Fisher Mansion HSR_Final Draft.indd

FISHER MANSION HISTORIC

STRUCTURE REPORT

FEBRUARY 05, 2010

ARCHITECTURE

PLANNING

INTERIORS

649 E SOUTH TEMPLE

SALT LAKE CITY, UT 84102

801.355.5915

www.crsa–us.com

TABLE OF CONTENTS

INTRODUCTION & EXECUTIVE SUMMARY

BUILDING & SITE DESCRIPTION

EXTERIOR ANALYSIS

FLOOR PLANS & FRAMING PLANS

INTERIOR ANALYSIS

LIFE SAFETY & ACCESSIBILITY

SUSTAINABILITY & LEED

CERTIFICATION

STRUCTURAL & BUILDING SYSTEMS ANALYSIS

COST ESTIMATE

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FISHER MANSION HISTORIC

STRUCTURE REPORT

FEBRUARY 05, 2010

SECTION ONE: INTRODUCTION & EXECUTIVE SUMMARY

Fisher Mansion HSR, February 2010

SECTION ONE: INTRODUCTION & EXECUTIVE SUMMARY

INTRODUCTION

The Fisher Mansion and Carriage House, located on

Salt Lake City’s west side at 1206 West 200 South,

were designed by Richard Kletting and constructed

in 1893 for Albert and Alma Youngberg Fisher. This

Historic Structure Report evaluates the historic ele-

ments of these two buildings, their potential options

for future preservation and re-use, and requirements

a ecting their re-use. Numerous suggestions for new

uses of the buildings have been made since Salt Lake

City made the decision to retain the property, which

was purchased in 2006 for the purposes of extending

the Jordan River Parkway. The processes and results

of this report are intended to advance the task of

 nding an appropriate and viable re-use for the prop-

erty that respects the character of these signi cant

historic structures.

It is the intent that, at a minimum, any re-use proj-

ect for the property will meet the Secretary of the

Interior’s Standards for the Treatment of Historic

Properties with Guidelines for Preserving, Rehabilitat-

ing, Restoring and Reconstructing Historic Buildings

(SOTIS). The following information from the National

Park Service website, gives a brief summary of the

standards for the four treatments.

“The Standards for the  rst treatment, Preservation,

require retention of the greatest amount of his-

toric fabric, along with the building’s historic form,

features, and detailing as they have evolved over

time. The Rehabilitation Standards acknowledge the

need to alter or add to a historic building to meet

continuing or new uses while retaining the building’s

historic character. The Restoration Standards allow for the

depiction of a building at a particular time in its history

by preserving materials from the period of signi cance

and removing materials from other periods. The Recon-

struction Standards establish a limited framework for re-

creating a vanished or non-surviving building with new

materials, primarily for interpretive purposes.”

METHODOLOGY

This report builds upon a Historic Structure Report done

in 2008 for Salt Lake City Corporation by students from

the University of Utah College of Architecture and Plan-

ning. Information and documentation from the U of U

HSR have been incorporated into this report. In some

sections the information was incorporated directly with

minor updates, while other sections include additional

information, modi cations, and updates that have re-

sulted from the consultant team’s opportunity to conduct

more in-depth and hands-on investigations and analyses

of the buildings and site.

In general, the narrative of this report is presented in

a three-part format with Historical Data and a short

description of each building system or component

presented  rst, followed by an analysis of the Existing

Condition(s) and concluding with Recommendations.

Recommendations are presented for two treatment

approaches to the building – that of a preservation ap-

proach and that of a restoration approach. As speci c

uses for the buildings are identi ed, it is anticipated that

the preservation approach, which serves to protect and

stablize a property until a use and treatment are identi-

 ed, may shift into a rehabilitation approach.

EXECUTIVE SUMMARY

CONTEXT

Architect Richard K.A. Kletting designed the Fisher

Mansion and Carriage House for Albert and Alma

Youngberg Fisher, located adjacent to the Jordan River

on 200 South Street. Proximity to work is assumed

to be the driving factor behind the Fisher’s locat-

ing their residence in what was a sparsely populated

neighborhood at the time of construction in 1893.

Albert Fisher was the president of the Fisher Brew-

ing Company, which was located at 160 South 1100

West. The neighborhood around the Fisher Mansion

became more populated after the turn of the twentieth

century, with residences lining the streets to the south

and east, though most were of a more moderate scale.

The area to the west and the north, however, saw the

addition of more industrial uses. When Interstate 80

was constructed, all of the homes on the south side

of 200 South were demolished. The Fisher Mansion

became an isolated property, from the physical barrier

of the interstate as well as by its industrial neighbors.

Despite the loss of its neighborhood context, the home

remained inhabited and maintained.

HISTORY OF USES

Prior to its purchase by Salt Lake City, the Fisher Man-

sion went through three distinct periods of use since its

construction in 1893.

Period I: 1893 to 1944

During the  rst 51 years, the Fisher family used the

mansion as its original intended use, that of a family

residence. Albert Fisher died in 1917. Alma Youngberg

Fisher, Albert’s wife, continued to live in the home until

her death in 1940. Beginning in about 1918, Alma’s

daughter and son-in-law, Alice Fisher Davidson and

Frederic Davidson, lived in the home with Alma until

her death. After Alma’s death, the title to the property

was transferred to Alice. The Davidson’s remained in

the home until 1944.

Period II: 1945 to 1970

Upon moving out of the home, the Davidson’s leased

the mansion to the Catholic Church beginning in 1945.

From 1945 until 1970 it was used as a convent by Our

Lady Queen of Peace and Our Lady of Victory Mission-

ary Sisters.

