EL: 22'-0" SECOND FLOOR EL: 12'-0" SECOND FLOOR EL: 12'-0" FIRST FLOOR EL: 0'-0" FIRST FLOOR EL: 0'-0" BASEMENT EL: -9'-0"

4

SOUTH ELEVATION 1/16" = 1'-0"

BASEMENT EL: -9'-0"

1

WEST ELEVATION 1/16" = 1'-0"

Mimosa Hall HISTORIC STRUCTURE REPORT

ELEVATIONS

A104 Scale 1/16" = 1'-0"

WOOD SHUTTER DETERIORATION THROUGHOUT

WOOD DETERIORATION AND PAINT PEELING AROUND SHUTTERS AND WINDOWS ATTIC

STUCCO CRACKING AND PORTLAND CEMENT PATCHWORK 2ND

DAMAGED AND DETERIORATING WOOD CRAWLSPACE WINDOWS

IMPROPER STUCCO PATCHWORK 1ST

BASEMENT

1

EAST ELEVATION 1/8" = 1'-0" IMPROPER GLAZING INFILL AND THROUGH-WALL CONDITIONS

MOISTURE STAINING AND BIOLOGICAL GROWTH ALONG BASE

Mimosa Hall Historic Structure Report

EAST ELEVATION CONDITIONS

CLAPBOARD WOOD ROT AND DELAMINATION

MOISTURE STAINING AND MASONRY/STUC CO SPALLING AT CHIMNEY

WOOD CORNICE AND COPING DELAMINATION AND DETERIORATION

MASONRY/STUC CO STEP CRACKING AND PATCHWORK REPAIR

ATTIC

TYPICAL WOOD SHUTTER ROT AND DETERIORATION

REAR ENTRANCE ARCHITRAVE ALLIGATOR CRACKING AND PEELING PAINT 2ND

WINDOW SILL MOISTURE STAINING, BIOLOGICAL GROWTH AND DETERIORATION

RISING DAMP, BIOLOGICAL GROWTH AND MOISTURE DAMAGE AT BASE OF WALL

WOOD ROT AT EXIT STAIR

1ST

MASONRY SPALLING AND MOISTURE DAMAGE AT BASEMENT ENTRY

BASEMENT

1

NORTH ELEVATION 1/8" = 1'-0"

Mimosa Hall Conditions Assessment Report

NORTH ELEVATION Project number Date Drawn by Checked by

Issue Date Author Checker

A102 Scale 1/8" = 1'-0"

WOOD PEDIMENT COPING AND CORNICE DETERIORATION AND PAINT PEELING

WOOD PEDIMENT COPING AND CORNICE DETERIORATION AND PAINT PEELING

ATTIC

2ND

STUCCO PATCHWORK ABOVE ENTRANCE ARCHITRAVE

MOISTURE STAINING AND STUCCO SPALLING ON COLUMNS 1ST

MASONRY STEPS MORTAR DETERIORATING. CONCRETE TOPCOAT SPALLING.

1

SOUTH ELEVATION 1/8" = 1'-0"

Mimosa Hall Historic Structure Report

CONCRETE PORTICO TOPCOAT DETERIORATED AND EXPOSING MASONRY BENAEATH. MASONRY SPALLING AND MORTAR DETERIORATION

SOUTH ELEVATION CONDITIONS

WOOD DETERIORATION AND PAINT PEELING AROUND COPING AND SOFFIT

PORTLAND CEMENT PATCHWORK

ATTIC

ALGAE GROWTH AND MOISTURE STAINING AT WINDOW SILLS

2ND

WINDOW PAINT PEELING THROUGHOUT

1ST

MOISTURE STAINING AND BIOLOGICAL GROWTH ALONG BASE. MASONRY MORTAR DETERIORATION

BASEMENT

1

WEST ELEVATION 1/8" = 1'-0" WOOD SHUTTERS AND HARDWARE DAMAGED AND DETERIORATING

Mimosa Hall Historic Structure Report

WEST ELEVATION CONDITIONS

Appendix C: Secretary of the Interior’s Standards for Rehabilitation 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment.

