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Item C10County of Monroe <r BOARD OF COUNTY COMMISSIONERS � Mayor David Rice, District 4 IleOI1da Keys ��x t t 0. Mayor Pro Tem Sylvia J. Murphy, District 5 Danny L. Kolhage, District I P f,< George Neugent, District 2 a Heather Carruthers, District 3 County Commission Meeting April 19, 2018 Agenda Item Number: C.10 Agenda Item Summary #4067 BULK ITEM: Yes DEPARTMENT: Project Management / Facilities TIME APPROXIMATE: STAFF CONTACT: Cary Knight (305) 292 -4527 N/A AGENDA ITEM WORDING: Approval for submission of a Department of State, Division of Historical Resources grant application by Project Management for funding of a project to update the 1994 Historic Structures Report for Pigeon Key. The Historic Structures Report becomes the foundation for future Special Category grant applications. The Special Category Small Matching grant in the amount of $50,000 will provide 50% funding with Monroe County affirming its ability to provide 50% matching funds. ITEM BACKGROUND: The Department of State, Division of Historical Resources, provides state funds for historic preservation through a competitive grant program. The purpose of this program is to provide funding to assist major local, regional, and state -wide efforts to preserve significant historic and archaeological resources and assist in the development and fabrication of major museum exhibits that will promote knowledge and appreciation of the history of Florida. The project associated with the grant application is for updating the 1994 Historic Structures Report which becomes the foundation for future Special Category grant applications. Staff will seek TDC money for the match portion of this grant. The application is for the grant period of July 1, 2019 — June 30, 2021. This application period opens April 1, 2018, with an application deadline of June 1, 2018, with notification of grant award on July 1, 2019. PREVIOUS RELEVANT BOCC ACTION: CONTRACT /AGREEMENT CHANGES: N/A STAFF RECOMMENDATION: Approval as stated above. DOCUMENTATION: 1994 Historic Structure Report Pigeon Key FINANCIAL IMPACT: Effective Date: 04/19/2018 Expiration Date: Total Dollar Value of Contract: Up to $50,000 Total Cost to County: Up to $25,000 Current Year Portion: N/A Budgeted: N/A Source of Funds: Grant County Source of Funds: Seeking TDC, Florida Sheriff's Association, Old Island Restoration Foundation, KWAHS & Monroe County in kind project management. CPI: Indirect Costs: $0 Estimated Ongoing Costs Not Included in above dollar amounts: $0 Revenue Producing: No If yes, amount: Grant: 50% County Match: 50% Insurance Required: N/A Additional Details: N/A REVIEWED BY: Ann Mytnik Completed 04/03/2018 12:26 PM Cary Knight Completed 04/03/2018 1:48 PM Kevin Wilson Completed 04/03/2018 3:20 PM Patricia Eables Completed 04/03/2018 4:43 PM Budget and Finance Completed 04/04/2018 9:19 AM Maria Slavik Completed 04/04/2018 9:46 AM Kathy Peters Completed 04/04/2018 9:47 AM Board of County Commissioners Pending 04/19/2018 9:00 AM Historic Structure Report PIGEON KEY Monroe County, Florida Prepared for the PIGEON KEY FOUNDATION Prepared by: BENDER & ASSOCIATES ARCHITECTS, P.A. 720 Caroline Street Key West, FL 33040 (305) 296 -1347 s Se a "v ronmental educat'ou TABLE OF CONTENTS Introduction Construction Chronology History and Significance Historic Period of Concern Adaptive Use Potential Analysis By Building Element 1. Main Dining Hall AKA Section Gang Quarters 2. VIP House AKA Negro Quarters 3. Unnamed Cottage AKA Honeymoon Cottage 4. Bridge Worker's Dorm AKA Paint Forman's House 5. Main House AKA Assistant Bridge Tender's House 6. Big Guest House AKA Bridge Tender's House 7. Small Guest House AKA Bridge Foreman's House 8 Foreman's House AKA Assistant Paint Foreman's House 9. Dock 10. Ramp Summary and Work Priorities Historic Photographs and Surveys INTRODUCTION This report was prepared for the Pigeon Key Foundation and commissioned by the Board of Directors: President David Rice, Ph.D. Vice President David Makepeace Secretary Dan Gallagher, Ph.D. Treasurer Trudy Murray Board Members Kerry Clemmons, Ed.D. Joe Hammond Richard Kermode Tom Koppedge Kumar Mahadevan, Ph.D. Paul Mongerson Richard Pierce, Ph.D. Doug Porch Michael Register Nancy Wettach Jerry Williams Executive Director Ray Thacker On September 18, 1993, this office conducted an Analysis by Buiding Element which is included as part of this report. We would like to thank Sharon Wells for her assistance in providing the research used for the Historic Register Nomination of Pigeon Key, Trudy Murray for coordinating the volunteers at the Flagler Museum in providing photographic research, historic documentation and photographs, Ron Stevens and Ray Thacker for their assistance, and the staff of Bender & Associates Architects, P.A., in particular William Rowan, John Daniels, Leslie Johnson and Barbara Arthur, for their untiring efforts in compiling the building element analysis and existing conditions drawings, and preparation of this report. on Construction Chronology CONSTRUCTION CHRONOLOGY 1905 to 1911 Rights of Way granted to Florida East Coast Railway July 31, 1908 Letter, C.S. Coe (Resident Engineer Knight's Key Bridge) to J.C. Meredith (Constructing Engineer), written aboard Houseboat "Miriam ". Inspection of West Summerland and Pigeon Keys for location of railroad trestle and work camp. An excerpt of the report of Pigeon Key states: "The island is rather small for a large camp but with a careful arrangement of space it will be possible to establish a very comfortable camp with space for the warehouse and a small material yard. " January 22, 1909 Letter, C.S. Coe to J.C. Meridith. Request on behalf of some salaried employees "to erect small buildings at their own expense in which they may have quarters instead of sleeping in the dormitories. " ( similar to houses at Long Key viaduct). Proposed location is "the little strip of land back of the Cement warehouse which is about 60' in width by 100' in length lying between the warehouse and the beach". January 27, 1909 Response to letter of January 22, 1909 granting permission to build four dormitories. October 13, 1909 Letter, C.S. Coe to Wm. J. Krome (Constructing Engineer). Report of work of Pigeon Key Forces for week ending October 9, 1909 included: erection of 12 spans for Kights Key Bridge leaing one out for the Knights Key Trestle Crossing, driving of piles on West Abutment of Knightts Key Bridge West on Pigeon Key Trestle and from East Abutment of Moser Channel Bridge East, stringers laid on bridge. 467 men employed: 22 engineering and accounting, 20 foremen, 60 skilled laborers, 298 unskilled laborers, 47 subsistence, 20 launch men. October 25, 1909 Letter, C.S. Coe to Wm. J. Krome. Report of work of Pigeon Key Forces for week ending October 16, 1909 refers to a storm on October 11, 1909. Damage to Knights Key Bridge superstructure, Pigeon Key Trestle damage to structure, substructure and plant. 427 employed. October 31, 1909 Letter, C.S. Coe to Wm. J. Krome. Report of work of Pigeon Key Forces for week ending October 30, 1909. Repairs to Knights Key trestle completed. Force Employed at Pigeon Key Camp: 205 (Pigeon Key); 32 (H.B. Miriam). January 17, 1910 Letter, C.S. Coe to Wm. J. Krome. Report of work of Pigeon Key Forces for week ending Janaury 15, 1910 included: 12 spans set on Knights Key Bridge, unloading two cars of Moser Channel Steel and transfer of three spans from a sunken Barge, no timber received for superstructure of the ways, work on cofferdams at Pigeon Key Dock. Forces employed at Pigeon Key Camp: 272. January 24, 1910 Letter, C.S. Coe to Wm. J. Krome. Report of work of Pigeon Key Forces for week ending January 22, 1910 included: concreting of upper Moser Channel Bridge, one span left to complete bridge. Bad squall on January 21. February 1, 1910 Letter, C.S. Coe to Wm. J. Krome. Report of work of Pigeon Key Forces for week ending February 1, 1910 included: replacement of dolphins torn out by storm on 21st, work on Pigeon Key trestle. Febraury 8, 1910 Letter, C.S. Coe to Wm. J. Krome. Report of work of Pigeon Key Forces for week ending February 5, 1910 included: driving of piles in Pigeon Key Trestle (30 bents remaining to drive to close opening west of Pigeon Key), painting of spans. February 11, 1911 Letter, C.S. Coe to Wm. J. Krome. Report of work done by Pigeon Key forces for week ending February 11, 1911 included: pulling piles at Pigeon Key Bridge, setting cofferdams and lowering forms. January 10, 1913 Letter, Wm. J. Krome to C.S. Coe. "Very bad sanitary condition existing at Pigeon Key Camp. The lack of screening at the mess halls and kitchen is probably largely responsible for the swarms of flies which infest this camp, but the quantities of rubbish strewn around are also contributory.... the camp be given a thorough cleaning up and copper screens put on the dining hall and kitchen. As this camp will probably be permanent headquarters for a paint gang, if you will get it into otherwise good condition, we will consider the matter of painting all the buildings. " December 17, 1922 Letter, to W.L. Choate from Relief Foreman regarding a school on Pigeon Key, 19 children signed up for school. Prof. Virgil Lowe, Superintendent of Monroe Public Schools advised that the "school board was prepared to furnish a competent teacher for this proposed school the I st of the year. " Four vacant buildings - propose to use one built by Mr. Couth. Cost of desk and suffient lumber for construction of benches and blackboards is $35.00. Florida East Coast Railway Co. to provide materials; parents to provide labor. 19 children signed up to attend school. January 9, 1923 Letter, H.N. Rodenbaugh, Chief Engineer to W.H. Beardsley, President, Florida East Coast Railway Company, Flagler System, in St. Augustine. Recommending approval of proposed expenditure for school. January 10, 1923 Letter, W.H. Beardsley to H.N. Rodenbaugh. Approval of recommendation for school. Authorization to proceed. January 12, 1923 Letter, W.E. Brown, Engineer of Roadway to H.N.Rodenbaugh. Order of the following materials for school: 366 LF 1x10 dressed lumber, 2 pieces 2x4" 14 ft., 4 pieces 2x4" 12 ft., 2 pieces 2x4" 10 ft., 4 pounds 8d nails, 2 square roofing paper. April 8, 1924 Letter, Gen. Supt. of Trans. to W.G. Brown. Platform where water tanks are filled in bad conditions, boards having rotted. April 12, 1924 Letter, E.D. Story to W.G. Brown. Platform repaired "temporary using the best old material I could find around Pigeon Key. " Repair material ordered 'for all the buildings in Pigeon Key " ( including platform). April 12, 1930 Letter, C.L. Beals to P.L. Gaddis. Building #1571 (Bridge Foreman's House) rented to Mr. Zollie R. Kyle, Assistant Drawbridge Operator at Moser Channel for a period of three months, at a rental rate of $10.00 per month, payable in advance, commencing May 1, 1930. May 28, 1930 Letter, W.G. Brown to F.R. Kirtland. Building #1335 (Bridge Foreman's Cottage) rented to Mr. F.R. Kirtland, Assistant Engineer, at rental rate of $10.00 per month, commencing June 1, 1930. May 29, 1930 Letter, C.L. Beals to L.C. Frohman. Referring to May 28, 1930 letter. "This structure is not a revenue building, having been erected to accommodate a bridge gang originally located at Pigeon Key. However, Mr. Kirtland's occupancy will be temporary only, and he will vacate the building promptly at any time it may be needed for our forces. " on History and Significance HISTORY AND SIGNIFICANCE Pigeon Key is an important historic resource which was recently placed on the National Register of Historic Places as an historic district. The nomination was researched, prepared and written by Sharon Wells of the Historic Florida Keys Preservation Board. Her work was instrumental in that nomination being successful and is a well- written description of the history and significance of Pigeon Key. With permission of the author, that description is reprinted herein. PIGEON KEY Pigeon Key Historic District, situated at Mile Marker 45 on U.S. Route 1 in the Florida Keys, is significant at the state level under Criterion A for its association with the Florida East Coast Railway and the Overseas Highway as a workers' camp from 1912 -1938 and as the only collection of this type of vernacular architecture remaining intact in the state. The eleven contributing buildings and four contributing structures on Pigeon Key are significant at the state level under Criterion C as the only remaining complex directly related to the construction of both the Overseas Railroad and Overseas Highway. The utilitarian buildings are all that remain of the workers' camps which dotted the Florida Keys from 1912 to 1938. The district has historic significance dating from 1912 when the buildings were first constructed, through 1940, when the island was renovated to accommodate the bridge workers for the nearby bascule of the Seven Mile Bridge. The district is isolated, reached only by the vehicular wooden ramp that descends from the old Overseas Highway. THE DEVELOPMENT OF FLAGLER'S RAILROAD The notion of a railroad traversing the Florida mainland over one hundred and fifty -six miles to Key West was conceived before Henry Morrison Flagler planned the Key West Extension of the Florida East Coast Railroad at the beginning of the twentieth century. As early as 1831, the Key West Gazette advocated construction of such a route and, in 1835, a second Key West editor echoed the same sentiment. Since no railroad had been built in the peninsula of Florida at that time, the proposals were likely attributed to the "railroad fever" that had gripped territorial and state governments in the 1830s. In later years, southern spokesmen championed the notion of constructing a railway to Key West. In the 1850s, Senator Stephen Mallory, a Key West resident and chairman of the Senate's Rivers and Harbors Committee in Washington, set forth a report in Congress describing the advantage to the United States of a railway to Key West. He thought the road was necessary to bring needed supplies to Key West, which he called the "American Gibraltar." In 1894, Jefferson B. Browne, Collector of Customs for the Port of Key West, published an article in National Geographic Magazine outlining the advantages of a direct rail route to the mainland from Key West. He appealed to Henry M. Flagler to extend his railroad line all the way down Florida's East Coast to Key West. Henry Morrison Flagler constructed the Florida East Coast Railroad (FEC); an all Florida enterprise, he was sole owner and architect of its design and fortunes. Flagler rose from comparative obscurity in a Connecticut family to amass a fortune as John D. Rockefeller's partner in the Standard Oil Company. His Florida ventures constituted a second major business enterprise at a time which, due to advanced age of 72, he might reasonably have been expected to retire. So inseparably linked were hotels and railroads in Flagler's plan that it is impossible to determine which was the more significant. In 1885, he began to improve railroad service to St. Augustine by purchasing the thirty -six mile Jacksonville, St. Augustine and Halifax River Railroad and rebuilding it. In 1888, he added the St. Augustine and Palatka and the St. Johns and Halifax, making possible continuous service from south Jacksonville to Daytona. In 1893, Flagler built his own railway lines along the previously untouched lower east coast. The mammoth transportation venture, which took over two decades to accomplish, speeded the process of settlement in Florida through the land promotion activities of the railroad system. It was changed from the Jacksonville, St. Augustine and Indian River Railway (changed from Jacksonville, St. Augustine and Halifax River