Appendix A- APS Condition Assessment Final Report 20-06-24.pdf.crdownload

FREDERICK H. COSSITT LIBRARY

CONDITIONS ASSESSMENT

388 NORTH GRANBY ROAD

GRANBY, CT 06035

PREPARED FOR:

THE FRIENDS OF THE COSSITT LIBRARY, INC.

388 North Granby Road

Granby, CT 06035

TOWN OF GRANBY

15 North Granby Road

Granby, CT 06035

PREPARED BY:

ARCHITECTURAL PRESERVATION STUDIO, DPC

594 Broadway, Suite 919 New York, NY 10012-3233

ISSUED:

24 June 2020

APS PROJECT NO:

20-009

TABLE OF CONTENTS

1.0 INTRODUCTION

2.0 EXECUTIVE SUMMARY

3.0 RESEARCH

4.0 EXAMINATION METHOD

5.0 BUILDING HISTORY AND DESCRIPTION

6.0 EXISTING CONDITIONS

7.0 REPAIR RECOMMENDATIONS

8.0 CONCLUSION

9.0 PRELIMINARY COST ESTIMATES

10.0 PHOTOGRAPHS

11.0 APPENDIX

Frederick H. Cossitt Library Town of Granby 388 North Granby Road, Granby, CT Conditions Assessment

Architectural Preservation Studio, DPC 24 June 2020 Project No: 20-009 Page 1

1.0 INTRODUCTION

1.01 Project Description

Architectural Preservation Studio, DPC (APS) was retained by the Town of Granby for a Conditions Assessment for Frederick H. Cossitt Library, including:

1. Assess the Library building’s current existing conditions on a comprehensive basis including a building codes review.

2. Estimate the remaining functional life of each.

3. Include a discussion on building materials failure of those materials, code violations and ADA accessibility.

4. Recommend the appropriate scope and priorities for repair, replacement or improvements.

5. Develop “order of magnitude” estimates for each work item including cost estimates and a proposed budget.

The intent of this Report is to describe the existing conditions and deficiencies observed, document those findings, and provide the Friends of The Cossitt Library and the Town of Granby with recommendations for a proposed scope of work and a preliminary construction cost estimate. Sources of damage and deterioration in this Conditions Assessment include, but are not limited to: natural building settlement; failed materials in the building itself; deterioration due to exposure to the elements; previous and on-going leaks; moisture infiltration; wear from use; deterioration due to age; and inappropriate previous alterations or repairs.

This report has been prepared for the Friends of the Cossitt Library and the Town of Granby as an account of the findings.

The information obtained during the survey investigation is detailed in this Conditions Assessment Report. This report includes a brief history, existing conditions, deficiency and deterioration findings, repair recommendations, and a budget estimate for implementing the recommendations.

Site visits were completed in April and May of 2020 to document and observe the Library in its current condition. The Friends and the Town of Granby provided numerous floor plans, photos, and other documentation, as well as verbal information concerning the history of the building, various individuals associated with the building and its issues..

All work specified must comply with the Secretary of the Interior’s Standards for the Treatment of Historic Properties. All work described for this project will comply with the most recent edition of the Connecticut State building codes, and the 2015 International Existing Building Code and the 2017 supplement. Specific consideration is given to:

• 2015 IEBC Chapter 12 Historic Buildings, which provides means for the preservation of historic buildings.

• 2015 IEBC Appendix B Supplementary Accessibility Requirements for Existing Buildings and Facilities.

• 19 CRR-NY 1240.6 (a) Exceptions to the Energy Code.

1.02 Professional Team

This project was contracted to Architectural Preservation Studio, DPC, (APS) a New York City-based architectural preservation firm with a satellite office in New Canaan, CT. APS directed and managed all aspects of the project. APS conducted surveys, gathered research information, identified deficiencies, conducted probes, developed cost estimates, and coordinated the production of this report. APS has expertise in materials conservation, building maintenance, repairs and restoration, conditions assessment, space programming, and the design and administration of repairs for both historic and contemporary structures.

1.03 Project Directory

CLIENT: THE FRIENDS OF THE COSSITT LIBRARY, INC.

388 North Granby Road Granby, CT 06035

• Harry Werner, President – Friends of the Cossitt Library, Inc.

860.978.8513

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OWNER: TOWN OF GRANBY

15 North Granby Road Granby, CT 06035

• John Ward - Town Manager

Granby Town Hall 15 North Granby Road Granby, CT 06035 860.844.5300

• Kirk Severence - Director of Public Works Granby Town Hall 15 North Granby Road Granby, CT 06035 kseverance@granby-ct.gov 860.653.8959

• Amy McCue, MLIS - Director of Library Services Granby Public Library Granby, CT amccue@granby-ct.gov 860.844.5275

ARCHITECT: ARCHITECTURAL PRESERVATION STUDIO, DPC

594 Broadway, Suite 919 New York, NY 10012-3233

• Pamela Jerome, FAIA, LEED AP, FAPT, F. US/ICOMOS, President jeromep@preservationstudio.com

212.477.7976 ext. 239

• Carl Rothbart, Partner & Project Manager rothbartc@preservationstudio.com 203.594.9735