Period III: 1970 to 2006

Beginning in 1970 it became St. Mary’s Home for Men,

a residential substance abuse treatment facility. In

1973, Alice Fisher Davidson bequeathed the property

to the Roman Catholic Bishop of Salt Lake City. The

mansion remained in use as St. Mary’s Home for Men

until the property was purchased by Salt Lake City in

2006.

The majority of alterations made to the home were

done in e orts to accommodate a high number of

occupants and meet the associated building code

requirements. During its use as a family residence, it is

notable that is was occupied only by the Fisher family.

Aerial view of Fisher Mansion neighborhood looking

northwest, 1958

Fisher Mansion HSR, February 2010

This may have been a signi cant contributing factor to

the minimal amount of interior updates and alterations

during its  rst 50-year period. Absent are signs of many

layers of wallpaper and paint, as is often seen in homes

of this age. Initial analysis indicates a single layer of

wallpaper and only two to three layers of paint on most

of the walls.

The Fisher Mansion is remarkable for the high degree

of architectural integrity it retains, especially consider-

ing its history of higher intensity uses over the past 65

years. While several alterations were made to accom-

modate these higher intensity uses, it is clear that, as

lessees and subsequent owners, the Catholic Church

gave a high degree of stewardship and respect to the

property, its history, and its architectural details.

Probable changes made during the initial period of use

as the Fisher family’s home:

Enclosure of small northwest porch (c. 1920s)•

Probable changes made during the second period of

use:

Conversion of the parlor into a chapel for the •

convent

Addition of the rear third story room as ad-•

ditional bedroom space (c. 1940s; addition is visible

in 1950 aerial photo)

Addition of hand rails on rear staircase•

Subdivision of southwest bedroom, second •

 oor

Access to butler’s pantry from hallway•

Painting/stenciling of parlor, wallpaper •

painted over

Probable changes made during the third period of use:

Expansion and enclosure of northeast porch•

Addition/expansion of previously enclosed •

northwest porch, which now connects to the north

end of the parlor

Floor tile installed in kitchen, northwest addi-•

tion, and parlor

Updates/remodel of  rst  oor bathroom, •

second level bathroom

Enclosure of main staircase•

Covering of skylight•

Removal of railing in attic surrounding sky-•

light

SUMMARY OF HISTORICALLY SIGNIFICANT ARCHI

TECTURAL ELEMENTS

Exterior

Brick – unpainted walls•

Sandstone lintels, sills, columns, foundation •

walls, decorative plaques

Stamped metal frieze & ornamental foliation•

Wood eaves •

Wood double-hung windows•

Wood windows with curved glass•

Wood full-length balcony access windows•

Leaded glass transom windows•

Exterior front doors with intact hardware•

Metal doorbell and plate•

Gutter and downspout system•

Porch – sandstone  oor, columns, wood deco-•

rative spindles, wood beadboard ceiling, sandstone

support arches

Original dormers on south and west sides•

Corbelled brick chimneys (4)•

Historic view of Fisher Mansion, looking northeast.

Interior

Flooring: Ceramic tile  oor (entrance vestibule, •

main level bathroom); Oak veneer  ooring through-

out main and second levels

Wall  nishes: Original plaster and lath; Wood •

wainscoting; Embossed wallpaper (has since been

painted over)

Wood trim: never been painted, original stain; •

Original baseboard, Door casing, Window casing,

Double archway in foyer

Majority of original stile and rail wood panel •

doors

Transoms over doors•

Glass bi-fold doors•

Double doors into vestibule, parlor•

Grand staircase (missing balusters)•

Fireplace mantles and tile surrounds•

Original electric outlets (on parlor  replace •

mantle)

Light  xtures•

Rear staircase•

Built in cabinets in library•

Metal heating vent covers (majority, some •

missing)

Skylight (missing some panels)•

Sink in main level bathroom•

Pocket door on second level separating family •

space from servant space

Cistern room, glass doors into cistern room•

Removed/Missing Elements

Balcony railing•

Curved glass/leaded glass in transoms of •

southwest bay windows on  rst and second levels;

and southeast bedroom on second level

Original windows for attic level•

Original exterior door for northwest entry•

Several interior wood panel doors•

Grand staircase balusters•

Railing/balustrade around skylight on attic •

level

Altered/Updated Elements

Porch: new front steps, side walls; railing (cast •

concrete) – to replace original sandstone, which was

deteriorating

Rear window placement – original butler’s •

pantry was located east of the kitchen; its window

was removed and a new shorter, square window

was inserted at a position shifted west. The brick

was patched well; the lintel of the original window

remains in place.

Transom over northwest doorway (covered, •

likely still intact)

Wallpaper (painted over)•

Second level bathroom (unknown what is •

underneath raised  oor)

Suite on second level for housekeeper/domes-•

tic sta

REUSE/RENOVATION CONSIDERATIONS

The objective of re-use strategies will need to balance

several factors, including life safety issues and how to

approach any structural upgrades without compromis-

ing architectural integrity. Some of the structural ap-

proaches described will have adverse e ects on some

of the interior architectural elements. For example, the

installation of diaphragms will a ect the wall-ceiling

areas due to the visability of the connectors if done

on the underside of the joists, or will require removal

of  ooring if done on the top of the joists. Yet, the

value of installing these diaphragms is a cost-e ective

approach to improving the structural integrity and

improving life-safety for the building’s occupants.

Additional considerations regarding the degree of ren-

ovation will need to be balanced with desirable uses.

For example, the cost of a full-scale restoration may

not be feasible for a small o ce tenant. Also, a higher

intensity use may not be compatible with the objective

of conducting a full restoration of the interior.