Railroad) to the Florida East Coast Railway, that Flagler gave any indication that Key West might possibly be his intended destination. OVERSEAS RAILWAY With the exception of the Key West Extension of the Florida East Coast Railroad, major railway construction in Florida had ended by 1900. After extensive surveys to select the most feasible route, construction following the line of the Florida Keys began in 1905. The one hundred and fifty -six mile Key West Extension of the FEC, also known as the Overseas Railway, was often referred to during its construction as " Flagler's Folly", by foes and "The Eighth Wonder of the World" by advocates. In April, 1905, the extension began in Homestead, Florida, a small town that served as the current terminus of the FEC. The project was unique with over thirty -six bridges connecting fifteen keys. The three main viaducts spanning the ocean waters along the Florida Keys, known as Long Key Bridge, Knights Key Bridge and Bahia Honda Bridge, were representative of the extraordinary engineering involved in the project. Long Key Bridge was two and one - quarter miles in length, built on arched spans of reinforced concrete rock; Knights Key Bridge (Seven Mile Bridge), more than seven miles in length, had a draw over Moser Channel, a direct passage between the Atlantic and the Gulf of Mexico; and Bahia Honda Bridge, a truss structure, was nearly one mile in length. Equipment employed during the course of construction included 27 launches, 8 stern -wheel steamers brought from the Mississippi, 3 tugs, 12 dredges, 8 concrete mixers, 12 steam pile drivers, 10 power excavators, 8 derrick barges, 2 steel barges, 6 locomotive cranes and 2 sea -going steamers for handling concrete in bulk. The company maintained an extensive plan for repairing its own machinery at Boot Key harbor. There was a marine railway for repainting vessels and floating equipment, boiler and machine ships, saw mill and electric welding plant. Flagler established an important terminus at Knights Key where German ships carrying special concrete could dock. The work force of laborers was composed primarily of immigrant workers from New York, Philadelphia, or natives of the Caribbean Islands. The housing conditions were harsh and isolated. Workers' camps of long frame buildings for mess halls and dormitories were established on the various islands, including Pigeon Key, from 1906 until completion of the railway in 1912. The camps where the men lived were located at various places along the keys, depending upon the location of the work at any given time. Each camp was under the entire supervision of the engineer where workers got their board and lodging in addition to an average salary of $1.00 per week. The Key West Extension was completed in eight years at a cost of $20 million. It employed thousands of skilled and unskilled laborers as well as some of the best engineers, divers and specialized personnel of the time. Once the railroad was completed, the FEC constructed workers' camps for the bridge tenders, civil engineers and maintenance personnel necessary to maintain the four bridges and seemingly endless miles of track. The Overseas Railroad was never a profitable enterprise for Flagler. Although the railroad provided Key West with continuing service to the mainland, the population of Key West remained constant as the rest of Florida surged into the 1920s Land Boom. The railroad did, however, provide Key West with such commodities as fresh water, a consistent supply of food and housing materials, and tourists. The route continued to operate for 23 years, until a disastrous hurricane on Labor Day 1935 destroyed the FEC route and killed over 400 people. OVERSEAS HIGHWAY The Florida Land Boom of the 1920s created the demand for an overseas highway that would run parallel to Flagler's Overseas Railroad. In 1923, the Dixie Highway was extended to the east coast from Florida City. By 1928, with the exception of a 40 -mile gap over water, a highway had extended to Key West. The gap was traversed by ferry, but the situation was less than satisfactory. In 1933, the Florida Legislature established the Overseas Road and Toll Bridge District to bridge the water gap of the Florida Keys Dixie Highway. The following year, the Federal Emergency Relief Administration began employing World War I veterans to aid in the construction of the project. By 1935, the project had been taken over by the Works Progress Administration (WPA) and the Civilian Conservation Corps (CCC). On September 2, 1935, over 400 WPA workers and 41 miles of the FEC tracks and trestles were swept away in a major hurricane that hit the Florida Keys. Already in debt, the FEC abandoned the Overseas Railroad and sold its bridges and right of ways to the State of Florida for $640,000. The Public Works Administration and the State combined their resources in 1936 and began work converting the railroad tracks and bridges into highway spans and roads. That same year, authority was transferred from the State of Florida to the Monroe County Toll Bridge Commission. The first section was opened in January, 1938, with the entire road opened six months later. In 1958, the Toll Bridge Commission was disbanded and maintenance taken over by the Florida Department of Transportation. HISTORIC SIGNIFICANCE - RAILROAD CRITERION A The work force for the Overseas Railroad averaged 3,000 men and during period of peak activity, reached as high as 4,000. To house these workers, workers' camps were established on major keys at the most strategic locations possible. One of the most strategic of these camps was Pigeon Key. Located immediately south of Knights Key, Pigeon Key lies directly in the path of the Seven Mile Bridge. Historically, the Pigeon Key Camp served as an integral residential site for the Florida East Coast Railway, Flagler's railroad system which provided the impetus for the development of the east coast of Florida and, in particular, the Florida Keys. The earliest railroad camp on Pigeon Key was little more than a collection of tents erected in 1906 to house the Flagler surveyors. A more "permanent" camp, which included unpainted wooden dormitories, mess halls and tent sites for hundreds of railroad workers was established in 1908, after the completion of the Knight's Key Dock, the key immediately north of Pigeon Key. Major hurricanes in 1909 and 1910 demolished all of those precarious frame buildings. Beginning in 1912, more substantial frame buildings were erected by the East Coast Railway. An August 30, 1915 plat of Pigeon Key shows twelve buildings, a platform, water towers and a dock. Seven of those structures are extant: the Section Gang's Quarters, the Paint Foremen's House, the Bridge Tender's House #918 (later called the Assistant Bridge Tender's House), the Bridge Tender's House #917, the Bridge Foreman's House, a Private Cottage, and a Worker's Cottage. Each of these seven buildings are compatible resources, significant to the historic and architectural development of the district, that possess compatible design elements and maintain the scale, use and texture of the district. This camp for the Florida East Coast workers was manned continuously during the next 23 years. It became one of two base camps for the FEC, the other being located on Marathon. The only other known permanent housing for the railroad workers was located within the Town of Key West. During the 1930s, the Civilian Conservation Corps, in conjunction with the Works Progress Administration, employed 684 World War I veterans and established workers' housing at three locations in the Keys. During the Labor Day Hurricane of 1935, the other two CCC camps were completely destroyed, with a substantial loss of life. The camp at Pigeon Key (at that time still a parcel of the FEC) not only survived intact, but became a center for relief personnel. The hurricane completely destroyed the Overseas Railroad, and the Florida East Coast Railroad turned over Pigeon Key to the State of Florida. OVERSEAS HIGHWAY Pigeon Key, unlike the CCC camps located at Islamorada and Marathon, sustained little damage in the hurricane. Various reports and accounts of the devastation record Pigeon Key as the only settlement within 40 miles that had not been destroyed. Because of this, the key became the base for the relief and evacuation efforts. The Florida State Road Department assumed management of the Key after the 1935 hurricane. Already established at the very center of the devastated area, Pigeon Key was a natural base for the reconstruction of the bridges and trestles for the new Overseas Highway. Workers were housed at the Key until the completion of the highway in 1938. In 1939 and 1940, the island and the overseas highway were renovated to fulfill the needs of the new bridge tenders and road workers for the Seven Mile Bridge and bascule. Located immediately north of the Pigeon Key, the island was a natural location to house these workers. Using old railroad ties for the Overseas Railroad, a ramp leading down to the island was constructed on the southern side of the island. Public restroom facilities were constructed at the base of the ramp. In addition, a saltwater pool was constructed on the east end of the island and buildings #919 and #918 were modified to accommodate a larger number of permanent residents. Pigeon Key was run from 1941 to 1945 by J. Frank Gough, a well -known hostler, who often housed some of his tenants at the island also. Pigeon Key subsequently became a retreat and playground for officials of the Overseas Road and Toll Bridge District until the district was dissolved in 1958. In the 1970s, Pigeon Key was leased to the University of Miami to serve as a research facility for marine research. CONCLUSION Pigeon Key Historic District is extremely significant as the only resource directly related to both the Flagler Florida East Coast Railroad's Florida Keys Extension and the Overseas Highway. No other base camps, workers camps, or other structures remain from the FEC era. Although the Seven Mile Bridge and Bahia Honda Bridge structures remain, they both were widened and modified in 1935 -1938 as the Overseas Highway. The massive concrete trestles on Pigeon Key stand as the last remaining remnants on land of a monumental undertaking that overcame seemingly insurmountable odds. It was the culmination of labor of thousands of workers that completed what even the most valiant supporters of Flagler's Folly dared to believe was possible. Pigeon Key Historic District is an excellent example of the wood - framed structures used to house the workers of the Overseas Railroad and Overseas Highway. The buildings, while plain, were utilitarian while providing as much comfort as possible to the residents. This district, is typical of the type of structure built by a company to provide shelter and sanitary conditions as were possible at that time. Pigeon Key is one of two districts in Monroe County that contain wood - framed structures from the late nineteenth and early twentieth centuries, but the only one relating to the Flagler and Overseas Highway projects. In addition to their significance as representative samples of railroad workers' houses, they are also rare in that, unlike Key West Historic District, which is partially protected from the harsh subtropical weather, Pigeon Key has withstood numerous hurricanes, termite infestations, and adverse weather conditions. Additionally, the structures on Pigeon Key have retained their 1940 configurations to a remarkable extant, having not had the pressure to modernize that Key West experienced. The extant materials, historic fabric and workmanship within the boundaries of an island contribute to a sense of architectural cohesiveness and accurately portray a piece of Florida's past. SUMMARY Pigeon Key, a five -acre island located at Mile Marker 45 along U.S. Route 1 in the Florida Keys, is composed of a limestone and coral substrata. The island lies between the Gulf of Mexico and the Atlantic Ocean and is located at the Moser Channel portion of the Old Seven Mile Bridge (listed in the National Register of Historic Places as Overseas Highway and Railroad Bridges, August 13, 1979). Bridge trestles are extant. The island houses ten contributing wood - framed buildings, four contributing structures, and one contributing concrete block building. Non - contributing resources are limited to one concrete block storage shed and one concrete block garage for a total of seventeen resources located on the island. ORIGINAL AND PRESENT SETTING The site is accessed by a wooden vehicular ramp descending from the old Overseas Highway, opened in 1938. Native and exotic tropical vegetation landscaping the island contain the following: Australian pines, coconut and date palms, key lime trees, sea grapes, mahoe and banana bushes, brazilian peppers, norfolk pines, umbrella trees, tropical almond trees, gumbo limbo trees, cork trees, bird of paradise, orchids, oleander and scrub bushes. Walkways between the buildings and several concrete cisterns are evident and date from the historic period. A wooden dock exists at the north end of Pigeon Key and, at the south end of the key is a saltwater pool dating from 1940. A limited archeological survey conducted in 1988 indicated "potentially significant historic refuse that could provide information on railroad camp substance during the building of the railroad." Additionally, "some marine shell refuse and faunal bone elements suggests the remnants of a prehistoric camp." PRESENT APPEARANCE The physical condition and architectural integrity of all historic buildings is good. Alterations, or small additions to the historic buildings are compatible in terms of size, scale, and materials. Pigeon Key is an extraordinary and unique site that retains a significant historic cohesiveness. Building #919, Section Gang's Quarters The c. 1912 structure is a one - story, wood -frame building set on a combination of wood and concrete piers with board and batten siding. The building retains the original sheathing with some replacement clapboard siding. The building is basically rectangular in plan, featuring a screened front porch (facing south), an enclosed entry porch (facing north), square window openings with original horizontal wood louvered windows, and a gable roof with tin shingles. The interior contains one large room with a kitchen to the rear. The extant wood floors have been covered with tile, and wood walls exposed. It is believed that the building was enlarged using the outbuildings located on the island in 1940. Negro Workers' Cottage This c. 1912 one - story, wood -framed board and batten cottage, originally used to house black railroad workers, rests on concrete piers. A shed roofed front porch covers the entrance which contains a small louvered transom. Interior wood walls and floors are extant and covered by panelling and linoleum. A small addition at the rear of building is of a compatible design, exhibiting novelty siding. The building was moved from its original location next to #918 in 1940, and is listed on the 1915 plat of Pigeon Key as "Private Cottage. " Building #1178, Paint Foreman's Hous Plans dated May 4, 1916, depict this structure as a wood- framed rectangular building with a gable roof covered with tin. The present appearance concurs with the original floor plans which show front and rear porches and five interior rooms: living room, two bedrooms, hallway and dining /kitchen area. Fenestration is regular, with 2/2 double hung sash windows on the main facade, and original wood louvered windows at all elevations, and a central entrance. The building sits on 5 -foot concrete piers and features board and batten exterior sheathing. The wood front porch is distinguished by 44 columns, entry