• Rose Scott Long, Project Architect longr@preservationstudio.com 203.594.9735

2.0 EXECUTIVE SUMMARY

Overall Cossitt Library is in good condition, with specific, repetitive areas of failure. There are four general categories of study:

1. Exterior Envelope - Walls, Foundation, Chimney, Windows, Doors, Roof and Drainage.

2. Interior Conditions – Walls, Ceilings, Floors, Cabinetry, Floor Plan, Access, and Circulation.

3. Site Conditions – Site Drainage, Parking, Access, Lighting.

4. Building Systems – Mechanical (heating, ventilation and cooling), Electrical, and Plumbing.

Concerning the exterior envelope, there are specific concerns for specific building material systems. Brick at the base of the building is generally in good condition with some areas of open joints and displaced or missing brick at the base of the wall. The brick chimney appears to be in good condition, but it was reported that a recommendation had been made to line the chimney. The majority of the masonry coating on the brick Lower Level walls and the chimney is peeling severely which indicates inappropriate coating product or application. Wood horizontal clapboard siding and shingles are overall in good condition, but again, the painted finishes are “alligatoring” severely throughout, and there are specific areas of paint loss due to wear or erosion from roof water runoff. Specific isolated areas of woodwork are experiencing damage and material loss. Windows and doors are overall in good condition, but in need of painting of wood elements (specifically mailto:kseverance@granby-ct.gov

Project No: 20-009 Page 3 wood doors and trim) and installation of sealant at perimeter. The asphalt shingle roof and associated flashing and drainage appear to be in good condition overall with some areas in need of adjustment or repair.

Interior finishes are generally in good condition with isolated areas of damage or deterioration. There are specific locations of damage due to leaks and other forms of moisture infiltration. Plaster in the Upper Level, original library space is cracked and damaged as a result of leaks from the clerestory windows above. There is an isolated location of damage due to a leak on the ceiling beam in the Lower Level which appears to be related to flashing issues on the exterior buttresses. Wood floors throughout appear to be in good condition, while vinyl tile floors in the toilet, and floors in the Storage Closet are in fair condition. Original bookshelves and wood trim are overall in good condition with specific areas of wear or staining. In general, the floor plan and circulation work well for the functional needs of the library, but universal access to the Upper Level, between floors and to the toilet are non-existent.

Concerning site conditions, drainage around the building appears to be appropriate as the grade slopes away from the building, although there is a build-up of mulch associated with the landscaping which is too close to vulnerable building elements in certain locations. The parking area behind the building appears to be adequate and well sited in relation to the library building. However, universal access from the parking lot to the Lower Level entrance needs to be improved. Exterior lighting needs overall assessment and improvement to assure safety for users.

The buildings mechanical, electrical and plumbing systems are all in need of upgrading to be brought up to current standards for environmental comfort, energy efficiency and ADA-code compliance.

3.0 RESEARCH

Architectural Preservation Studio reviewed available documentation, including review of items provided by the Town of Granby; accessed historic archives at the Salmon Brook Historical Society; conducted independent research; and reviewed historic images, maps and articles pertaining to the building including the National Register for Historic Places nomination, and various published histories of the building and related individuals form both physical and on-line sources. APS staff met with members of the Friends of the Cossitt Library and Town of Granby personnel to review the purpose of the project and conditions both current and past.

4.0 EXAMINATION METHOD

Architectural Preservation Studio, DPC performed visual surveys of the interior and exterior envelope of the Cossitt Library in the April and May of 2020. Visible forms of existing deterioration were observed up close and hands on with the aid of ladders and a drone and documented with digital photographs, which are reproduced in this report.

When an existing condition is evaluated, it is based on the criteria listed below. The criteria were established by the Center for Architectural Conservation at the Georgia Institute of Technology for the Preservation Assistance Division of the National Park Service.

An element is evaluated as Good when:

1. The element is intact, structurally sound and performing its intended purpose.

2. There are few or no cosmetic imperfections.

3. The element needs no repair and only minor routine maintenance.

An element is evaluated as Fair when:

1. There are early signs of wear, failure, or deterioration, though the element is generally structurally sound and performing its intended purpose.

2. There is failure of a sub-component of the element.

3. Replacement of up to 25% of the element or replacement of a defective sub-component is required.

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An element is evaluated as Poor when:

1. The element is no longer performing its intended purpose.

2. The element is missing.

3. Deterioration or damage affects more than 25% of the element and it can’t be adjusted or repaired.

4. The element shows signs of imminent failure or breakdown.

5. The element requires major repair or replacement.

A Minor deficiency of an element exists where:

1. Standard preventive maintenance practices and building conservation methods have not been followed, and / or

2. There is a reduced life expectancy of affected or related building materials and / or systems, and /or

3. There is a condition with long-term impact beyond 5 years.

A Serious deficiency of an element exists where:

1. There is deterioration, if not corrected within 2-5 years, will result in the failure of the building element, and / or

2. A threat to the health and / or safety of the user may occur within 2-5 years if the deterioration is not corrected, and / or

3. There is deterioration of adjacent or related building material and / or systems as a result of the element’s deficiency.