SECTION TWO: BUILDING & SITE DESCRIPTION

Fisher Mansion HSR, February 2010

half story brick and stone house designed in the Victorian

Eclectic style. Architect Kletting designed the large-scale

house using a combination of materials and decorative

elements. It has maintained its architectural integrity

since its construction in 1893. The overall stylistic and

decorative qualities of the mansion make it one of the

best examples of the more elaborate Victorian Eclectic

residences constructed in Salt Lake City in the last two

decades of the nineteenth century. Located to the rear

of the house is a two-story brick carriage house, also

buildings are situated on a one-acre lot adjacent to the

east bank of the Jordan River.

The house is a combination of the central block

with projecting gables type and the four square type.

While its massing and layout are asymmetrical in nature,

the facade projects an overall sense of balance.

Characteristics of the Eclectic style include a

combination of Victorian and Classical stylistic elements,

BUILDING DESCRIPTION

BACKGROUND

The Fisher mansion was built for Albert

Fisher, a German immigrant who founded the Fisher

Brewing Company in 1884. Of the several breweries

established in Utah in the late 1800s, Fisher Brew-

ing was the only one to return to operation after

the repeal of Prohibition. The brewery continued to

operate under the direction of the Fisher family until

1972.

Richard K. A. Kletting designed the two-story, twelve-

room house that had an estimated construction cost

of $13,000. The Fisher Brewing Company was located

nearby at 160 S. 1100 West and Fisher, who had been

living at the brewery, desired a nearby location for

his home. The site of the home was away from the

crowded central city, located adjacent to the Jordan

River, and provided a view of the Wasatch Mountains

to the east.

The residence is an architecturally and historically

signi cant structure for being an excellent example

of the Victorian Eclectic style in Utah, as well as for its

association with Albert Fisher. It is also signi cant as

one of the relatively few extant residential designs

done by Kletting. First nominated to the National

the time due to owner objection, the property was

listed in 2008.

ARCHITECTURAL STYLE

The Albert Fisher mansion is a two and one-

SECTION TWO: BUILDING & SITE DESCRIPTION

View of the front facade of the Fisher Mansion, prior to

the restoration of the front porch steps.

irregular plan, asymmetrical façade and roof form, bay

windows, decorative porches, projecting door and

window lintels, leaded and stained-glass transom win-

dows, and patterned belt courses.

The Fisher Mansion has many of the above character-

istics, yet the design is also notable for showcasing the

massing and lines of the home. Kletting designed the

building on a large scale with an unusual combina-

tion of features and details. Elements of the Queen

Anne appear in the wrap-around porch, which features

Eastlake and Romanesque details as well. The result is

a distinctively unique example of the Victorian Eclectic

style. The carriage house re ects the massing and style

of the house.

LATER ALTERATIONS

While the front facade of the mansion remains

largely unchanged since its construction, the rear of

the mansion has undergone several modi cations. On

the 1911 Sanborn Map, the rear portion of the man-

sion is identifed as being one and one-half stories of

brick with single story wood frame porches on the east

and west sides. Evaluation of the rear (north) chimney

reveals evidence of the original gabled roof line. In the

1940s, likely to provide additional bedroom space for

the convent, a third story room with a shingled exterior

was added. On the main level of the building, the two

rear side porches have been enclosed and expanded.

The roof lines of the original porches are still present in

the larger additions that have encompassed them. The

current porch additions date to 1993, when upgrades

were made, including expansion of the kitchen facili-

ties. The pro le and materials of the third  oor addition

View of the rear of the mansion, camera facing southeast

Sketch of the likely original appearance of the

rear of the mansion

Historic photo of Fisher children in front of the mansion

Fisher Mansion HSR, February 2010

are similar to the earlier dormers and have attained

historical signi cance of their own.

SITE DESCRIPTION

HISTORICAL DATA & EXISTING CONDITIONS

Over the years the landscape surrounding the Fisher

mansion site has been modi ed to accommodate the

changing use of the building. The original landscape

was once typical of Victorian yards in the Salt Lake

area. The landscape was originally designed with the

purpose of showing o the architecture of the build-

ing, providing climate control for the structure, servic-

ing functional uses for the owners, and for providing

outdoor relaxation and recreation for the building’s oc-

cupants. The aesthetic quality of the landscape would

have originally focused on framing views into and out

of the home. This can be seen in the formal entrance

layout that features a wide sandstone walkway leading

to the front porch. The front-walkway and landscaping

was primarily bilaterally symmetrical along the axis

leading to the front doors. This symmetry was empha-

sized by the placement of two weeping mulberry trees

and two stone spigots placed on either side of the

walkway. These features still exist today. The original

drive access to the building was located on the western

edge of the site, as indicated on the 1911 Sanborn

map. The drive would likely have consisted of concrete

travel strips, macadam, or a compacted crushed stone.

Photographic evidence and on-site archeological inves-

tigations may be used to determine the original layout

and material quality of the original hardscape. By 1950,

a more substantial concrete driveway was in place on

the east side of the property, with a semi-circular drive

providing access to the east porch of the mansion.

This driveway con guration is what currently exists.

Additionally, a signi cant portion of the rear landscape

has been paved to provide more on-site parking. The

locations of paths around the building have also been

altered as additions to the structure have changed

the exterior circulation. A fountain, installed while the

property housed St. Mary’s Home for Men, is located in

Historic photo of a rustic twig gazebo, located on the

northeast corner of the mansion.

Parcel map indicating location of the Jordan River

Parkway in relation to the site

the lawn area east of the carriage house. Historically,

an octogonal rustic twig gazebo was located to the

northeast of the mansion. During the summer months,

foliage growth over the gazebo created a shaded out-

door room.

Hardscape

Existing original hardscape features include the main

sandstone walkway approaching the primary entrance

of the building; the retaining wall of rough-hewn sand-

stone block located along the south property line; and

the ornamental iron fence attached to the top of the

retaining wall. New existing components include the

concrete drive and parking, pond feature located in the

north garden, the raised  ower bed shaped like a cross

in the south lawn, and the wood accessibility ramp

located on the northwest corner of the building.