stairs, 1x8 flooring. A wooden balustrade with square -cut balusters has been added. A small rectangular addition with screen windows has been added on the south elevation during the historic period. The wood floors and walls have been retained, although covered with linoleum tile and panelling. Building #918, Assistant Bridge Tender's House This c. 1912 wood -frame house exhibits materials and simple details that characterize the various Pigeon Key residences: clapboard siding, five foot concrete piers, central wood steps to the screened wood front porch, a central entry to the living room, and rectangular fenestration with 2/2 double hung sash or square wood sliding doors. There is a gable roof, originally covered with flintkote, and recovered with tin shingles in 1938 -1940. The building was expanded in 1939 -1940 to accommodate the families of bridge workers. The plans for Building #918, dated May 2, 1916, reflect an L- shaped floor plan that incudes a front porch, living room, one bedroom, a kitchen /dining room and a rear porch. Alterations made in 1939 include enclosing the front porch and adding a small addition. The interior spaces are unaltered with the original wood walls and floors intact and covered with panelling or linoleum, respectively. Building #917, Bridge Tender's House Constructed prior to 1915, the wood -framed building with a square plan, steeped pitched tinned gable roof and a small shed roofed front roof dormer rests on original five foot concrete piers. The five -bay facade is distinguished by square wood columns and a wood balustrade porch. Exterior sheathing is clapboard. "Bahama- style" shutters, covered with tin, have been added. Fenestration is regular with 6/6 double hung sash windows. Building #1335, Bridge Foreman's Hou The c. 1912 two - story, wood - framed Bridge Foreman's House is located at the edge of the Bay of Florida on the west side of the key. It has a regular plan with a hipped roof covered with tin shingles, shed roofed front and rear porches and gabled, front and rear roof dormers. Exterior sheathing is clapboard. The rear porch has three bays, and square 6x6 wooden columns with supports to the secondary roof and a wood balustrade. Windows are double hung sash, awning and covered. Concrete foundation piers are one or two feet in height. Building #1580. Railroad Worker's Hou This c. 1912 wood - framed, board and batten residential building is one story with a shed roofed addition at the rear elevation, which faces the bay waters. The building is evident on the 1915 Map of Pigeon Key. The wood braces rest on two -foot concrete piers, painted white. The double -hung sash window on the east elevation has been altered with glass louvers. Wooden top- latched shutters for hurricane protection are extant. A small front porch, or stoop, exists. The gable roof has two auxiliary shed roofs. Cottage The cottage is a small wood -framed building with a tin shingled gable roof, clapboard siding, a front porch with square posts, central door with screen door, and rectangular windows. Erected in 1940 for residential housing, the structure is compatible architecturally with the single plan vernacular style evident on Pigeon Key during the earlier period of construction. Dock The dock, constructed prior to 1938, is constructed of rough cut pine boards on wood pilings. Decking was replaced several times but has retained its original piers and configuration. An earlier c. 1912 dock was located to the left, south, side of the Bridge Foreman's House. Ramp Constructed in 1938 out of wooden railroad ties from the defunct Overseas Railroad, the ramp is located at the southern end of the island. The ramp connects the island to the Old Seven Mile Bridge and is the only remaining section of the Overseas Railroad retaining the original fourteen foot length. A wooden guardrail with kneeboard flanks the ramp. Bridge The portion of the Old Seven Mile Bridge that extends over Pigeon Key contains the original splayed trestles from the Overseas Railroad which are topped by the twenty -foot wide road bed of the original Seven Mile Bridge. This is the only section of both these projects remaining on land in the Florida Keys and is part of the National Register listing for the Overseas Highway and Railroad Bridges. Generator Shed The shed c. 1938 is a small, square wood -framed building which serves as a storage shed for generators that supply power to the island. The shed sits at the edge of the key. Saltwater Pool Constructed c. 1939 -40 as part of the renovations of the island at the completion of the Overseas Highway, the saltwater pool today is approximately twenty -five yards long, ten yards wide, and eight feet deep with a small opening at the northeast corner. A foot -wide concrete walkway surrounds the pool and acts as decking. The pool contains two cast iron steps leading down to the natural strata bottom at the southwest and northeast corners, respectively. Public Washrooms Also constructed in 1939 -40, the one -story concrete block structure contains two small rooms with toilet facilities for men and women. Pool Shed This one - story, wood- framed shed first appears adjacent to the saltwater pool area in 1938. However, its simplistic utilitarian design indicates it could date from the earlier period, possibly as an outhouse located in the general area in the plat map of 1915. NON - CONTRIBUTING RESOURCES CBS Garage Building Constructed c. 1976, this one - story, concrete block structure houses three cars and has overhead retractable aluminum bay doors at the east elevation. CBS Shed Constructed adjacent to the wood -framed shed at the northwest end of the island, this one -story concrete block structure houses electrical and gardening equipment for the island. It is believed the building dates from the mid- 1970s. Structure Year Built Material #919, Section Gang's Quarters c. 1912 Wood Negro Workers' Cottage c. 1912 Wood #1178, Paint Foreman's House c. 1912 Wood #918, Asst. Bridge Tender's House c. 1912 Wood #917, Bridge Tender's House c. 1912 Wood #1335, Bridge Foreman's House c. 1912 Wood #1580, Railroad Worker's House c. 1912 Wood Private Cottage c. 1940 Wood Bridge 1909, 1938 Concrete Ramp c. 1939 Wood Dock c. 1938 Wood Shed c. 1940 Wood Pool c. 1938 Concrete Public Restrooms c. 1940 Concrete Pool Shed c. 1938 Wood Garage c. 1976 Concrete Shed c. 1976 Concrete Contributing Resources 15 Non - Contributing Resources 2 Total 17 on Historic Period Of Concern HISTORIC PERIOD OF CONCERN Designation of an "historic period of concern" establishes a temporal frame of reference for work on an historic structure. The period selected should take into consideration the condition of the structure, its significance, modifications to it over time, and the reliability of information about the building at different points in history. Normally, consideration should also be given to factors affecting its adaptability to future uses. As previously discussed, Pigeon Key's primary association is with the construction of the Overseas Railway, beginning in 1906, and the Overseas Highway from 1935 to 1938. Based on the research conducted by Sharon Wells and an April 30, 1990 article in the Key West Citizen an historical synopsis can be drawn. The earliest railroad camp on Pigeon Key was little more than a collection of tents erected in 1906 to house the Flagler surveyors. A more substantial camp was constructed in 1908, but hurricanes in 1909 and 1910 destroyed it. Beginning in 1912, permanent buildings were constructed. By 1915, 12 buildings occupied the island, seven of which survive to this day. After the completion of the railroad, the island housed the bridge tender and his workers. On Labor Day, 1935, a hurricane swept the Keys, killing about 400 people and destroying many settlements and the Overseas Railroad. Some reports say Pigeon Key was the only settlement within 40 miles that was not destroyed. Pigeon Key not only survived, it became the base for relief and evacuation efforts. With the railroad destroyed, the island was turned over to the State of Florida, and the Department of Transportation took up residence. Pigeon Key became the base for the reconstruction of the bridges and trestles for the new Overseas Highway. The highway was completed in 1938, and the new bridge tender moved into buildings that were renovated in 1939 and 1940. A ramp constructed of old railroad ties was built from the bridge down to the island. That ramp is still used today. In the 1970s, the island was leased to the University of Miami, which used it as a marine research facility. The Pigeon Key Historic District Nomination has established an historic period of concern of 1912 to 1940. Apparently, no resources remain prior to 1912 and little was done to the buildings on the island after 1945 until the University of Miami took over the buildings in the 1970s. Based on the available information, an historic period of concern from 1912 to 1940 is appropriate. on Adaptive Use Potential ADAPTIVE USE POTENTIAL The buildings on Pigeon Key are utilitarian structures, generally one story, with simple floor plans. From 1912 through 1940 the island was used as a railroad and highway work camp, and after 1940 as housing for the Bridge Tender. The remote location and poor access renders most commercial ventures not feasible. Public ownership of Pigeon Keys eliminates the option of residential use. The current Monroe County Zoning for Pigeon Key is "offshore island". Under this designation, the 5 -acre island cannot meet county density requirements under the new land development regulations, and is virtually non- useable. However, a continuous non - conforming use could continue. Through the 1970s and 1980s, Pigeon Key was used by the University of Miami as a research center. Near the conclusion of their lease, the Monroe County Board of County Commissioners took action to continue use of the island, and through ongoing maintenance, never abandoned the island or its use. The current lease with the Pigeon Key Foundation for use of the island as a research center parallels the island's use over the past two decades. Therefore, the use of Pigeon Key Foundation should be considered a "continuous non- conforming use" by the Monroe County Planning Department. Additionally, the utilitarian structures with their simple floor plans will be easily adaptable to the Marine Research Center. Based on the above, the most appropriate adaptive use appears to be the proposed research facility. on Analysis By Building Element MAIN DINING HALL AKA Section Gang Quarters (#919) Date built: 1912 Sq. Ft.: 2,869 on 9 MAIN DINING HALL AKA Section Gang Quarters (#919) Date built: 1912 Sq. Ft.: 2,869 on .� Q I ■ Associates Architects, MAIN DINING HALL o p.a. n.wli.'� 1�y �,, flo6d. 33(AO a/k/a Section Gang Quarters 305 • 296 • 1347 PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters (##919) General Description: The Main Dining Hall is a rectangular building with a gable roof running its length in the N -S alignment. A second gable intersects the west slope over the main entrance and has a shed roof extending out to cover a porch. The ridge of this gable is centered on a gable roofed cupola over the main ridge, approximately at the center of the main hall. Several additions extend from the east side as well as the north and south gable ends. A flat roofed porch addition extends from the south gable. Two shed roofed additions extend from the east face and at the north end of the east wall two gable additions with their ridges in an east -west orientation are present. A smaller gable addition extends from the north wall and a flat roofed addition with a small porch fills the space at the northwest corner. The main building and two smaller additions are sheathed with vertical board and batten siding while the later additions are covered with horizontal wood drop siding. Item: Roof Covering Evaluation: Significant /Deteriorated Description of Current Condition: The roof is covered with metal shingles. Flat areas are covered with roll roofing. Most shingles appear serviceable but areas of rusting are apparent. Where gable- roofed additions frame onto the original east slope of the main roof, the original flintkote roofing. Recommendations: The roof covering should be repaired, maintenance performed, and painted with a silver roofing paint. At a future date, when complete re- roofing is required, consideration should be given to a system which will replicate the original flintkote roofing. PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters ( #919) Page Two Item: Roof Structure Evaluation: Significant /Sound Description of Current Condition: The main roof structure is constructed of full dimension 2x6 rafters at 24" O.C. and trussed 2x6 cross ties at 6' -0" O.C. Sheathing is 1x8 to 1x10 boards. Additions are framed with various combinations of rafters and trusses. All areas where inspection is possible appear sound, although some sheathing at overhangs is rotted and requires repair. Original flintkote roofing painted silver is visible beneath the northeast gable addition. Some cross ties have been cut toward the north end of the main hall and require repairs. Four foot overhangs along the east and west walls are in good condition. Recommendations: Minimal work appears necessary at this time. However, detailed inspections should be undertaken after false ceilings are removed at the main hall. Item: Exterior Openings /Doors Evaluation: Significant /Modified Description of Current Condition: The main entrance is through paired 5 panel doors, each 2' -6" x 6' -8 ", on the west wall. Paired flush face doors, also 2' -6" x 6' -8" are present on the south gable end and access a porch addition. At the gable roofed addition on the east side, paired board doors with diagonal braces face south. These doors are 3' -0" x 7' -0 ". Each are in good condition. There are paired 3' -3" x 6'4" board doors at the north porch which access the building's main hall through a 4' -10" x 7' -0" high opening. These doors are weathered and require repairs to rotted areas. PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters Page Three Recommendations: Research is required to determine original door types and locations. Minimal work should be undertaken on doors until program requirements have been completed and historic research undertaken. Most doors will require repair or replacement. Item: Exterior Openings /Windows Evaluation: Significant /Modified Description of Current Condition: Nine sliding pocket windows, approximately 2' -8" square, are present on the west elevation; four south of the entrance and five north of the entrance. Directly north of the entrance, two of the windows are paired. In the south gable end there is a sliding pocket window on each side of the door. The one to the east was boarded up when the porch was constructed, since the porch end wall bisects it. On the east wall, the southernmost addition has four windows; two wood awnings, a vertical aluminum and glass jalousie and a boarded opening. The next addition has three small windows under a roof overhang. Three pocket sliding windows are present in the next section, which is part of the main hall. The gable addition extending east has one sliding pocket in its south face and one in its north face. The last addition on the east has paired sliding pockets on the east and a boarded opening on the north. The north addition has a single pocket window on its north gable end and attic vent above it. Recommendations: Restore all original pocket windows. Further analysis during the design phase will be required to determine suitability of existing additions for use with the established program. PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters ( #919) Page Four