A Critical deficiency of an element exists where:

1. There is advanced deterioration which has resulted in the failure of the building element or will result in the failure of the building element if not corrected within one year, and / or

2. There is accelerated deterioration of adjacent or related building material as a result of the element’s deficiency, and / or

3. There is a threat to the health and / or safety of the user, and / or

4. There is a failure to meet legislative requirements

5.0 BUILDING HISTORY AND DESCRIPTION

5.01 Statement of Significance – from National Register Nomination - 1988

The Frederick H. Cossitt Library in North Granby, Connecticut is significant for a number of reasons. Firstly, the building is an unusually and extremely well-preserved example of Queen Anne architecture (Criterion C). Secondly, the first librarian, and the driving force behind the establishment of this library, was George Seymour Godard, well-known Librarian of the State of Connecticut between 1900 and his death in 1936 (Criterion B). Thirdly the library has played an important cultural role in its community and is a symbol of local philanthropy (Criterion A).

5.02 History

Much of the history that follows was based upon the booklet, “Centennial” published in 1991 detailing the history of the Frederick H. Cossitt Library. Other sources include newspaper articles, the National Register nomination, and various other sources. The history of this building was thoroughly documented in the 1988 National Register nomination and the 1991 booklet. What follows is a brief history, highlighting significant facts, events, and persons in the building’s history which are pertinent to understand this building and which contribute to its assessment and developing recommendations. For further information, it is recommended that these two essential documents be consulted.

The origin of the Frederick H. Cossitt Library stems from a stated desire by Frederick Henry Cossitt to fund a library for his hometown of Granby, Connecticut. Cossitt’s family were long-time residents of Granby dating back to pre-Revolutionary War times. Mr. Cossitt was born in Granby in 1811, moved to Tennessee when a teenager to be raised by an uncle and was introduced to a life in the mercantile business. He established a thriving dry goods business in Memphis, and later moved to New York City where he delved into real estate and other financial endeavors. Upon his death, which occurred in 1883 in New York, his children honored his wish to fund both a library in Granby and one in his adopted home of Memphis, Tennessee.

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With a $10,000 contribution from the Cossitt family, the Frederick H. Cossitt Free Library was established by the Town of Granby as an entity in 1889. A lot, which coincidentally had belonged to Frederick’s ancestor Rene Cossitt, was purchased for $200, and architect Jasper Daniel Sibley, principle of J. D. Sibley & Son of Middletown (see below) was hired for $153.10 to design the building. T. J. Green of Westfield, Massachusetts was hired to construct the 24 foot by 36 foot library building for $3370.

George Seymour Godard (1865-1936), who grew up in Granby was a student at Wesleyan University in Middletown and was hired to oversee the construction, fitting out and selection and purchasing of books. His documentation of all orders, bills and other construction and fitting out details has been carefully preserved, first at the Cossitt Library itself, and later at the Salmon Brook Historical Society. Godard was later to become the third State Librarian for the State of Connecticut and directed the building of the 1910 Connecticut State Library building in Hartford. Later to become his wife, Kate Estelle Dewey, assisted in selection of the initial book selection and continued her involvement in the library becoming acting librarian when Mr. Godard returned to finish his college degree.

On March 26, 1891, a dedication of the Library was held at the Congregational Church in North Granby. With a original holding of 1300 books, the Cossitt Library, although not the first library in Granby, was the first free library and immediately became a central part for the community. On the Lower Level a Hall, constructed and fitted out funded by conscription, also became a highly used meeting place and location for events and celebrations.

Documentation of the original Library construction currently held at the Salmon Brook Historical Society indicates that the exterior was coated with Dexter Brothers English Shingle Stain, perhaps in “Liver Red”. In 1894, the library was painted the traditional red “of the Hayes barn” and in 1895, a Horse Shed was constructed behind the Library via a fundraiser to allow extended visits. Again in 1900, the Library was due for repainting and varnishing. In 1922 the building was electrified, a replacement stove installed, the building painted inside and out, and bookcases were re-varnished.

In the 1957, the Library exterior woodwork was painted grey with white trim. In 1953 the library room was redecorated including new lighting and an “oil stove” on the Lower Level to replace the original “pot-belly stove” on the Upper Level.

The Friends of the Cossitt Library was formed in 1957 to assist with activities and events related to the Library. By the 1960s additional improvements were desired and implemented. Architect Richard Shope designed an addition along the East Elevation which included an interior stair and a Toilet room. Also at this time the West Entrance Stairs were altered from the original straight run to one with an intermediate landing with the lower flights being split and oriented perpendicular to the landing. Two maple trees flanking the entrance steps were also removed at this time. Preliminary Drawings for this project are dated 1963.

Also in 1963 the land upon which the Horse Shed was sited was deeded to the Town of Granby, and later the Horse Shed which had fallen into disrepair was burned. An aerial photo from 1970 shows the Horse Shed still present. For the 75th anniversary of the Library in 1966, the exterior was painted (“Sandlewood” – noted as looking pink), and the Lower Level Entrance Porch was enclosed.