Plantings

Original plantings include large shade trees includ-

ing American Elm (Ulmus americana), Boxelder (Acer

negundo), Horse Chestnut (Aesculus hippocastanum),

Linden (Tilia sp.), Silver maple (Acer saccharinum).

Original fruiting and ornamental trees include Mul-

berry (Morus alba), Plum (Prunus sp.), Pear (Pyrus sp.),

and Apple (Malus sp.). There is evidence of an original

orchard on the northeast portion of the property,

along with a kitchen garden that appears to have been

located behind the carriage house. More recently ever-

green trees including Spruce (Picea sp.) and Arborvitae

(Thuja sp.) have been planted in the south front-yard

and northeast portions of the property. This includes

the placement of two spruce trees that are located too

close to the foundation on either side of the front-

porch steps.

Landscape Infrastructure

The existing irrigation system consists of hose bibs.

Hoses are moved around the site by maintenance sta

Front view of the mansion with the iron fence and

sandstone wall in the foreground

Southeast corner of the mansion; view of reconstruct-

ed porch railing and porch support arches.

Fisher Mansion HSR, February 2010

during the warmer months.

RECOMMENDATIONS

The site design should be adapted to accommodate

the new use of the structure, while restoring as much

of the original landscape to an 1893 period of signi -

cance. It will be especially important to examine the

circulation issues related to the new use of the build-

ing – speci cally parking, accessibility, and the long

term maintenance and sustainability of the site and

landscape.

Hardscape

If possible, attempts should be made to •

provide o site parking on an adjacent parcel, such

as the parking lot located directly to the north of the

property.

Re-design the existing parking to provide •

vehicular access for drop-o , delivery, and handicap

parking.

Provide bicycle parking •

Reduce the general amount of on-site paving •

to minimize visual impact on existing structures

Avoid paving directly against building founda-•

tions; remove existing paving that sits against build-

ing surfaces

Use a permeable material for any new paving •

to allow for water in ltration, and

Consider using types and methods of paving •

available in the late 1800’s, such as historic concrete,

macadam asphalt, stone pavers, and compacted

decomposed granite or crushed stone

Landscape/Plantings

Original plant material should be preserved wherever

possible, or replaced with specimens that match the

original plantings. Seasonal observations/site archeol-

Front lawn feature, installed when the property was utlized

by the Catholic church

Two views of the fountain feature located in the lawn area

east of the carriage house, installed when the property

housed St. Mary’s Home for Men

ogy could determine the original locations of plant-

ing beds, which should then be restored with period

plantings. The recent evergreen plantings should be

removed, as they are planted too close to the building,

are blocking views and will eventual cause damage

to the building. Also, vines attached to the structure

should be removed. Depending on the proposed use

of the building, the water feature that was added in the

back yard could be removed, as it may be a mainte-

nance issue, and the back portion of the property could

be restored to a designated period of signi cance. A

working garden could be created in the location of the

original kitchen garden and operated as a demonstra-

tion garden or community garden to illustrate small-

scale agriculture in promotion of sustainability.

Sustainable Site Strategies/Infrastructure

Strategies include amending the soils under the recom-

mendations of a Landscape Architect and Soil Scientist

to build healthy soils that retain moisture, provide

nutrients to plant material, and allow for deep root-

ing of plant material. Minimal irrigation intervention

should be required and would be limited to establish-

ing lawn areas and drip irrigation for new shrub beds.

The planting design should focus on providing 100%

plant coverage and maximum canopy to shade the

ground surfaces, providing cooling evapotranspiration,

and to create a healthy living plant community that

requires minimal maintenance. Plant species should

be in keeping with the original plantings used on the

site or with plant varieties that were widely available

during the Victorian period. Plants selected should also

be drought-tolerant and native Utah or adapted plant

material that has proven successful under Salt Lake

City’s climactic and soil conditions.

Rear yard behind the carriage house

Historic photo showing original landscape plantings and

trees in the front yard

Historic photo of ladies playing croquet on the lawn

SECTION THREE: EXTERIOR ANALYSIS

Fisher Mansion HSR, February 2010

FOUNDATIONS AND FOOTINGS

Historical Data/Description

The foundation walls are comprised of cut, rough-

faced sandstone blocks with mortared joints. The

sandstone foundation walls are exposed to ap-

proximately 36 inches above grade. Below grade the

foundation walls consist of an un-cut  eldstone with

mortared joints. Footing material is unknown, but

presumed to be either concrete or stone.

Existing Conditions

Due to their location below grade, footings could

not be inspected. The sandstone foundation walls

are in good general condition, and no cracking was

observed either on the interior or exterior of the

walls. This includes the southwest corner of the build-

ing where some settling has occurred. Mortar joints

for the foundation appear to be in good condition.

The sandstone blocks are showing some signs of

erosion, likely due to freeze/thaw cycles, but their

structural capacity appears to be sound. Below-grade

 eldstone foundation walls appeared to be in good

condition where observed from the interior.

Recommendations

Footings should be veri ed in order to determine if

additional footings are deemed necessary as part of

a structural/seismic upgrade to the structure. Steps

should be taken to ensure that excessive moisture

in ltration does not compromise the integrity of the

sandstone foundation. The soil should be graded to

slope away from the building. Foundation planting and

irrigation should be limited to keep water away from

the foundation walls. The downspout and gutter system

should be repaired and directed appropriately to de ect

water away from the foundation as it drains.