Item: Porches Evaluation: Significant and Non - significant Description of Current Condition: The west porch appears to be original and serves to protect the main entrance. The north and south porch additions are structurally sound but are non- compatible additions to the building. Recommendations: Research should be undertaken to determine the significance of the north and south porches. If found to be of no significance, they should be removed. The east porch should be restored. Item: Floor Structure and Foundations Evaluation: Significant /Deteriorated Description of Current Condition: Foundations under the main hall consist of 10" x 10" wood piles and 12" diameter wood piles. Supporting structural members are 6x6 at sill beams and 4x6 at interior spans. Floor joists are 2 -1/2" x 6 -1/2" at 24" 0. C. Plumbing leaks have caused deterioration to various beams, joists, and sub - flooring. Some multiple span joists span free of girders and several piers have areas of rot requiring stabilization. Additions rest on concrete piers which are severely deteriorated. Wood framing is generally in good condition. Recommendations: Wood piles which show signs of deterioration should be stabilized with a liquid consolidant. Concrete piers should be repaired or replaced, after it has been determined which additions will remain. Rotted sheathing and joists should be repaired. PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters ( #919) Page Five Item: Interiors Evaluation: Significant /Altered Description of Current Condition: The main hall has been altered with rubber flooring and a dropped cementitious board ceiling. Walls are covered with 7" wide "v" jointed vertical wood boards. The addition to the east at the south end of the building contains wet areas, including toilets, and is paneled with 5 1/4" wide "v" jointed wood at walls and ceilings. Other additions are service areas and have exposed construction. Recommendations: Preserve all wood paneling at walls and ceilings. Remove rubber flooring and cementitious ceiling panels. Item: Exterior Walls Evaluation: Description of Current Condition: The exterior walls are wood frame with the main hall, north addition and smallest east addition sheathed with board and batten siding. All other additions are sheathed with wood drop siding. Areas of siding deterioration are prevalent at additions. Board and batten siding is generally sound but has areas of deterioration. Recommendations: Repair or replace siding as required. PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters ( #919) Page Six Item: Mechanical & Plumbing Evaluation: Antiquated /Necessary Description of Current Condition: There are no mechanical systems. Plumbing runs exist throughout the building and are antiquated. Plumbing is non - operational. Recommendations: Plumbing systems will be required throughout the project site. As the largest building on the site, public restroom facilities for men and women, designed for handicap accessibility, should be considered for this building. Existing plumbing should be removed and appropriate systems designed. Item: Electrical Evaluation: Non - original /Required Description of Current Condition: Electrical is generally run in conduit w /grounded receptacles. All appears serviceable. Recommendations: Electrical systems are required for use of the facilities on Pigeon Key. The present system is serviceable but the construction program should include its eventual replacement. PIGEON KEY: MAIN DINING HALL AKA Section Gang Quarters ( #919) Page Seven Item: Site Improvements Evaluation: Significant /Negative Impact Description of Current Condition: Vegetation has grown close to the building and threatens original historic fabric. Root systems or larger trees pose a threat to foundations. Recommendations: Removal or relocation of large trees endangering the building should be undertaken. All planting adjacent to the structure should be thinned. V.I.P. HOUSE AKA Negro Quarters Date built: 1912 Sq. Ft.: 480 O'Z" I a PIGEON KEY: VIP HOUSE AKA Negro Quarters General Description: The "Negro Quarters" is a wood -frame, rectangular building, 16' -5" x 30' -4 ", with a gable roof running its length and board and batten siding on wood studs at exterior walls. Entry to the building is at the west gable end. The building has been extensively modified with original pocket windows removed and contemporary aluminum jalousie and awning windows installed. Item: Roof Covering Evaluation: Significant /Sound Description of Current Condition: The roof is covered with metal shingles in good condition. Wood- framed awnings over doors are supported by brackets and roofed with metal shingles. Surface rust and some lifting of shingles is apparent. There is no evidence of roof leaks . Recommendations: The roof covering appears to be in good condition but requires maintenance and paint. Item: Roof Structure Evaluation: Significant /Sound Description of Current Condition: The roof is constructed of full dimension 2x4 rafters at 24" O.C. and board sheathing of nominal 1x10 dimension. The structure is sound with minimal rotted areas except for the ridge plate which has visible areas of termite PIGEON KEY: VIP HOUSE AKA Negro Quarters Page Two damage. 2x4 ties are set at the top plate and span the width of the building at approximately 8' centers. Recommendations: No work is required at this time, but structural analysis should be conducted to determine if additional bracing is required. Item: Exterior Openings /Doors Evaluation: Significant /Altered Description of Current Condition: There are four doors visible from the exterior. The main entrance to the building is on the west gable end north of center line through a 2' -10" x 6' -6" door with a single flush panel. There are two doors at the south face; one at the east end, a 2' -6" x 6' -6" flush face door and one at the wend end. This door is constructed of 1x4 tongue and groove vertical boards, is 2' -8" x 6' -8 ", and is nailed shut with no visible hardware. The fourth door 2' -6" x 6' -5" is on the east end of the north wall and accesses a storage room. Recommendations: All of these doors will require replacement during a restoration. The only exception might be the board door at the southwest corner of the building. Further research during design will be required to make this determination. For the short term, these doors will be serviceable. Item: Exterior Openings /Windows Evaluation: Significant /Altered Description of Current Condition: There are six window openings in the building. On the south face a small aluminum awning serves as ventilation for a bathroom, and paired aluminum PIGEON KEY: VIP HOUSE AKA Negro Quarters Page Three and glass jalousies toward the east end of the building. Patches where two original sliding pocket windows were removed are visible. The east face has two windows, the south window is replaced with a window air conditioning unit and the north window, which is a six pane original horizontal sliding window, accesses a storage room. On the north face is a paired aluminum and glass jalousie centered in the wall. On the west gable end is a small aluminum awning window, centered between the ridge and the south face of the building. Recommendations: Only one existing window is original. This window should be restored. The remaining aluminum windows should be replaced during restoration. Removal of interior wall finishes should allow for determination of original door and window locations. Item: Porches Evaluation: Significant /Deteriorated Description of Current Condition: There are no porches on the building. There are, however, roofs bracketed back to the building over each of the four exterior doors. All are in good condition. The north wall "porch" and the south wall "porch" at the east end have both been modified. Recommendations: No work is required at this time but an eventual restoration should include restoration of the modified porches. PIGEON KEY: VIP HOUSE AKA Negro Quarters Page Four Item: Floor Structure and Foundations Evaluation: Significant /Sound with some deteriorated elements Description of Current Condition: Foundations consist of three rows of 8 "x8" wooden piles, running the length of the building at each exterior wall and the building's center. Perimeter sill beams and the central girder are wood 6x6 members; floor joists are full 2x6 at 2 feet (+/-) O.C. All structural members are in good condition except where plumbing leaks at bathrooms have deteriorated floor joists and sheathing. Recommendation: Repair and /or replace rotted floor joists, sheathing and beams. Appropriate repair methods are preferable to replacement. Item: Interiors Evaluation: Significant /Altered Description of Current Condition: The interiors have been extensively altered except for the room at the northeast corner used for storage. At this one room, the original finishes, exposed studs and vertical sheathing at exterior and interior walls, are in tact. An interior door opening through this room's west wall has been covered by paneling on the opposite side. The remaining rooms have contemporary finishes. Entry is through the west door into a large room with a unit kitchen in the southwest corner and bathroom to its east. Bathroom walls are covered with Marlite and all other walls are covered with an imitation wood paneling. Floors are red carpet and ceilings are suspended acoustic at 7' -8" above finished floor. Recommendations: Interiors are serviceable but will be stripped for an eventual restoration. Partial demolition of interior finishes should be undertaken when restoration documents are prepared to determine original details. VIP HOUSE AKA Negro Quarters Page Five Item: Exterior Walls Evaluation: Significant /Sound but weathered Description of Current Condition: Exterior walls are wood board and batten, in sound condition but with areas of deterioration. The most severe deterioration occurs where original windows were closed in. Recommendations: Repair or replace severely deteriorated siding and battens, preferably during a total restoration. If repairs are required prior to a total restoration, evidence of original doors and windows should not be covered. Item: Mechanical and Plumbing Evaluation: Non - original /Serviceable Description of Current Condition: Mechanical systems consist of a thru wall air conditioning unit in the east gable end. Plumbing systems are not functioning. Recommendations: These systems should be removed during the restoration. Replacement should only be initiated if absolutely required for the use of the building. Item: Electrical Evaluation: Serviceable /Required Description of Current Condition: A modern electrical system with grounded receptacles and circuit breakers has been installed and is serviceable. PIGEON KEY: VIP HOUSE AKA Negro Quarters Page Six Recommendations: No modifications are required at this time but a new use for this building, or an historic restoration, will include modifications to the system. Item: Site Improvements Evaluation: Significant /Endangering building Description of Current Condition: This site is dry and has good drainage. Trees and vegetation at the southwest corner covers the board door at that location. Gumbo limbos, frangipanis and palms are growing at the north side of the building. Some of this vegetation is close to the foundations and is encroaching on the foundations. Recommendations: Vegetation which is beginning to undermine foundations should be relocated. Other plants should be trimmed and pruned. The palm at the northwest corner should be moved now. UNNAMED COTTAGE AKA Honeymoon Cottage Date built: 1940 Sq. Ft.: 247 on P. li qt is I I Bender Associates Architects, 720 ..li- —2 key —t, florida 33040 305 • 296 • 1347 I I - V - .' 9 1 UNNAMED COTTAGE a/k/a Honeymoon Cottage I xa PIGEON KEY: UNNAMED COTTAGE AKA Honeymoon Cottage General Description: The "Honeymoon Cottage" is a rectangular building, 13' -6" x 19'6 ", with a 4'- 6" x 15' -9" porch on its west side. The porch aligns with the south wall and has a shed roof intersecting the facia of the main building's gable roof. Windows on the remaining three sides are covered with wooden hoods (awnings). The gable roof is covered with metal shingles and walls are sheathed with horizontal wood drop siding. Item: Roof Covering Evaluation: Significant /Sound Description of Current Condition: The roof consists of metal shingles painted silver. Some signs of rust are present and flashing is required where plumbing vents extend through the roof. The roof covering appears to be in good condition. Hoods over windows are covered with flat asbestos shingles painted silver. Recommendations: Provide flashing as required, continue maintenance and paint. Flash or repair roofing at porch to main roof junction after sheathing is repaired. PIGEON KEY: UNNAMED COTTAGE AKA Honeymoon Cottage Page Two Item: Roof Structure Evaluation: Significant /Sound Description of Current Condition: All exposed rafter tails, full 2x6 @ 20" +/- O.C., are sound. Hoods over windows require repairs and some replacement members. Porch rafters are nominal 2x4 @ 40" O.C. covered with wood board sheathing. The sheathing is rotted at its intersection with the main roof. Facias are weathered. Recommendations: Replace the rotted sheathing at the intersection of porch and main roof. Inspect and repair facias. Item: Exterior Openings /Doors Evaluation: Significant /Sound Description of Current Condition: The building is accessed through a single exterior door from the west porch. The 2' -6" x 6' -8" wood door has a plywood panel in place of an original 21" wide x 35" high glass lite over two horizontal raised panels. The door is functional and in good condition with all hardware operational. Recommendations: Replace plywood panel with 1/8" tempered glass. PIGEON KEY: UNNAMED COTTAGE AKA Honeymoon Cottage Page Three Item: Exterior Openings /Windows Evaluation: Significant /Sound Description of Current Condition: There are six windows in the building, all wood, horizontal sliding windows, approximately 27 square, pocketing into the walls. All have single glass panes and are operational. Some have broken glass and /or missing screens. The east and west walls each have two windows while the north and south gable ends each have one window centered on the ridge. Wooden awnings over windows are deteriorated. Recommendations: Replace broken glass with tempered safety glass and replace or repair all screens as required. Repair awnings over windows. Item: Porches Evaluation: Significant /Deteriorated Description of Current Condition: The west porch, 4' -6" x 15' -9 ", has deteriorated 2x6 decking and a shed roof supported at each corner by 3 5/8" square columns. The beam supporting the nominal 2x4 rafters is a single 2x6, deflected slightly. Railings consist of a single 2x4 top rail set flat @ 29" above the porch floor. Recommendations: Calculate structural requirements for the Replace porch decking with appropriate opened to the public, railings will need porch roof beam and repair as needed. materials. If this building is to be .o be replaced for code compliance. PIGEON KEY: UNNAMED COTTAGE AKA Honeymoon Cottage Page Four Item: Floor Structure and Foundations Evaluation: Non - original /sound Description of Current Condition: Foundations under the main house are contemporary 8 "x16" CMU filled with concrete on concrete footings. There are three piers at each gable end and three piers at the center line of the building, all supporting 4x8 perimeter beams and central girder. Floor joists are nominal 2x10s @ 16" O.C. supporting 1x4 tongue and groove sub - flooring. All are in good condition. The front of the porch is supported on 4x4 posts set on 8" square concrete blocks at grade. Porch framing shows