By 1984 additional needs were addressed when architect Richard Shope once again designed improvements for the Library. The East Addition was enlarged to provide an Upper Level Workroom, and previous amenities were reorganized including reorientation of the interior stair and the Toilet room was relocated to a mezzanine level.

Energy efficient replacement windows designed to replicate the appearance of the original windows, were installed on the “upper story” in 1992. At this time, the floor in the Upper Level was repaired and refinished. An engineering report in 1997 recommended supplementing the structure of the Upper Level flooring. A new roof was installed in 2000 and in 2001 the layout of the Upper Level was “revised” with much of the original layout being preserved. New light fixtures were also added at this time. In 2010 the supplemental supports (three I-beams) recommended in the 1997 engineering report were installed supported by exterior brick piers finished to match the original brick detailing of the Library. Surrounding grounds of the Library were enlarged by acquisition of the lot to the south, demolishing the house and barn located on this property.

This acquisition was landscaped, highlighting the existing pond and new gazebo on the enlarged grounds of the Library.

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Most recently, the enclosed Lower Level Entrance Vestibule was extended to the east, providing a larger, protected entrance area for the Lower Level oriented for easier access from the parking area. At the time of this report, the exterior siding and interior cladding of this Vestibule had not been painted.

5.03 Jasper Daniel Sibley

The 1988 National Register nomination notes that “little is known about [J.D. Sibley’s] career”. It therefore is prudent to explore the life and career of the architect of the Cossitt Library as part of this report. Much of the information below is based upon the biographical entry for J. D. Sibley in the Commemorative Biographical Record of Middlesex County Connecticut published by J. H. Beers & Co. in 1903. Additional information was obtained from City Directories for Middletown, Connecticut, as well as Census Records. Building trade magazines of the period, historic post cards and a variety of other sources were also accessed as a resource for Mr. Sibley’s work.

Jasper Daniel Sibley was born in New York State (perhaps in the vicinity of Geddes and Salina, Onondaga County, now part of the suburbs of Syracuse) on September 11, 1833 to Asa and Marie Austin Sibley. He was educated in the “common school” and apprenticed as a carpenter. He was appointed New York State “inspector of salt” and worked in Geddes.

Around 1862 he moved to Connecticut and began working in a variety of positions for various companies, giving a glimpse into the vast manufacturing industry in Connecticut. First, he was in charge of the shop in the “musket-lock” department for Ira Johnson, a pistol manufacturer in Rockfall, Connecticut. Rockfall began as a manufacturing Village on the Coginchaug River in Middlefield (near Middletown), and had an interesting history as a center of pistol manufacturing for the U.S.

government, producing arms employing interchangeable parts. Ira Johnson and his former partner, later competitor Henry Aston, was a primary supplier of the highly popular U.S. Percussion Pistol Model 1842. Johnson’s company also briefly produced sewing machines for another company.

In a series of related and intertwined businesses, beginning in 1864, Sibley moved to Middletown, Connecticut. He initially worked in a gun shop on Church Street, possibly the Savage Revolving Fire Arms Company which had a contract to manufacture cartridges for Remington Firearms. Sibley was then hired as a toolmaker in the Finkle & Lyons Manufacturing Company a manufacturer of sewing machines founded in 1864. At some point, reportedly after F&L failed, the Savage Company manufactured Finkle and Lyons sewing machines with the brand name, Finkle and Lyons.

Left: Finkle & Lyon sewing machine; Right: Detail on Sewing Machine – Image of Finkle & Lyon Factory in Middletown, CT

Sewing Machine on Display at the Windham Textile and History Museum, Windham, CT Source: millmuseum.org

Around 1865 Sibley’s biography states that he became a member of the firm of Simonds, Lawrence & Co., silverplaters, a company for which no information was found. He then worked for Warwick Tool Co., (formerly American Gun Lock Company until 1865) which was in business from 1865 to 187, and where in 1868 he was issued a patent for the Sibley Level by the U.S. government.

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Sibley Level – U. S. Patent #79,266, Issued 23 June 1868 to J. D. Sibley Source: “Tool Makers of Middletown, Connecticut” - angelfire.com/wy/mtools

There are conflicting dates on the next two ventures. His biography lists him in 1870 working as a bookkeeper and draftsman for Smith & Marble (Fred Smith and James Marble) contractors and builders, and in 1873 establishing Sibley & Smith contractors and builders with Fred Smith. However, the 1874 City Directory lists him as being at Smith and Marble, with no mention of Sibley & Smith. No information is readily available on either of these two ventures, the second of which lasted only one year. He then became a salesman for G. I. Mix & Co, of Yalesville, CT, a manufacturer primarily of “Britannia goods” (housewares composed of Britannia metal, a pewter alloy) and carpenters’ tools. During these times he is also variously listed in the Middletown City Directory as a machinist, a bookkeeper and an “architect and building superintendent”.