2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided.

3. Each property shall be recognized as a physical record of its time, place, and use.

Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken.

4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved.

5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved.

6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence.

7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible.

8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken.

9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment.

10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired.

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Appendix D: Secretary of the Interior’s Standards for Restoration 1. A property will be used as it was historically or be given a new use that interprets the property and its restoration period.

2. Materials and features from the restoration period will be retained and preserved. The removal of materials or alteration of features, spaces and spatial relationships that characterize the period will not be undertaken.

3. Each property will be recognized as a physical record of its time, place and use. Work needed to stabilize, consolidate and conserve materials and features from the restoration period will be physically and visually compatible, identifiable upon close inspection and properly documented for future research.

4. Materials, features, spaces and finishes that characterize other historical periods will be documented prior to their alteration or removal.

5. Distinctive materials, features, finishes and construction techniques or examples of craftsmanship that characterize the restoration period will be preserved.

6. Deteriorated features from the restoration period 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.

7. Replacement of missing features from the restoration period will be substantiated by documentary and physical evidence. A false sense of history will not be created by adding conjectural features, features from other properties, or by combining features that never existed together historically.

8. 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.

9. Archeological resources affected by a project will be protected and preserved in place. If such resources must be disturbed, mitigation measures will be undertaken.

10. Designs that were never executed historically will not be constructed.

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Appendix E: Bibliography ●

Mimosa Hall 1933 HABS/HAER survey, Library of Congress archives

●

Cadmus Mimosa Site Observations Priority Repairs Memo, 09-12-2017, City of Roswell on Behalf of Friends of Mimosa Hall and Gardens.

● ● ●

"History." Friends of Mimosa. Accessed March 05, 2018. https://www.friendsofmimosa.org/mimosa-hall-history/​.

National Register Historic District, Roswell Georgia, Mimosa Hall Description QPublic.net - Fulton County, GA. Accessed March 05, 2018. https://qpublic.schneidercorp.com/Application.aspx?AppID=936&LayerID=18251&PageTypeID=4 &PageID=8156&Q=1275584032&KeyValue=12%2B191203840048.

●

Neel Reid Architecture, Georgia Trust for Historic Preservation, Mimosa Hall, pgs. 186-188.

●

Mack, Robert C., Preservation Brief 1: Assessing Cleaning and Water-Repellent Treatments for Historic Buildings. Washington, D.C.: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior, 1998.

●

Mack, Robert C. and John P. Speweik, Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings. Washington, D.C.: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior, 1998.

●

Grimmer, Anne E., Preservation Brief 6: Dangers of Abrasive Cleaning. Washington, D.C.: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior, 1998.

●

Myers, John H., Preservation Brief 9: The Repair of Historic Wooden Windows. Washington, D.C.: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior, 1979.

●

Bucher, William Ward, “The Crack Detective: Part 1, Beginning the Investigation,” The Old-House Journal, vol. 9, no. 5, 1981.

●

Jowers, Walter, “Standing Seam Roofs,” The Old-House Journal, vol. 8, no. 2, 1985.

●

Park,Sharon C., Preservation Brief 47: Maintaining the Exterior of Small and Medium Size Historic Buildings. Washington, D.C.: Technical Preservation Services Division, National Park Service, U.S. Department of the Interior, 1998.

●

Merrell, Henry. The Autobiography of Henry Merrell: Industrial Missionary to the South.

Edited by James Skinner. Athens, GA: The University of Georgia Press, 1991.

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Mitchell, William R. J. Neel Reid: Architect. Atlanta, GA: Georgia Trust for Historic Preservation, 1997.

●

Nichols Frederick Doveton. The Architecture of Georgia. Chapel Hill, NC: The University of North Carolina, 1957.

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