signs of rot and deterioration. Floor sheathing at the bathroom is deteriorated. Recommendation: The main house foundations and floor structure are in good condition and require no work at this time. Porch framing, decking and foundations should be repaired with appropriate foundations installed. Repair deteriorated sheathing where plumbing penetrates the floor. Item: Interiors Evaluation: Significant /Modified Description of Current Condition: The interior is divided into three rooms: entry, bathroom and bedroom. The entry at the SW corner is 7'x8' and is used as a study. In the SE corner is a five by eight foot bathroom. The north half of the building is used as a bedroom, 10' wide x 12' -6" long with closets on each side of the west window. The ceiling is 7' -4" above finished floor and is covered with nominal 1x6 tongue and groove wood with "V" joints. Walls are also covered with this same wood. Floors are covered with vinyl tile except the bath which has plywood over deteriorated sheathing. The bathroom door is flush, while the bedroom door is four panels. UNNAMED COTTAGE AKA Honeymoon Cottage Page Five Recommendations: Repair bathroom floors. Remove vinyl and refinish wood floors. Item: Exterior Walls Evaluation: Significant /Sound Description of Current Condition: Exterior siding is a horizontal drop siding with peeling paint. The siding on the east wall is rotted in places and some trim requires repair. Recommendations: Replace rotted siding and trim. Repair /replace hoods over windows. Paint the building. Item: Mechanical and Plumbing Evaluation: Non - significant /May be required Description of Current Condition: An air conditioner is installed in the bedroom window at the north gable end. Bathroom fixtures are deteriorated. Recommendations: Through program requirements, determine the need for air conditioning. If mechanical systems are required, provide an appropriate installation to replace the window air conditioner unit. Repair all plumbing as required. PIGEON KEY: UNNAMED COTTAGE AKA Honeymoon Cottage Page Six Item: Electrical Evaluation: Outdated /Required Description of Current Condition: Electrical systems are outdated. Recommendations: Install appropriate code legal systems. Item: Site Improvements Evaluation: Non - significant elements Description of Current Condition: The building is raised approximately three feet above grade. The site has good drainage with grass on all sides and low shrubs on the west. Recommendations: Maintain existing vegetation. BRIDGE WORKERS' DORM AKA Paint Foreman's House (#1178) Date built: 1912 Sq. Ft.: 1,364 on ■ Bender Associates Architects, p.a. 726 molim etrwt k y —t, flo4d. 33040 s. 10 FIRST FLOOR PLAN Lr --- L----j Scale: 114 - r -0 ' BRIDGE WORKER'S DO I Packet Pg. L28 a/k/a Paint Foreman's House PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House ( #1178) General Description: The Bridge Workers' Dorm is a rectangular, one -story building 23' -6" wide x 53' long, sheathed in wood board and batten siding with a gable roof covered with metal shingles. An open porch with a shed roof runs the width of the building along the north end. A smaller porch, 5' deep x 11' -6" wide, covers the south entrance. The south end, 8' deep, contains toilet and shower facilities. A central corridor runs the length of the building providing access to three rooms along the west and four rooms along the east, the second from the north end being a kitchen. A screened porch is accessed from the kitchen and extends toward the east. Item: Roof Covering Evaluation: Significant /Weathered Description of Current Condition: The roof is covered with metal shingles, painted silver on all roof areas. The north porch shed roof has a hip extension on three sides which is covered by roll roofing. Metal roofing is weathered with some shingles lifted at the front edge and other shingles rusted through, primarily at the eaves. Recommendations: Roof maintenance is required. Repair shingles which have lifted and replace shingles which have rusted through. Paint all metal shingles. PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House (#1178) Page Two Item: Roof Structure Evaluation: Significant /Sound with areas of deterioration Description of Current Condition: The roof is constructed of wood rafters and ceiling joists, sheathed with 1x8 boards. The roof overhangs the east and west sides approximately four feet. Rafter tails are full dimension 2x6 at the main roof, north porch, and south shed roofed bathrooms. The south porch and hipped extension at the north porch are constructed of contemporary lumber. At the south porch 1 -5/8" x 3 -5/8" rafters and board sheathing are present. While the north porch extension is constructed of unpainted 1 -1/2" x 3 -1/2" rafters, plywood sheathing and new 2 -1/2" x 5 -1/2" facia; with sheathing, rafters, and most rafters unpainted. The east porch roof is hipped, constructed with 1 -5/8" x 3 - 5/8 " rafters and board sheathing. Several areas of sheathing are rotted through. Recommendations: Rafters are generally in good condition. While the ridge and facias are sagged, the locations match sags in the building walls. It is anticipated that leveling of the floor and walls will also remove the roof sags. Plywood sheathing at the north porch roof extension is not flashed, contributing to rot of the porch roof facia. Research is required to date this extension. If significant, it should replicate the original and be properly flashed. Item: Exterior Openings /Doors Evaluation: Significant /Weathered Description of Current Condition: Two exterior doors are present, one at each gable end. The north door is 2' -6" x 6' -4" with a four pane window over three horizontal panels. The south door is 2' -8" x 6' -2" with a four pane window over three horizontal panels. The north door, with raised panels, has been repaired with metal reinforcing. The south door has flush panels, is newer and has more contemporary locksets. PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House ( #1178) Page Three A cased opening which had a previous inswing door, accesses the east porch from the kitchen. Recommendations: The doors and hardware are presently serviceable but will require eventual restoration or replacement. Item: Exterior Openings /Windows Evaluation: Significant /Altered, Weathered Description of Current Condition: The north wall has two windows, one on either side of the central door, single hung, two over two sash. The east wall has five windows, horizontal sliding which pocket into the wall, six lites at all except the center window, which has a single lite. All windows are constructed of wood. From the north end, the second window accesses the porch from the kitchen. The south wall has two windows, a four pane wood pocket and six lite wood pocket, both on the east side of the central door. Two windows were removed and the openings closed between the bathrooms and south bedrooms, when the south "original" porch was enclosed for a bathroom. The west wall has five wood pocket windows, six lites each except for the center window which has a single lite, and the northernmost window which is a two lite window. Recommendations: All windows are operational but tracks are dirty and sashes are deteriorating. Clean all tracks, repair all sash and replace broken glass. Paint windows but not tracks. PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House (##1178) Page Four Item: Porches Evaluation: Significant /Sound Description of Current Condition: The north porch is 6' -2 1/2" x 22' -7" with a three bay facade created by four 3 -1/2" x 5 -1/2" posts. The porch is accessed by a new wood stair the full width of the central bay. Railings are constructed of 1 -3/4" x 4" top and bottom rails with 3/4" x 2 -5/8" vertical pickets at 6 -1/2" to 7" O.C. Porch decking consists of various size boards, from 3 -3/4" to 10" wide. The porch roof is a shed, sloping away from the north gable end, with full dimension 2x6 rafters at 30 " -32" O.C. The porch appears to slope toward the building. Recommendations: The porch is presently sound, but a full historic restoration should include new porch flooring to replicate the original. Item: Floor Structure and Foundations Evaluation: Sound /Some deterioration Description of Current Condition: Foundations consist primarily of 10" diameter wood piers with 10" square concrete piers at the east porch and 8" square wood piers at the north and south porches. Perimeter sill beams are 6x6. There are two rows of 4x6 girders supporting full 2x6 floor joists at 24" O.C. All girders and sill beams are deflected with some beams being crushed, broken or rotted at supports. Floor sheathing is nominal 1x6 below 1x4 flooring. Sheathing is rotted where plumbing penetrates the floors. Concrete porch piers are severely deteriorated, spalled and broken. Recommendation: Structural calculations for floor beams and joists are required based on proposed use live loads. The building should be leveled and structural reinforcing added prior to opening the building to the general public. Concrete foundations should be repaired or replaced. PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House (#1178) Page Five Item: Interiors Evaluation: Significant /Altered Description of Current Condition: The building is subdivided with a central corridor Y -10" wide accessing four rooms on the east and three rooms on the west, as well as the bathrooms (previously a porch) on the south end. The three west rooms function as bedrooms. On the east side, the north room and two southernmost rooms were bedrooms while the remaining room served as a kitchen, through which the screened porch was accessed. Original wood floors are covered with composition rubber. Walls are wood and have vertical joints with two types used: a vertical, beaded tongue and groove with joints at 3 -3/4" O.C. and "v" grooved at 1 -2/3" O.C. An acoustical dropped ceiling was installed 7" below the original tongue and groove beaded wood ceiling. The original ceiling is approximately 8' -0" above finished floor. Recommendations: Remove rubber flooring and false ceilings in order to assess the condition of original materials. Item: Exterior Walls Evaluation: Significant /Deteriorated Description of Current Condition: Exterior walls are wood boards with 2" wide sculpted battens vertically at 8" to 9" O.C. Porches are sheathed with a horizontal drop siding. Some deterioration and rot is present, principally at porch /wall intersections and bottom trim boards. Recommendations: Repair rotted members using an appropriate material. PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House ( #1178) Page Six Item: Mechanical and Plumbing Evaluation: Antiquated Description of Current Condition: There are no mechanical systems. Plumbing is outdated and deteriorated, consisting of a three - compartment kitchen sink, two showers, two toilets, and two lavatories. Recommendations: Research is required to determine when plumbing was installed and the south porch enclosed. Depending on program requirements and research, appropriate alternatives mi ht include: (1) removal and restoration of porch, (2) replacement in its present configuration, or (3) new systems with a new design. Item: Electrical Evaluation: Outdated /Inappropriate Description of Current Condition: Electric systems are not operational, outdated and include exposed conduit and fluorescent fixtures in suspended ceilings. Recommendations: Modern electrical systems will be required for the operation of the buildings. Existing systems should be removed and new, more appropriate systems designed and installed. PIGEON KEY: BRIDGE WORKERS' DORM AKA Paint Foreman's House (# 1178) Page Seven Item: Site Improvements Evaluation: Significant /Appropriate Description of Current Condition: The building is raised three feet above adjacent grade. The site consists primarily of grass with some trees and low planting on the east side. Recommendations: Maintain existing vegetation. MAIN HOUSE AKA Asst. Bridge Tender's House (#918) Date built: 1912 Sq. Ft.: 1,848 on P-0 4z Z 0 . 0 I Bender Associates Architects, 720 sr. . 6 Y west, florid. 33040 305 • 296 • 1347 FIRST FLOOR PLAN �- ScW*: 114 -l'-O MAIN HOUSE j Packet Pg. 337 a/k/a Assistant Bridge Tende IT &A%X%akj- PIGEON KEY: MAIN HOUSE AKA Assistant Bridge Tender's House (#918) General Description The "Assistant Bridge Tender's Quarters" is a 24' x 38' wood- frame, gabled - roofed structure with numerous shed roofed additions and porches. The 24' gable end faces south and its ridge runs north to intersect a cross -gable at the north end of the building. This structure is occupied, and so has fully - functional plumbing and electrical systems. It is a warren of rooms whose intact finishes prohibit viewing of underlying, original finishes at this time. Research of historic data and photos is required to date various additions and porches. Item: Roof Covering Evaluation: Significant /Altered /Sound Description of Current Condition: The present roof covering is asphalt and /or fiberglass shingle roof which appears to be in good condition. Major roofs have newer - looking white shingles while smaller, bracketed roof additions over windows and around porches have older looking green shingles or Victorian metal shingles. The green shingles appear to have exceeded their rated life span in this climate. The metal shingles are somewhat deteriorated, but with proper repair /maintenance should serve for many more years. The white shingles appear to be recent and should be serviceable for perhaps five to ten years. No roof sheathing is visible except at overhangs where it appears to be mostly sound. There is deteriorated sheathing at small bracketed roof additions and a few other locations. PIGEON KEY: MAIN HOUSE AKA Assistant Bridge Tender's House ( #918) Page Two Recommendations: Review historic data /photos to document original roof covering. Perform detailed roof inspection and, if no major problems are found, existing roofing may remain for an interim period. The original roof covering type should eventually be installed. Repair /replace rotted roof sheathing as it is uncovered, being careful to match original appearance as closely as possible. Item: Roof Structure Evaluation: Significant /Intact /Sound Description of Current Condition: Roof structure is generally not visible except at overhangs and at porches and bracketed roof additions. Where visible, original roof framing appears to be generally sound. Considerable deterioration is present at some additions, however, especially at the southwest corner of the structure. Recommendations: Review historic data to determine dates of various roof additions and their compatibility with historic period of concern. Remove non - compatible additions and repair /restore originals and compatible additions. Where deterioration is found, repair rather than replace members whenever possible Item: Exterior Openings /Doors Evaluation: Significant /Altered /Deteriorated Description of Current Condition: It is likely that none of the original doors are in place, nor are any which remain of significance. PIGEON KEY: MAIN HOUSE AKA Assistant Bridge Tender's House ( #918) Page Three Recommendations: All of these doors will require replacement during a restoration. The only exception might be the board door at the southwest corner of the building. Further research will be required to make this determination. For the short term, these doors will be serviceable. Item: Exterior Openings /Windows Evaluation: Significant /Altered Description of Current Condition: Two types of windows are present: Six lite window casements at south elevation and wood awning units elsewhere. It is likely that none are original, and that the casements pre -date the awnings by a