His biography states that in 1878 he established J. D. Sibley & Son, Architects and Building Superintendents with his son Howard A. Sibley, who is also listed in their advertisement as a fire insurance agent. Beginning in 1888 when his son retired, until 1902, the year of his death, Sibley is listed simply as “J. D. Sibley”. His biography lists him as a “first-class architect” and a number of his buildings were featured in contemporary periodicals. American Architect and Architecture featured two of his designs, both in Middletown: the Parsonage for the South Congregational Society, in a 1884 issue, and the School and Chapel Building at the Connecticut State Industrial School for Girls, in an 1885 issue. Carpentry and Building Illustrated two of his Middletown “Cottages”, complete with floor plans and details, many details being similar to those at Cossitt, in two issues from 1891.

Sibley also became involved in politics, serving on the Middletown Common Council and was highly involved in the local Baptist Church, serving as an officer in the church. He died on September 30, 1902 and is buried in Indian Hill Cemetery in Middletown along with his parents, his wife, Mary Abell Sibley and their young daughter, May Bell.

American Architect and Architecture American Architect and Architecture June 7, 1884 April 11, 1885 Parsonage for the South Congregational Society School and Chapel fo the Conn State Industrial School for Girls

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Carpentry and Building Carpentry and Building May 1891 July 1891 Cottage of Charles R. Lewis – J. D. Sibley, Architect, Middletown, Conn Cottage in Middletown, Conn – J. D. Sibley Architect

5.04 Rochester Lamps

The Frederick H. Cossitt library is in a remarkable state of preservation in that most of the original materials and furnishings are still in place, and some items which have been removed have been salvaged and stored, allowing repurposing or reinstallation at some future point. Notably missing are the original ceiling fixtures.

Detail from Historic Photo of Cossitt Circa 1900 Showing Ceiling Fixture (Rochester Library Lamp)

Citing a newspaper article presumably written at the time of the Opening of the Cossitt Library, the “Centennial” written in 1991 notes that two Rochester Lamps illuminated the interior. Rochester Lamp refers to Charles S. Upton’s Rochester Lamp Company which was organized in 1884. Upton, Leonard Henkle and Frank Rhind worked together off and on and the three either together or independently acquired numerous patents over the years to improve center draft kerosene lamps. One improvement was the change from a typical flat wick, with the introduction of a tubular wick sewn from several wicks. Another was the Upton burner which included smalls holes along the edges of the blaze hole to increase air flow, increasing lighting output. Although the company originated in Rochester, New York and was later based in New York City, from 1884 through 1892 Edward Miller & Company, based in Meriden, Connecticut, began manufacturing and selling Rochester Lamps. The use of these lamps, being sourced from Connecticut manufacturers, underscores the importance of their use in Cossitt Library and the importance of either returning the original fixtures or obtaining appropriate replacement fixtures.

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The Rochester Lamp Co. New York – 1991 – 1992 Catalogue Examples of “Library Lamps”

Source: jeffreysevans.com

Circular produced by Edward Miller & Co. 1889 “Rochester Library and Vase Lamps”

Source: historicnewengland.org

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5.05 Floor Plan with Construction Dates

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5.06 Description

The Frederick H. Cossitt Library, completed in 1891 is described in the 1988 National Register nomination to be an “unusually and extremely well-preserved example of Queen Anne architecture”. With a north-south axis oriented parallel to North Granby Road, the structure has an original rectangular footprint of twenty-four by thirty-six feet. The two-story structure has an asphalt shingle-clad hip roof rising from the perimeter eaves of the Upper Level, extending towards the center a few feet where it intersects with the vertical wall of the upper clerestory wall with its band of windows. An asphalt shingle-clad hip roof whose ridge runs in a north-south direction caps the inset clerestory section of the Upper Floor Level.

Walls at the Lower Level are constructed of solid brick in a running-bond pattern. Extending around the entire perimeter is a slight variation composed of a lower single layer of brick stepped slightly forward of the wall, with a single decorative band of diagonally laid brick above, all topped by six layers of running bond brick stepped yet again forward from the face of the wall below. This upper-most run of brick arches over each of the paired double-hung windows, two of each on each elevation, except for the South Elevation which is composed of one pair of windows and one doorway. Textured amber glass was used in some if not all of the Lower Level windows. Small, square openings covered with decorative, square, cast iron covers are located towards the base of the brick walls on each of the elevations.

A wood ‘watertable” composed of a wide horizontal board topped by a narrow overhanging horizontal board forms a transition from the brick walls of the Lower Level and the wood-clad walls of the Upper Level. Upper Level walls are constructed of wood framing clad on the exterior with horizontal clapboard wood siding and shingles. Four layers of horizontal clapboard siding form the base while the upper portions are clad in scalloped shingles which flare slightly outward at their intersection with the horizontal siding below.

The clerestory wall is primarily a band of equal-height windows framed by corner panels of wood which are accented with a rectangular frame of wood molding. Originally the window composition on the West Elevation consisted of three fixed windows in the center flanked on either side by three double-hung windows with operable hoppers in their upper sash. The East Elevation consisted of the tall brick chimney located in the center of the elevation flanked by a single fixed window, then three operable double-hung windows on either side. On the North and South Elevations, two fixed windows are flanked by two double-hung, operable windows.

A single gable accenting the hip roof on the West Elevation displays the name “The Frederick H. Cossitt Library – 1890”. It is believed that decorative embellishments topped the roof ridge as are stated to have been observed in historic photographs.