EXTERIOR WALLS

Historical Data/Description

Exterior walls consist of load-bearing unreinforced multi-

wythe masonry. A wide lintel band of rough-faced sand-

stone above the second story openings terminates the

brick wall. Above this is a stamped metal frieze directly

below the eaves, which is accented with cast ornamental

foliation above each of the projecting bays and at the

corners. A wide band of rough-faced sandstone is also

present at the lintel level of the  rst story openings un-

derneath the front wrap-around porch.

Existing conditions

There are vertical cracks in the exterior brick walls at the

southwest corner of the building and along the west wall.

These cracks do not continue into the stone foundations.

The cracks on the west wall are not the characteristic di-

agonal stair-step cracks one typically sees in unreinforced

brick buildings where gradual settlement has occurred

over time. A vertical crack is present on the lower east

edge of the southeast bay windows on the second level.

SECTION THREE: EXTERIOR ANALYSIS

Recommendations

The structural evaluation recommends that major

cracks be injected with an epoxy prior to repointing.

Speci c recommendations in regard to seismic up-

grade of the exterior walls are in the structural evalua-

tion (Section Five). It is recommended that a shear test

be conducted on the exterior walls.

BRICK AND STONE MASONRY, CAST CONCRETE, AND

TRIM

Historical Data/Description

The exterior face brick is light pinkish-tan in color with

a smooth  nish. The mortar for the brick is colored with

a darker reddish-brown pigment. The mortar is  nished

with a struck joint, with the bottom edge recessed. The

brickwork is set o by the light color of the sandstone

and cast concrete, as well as the light paint color

utilized on the wood eaves and window trim. The black

paint utilized on the wood window sashes appears

to have been the lone use of a dark contrasting color.

Rough-faced sandstone was used for the lintels and for

much of the porch, including the squared columns and

the support arches. Smooth sandstone was originally

used for the window sills, decorative plaques, front

steps, decorative side walls of the porch, and the porch

railing and balusters. Deterioration caused by mois-

ture has led to the replacement of some of the porch

features.

Existing Conditions

The exterior face brick is in overall good condition,

with little physical deterioration in general. The brick

surface has never been painted and largely retains

its original protective coating from the  ring process.

The masonry has some thin surface pollution and coal

dust. Although it is unknown if the masonry has ever

been cleaned, the wall surfaces do not show evidence

of inappropriate or harsh cleaning approaches, such as

high-pressure washes or sandblasting, that were some-

The front wrap-around porch includes details such as East-

lake spindles and Romanesque columns,

The roof features wide eaves with simple modillions under-

neath the overhang

The black paint on the window sashes appears to be the orig-

inal color, the lone use of dark color on the exterior details

Fisher Mansion HSR, February 2010

times used on historic brick exteriors. Some staining

of the brick exists, which is mainly attributed to water

damage or to chemical reactions from the attachment

of metal elements, historical as well as recent in nature.

Staining on the edges of the bricks are related to the

use of the struck joint to  nish the mortar. The struck

joint provides a clean  nish line, but is a poor insula-

tor against water, as it allows water to collect on the

bottom ledge. The deteriorating sandstone elements

of the front porch (railing, balusters, front steps, suport

arches) have either been retooled, replaced with like

materials, or in the case of the porch railing, been

replaced with cast concrete.

Recommendations

Any cracked mortar joints should be repointed with

a mortar compound that matches the original in

strength, composition, texture, and color. Any cracked

or deteriorated bricks should be repaired and or

replaced with like units. At a minimum, a simple low-

pressure brick wash is warranted, and a full cleaning

utilizing a mild acid wash followed with a low-pressure

rinse is recommended. Sources of moisture that may

further deteriorate any of the sandstone elements

should be recti ed, including the reconnection of the

original gutter and downspout system and the removal

of any window cooler units. All wood trim should be

scraped and repainted. It is recommended that a full

chemical paint analysis be conducted to correctly iden-

tify and match the historic colors for the wood trim and

window and door assemblies.

EXTERIOR DOORS AND WINDOWS

Historical Data/Description

Original exterior doors were stile and rail wood panel

doors in a wood frame, with upper glass panels and

decorative hardware. Transom windows were located

above each of the doors.

Windows are mainly wood, double-hung sash win-

dows. Two windows on the second level are full length

single-unit windows that open to allow access to the

roof of the porch, which functioned as a balcony. The

smaller windows in the rear ell are double-hung, but

have divided lights on the upper sash, similar to those

in the carriage house. The small windows in the attic-

level dormers originally had a decorative diamond-

shaped muntin on the upper section.

Existing Conditions

The original exterior door on the northwest corner of

the parlor was removed and the transom boarded over.

The original exterior doorway on the east of the build-

ing retains its transom and is now the inner door of the

east vestibule. The front double doors are original and

retain their original hardware, which includes decora-

tive door handle plates, mail slot, and decorative metal

corner plates that extend from the hinges. The balcony

access windows are both in working condition. The

windows on the east wall of the rear ell are intact, but

have been covered over on the interior. The windows

in the attic level dormers have been replaced with

aluminum units.

Recommendations

At a minimum, the window units can be tightened

with caulking and weather stripping. For a full res-

toration approach, each of the windows should be

re-worked and any missing curved and/or leaded glass

matched to the existing pattern in the southeast bay.

The installation of a low-e glass should be considered,

or the use of interior storm windows to provide a more

energy-e cient window system.

ROOFING, DORMERS, AND TRIM

Historical Data/Description

The low-hipped roof with wide eaves, characteristic of

the Italianate style, is not typically seen on Victorian

architecture in Utah. Modillions with notched ends

decorate the wide eaves, which follow the contours

and curves of the various bays. Hip-roofed dormers

located on the front (south) and west sides are sided

in wood shingles with simple modillions used on the

eaves.