substantial margin. All appear to be in good condition. Recommendations: Determine the original window types and location. Replace during restoration. Item: Porches Evaluation: Significant /Altered /Deteriorated but sound Description of Current Condition: There is a semi- enclosed porch at southwest corner, an open porch at the southeast corner, and an open porch at the northeast corner. Earlier porches may have been enclosed to create existing enclosed living space. All porches are somewhat deteriorated but basically sound. PIGEON KEY: MAIN HOUSE AKA Assistant Bridge Tender's House ( #918) Page Four Recommendations: Review historic data to date various open and enclosed porches. Demolish porch additions determined to be incompatible and restore others. Repair original or compatible historic components rather than replace. Item: Floor Structure and Foundations Evaluation: Significant /Altered /Deteriorated Description of Current Condition: As compared to other structures on the site, this floor structure has been greatly altered over the years, and is quite deteriorated in some areas. In particular, deterioration is noted at the southwest corner, south center, at the northeast corner, and along the east center. This deterioration is associated primarily with leaking porch floors and leaking plumbing. The foundations are tapered concrete piers which elevate the structure 5' -6' above grade. Most of these piers show signs of cracking and spalling. Some non - tapered piers are found along the south side and in various other locations, and many of these are similarly deteriorated. Some timber shores have been placed along the east side, and appear to be sound at this time. Recommendation: Review historic data and remove non - compatible additions. Restore framing and piers at original and compatible additions. Repair framing members wherever possible rather than replacing, but consider re- constructing deteriorated concrete piers. Item: Interiors Evaluation: Significant /Altered /Combination of Deteriorated and Sound MAIN HOUSE AKA Assistant Page Five Bridge Tender's House (##918) Description of Current Condition: Since this structure is occupied as a family residence, it has interior finishes intact throughout. These are all later finishes, which may or may not overlay earlier finishes which are still intact. It is not feasible to remove finishes at this time to inspect underlying finishes. Recommendations: Although inspection of underlying finishes is not possible at this time, it is very likely that original finishes do underlie these. Selective removal of present finishes is recommended to reveal earlier finishes (probably 1x4 tongue and groove pine, beaded at walls and ceilings) which may remain. Item: Exterior Walls Evaluation: Significant /Altered /Sound Description of Current Condition: Exterior wall structure is 2x4 studs with wood "Novelty" siding. The presence of numerous apparent additions obscures many original exterior wall surfaces. All visible exterior walls appear to be sound. Recommendations: Review historic data to determine original configuration and to date additions. Remove all non - compatible additions where such removal is compatible with the adaptive use program, and repair existing walls as required. Item: Mechanical and Plumbing Evaluation: Non - original but required /Altered /Deteriorated PIGEON KEY: MAIN HOUSE AKA Assistant Bridge Tender's House ( #918) Page Six Description of Current Condition: The gas service is via a tank at the west side to the kitchen. The plumbing system is obsolete, except for new waste lines to septic tank (kitchen sink not connected to this system). A window air conditioning unit at the west side is functional. Recommendations: Remove all mechanical and plumbing systems except new waste lines to septic tank. Install new systems as required for new use. Item: Electrical Evaluation: Non - significant /Altered /Obsolete Description of Current Condition: System is obsolete. Recommendations: Remove entire system and install new system as required for new use. Item: Site Improvements Evaluation: Significant /Altered /Deteriorated Description of Current Condition: An access ramp at the north side does not conform to code. A septic tank at the northwest corner is new. There are miscellaneous concrete walks in various states of disrepair, and numerous trees and shrubs adjacent to structure. Recommendations: Upgrade or remove the access ramp. Trim all trees and shrubs back from the building. BIG GUEST HOUSE AKA Bridge Tender's House (#917) Date built: 1912 Sq. Ft.: 2,102 (Upstairs space) on 9= ■ Bender Associates Architects, p. 720 ardim sum a. key m H.M. 33M BIG GUEST HOUSE El a/k/a Bridee Tender's House PIGEON KEY: BIG GUEST HOUSE AKA Bridge Tender's House ( #917) General Description The "Bridge Tender's House" is a 24' x 28', 1 -1/2- story, gable- roofed structure with 8' deep incised porch the full width of north side with shed dormers on centerline at north and south slopes of gable. This building is elevated 5' -6' off grade on tapering concrete piers. The south side may have originally had a 10' deep porch along part or all of its width. At the south east corner there is a 4' cantilevered x 20' deep projection. Also, the southeast foundation pier is larger than the rest and appears to have housed a kitchen stove pipe at one time. The building is in fairly sound condition, but needs considerable renovation/restoration work. Item: Roof Covering Evaluation: Significant /Intact /Deteriorated but sound Description of Current Condition: The roofing material is "Victorian" metal shingles. The roof pitch is approximately 7:12 except at shed dormers where it is much shallower. A small, bracketed roof structure has been erected over several windows and around the north porch. These, too, have metal shingles and appear to be in good condition. Roof sheathing is 8" wide boards except 6" wide boards at small, bracketed structures. All roofing and sheathing appears to be sound. Recommendations: Review historic data to determine dates of bracketed roof structures. Remove if determined to be incompatible with historic period of concern. Maintain and restore entire shingle roof, giving particular attention to roof penetrations, which do not all appear to be flashed properly. Re -roof the entire structure during rehabilitation PIGEON KEY: BIG GUEST HOUSE AKA Bridge Tender's House (##917) Page Two Item: Roof Structure Evaluation: Significant /Intact /Sound Description of Current Condition: The roof is constructed of 2x6 rafters at 24" O.C. with 2x8 ridge board, except for 2x4 rafters at porches. Although only visible in a small area in the northwest corner of the attic floor, these elements appear to be sound. Recommendations: Inspect all rafters as interior finishes are removed. Where necessary, repair rather than replace. Item: Exterior Openings /Doors Evaluation: Significant /Altered /Deteriorated Description of Current Condition: It is obvious that no original exterior doors remain, and that all doors are incompatible. Recommendations: Review historic data to determine original configuration and style of doors. Also, make careful observations while removing interior finishes to document previous fenestrations and opening changes. PIGEON KEY: BIG GUEST HOUSE AKA Bridge Tender's House ( #917) Page Three Item: Exterior Openings /Windows Evaluation: Significant /Altered /Deteriorated Description of Current Condition: Original windows were probably 6/6 wood double -hung. Numerous other units have been installed, all of which are in various states of disrepair. Recommendations: Review historic data to determine original configurations where apparent alterations are present. Remove inappropriate units and repair wall or replace with appropriate units. Repair /restore existing wood double - hungs. Item: Porches Evaluation: Significant /Altered /Deteriorated Description of Current Condition: North Porch: 8' deep x full 28' width, with 4x4 posts and 4x4 plus (2) 2x4s (stacked) beam. A 35" high rail with 2x4 top and bottom and 1 x3 s vertical at 6" +/- O.C. surrounds this porch. The north porch is generally sound, except railings are somewhat deteriorated with loose vertical members. Decking has been replaced with contemporary 2x6 square -edge planks. A Y -6" projecting, bracketed roof has been wrapped around the porch with 2x4s at 24" O. C . , 1x6 sheathing, and 2x6 fascia. This added structure is somewhat deteriorated. South Porch: Although it is likely that this elevation had a porch, there is little visible evidence, except some exposed rafters in one small area. This porch area now contains central entry, kitchen to east, and (2) baths to west. PIGEON KEY: BIG GUEST HOUSE AKA Bridge Tender's House (##917) Page Four Recommendations: North Porch: Review historic data and remove added "skirt" roof and 2x6 deck if determined inappropriate to historic period of concern. Verify and install an appropriate railing. Install appropriate decking and repair /restore other existing elements. South Porch: Review historic data and remove existing incompatible interior finishes to determine original configuration. Restore/ reconstruct as deemed appropriate. Item: Floor Structure and Foundations Evaluation: Significant /Intact /Sound (framing), Deteriorated (piers) Description of Current Condition: The floor is framedd with 6x8 sill beam and girders, with 2x6 joists at 16" O.C. All areas are in good condition. Foundation piers are all 28" +/- square at grade tapering to 20" +/- x 26" at southeast corner. Almost all of these concrete piers are cracked and /or spalled due to corrosion and subsequent expansion of steel reinforcement. Recommendation: No work required to floor except as deterioration may be discovered at possible south porch area. In that event, repair (epoxy) rather than replace whenever possible. Concrete piers require repair or replacement. Repair is generally preferable, but costly, and long -term results are not assured. Options of repair /replacement need to be weighted carefully. If replaced, new piers should duplicate old as close as possible. BIG GUEST HOUSE AKA Bridge Tender's House ( #917) Page Five Item: Interiors Evaluation: Significant /Altered /Deteriorated (later), Sound (original) Description of Current Condition: Original finishes include 1x4 tongue and groove floors, 1x4 tongue and groove double beaded walls and ceilings which have been covered by later finishes (vinyl flooring, styrofoam and other ceilings, masonite and similar walls) which are deteriorated. Original finishes, where visible are in good condition. Recommendations: Remove all later finishes using the gentlest means possible. Repair /replace deteriorated finishes with materials milled to match original profiles. Consider historic paint analysis to verify existing coatings or apply new coatings. Use extreme caution when removing later finishes as not to damage underlying finishes. Research and restore original floor plan, removing later partitions. Item: Exterior Walls Evaluation: Significant /Intact /Sound but weathered Description of Current Condition: The exterior walls are constructed of 2x4 studs, diagonally braced and toenailed to sill beams, with wood "Novelty" siding covering the exterior. Except for weathered paint, these walls are in good condition. Recommendations: Prepare and paint siding, repairing any deterioration discovered during paint preparation. Avoid removal of siding in favor of repair. PIGEON KEY: BIG GUEST HOUSE AKA Bridge Tender's House ( #917) Page Six Item: Mechanical and Plumbing Evaluation: Significant /Altered /Deteriorated Description of Current Condition: Existing plumbing system is obsolete. There is a kitchen at the southeast corner, two bathrooms at the southwest corner, and a bathroom upstairs; all deteriorated. Recommendations: The entire plumbing system should be removed. New, discrete plumbing system should be installed as required for new use. Historic data /photos should be reviewed for information on original kitchen for possible restoration. Item: Electrical Evaluation: Non - significant /Altered /Deteriorated Description of Current Condition: The electrical system consisting of a fuse panel system with inadequate distribution and some surface - mounted devices and conduit is totally obsolete. Recommendations: Remove entire system and install discrete new system as required for new use. Item: Site Improvements Evaluation: Non - significant Description of Current Condition: No significant site improvements. PIGEON KEY: BIG GUEST HOUSE AKA Bridge Tender's House (##917) Page Seven Recommendations: Trim trees and shrubs adjacent to building. Research historic arrangement of walkways and restore or remove and replace as deemed appropriate. SMALL GUEST HOUSE AKA Bridge Foreman's House Date built: 1912 Sq. Ft.: 813 (Second floor not included) 0 rE I C 0 z CL 5 .2 CL L- 0 cc 0 0 J E Z 0 _zl:l I Bender Associates Architects, p.a. 720 mrolim stmt key —t, n.rid. 33010 305 • 246 • 1317 SMALL GUEST 11 92bx 19330 a/k/a Bridge Foie...... . JL.&%Y 40 PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House ( #1335) General Description The "Bridge Foreman's House" is a 24' square hipped -roof, wood -frame structure with 6'x22' shed - roofed porch on the south side, 10'x22'shed- roofed (possible) addition on the north side and 6'x22' north porch with shed roof. The structure is elevated approximately 2' above grade and is 1 -1/2 stories with standing room in the attic. It is generally sound with greatest deterioration at additions, especially at fascias and rafter tails of roof additions and at post bases of the added porch. The interior has been altered considerably, with the installation of later finishes, trim, etc. and of plumbing and electrical systems. The plumbing system also resulted in partition changes to create bathrooms; the electrical devices and conduit have been surface mounted and are therefore exposed to view. Item: Roof Covering Evaluation: Significant /Altered /Deteriorated at additions, Sound at original structure Description of Current Condition: The roof covering the original pyramid hip, hipped front (south) porch, and north shed (apparent) additions are "Victorian" metal shingles. Additional roof structures have been installed over doors and windows and wrapping around the original front (south) porch. These are a combination of metal shingles and asphalt shingles. Both are deteriorated in places. The asphalt shingles appear to have passed the rated life span in this climate, while the metal shingles, subject to some repair and maintenance, should serve for many more years. Although the original roofs appear to be in the best condition, all could use routine repair and maintenance. Roof sheathing is tongue and groove boards of varying width and profile (square edged, beaded and V joint) and is generally in good condition, except at the original front porch (where present repairs have been made) and some of the roof additions. PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House Page Two Recommendations: Review historic data and remove any added roof structures determined to be incompatible with historic period of concern. Restore others by replacing rotted sheathing to match original (especially beaded boards at original front porch) and restoring and maintaining roof coverings. Replace rotted sheathing, especially at original south porch. Item: Roof Structure Evaluation: Significant /Altered at additions /Sound Description of Current Condition: The roof is constructed of 2x6 rafters at 24" O.C. and 3x6 hips at the original hip roof, 2x4 rafters and hips at original south porch, and 2x6 rafters at all other roof additions. Original hip roof and north addition have carved rafter tails. The north porch