The West Elevation is composed of three bays, the center of which has an enclosed vestibule set in front of the façade with an open porch in front. Both Vestibule and Porch are topped by an asphalt shingle-clad, gable roof supported by square columns at the corners of the Porch. A flight of steps extends down the center and originally led down in one single flight but was altered in 1963 to include an intermediate landing with the lower section of the steps extending perpendicular to the landing.

The East Elevation was originally rather simple in comparison having three bays with the Lower Level having paired double-hung windows on the south and north bays and no fenestration on the center bay. There was no fenestration on the Upper Levels. This elevation was altered with the East Additions of the 1960’s and 1980’s which extend from the south and center bays. The south-most portion of the addition is two stories topped by a gable at the Mezzanine Level and has two bays clad in horizontal wood siding each with a double-hung window. The Upper Level is clad in scalloped shingles with a single double-hung window under the gable. The north section of the addition which extends out from the center bay of the East Elevation is one and one-half stories clad completely in scalloped shingles with no fenestration save a small mechanical vent in the lower, north corner. Occupying the northeast corner formed by the east wall of the original Library and the north wall of the East Addition, are an air conditioning compressor and an oil storage tank. These are hidden by tall wood fencing painted to match the building. The east wall of the one-story Lower Level Entrance Vestibule is located adjacent to the south-most portion of the East Extension, is clad in horizontal siding and has a single door.

Both North and South Elevations have two bays with fenestration only on the Lower Level of the original building. On the North are paired double-hung windows in each bay and on the South Elevation a pair of double-hung windows is found in

Project No: 20-009 Page 12 the west bay, while a single door providing access to the Lower Level is found on the east bay. Three brick piers supporting the supplemental I-beams installed in 2010 are spaced along the North and South Elevations flanking the openings.

Originally, on the South Elevation, at the Lower Level Entrance door, was an open porch with a gable roof supported by columns. Columns and railing matched that of the West Entrance Porch. This porch was enclosed in 1966, the South Elevation of this enclosure having a pair of double-hung windows. Recently this enclosure was extended to the east with a shed roof sloping east. The entire enclosure is clad in horizontal siding.

All roofs are currently clad in asphalt shingles, but historic images illustrate the use of typical rectilinear wood shingles on the upper roof and west gable while the lower roof, Vestibule/Porch roof and Lower Level Entrance Porch roof are clad in scalloped wood shingles. Historic images also illustrate a decorative cresting no the main roof.

The Upper Level of the Original Library is accessed via a small Vestibule centered on the West Elevation. This Vestibule has paired original seven-panel cypress doors with a single light, on both the west and east walls. A single, large circular window featuring the Queen Anne style multi-paned surround is located on the north and south walls. All trim is stained wood. Walls and ceiling are clad in plaster and the floor is narrow strip wood flooring, possibly cypress.

The main original library is a 24 foot by 36 foot single room. It is a double-height space with the lower section being 10 feet high and the upper section being slightly inset and supported by a perimeter of columns. Overall the height of the space from the floor to the vaulted ceiling is 20 feet at its apex. The perimeter of columns creates a recess with a coved ceiling in which are located the library’s bookcases which wrap fully around the space, some extending perpendicularly into the room. These bookcases are original to the library, although not all are in their original layout. Only two windows are located on this lower section flanking either side of the entrance vestibule. They are double-hung and of Queen Anne design with the upper sashs having a surround of small squares of glass.

The upper section serves as a clerestory being composed predominately of windows, the centermost of which were single lights and the flanking windows being double-hung with the upper sash, which was framed in an ogee shape at the top, operating as a hopper for ventilation. Currently the west and south windows have horizontal Venetian Shades. Detailing of the wood columns and arched stretchers are similar to that of the West Entrance Porch. All walls and ceilings are plaster and all woodwork is stained in a cherry stain as original.

Two brass ceiling fixture bases are mounted symmetrically at the apex of the ceiling along the north/south axis. These fixtures were removed at an unknown date and were said to be Rochester Lamps which were fueled by kerosene and appear never to have been electrified. The exact design, fate or location of these fixtures is not known at this point.

Centered in the east wall is the chimney stack into which originally the pot-bellied stove was vented. A small circular metal cover mounted on the chimney covers the opening into which the stove’s vent was piped. An opening just north of center in the east wall leads to the East Addition.

The small, multi-level East Addition was constructed in phases first in the 1960s, and later expanded in the 1980s. This addition has a library workroom on its Upper Level. Most of the ceiling in this space slopes down to the east wall, but a perpendicular gable running east/west creates enough height for a small desk area. Single double-hung windows are located in the east wall below the gable and on the south wall, while a large triangular window follows the slope of the roof on the north wall adjacent to the stair. U-shaped steps wind down to first a Mezzanine level with a Toilet room and Storage Closet, then to the Lower Level. All walls and ceilings in the East Addition are clad in gypsum board and the floor is narrow strip pine. In the toilet, the original brick exterior east wall with the arched opening for the previously removed south set of paired windows is visible.