Existing Conditions

The roof has several layers of shingles, including the

original layer of machine-sawn cedar shingles, and

currently is covered in an asphalt shingle. The wood

eaves and decorative modillions are in generally good

condition, with some areas of deterioration.

Recommendations

New sheathing for the roof is recommended as a

component of the structural upgrade, which will tie

the roof to the walls. If a preservation/stabilization ap-

proach is used for the building, then a re-roo ng with

architectural asphalt shingles may be acceptable. For a

full restoration approach, machine-sawn cedar shingles

are recommended.

CARRIAGE HOUSE

The exterior of the carriage house was done in a similar

style to the mansion. The exterior brick, however, is

not in as good of condition as that of the mansion.

The brick has su ered more deterioration and mortar

failure, which has allowed water to penetrate into the

wall cavities. The water table around the foundation of

the building is also showing signs of weather damage,

especially where concrete paving sits adjacent to the

exterior walls. The exterior windows are of a di erent

style than the mansion, and are double-hung windows

with divided lights. Sandstone was used for the sills

and lintels in the same manner as the mansion. Ad-

ditional exterior trim includes the metal rosette details

on the top beam of the entrance. The roof, which

appears to be one layer of asphalt shingle on top of

the original cedar shingles, is in serious disrepair. Holes

in the roof have allowed water to penetrate as well as

provided access for animals and birds to roost in the

interior.

Exterior of the carriage house, 1893

The rear of the mansion has undergone several modi ca-

tions, including the rear third story addition (c. 1940) and the

extended rear porches (c. 1993)

SECTION FOUR: FLOOR PLANS & FRAMING PLANS

Fisher Mansion HSR, February 2010

SECTION FOUR: FLOOR PLANS & FRAMING PLANS

FLOOR PLANS

The as-built drawings done by the University of Utah

Students have been updated and modi ed follow-

ing additional site visits by the consultant team.

Included are  oor plans for each level of the man-

sion: basement, main level, second level, and attic

level. Included on the  oor plans are room numbers

for each de ned space on each level of the mansion.

These are used to clarify the identi cation of rooms

in the narrative portions of this report. Additionally,

as-built drawings have been constructed of the car-

riage house main and second levels.

FRAMING PLANS

On-site investigations by the consultant team pro-

vided information to create structural framing plans

of the mansion and carriage house. These will be

used by the Structural Engineers Association of Utah

(SEAU), which is providing a pro bono evaluation of

the buildings and recommending approachs for suit-

able upgrades.

FLOOR TYPES

In addition to determining the framing of the build-

ings, investigations have revealed the layers of  oor-

ing present in most rooms of the mansion. A sheet

identifying the various current  oor types in included

in this section. The  ooring types are identi ed on

the framing plans.

SECTION FIVE: INTERIORS

Fisher Mansion HSR, February 2010

SECTION FIVE: INTERIORS

A. ORIGINAL INTERIOR AND INTERIOR COM

PONENTS

1. Historical Data/Description

Basement:

Much of the basement is semi- nished space, with

the southwest portion being a crawl space and

uninhabitable. In some rooms ceiling heights are

extremely low. For example, in Room 003 the ceiling

height is approximately 6’-0”. In many rooms the

ceiling is  nished with lath and plaster rather than

exposed joists, indicating that it was an actively used

area of the mansion, likely serving as both sup-

port space and living quarters for domestic sta . A

double-door opening historically connected Rooms

002 and 003; this has since been reduced to a single-

door opening.

Main Level:

This level consists primarily of the formal spaces of

the mansion. The southern two-thirds of this level

contains an entrance vestibule (Room 100), foyer

(Room 103), and main staircase that are located in

the center, a parlor (Room 102) on the west side,

and a library (Room 104) and formal dining room

(Room 105) on the east side. The north one-third of

this level is comprised of secondary areas, including

a bathroom (Room 110), hallway (Room 106), rear

staircase, and kitchen (Room 109). Historically Room

108 functioned as a butler’s pantry and there are

indications that it was accessed through a doorway

from Room 109 and not the hallway. A porch on the

east and a porch on the west have both been enclosed

and expanded.

Second Level:

The south side of this  oor is made up of bedrooms (201-

207) that surround the central grand staircase. The north

end houses the rear staircase and domestic sta quarters

(211-212). Rooms 211 and 212 are separated from the

family section by a pocket door for privacy (209).

It is speculated that the domestic sta space was original-

ly laid out to consist of a bedroom and sitting room/bath-

room. The north end of the current restroom (211) would

have been the sta sitting room/bathroom while the

south end (210) was the family bathroom, as this room

was accessed from the family’s side of the pocket door.

Main level parlor, looking south to rounded bay windows

Two tall windows open fully for step through access

onto the balcony (213) above the front porch. One is

located in the room 205 and the other in room 207. The

access window in 205 is tucked into a small side area of

the room separated by an arched doorway. Currently

there are plumbing attachments and a recessed wall

cabinet in this area. A basin may have existed originally,

but was more likely added later. This space may have

simply been the access to the porch and was tucked

out of the way of the rest of the room.

Third Level:

This level was originally composed of the large at-

tic space, stairway, and cistern space (300 - 302). It is

unclear what the interior arrangement of Room 301

was originally, given the absence of existing walls and

later alterations. The staircase continues up from the

second  oor and enjoys the same level of detail as the

 rst and second  oors. Given this level of detail and

that the stairwell was accessed from the family’s side of

the pocket door, it is possible that the original funtion

for the room was as a day nursery for the children. It

was common for wealthy European homes to use the

room(s) at the top of the house for the care of children,

and the term nursery was used to describe space de-

voted to the care of children of all ages, not just infants.

There may have been intentions to  nish o the space

that never materialized before the room was no longer

needed in this capacity.