rafters bear on a 6x6 beam. South porch rafters vary from 24 " -30" centers and bear on a double 44 (stacked) beam. Rafters at the roof additions are supported on 2x4 brackets at each end rafter and by 1x6 fascia boards (smaller roofs) and 2x6 fascia boards (larger roofs) in between. All are generally sound except the south porch rafters which are quite deteriorated, especially near the center of the porch and at several of the roof additions which show both termite damage and water damage. Recommendations: Review historic data for the established historic period of concern and remove all non - compatible roof additions. Restore original roofs and compatible additions, especially the south porch which is framed with full 2x4 rafters. Restore rafters where possible; where not possible, mill full- dimension lumber for new rafters. PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House ( #1335) Page Three Item: Exterior Openings /Doors Evaluation: Significant /Altered /Deteriorated Description of Current Condition: Front Door: 2'8" x 6'8" x 1 3/4" thick 4 -panel with 32" center lockrail is deteriorated but sound. The mortise lockset is functional but missing the original knob. A screen door (probably later) is at the exterior. Other Exterior Doors: Combination of 2- and 3- panels below with glass above, plus one single flush door 2'6 " -6'8 ". All appear to be later, although some may be quite old, especially at the northeast from the north porch. All are deteriorated but sound (except the flush door) with their hardware in various states of disrepair. Recommendations: Review historic data and, if necessary, use other means such as paint analysis to date the various doors. Comparison of paint samples from doors and adjacent frames and wall surfaces may establish if the doors date from the same period as the surrounding construction. Front door is very likely original and should be restored including hardware. Other doors may remain pending verification of original configurations, except for the flush door at rear, which should be replaced. A replacement should match the other north door or verified original configuration. Item: Exterior Openings /Windows Evaluation: Significant /Altered /Deteriorated but generally sound Description of Current Condition: The original windows are 6/6 single -hung wood windows with sash cords, pulleys and weights. One jalousie (north east corner, north side of north addition) and three wood awning units have been installed (two at the east side of original structure, one at southeast corner, south side of same). All of the original windows are in good condition, needing only glazing work and repair of their pulley systems. The jalousie unit is also in good condition. The PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House (#1335) Page Four wood awnings are generally in worse condition, with broken mechanisms and damaged wood. Recommendations: Restore original sash units. Jalousie unit should be replaced. Wood awning unit at south side should be removed and replaced with sash unit to match original. Historic data and photographs should be consulted for original configuration of east and west side openings, which appear to have been altered, and to date such alterations if possible. Item: Porches Evaluation: Significant /Altered /Somewhat Deteriorated Description of Current Condition: The Front Porch (South) is constructed with wood 6x8 beams at the east and west sides and two intermediates, 2x8 joists at 2' O.C., 1x4 tongue and groove decking. The 6x6 wood posts appear to be original (full 6 "x6 ") but bear on decking which is unusual for structures of this type and age in this area. The floor structure and posts appear to be sound but the decking is somewhat deteriorated. The railing is sound but somewhat deteriorated, especially the 1x3s, some of which are loose. The North Porch (Rear) is constructed from a combination of 2x4 and 4x4 beams with mostly 2x6 joists about 2' O.C. and 2x6 square -edged decking. A combination of 4x4 and 46 posts. This structure, though fairly sturdy, is not well -built and may include salvaged lumber. The 2x6 decking is apparently relatively recent. The railing is a single 2x4 at 30" and is not particularly sturdy. PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House ( #1335) Page Five Recommendations: Front Porch (South): Repair and replace front porch decking as needed. Inspect joists while decking is removed and repair as required. Avoid joist replacement unless absolutely necessary. Inspect post bases while decking is removed and repair as required. Consider lap - splicing 1' -2' at bottom of posts in order to tie posts to porch floor framing and foundations. North Porch (Rear): Consult historic data to determine date and significance. Removal is likely to be appropriate. Otherwise, significant framing alterations are recommended, as this structure is obviously under - structured and poorly tied together. Consult historic data /photographs for original decking and railing configurations. Item: Floor Structure and Foundations Evaluation: Significant /Original /Mostly sound except at kitchen and bath areas Description of Current Condition: The floor structure consists of 6x8 sill beams with 2x8 joists at 24" O.C. Foundations are primarily brick piers with plaster except for some wood piers at the north porch. Interior piers are 8 "x16" + / -. Corner piers are 8 "x16" ell- shaped, except at the south porch where all are 12" square piers. Piers are generally in very good condition, although a few need some repair, especially at the northwest corner. Recommendation: Although no foundation work is necessary at this time, the few deteriorated piers should eventually be repaired, with careful attention given to matching the characteristics of the existing brick and mortar. PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House ( #1335) Page Six Item: Interiors Evaluation: Significant /Altered Description of Current Condition: Original interior finishes consisting of 1x4 tongue and groove flooring and 1x4 tongue and groove beaded walls and ceilings have all been covered by later finishes. All later finishes, vinyl flooring, paneling, and tile drop - ceilings are non - compatible and deteriorated. Original finishes, where visible, are in good condition, although deterioration (especially of floors) should be anticipated at wet areas (kitchen and baths). Recommendations: Remove all later finishes using the gentlest means possible. Repair /replace deteriorated finishes with materials milled to match original profiles. Consider historic paint analysis to verify existing coatings or apply new coatings. Research and restore original floor plan, removing later partitions. Item: Exterior Walls Evaluation: Significant /Altered /Deteriorated but sound Description of Current Condition: Exterior walls are constructed of a diagonally braced 2x4 and 4x4 stud wall system. Studs and post bear on sill beams, and are nailed thereto. The plate at the tope of the wall is a 4x4 member. Original siding is lap siding, with some replacement "Novelty" siding at the east and north elevations where alterations (additions, added doors and windows) have occurred. Although the paint is somewhat deteriorated and there are numerous rust spots at nails, all of the exterior wall system and siding are generally sound. Recommendations: Review historic data and photographs to confirm original configuration and fenestrations. Remove fenestrations determined to be non - compatible with PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House ( #1335) Page Seven the historic period of concern and restore the wall structure and siding at these areas, replacing "Novelty" siding with lap siding to match the original. Item: Mechanical and Plumbing Evaluation: Non - original /Necessary Description of Current Condition: The gas service to the kitchen is via tank at east side. The plumbing system servicing kitchen and baths is non - original and obsolete. Recommendations: Remove all such systems. Discretely install contemporary systems as required for new use. Item: Electrical Evaluation: Non - original /Necessary Description of Current Condition: The electrical system consists of a 100 amp fuse panel at the kitchen (southeast corner) with an overhead service drop. All devices and conduit are surface - mounted, corroded and obsolete. Recommendations: Remove entire system and discretely install new system as required for new use. PIGEON KEY: SMALL GUEST HOUSE AKA Bridge Foreman's House ( #1335) Page Eight Item: Site Improvements Evaluation: Non - original /Deteriorating Description of Current Condition: A small, crudely -built landing at east elevation is almost certainly a later addition. The concrete steps at south porch may cause deterioration at the edge of the porch. Power is run from a pole north of the north porch by the shoreline. A concrete walk from the south porch steps leads east. Recommendations: East landing to be removed if review of historic data leads to determination of non - compatibility with historic period of concern. Consider removal of concrete steps at south porch and replacement with wood steps (consult historic photographs). Restore concrete walk system as appropriate. ASST. PAINT FOREMAN'S HOUSE AKA Railroad Workers' House ( #1580) Date built: 1912 Sq. Ft.: 850 25 -O il w 0 x 0 Pk ■ Bender Associates Architects, .a. 720 n`olim sate[ key west, Florida 33040 FIRST FLOOR PLAN 0 1 5 10 Scale: Packet'Pg. 364 PIGEON KEY: ASSISTANT PAINT FORMAN'S HOUSE AKA Railroad Workers's House ( #1580) General Description The "Assistant Paint Foreman's House" is a 13' x 25' wood - frame, gable - roofed structure with 11' x 25' enclosed front porch or addition with shed roof and 10' x 25' enclosed rear porch, or addition. This structure has board and batten siding except vertical, rabbet -edged boards at the north portion. Its roof is "Victorian" metal shingles. The south portion was probably originally a porch which was later enclosed. The north portion was probably a much later porch addition, which was also subsequently enclosed. It is in a general state of deterioration. Determine the evolution of the structure through a review of historic data and photos. Determine which portions and configurations are compatible with historic period of concern and remove those which are not. Item: Roof Covering Evaluation: Significant /Intact /Somewhat Deteriorated Description of Current Condition: Roofing is a "Victorian" metal shingles. These are found on both the gable (6:12 +/- pitch) and the sheds (1:12 to 2:12 +/- pitch). The shed pitches are generally considered to be too shallow for such a roofing material indicating that these shingles may be a replacement roof. The roof sheathing is rough planks of various widths except 1x6 tongue and groove at the north shed. Recommendations: Inspect roofs and repair and maintain metal shingles. Repair /replace roof sheathing as deterioration is uncovered. Review historic data and photographs to determine if north addition is compatible with historic period of concern, and remove north roof if deemed appropriate. Re -roof with appropriate materials as roof coverings wear out. PIGEON KEY: ASSISTANT AKA Railroad Workers' Page Two Item: Roof Structure PAINT FORMAN'S HOUSE House (#11580) Evaluation: Significant /Intact /Somewhat deteriorated Description of Current Condition: 2x6 rafters at 24" +/- O.C. exist at gable at south shed. 2x4 rafters at 24" + / -O.C. are at the north shed. Although not entirely visible, the gable -roof rafters appear to be sound, while both shed roof rafters show deterioration, owing to the fact that the roof covering (Victorian shingles) is inappropriate for the shallow roof pitch. Recommendations: Inspect rafters, especially at sheds, while repairing and restoring roof coverings. Repair if possible or, if necessary, replace with custom - milled stock to match existing dimension lumber. Consult historic data /photos to determine compatibility of north shed with historic period of concern. If judged incompatible, demolish this portion. Item: Exterior Openings /Doors Evaluation: Significant /Altered /Deteriorated Description of Current Condition: Front Door: Could be original screen door to front porch, but has been poorly repaired, altered, and is deteriorated. Rear Door: This door is severely deteriorated. An additional rear door or doors and front door or doors may have been present at one time, but no evidence of these doors is now visible. Recommendations: Historic data and photos should be consulted to determine original door locations and types. Removal of existing, later interior finishes and historic paint analysis could yield additional information. Rear door is most likely a part of a later addition which may need to be removed. PIGEON KEY: ASSISTANT AKA Railroad Workers' Page Three PAINT FORMAN'S HOUSE House ( #1580) Item: Exterior Openings /Windows Evaluation: Significant and non - significant /Altered Description of Current Condition: One 6/6 single hung wood window on centerline of the gable west side. There is one large jalousie unit on centerline gable east side, three small and two medium jalousies at the east and north sides of north shed. The single -hung unit is in fair condition, requires restoration and reglazing. The jalousies are all operable or repairable, apparently requiring only new mechanism. Unglazed openings admit water to the interior, leading to deterioration. Recommendations: Review historic data /photos to determine original fenestrations, especially at south and north elevations. Verify that the east jalousie was originally a wood sash and replace. The north shed may be demolished, pending review of historic data. In the interim, repair mechanisms or fix jalousies closed and make unglazed openings weathertight. Item: Porches Evaluation: Significant /Altered /Deteriorated Description of Current Condition: The south shed portion of this building may have originally been an open porch or a screened porch. If so, it has been enclosed with board and battens to match the original structure, and interior finishes have been installed. The north shed may also have been a porch, but most likely was not original, owing to differences in framing, sheathing, siding, etc. It is quire deteriorated, and is now totally enclosed and has had interior finishes installed. PIGEON KEY: ASSISTANT AKA Railroad Workers' Page Four PAINT FORMAN'S HOUSE House ( #1580) Recommendations: Review historic data /photos to determine if front porch was open or screened. If deemed appropriate based on establishment of historic period of concern, open porch to original configuration. Review historic data /photos to determine period of rear porch and demolish if found incompatible. Item: Floor Structure and Foundations Evaluation: Significant /Altered /Sound with isolated deterioration Description of Current Condition: Gabled portion and south shed porch: 8x8 sills with 2x8 joists at 24" O.C. 10x10 wood piers at all locations (approximately on 12' grid) except east and center pier at north wall of gabled portion where they are 12 "x16" brick. All in good condition except brick piers, which are badly deteriorated. North gable portion: 4x8 sill beam (flat) with 2x6 joists at 24" O.C. Although not particularly well - constructed, this floor system is mostly sound except at the bath (northwest corner). Wood piers are in good condition. Recommendation: Repair brick piers. Review historic data and remove north portion if deemed inappropriate to historic period of concern. Otherwise, repair rot at north portion using contemporary dimension lumber. Item: Interiors Evaluation: Significant /Altered /Original sound, later finishes deteriorated Description of Current Condition: All original