The Lower Level of the Original Library is one large room with a small closet in the northeast corner. This room was the original “Hall” used for community events but now serves as the Children’s Room. With the addition of the supplemental support beams in 2010, the ceiling of this space was coffered, and stained wood molding was added to enhance the beamed and coffered ceiling. Coffered recesses are locations for fluorescent strip lights and HVAC vents. Ceiling beams are wrapped in gypsum board as are all of the coffered surfaces. Walls are clad primarily in plaster with some altered sections clad in sheetrock, and the wood windows and trim are stained wood. Wood bookcases wrap the room at a height just up to windowsill level. The floor is narrow strip natural stained wood flooring. An doorway opening in the center of the east wall leads to a small hallway providing access to the boiler room and to the steps up to the Mezzanine and Upper Level.

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Originally all four walls of the Lower Level had two bays of fenestration with two symmetrically arranged sets of paired windows located on the west, east and north walls with the south wall having a symmetrically arranged paired window and doorway. The south-most paired window on the east wall was covered when the East Addition was constructed in the 1960s. An original wood door with five horizontal panels is located at the east end of the south wall originally lead directly to an exterior open porch.

This porch which was enclosed in 1966 was recently enlarged creating an Entrance Vestibule. The west portion of the north wall of the Vestibule is the exterior brick wall of the original building. The east portion, being the exterior wall of the 1960s addition, is clad in horizontal clapboard siding with a concrete base in which is a small sliding window for the crawl space under the Mezzanine. All other walls are horizontal siding on a low concrete base. There is a paired window in the east portion of the south wall and a solid panel door in the east wall providing access into the Vestibule from the parking area. Beadboard clads the flat ceiling of the Vestibule.

6.0 EXISTING CONDITIONS

6.01 Existing Conditions Summary

In general, overall the Cossitt Library is in good condition having been well constructed and well maintained. However as with any building, cycles of maintenance are necessary to prevent deterioration and damage to building elements and finishes. Current leaks and associated deterioration appear to be the result of painted coatings which are worn down to bare wood, a lack of sealant, and in specific locations improper construction detailing.

Universal access is an overriding issue for a building whose original and current use is for the public. The F. H. Cossitt Library was constructed at a time when access and use by the handicapped was not taken into consideration. Subsequent additions also did not include consideration of universal access and use which has resulted in the majority of the building having limited use by that portion of the public with accessibility issues.

Uneven climate conditions are reported between the various levels and spaces within the building as the system only has one zone. The size, and layout of the toilet room could be updated to accommodate universal access requirements, but there is no ability to access the toilet as it is located on a mezzanine only accessible via stairs. Electrical service appears to be sufficient, but there are insufficient wall outlets on both Lower and Upper Levels and internet access is limited with weak Wi-Fi.

6.02 Structure

There were no issues observed concerning the structural integrity of Cossitt Library. An engineering report from 1997 indicated insufficient load capacity for the Upper Level floor framing. Supplemental framing was installed in 2010 to provide sufficient, code-compliant structural capacity. Exterior brick buttresses incorporating original brick detailing were installed to support the supplemental steel support beams.

The only observed area of structural concern was in the West Entry Vestibule. A noticeable slope was observed in the floor from the body of the building towards the street and cracking of the plaster on the south wall indicated settlement.

However, upon inspection of the storage room below the vestibule, it was noted that the support beams for the vestibule were either installed with an intentional slope originally or stabilized incorporating the slope at some later date.

6.03 Exterior Masonry

Lower Level walls at Cossitt Library are composed of solid brick construction with stone windowsills. On all elevations except the North Elevation, the brick continues down to form the foundation. On the North Elevation, a stone rubble foundation is visible just below the windowsills. There is a crawl space under the Lower Level Floor. Small, square vents are incorporated into the wall in two locations on the West Elevation and one visible location (originally three) on the East Elevation provides ventilation to the crawl space below the Lower Level floor. These vents have decorative cast iron grills and are associated with voids built into the base of the wall.

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In general, the brick walls and stone windowsills appear to be in good condition, but the masonry coating as a whole has failed and is peeling severely indicating either improper material choice or improper application. The coating on the brick wall on the North Elevation of the Addition is intact, indicating proper material choice and installation. Brickwork at the very base of the walls exhibits lack of masonry coating (did vegetation block application?), open joints, and displaced and missing brick. Efflorescence was observed on the brick buttresses.

A slender brick chimney is located in the center of the original East Elevation and rises high above the eave of the lower roof. Masonry in the chimney appears to be in good condition but exhibits the same severely peeling masonry coating as elsewhere on the building. It was reported that the Library/Town had been informed that the chimney is in need of lining.

The chimney has a metal cap to shed rainwater.

The concrete wall at the base of the Addition on the East Elevation appears never to have had the masonry coating fully applied (did vegetation block application?). Upper portions of this wall are coated unevenly, but the lower portion is bare concrete.