Room 301 has numerous extant wood structural posts

inset from the exterior walls by approximately ten feet

that support the roof structure. Each of these has an

irregular wood base plate. These posts bear little or

no continuous relationship with the structural bearing

walls of the  oor below. The inside brick face of the

exterior masonry wall is visible above the  oor, extend-

ing up about 36 inches.

At the north end of the room a glazed panel above the

original stairwell is still intact. The embellished glazed

metal frame modulating the light from the more pro-

Double wood arch detail accenuating the entrance to the

master bedroom suite

Single arch detail in the south bedroom

Fisher Mansion HSR, February 2010

saic skylight in the roof structure above is still intact. A

decorative railing was originally located around the en-

tire perimeter of the metal frame. The skylight allowed

natural light to the interior of the home. The decorative

glazed metal frame  ltered the sunlight and added

visual interest to the grand staircase below. The south

wall of the stairwell was also open to the attic room,

separated by the decorative railing around the skylight.

Room 302 originally and currently houses a large cast

iron cistern which ostensibly collected rainwater from

the roof for distribution to an early indoor plumbing

system.

2. Existing Conditions

Basement:

The basement area continues to serve as support space

for the building’s mechanical, plumbing, and electri-

cal systems, as well as storage space for the functional

 oors above. The walls in Room 002, located to the

south as the bottom of the stairs, have been furred

out, indicating that it was an actively used living space

of some degree while the mansion served as a group

home. The original  oor plan is largely intact, with the

addition of walls to create Room 005 within the space

of Room 006, as well as to enclose space on the north

side of the basement, to create Room 009. A newer

room (Room 010) was added on the northwest corner

that provides egress via a newer set of concrete stairs

on the west wall.

Main Level:

The original layout of the formal areas is intact while

modi cations have been made to the secondary areas

in the rear of the building. At the front of the house, the

library (Room 104) had been split into two rooms with

the addition of a wall running east-west. This wall was

removed by the city’s property management depart-

ment prior to the  rst public open houses held in 2008.

Historically a butler’s pantry, Room 108 currently func-

A view of the open plan third level

The wood posts that support the roof structure

Wood beadboard paneling walls and ceiling in the rear third

story room

outline of this original component is still visible at the

wall. Structural eave rafters are keyed into the exterior

masonry, visible and  ush on the interior surface. In

some cases these extend through the wall connecting

to a diagonal kicker tied into the roof structure. The

roof rafters bear on sill plates on the exterior masonry

walls connecting to the eave structure below. The

two central columns on the south side are  anked by

a larger square column, wrapped in gypsum board.

These may have been a later addition since they lack

the wood base plate typical of other columns in the

space. They may have been a necessary upgrade to

support the dormer window on the south side.

The decorative skylight frame shows signs of serious

corrosion due to sustained water damage. There are

numerous panels missing or broken in the frame.

The cistern drain lines in and out are no longer extant

in 302.

Room 303 is ostensibly a later addition over a 1 ½ story

structure below. An original gable attic was replaced

with this slightly larger room. There is an 8” elevation

di erence between the hallway (300) and the  ooring

of this room.

3. Recommendations

Preservation Recommendation:

Second Level:

Completely remove recent wall additions around the

grand staircase and reinstall the railing. Consider re-

moving restroom  oor (210-11), depending on intend-

ed use, to reveal original  oor treatment.

Repair balcony weatherproo ng to prevent further

water damage.

Install a basin in the cubby of 207 that maintains the

character of the house or remove the exposed plumb-

ing.

Third Level:

Evaluate stability of roof structure and make necessary

tions as a multi-stall bathroom. Indications from the

styling of the door frame, wood paneling, and exterior

indicate that the hallway access to the room was added

while the home still functioned as a residence for the

Fisher family. Room 107 functions as an enclosed entry

vestibule, which was comprised from a portion of the

east porch. To the north of this vestibule is Room 112

that likely served as a bedroom for the group home.

The remainder of the east porch is contained in this

room, which was expanded to the east. The smaller

west porch was expanded to the west and around the

bathroom (Room 110), making it  ush with the west

wall of the mansion, to create a room (Room 111) that

functions as an extension of the kitchen.

Second Level:

The original  oor plan is largely intact. Modi cations

to room 202 divided the space into two rooms; these

dividing walls have since been removed. The once

open grand staircase was enclosed to accommodate

 re code when the building was a home for men, but

has since been opened up part way. Rooms 210 and

211 are now a restroom with toilets and showers.

The balcony no longer serves its original purpose. The

space only acts as the roof for the porch. The railing has

been removed and asphalt roo ng materials are now

in place. The waterproo ng along the perimeter is not

water tight.

The cubby area in 207 is missing the sink that once ex-

isted and the plumbing has been left exposed. A medi-

cine cabinet and shelves remain as well. A vertical pipe

that accompanies the  re suppression system has been

punched through the  oor and ceiling in area 209.

Electrical  xtures, such as outlets and heaters, and con-

duit have been added to the base of some walls.

Third Level:

The short railing around the perimeter of the metal

frame in Room 301 has since been removed. The

Fisher Mansion HSR, February 2010

improvements. Check windows for weatherproo ng

and make necessary repairs. Install short railing around

skylight and repair and install missing or damaged

panels to decorative skylight frame. Check sloped sky-

light for weathertightness and make necessary repairs.

Restoration Recommendation:

Remove all recent wall additions that enclose both

sets of staircases. Further investigate original uses and

materials of current restroom (210-11). The restoration

of this room will depend on the future use of this space

but considerations should be given to restore it to the

character of the second  oor.

Restore the balcony to its original character based on

historic photographs. This includes removing layers

of roo ng materials, restoring balcony  ooring that is

compatible with the home’s character, and installing

new railing using historic photographs for reference.