finishes have been covered by later, incompatible finishes (vinyl flooring, paneling on walls, tile drop - ceilings). All later finishes are in poor condition. Original finishes (tongue and groove pine floors, beaded tongue and PIGEON KEY: ASSISTANT PAINT FORMAN'S HOUSE AKA Railroad Workers' House ( #1580) Page Five groove pine walls and ceilings, all 1x4) are, where visible, sound. One exception is at the north shed portion which appears to be contemporary with later finishes. Recommendations: All later interior finishes should be removed using the gentlest means possible. Paint analysis should be performed on coatings on original finishes before removal of finishes or application of new finishes is undertaken. Extreme caution should be taken to preserve original finishes if removing later finishes is deemed appropriate. Item: Exterior Walls Evaluation: Significant /Altered /Somewhat deteriorated but sound Description of Current Condition: The gabled portion and south shed walls are of 2x4 studs (diagonally braced at gable portion) toenailed to sill beam and sheathed with 8" boards and battens. The north shed portion is of 2x4 studs (not braced) and sheathed with rabbet - edged vertical 2x8 boards. At the north shed the studs bear on a 2x4 sole plate. These walls have been altered and are somewhat deteriorated. There is some evidence that the east 2/3 of the north gable may have been a screened porch, with the jalousie units installed later, as the sheathing has been patched in these areas. Recommendations: Review historic data and photos and restore gable and south shed to configuration compatible with historic period of concern with emphasis on minimum removal of boards and battens. Determine date and compatibility of north shed and demolish or restore as determined to be appropriate. PIGEON KEY: ASSISTANT PAINT FORMAN'S HOUSE AKA Railroad Workers' House ( #1580) Page Six Item: Mechanical and Plumbing Evaluation: Not - significant /Altered /Deteriorated Description of Current Condition: There is a gas supply to kitchen via tank at east side. The water supply to kitchen and bath is obsolete. Recommendations: Remove all mechanical and plumbing systems. Replace with discrete, new systems as required for new use. Item: Electrical Evaluation: Non - original /Outdated Description of Current Condition: There is an overhead service drop and service disconnect at the east side; 60 -amp fuse panel in the interior at the southeast corner of the north shed. The system is surface -run, corroded and obsolete, though operational. Recommendations: Remove system and upgrade to discretely installed contemporary system as required for new use. Item: Site Improvements Evaluation: Non - significant /Altered /Deteriorated Description of Current Condition: Several trees which are too close to the structure pose hazards. A small, covered porch and stakes added at the south porch are deteriorated. The concrete walk to the south steps is deteriorated. PIGEON KEY: ASSISTANT PAINT FORMAN'S HOUSE AKA Railroad Workers' House ( #1580) Page Seven Recommendations: Cut trees back from building or relocate. Demo the small front porch subject to review of historic data /photos. Determine significance of south walk and demo or repair as appropriate. DOCK Date built: 1938 on PIGEON KEY: DOCK Item: General Description Evaluation: Deteriorated Description of Current Condition: The Dock is 9' wide x 130' long with a "T" at the end, 55' long x 9' wide. At the east side of the "T" is a covered area, 13' x 8' with gable- roofed, open - sided end. The structural system consists of (2) rows of piles (lengths) of railroad track embedded in sea bottom at 8' +/- centers each way and pairs of beams thru- bolted at each pile. Three rows of 2x6 joist run longitudinally atop the beams the full length of the dock and support spaced 2x10 planks. The shelter consists of four 4x4 corner posts with 2x6 beams and eaves and double 2x7 spaced cross -ties at gable ends and 4x4 knee- braces at 45 degrees from posts to beams and cross -ties. The roof structure is constructed of 2x4s at 24" O.C. with a double 2x8 ridge and plywood roof structure. The gable end knee braces extend upward through spaced cross -ties over plywood roofing at each rafter. The plywood roof ends one rafter bay (2') short of the west gable end, and gable end rafters are absent, although knee braces continue through to the ridge at this end. In several locations rail piles extend above the dock approximately 2' and are boxed and /or topped with wood, apparently as seats for fishing. Recommendations: The Dock dates from the historic period of concern and should be restored. PIGEON KEY: DOCK Page Two Item: Railroad Rail Piles Evaluation: Significant /Original /Deteriorated Description of Current Condition: Approximately 5" wide by 6" high iron rails are embedded in the sea bottom. The tops of the rails were approximately 30" above the surface of the water at 8:30 a.m. on 9/18/93. The depth is approximately 5'6" from the water surface to the sea bottom at end of the dock at same time and date. Several piles extend approximately 2' above top of dock and have been boxed and /or topped with wood, apparently as seats for fishing. Piles are generally deteriorated, with severe deterioration at the tops of piles diminishing to little or no deterioration below water surface. The upper portions of piers (just below water surface) are encrusted with sea life. Cross beams are fastened to piles with through -bolts of various sized (1/2" - 3/4" diameter) and allowances. Some of these fasteners are severely deteriorated while some of stainless steel are in good condition. Recommendations: Since restoration of piles is difficult or impossible, and deterioration will inevitably recur, restoration of these elements is an unlikely alternative but possible. If determined to be historically significant, they could remain as a relic /ruin, re- inforced, or an additional pile system installed to supplement the originals. Item: Cross Beams and Longitudinal Joists Evaluation: Significant /Altered /Deteriorated Description of Current Condition: Framing consisting of double 2x6 and double 2x8 cross beams at iron piles at 8' O.C. and spanning 8' between piles, spanned in turn by 2x6 and 2x8 joists (3 rows) running longitudinally. Cross beams are thru- bolted at piles. Based on their weathered appearance and dimensions (2x8s are 7- 1/2 "), most of these members are probably rather old and could be original to dock, or early replacements. Many of these members have traces of white paint indicating PIGEON KEY: DOCK Page Three that the lumber may have been salvaged and re -used from elsewhere, but for the most part are paint -free and weathered to a grey or white patina. Recommendations: The severe deterioration and undersizing of the structural members will require increased structural support during restoration. Item: Planks Evaluation: Significant /Altered /Deteriorated Description of Current Condition: Dock surface consists of a combination of (older) 3/4 x 10 planks and (newer) 2x10 planks, all 9' long running across width of dock and spanning joists with numerous approximate 16d nails. Old nail holes suggest that earlier joists existed in slightly different locations than present joists, or (less likely) that planks were salvaged from elsewhere. Although the older planks are severely weathered, most or all seem to be structurally sound. Many nails are corroded and deteriorated, so as a result many planks are loose and move underfoot. Recommendations: Stabilize planking by renailing and (where necessary) replace badly deteriorated planking. Alternately, salvage planking for reuse after restructuring the Dock. Item: Plumbing and Electrical Systems Evaluation: Not significant /Deteriorated Description of Current Condition: Electricity and water extend to end of dock for light and water at fish cleaning station. Both systems are completely non - functional at this time. PIGEON KEY: DOCK Page Four Recommendations: Remove existing installation. Install proper systems as part of dock restoration. Item: Shelter at End of Dock Evaluation: Not Original /Deteriorated Description of Current Condition: See General Description for structural configuration. Although weathered, this structure is generally sound, and structurally rigid. Steel fasteners (carriage bolts) are corroding and are therefore suspect. Structure is generally well - designed and constructed for its intended use (to provide shade for fishing /fish cleaning). Except at connections of post bases to dock, which are simply toenailed, and at rafter connections to beam (no hurricane ties), post bases and rafter tails are rotted and rafters are easily lifted off of beam. Recommendations: This structure is quite clearly a later addition to the dock and should be removed even if it is determined that the Dock is to be restored. Date built: 1939 on F. Date built: 1939 on 'A's PIGEON KEY: RAMP Description of Current Condition: The Ramp from the bridge to the island is constructed of timber piles and cross bracing. Piles are 10" square and timber cross bracing is 3" x 8" full. Bridge decking is supported by 10" x 10" timbers spanning 10'41' at 3' O.C. The ramp is 18' wide with a row of piles down the center. Some bolts are severely rusted and should be replaced. The tallest post is 20' +/- but all posts are adequately braced. Planking measures 6 1/2" x 8" laid diagonally. Guardrails are deteriorated severely. Recommendations: Inspect all bolts and anchors. Tighten or install additional bolts as required. Replace guardrail in total. Monitor bridge condition bi- annually. Inspection by a structural engineer is recommended. on Summary and Work Priorities SUMMARY AND WORK PRIORITIES The single source of continuing deterioration at all buildings is the infiltration of water into the buildings. Water infiltration is present from three primary sources: (1) roofing, (2) doors and windows, and (3) interior plumbing lines and fixtures. Other sources of water intrusion are through deteriorated siding and at junctions of porches or additions with building walls. Therefore, a first priority should be to stop the infiltration of water into the buildings. Foundation stabilization and structural framing stabilization should be a logical second priority. Upgrading of electrical systems, which are potential safety hazards, should be a third priority. Work Priorities 1. Address Water Infiltration: a. Roofing: Repair, maintain and paint all roofs, including repairs to flashing. A qualified roofing contractor (volunteer or paid) should inspect in detail all roofs, and repair as required. Prior to commencing work, a written report of findings and proposed methods of repair should be submitted to the architects for review and modifications as required for compliance with accepted preservation standards. b. Fenestration: Restore and reglaze all windows as required. Tempered safety glass is recommended but as a minimum standard, glazing should be one size larger than required by Code. Repair and weatherstrip all doors which allow water infiltration or require additional security. C. Plumbing: Repair or abandon all plumbing systems which leak or otherwise promote deterioration of building elements. 2. Foundation Stabilization (Immediate) a. Remove all vegetation which encroaches on building foundations, walls or roofs. These requirements, on a building -by- building basis, are addressed previously under "Evaluation by Building Element". b. Trim, prune and maintain all existing landscaping on an ongoing basis. C. Stabilize cracked and spalling concrete piers by placing 2x wood plates on all sides of the pier and strapping with metal tie straps or bolted anchors. This is an interim repair, until structural analysis and construction documents can be prepared for more permanent repairs. The above items are considered to be maintenance and /or emergency items. Since these items may be considered maintenance, sealed plans should not be required. However, building permits and compliance with other regulations will be necessary and you should contact the Monroe County Building Department prior to commencing any work. Additional work priorities will require preparation of construction documents by a licensed architect with experience in historic preservation. Therefore, the following work priorities include those services: 3. Foundation and Framing Stabilization (Long term) Repair or replace foundation and framing members as specified in the construction documents. 4. Site Utilities The site is not serviced by public utilities. Electricity is provided by four (4) diesel generators: (2) 40 KW, (1) 75 KW and (1) 12 KW. Installation of public power has been determined to be prohibitively expensive and not feasible. The existing generators are adequate for the islands' needs and should remain in service. One building is tied to a septic system, but the system is inadequate for the island. In order to service the island and comply with HRS regulations, a sewage treatment plant must be installed. All buildings on the island should be tied to the new sewage treatment plant and the existing septic tank should be removed. There is no potable water on the island. A new water line should be installed to service Pigeon Key. The most logical route would be from Knight's Key along the Old Seven Mile Bridge. While rehabilitation of the buildings can take place without public utilities, their use cannot be realized without the installation of utilities. Therefore, installation of utilities is given a relatively high priority. 5. Selective Demolition a. Remove later additions scheduled to be demolished. b. Carefully remove, under qualified supervision, interior finishes determined to be inappropriate and scheduled to be demolished. 6. Porch Restoration As potentially unsafe elements, porch foundations, framing, decking and railings should be restored. 7. Exterior Restoration a. Restore or replace exterior doors and windows as required by the restoration documents. b. Restore exterior siding. C. Paint building exteriors for continued maintenance of the exterior siding and details. 8. Interior Restoration and Rehabilitation a. Restore interior spatial relationships through removal of bathrooms or other added elements. b. Update electrical, mechanical and plumbing systems, including insulation as appropriate. C. Restore interior finishes and wall surfaces. d. Adapt buildings for compliance with the Americans with Disabilities Act and other applicable regulations. 9. Additions and New Construction Construct new buildings or compatible additions, or restore existing additions, which may be required by the Program or Preservation Masterplan. 10. Site Improvements Restore or construct docks, walkways, parking areas and landscaping as appropriate to the Program. 11. Roof Restoration As roofs wear out, replace each with the appropriate material. The primary preservation objective is to preserve, rehabilitate and restore as appropriate, the historic resources on Pigeon Key. In order to accomplish this goal, the continued use and subsequent ongoing maintenance of the Pigeon Key resources is imperative to the success of this endeavor. As such, the proposed research facility is appropriate and will contribute to the preservation of Pigeon Key. on Historic Photographs and Surveys a 0 1 1 N � � � � � � � on on �o � � , � � � � � � � � on I on ca. 1949-1950 M '10 2 13 15 Key Larg J'2 3 mm 9 7 I�tY O Qy w t yu:` •,':" ;d'�`�''. " o ^ w 110 _ 2 c o o m 40' .: ..a CO N n CO ZIP #.' Q o w CO c° N rt7 `r d fry �'.�,,,'•��. „_,t 1.. r'A _ "3 x ar! � / �� 6 �'t� '�' �3 +�.. T .:• �t ry � e'er{ d CO N CO al CO co CO qD CO a {° N n c� 5 .` rc , C° r ar • °,pt. 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