6.03 Exterior Wood Elements

All exterior wood elements on the original and intermediary additions are exhibiting severe paint loss. Wood horizontal clapboard siding and shingles, door and window trim and cornices exhibit “alligatoring” of the painted coating and paint loss exposing bare wood. Trim on the West Entrance Porch and Stair exhibit worn paint as well. Paneled wood cladding at the base of the West Entrance Porch has suffered paint loss and damage to the wood material at the base due to splashback, and at other isolated locations caused by either substandard material, poor detailing, or lack of proper sealant application, or a combination of issues. Window surrounds exhibit significant paint loss, especially at the lower portions of the clerestory windows (sills and lower portions of jambs). Wood shingles on the East Elevation of the addition exhibit worn paint due to roof water runoff as a result of the lack of gutter in that location. On the most recent addition, the extension of the Lower Level Entrance Vestibule, much of the siding (some of which appeared to be a composite material) had yet to be painted.

The West Entrance Porch was altered as part of the changes made in the 1960’s. Most significantly the original design of a straight flight of steps was altered to insert a landing about halfway down, and a split of the steps in either direction. Either at that time or at a later point, the height and design of the railing was altered from the original to a more standard, readily available railing design. More recently the treads and risers and many other elements of the porch, stair and enclosure below were replaced with composite material.

6.04 Windows, Doors and Hardware

Plastic sheeting has been installed over the north and west clerestory windows, on the Upper Level over the North Elevation wall, and the remaining, exposed original East Elevation, on one of the paired widows on the North Elevation of the Lower Level, and on the triangular window on the North Elevation of the East Addition. This plastic was installed by the Town of Granby in response to the significant leaks and subsequent damage to building material as a result of those leaks.

All original windows at Cossitt Library have been replaced with double-glazed, vinyl-clad replacement windows which are visually compatible with the original wood windows. However, the original function of some of the clerestory windows, in which the upper sash appears to operate as a hopper window, was not replicated. Instead the replacement windows at the clerestory level are fixed and inoperable. The upper sashes of the Upper Level windows with their multipaned surround was replicated with its multipaned, squares framing the large center glass. Textured glass with an amber tint in the Lower Level windows was not replicated, nor was the decorative ogee shape of the frame at the top sash. Instead the replacement windows have a rectangular frame and the ogee is expressed through an etching of the glass at the top. Most of the original wood windows were salvaged and have been stored properly for preservation and potential reuse. APS inspected these windows for their potential for reuse and determined that they are in very good condition. It is recommended that if it is desired to reuse some of these widows that they be carefully inspected and inventoried to determine the exact number needed and available for rehabilitation, and the number needed to be replicated. All windows, whether being rehabilitated or replicated, should be retrofitted for double-glazing or compatible storm windows should be provided.

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As noted above, the wood window surrounds exhibit substantial paint loss, staining and damage. Also, there is limited visible sealant installed at the junctures of the various wood elements or the wood to vinyl-clad window and what was visible was observed to be in poor condition. This is especially significant at the clerestory windowsill level which is believed to be the primary source of the leaks leading to interior plaster and wood damage.

The triangular window on the North Elevation of the East Addition exhibits significant damage due to exposure. It would appear that there is inadequate overhang of the roof above this widow leading to this severe damage. Also, significant paint loss and lack of sealant installation has left the wood unprotected and susceptible to deterioration. This window surround exhibits significant damage.

Original, exterior wood doors at the West, Upper Level Entrance, and the South, Lower Level Entrance are generally in good condition. The original Upper Level Entrance doors, both at the exterior and the interior of the Entrance Vestibule are a pair of seven-panel, one-light cypress wood doors and are in very good condition. Original brass door hardware has decorative elements reminiscent of the Aesthetic Movement with all hinges being original. Doorknobs and plates on the interior pair of the West Entrance doors are original while knobs on the exterior pair are fairly recent replacement and of lightweight plain brass. A pair of wood screen doors have been added to the exterior of the West Entrance doorway. These doors appear to be circa 1960s and are appropriate to that time period, but not necessarily to the original time period, nor do they reflect the panel and glass pattern of the original entrance doors. Historic photos provide images of the design of the screen doors which were original or very early elements of the building.

On the Lower Level, the original entrance door is a wide, wood door with five horizontal panels. This door currently has original decorative bronze/brass hinges and doorknob/plates. A transom window above this door was noted to originally have the word, “Hall” as part of its design. A description of this sign is included in the 1988 National Register nomination, and a photo was located at the Salmon Brook Historical Society in which the window is clearly visible, but since that time, the window has been lost. It is believed that the window was removed during the installation of the supplemental beams in 2010 when the height of the transom was lowered to allow for the change in ceiling height during the course of that project.

A search for this original transom window, thus far has proven unsuccessful. During the course of the survey, the Lower Level door was slated for repair to improve function. A new door was installed on the most recent addition, the extension of the Lower Level Entrance. This door is in good condition but is solid, providing no ability to view outside when opening the door and was not equipped with automatic door openers to facilitate universal access.

6.05 Exterior Metal Elements

Some of the decorative cast iron grills on the vent openings at the base of the brick wall were damaged and/or broken. A pair of metal handrails at the steps from the parking area to the Lower Level Entrance is in good condition.

6.06 Roofing, Flashing, Gutters, and Leaders

Asphalt shingle roofs and associated flashing, gutters and leaders throughout the various portions of the building appear to be in very good…