Remove the exposed plumbing, shelves, and medicine

cabinet in the cubby of 207.

Recess the large vertical pipe in area 209 if possible.

Remove or recess electrical components into the wall

so the boxes and conduit are not visible.

Third Level:

Upgrade addition (303) to  t the character of the rest

of the home. Replace windows in 303 and 301 that are

more in keeping with the character of the home. Install

short railing around skylight and repair and install

missing or damaged panels to decorative skylight

frame. Check sloped skylight for weathertightness and

make necessary repairs. Remove gypsum panel ceiling

in 301 to reveal original exposed roof structure for

clues to original room layout.

B. HORIZONTAL AND VERTICAL CIRCULATION

1. Historical Data/Description

The main foyer (101 & 103) provides direct access

to each of the three formal rooms on the main level

Folding wood and glass doors separate the library and dining

rooms on the main level

The grand staircase was enclosed for  re code reasons when

the mansion was a group home

Wood paneled wainscot of the grand staircase

through single and double doorways. It also led to the

main grand staircase up to the second level. The rear

hallway (106) provided access to the secondary areas

and the rear staircase to the second level as well as

access to the basement stairs. A decorative skylight

above this staircase supplied natural light to the core of

the house. Circulation existed between the library and

dining room when folding pocket doors were opened.

A door o the northwest corner of the parlor originally

led to the exterior of the house. A door o the north

side of the dining room provided access to and from

the secondary/kitchen areas in the rear of the house. A

doorway at the rear of the foyer led to the rear hallway

where the bathroom, kitchen, basement, and rear

staircase could be accessed. A door o the east end of

the hallway was the side entrance from the east porch.

A door o the west wall of the kitchen provided circula-

tion to the small west porch.

On the second level a hallway around the grand stair-

case (200) provides access to each bedroom as well as

the original bathroom (210) and the rear staircase that

leads up to the third  oor. A pocket door separated this

hallway from a small rear hallway, which provides ac-

cess to the sta ’s quarters and the rear staircase down

to the secondary areas on the main level.

A rear service staircase o the rear hallway (209) pro-

vides access from the  rst  oor to the second and third

 oors. Access from the  rst to second  oor is gained

from the north (sta ) side of the pocket door while the

third  oor can be reached from the south (family) side

of the pocket door. Both sets of stairs were originally

 nished with oak, as typical through most of the home.

2. Existing Conditions

All of the original circulation is extant on the main

level of the building. Additional circulation was added

between the kitchen and parlor when the west porch

was expanded and enclosed. The east entrance is now

accessed through a vestibule that is part of the for-

mer east porch. The grand staircase was enclosed as a

The rear staircase leading down to the main level from the

domestic sta area of the second level

View down the main staircase from the second level

Fisher Mansion HSR, February 2010

a template for the new handrail. Wood treads on both

staircases will need to be cleaned and repaired. Clean

and repair all other woodwork.

Restoration Recommendations:

Completely remove the walls that enclose the grand

staircase. Replace with a historically appropriate hand-

rail that meets current code requirements for height.

Some of the balusters from the original handrail are

being stored in the carriage house and can be used as

a template for the new handrail. The walls and door

frames enclosing the rear staircase should also be

removed. Wood treads on both staircases will need to

be cleaned, repaired, sanded, and  nished. Clean and

repair all other woodwork. Remove emergency  re exit

and stair system. Patch exit door access with appropri-

ate brick.

C. FLOOR FINISHES

1. Historical Data/Description

Based on investigative demolition, the conjectural base

 ooring layers include a diagonal 1” x 8” oak sub oor-

ing and an additional sub oor consisting of 1” x 4”

 r planks throughout the house, with the exception

of the main level bathroom and entrance vestibule,

speculated to consist of only the 1”x 8” oak sub oor.

The sub oor layers are supported by 2” x 12”  oor joists

on the main and second levels and by 2” x 8”  oor joists

on the third level. The original  nish  ooring on the

main and second levels is 3/8 X 2 ¼ oak veneer, with

the exception of the main level bathroom and entrance

vestibule, which were  nished ceramic tiles in decora-

tive patterns. The third  oor is presumed to have not

had a  nish  oor on top of the  r sub oor. The base-

ment  ooring is an un nished concrete slab.

2. Existing Conditions

The majority of the  ooring throughout the house has

undergone a variety of alterations from the original

method for meeting  re code requirements during the

building’s use as a men’s group home. The rear stair-

case has also had some enclosures for  re code as well

separating the third  oor space from the stairwell. Stair

treads and other wood trim has maintained its original

use and character but is scratched and scu ed. One

banister on the rear staircase has been removed but is

lying on the  oor in the small gap between the stairs

and the wall. An alarmed emergency  re exit and stair

system now exists from Room 301.

3. Recommendations

Preservation Recommendations:

Completely remove the walls that enclose the grand

staircase. Replace with a historically appropriate hand-

rail that meets current code requirements for height.

Some of the balusters from the original handrail are

being stored in the carriage house and can be used as

The sink  xture and tile  oor of the main level bathroom are

presumed to be original to the house

 nishes. On the main level the most signi cant  ooring

alteration is in the parlor, where ½” quarry tile is set in

a mortar bed atop a masonite board backing. Investi-

gated demolition indicated that these layers are atop

the original  oor  nishes, including the oak veneer.

The other formal areas on the main level, foyer, library,

and dining room, were covered with linoleum atop a

¼” masonite board. An additional layer of carpet also

existed on top of the linoleum. In these three rooms,

the additional layers have since been removed by the

city’s property management team. The original tile is

extant in both the entrance vestibule and the main

level bathroom. On the second level, the original wood

oak  ooring is extant in the bedrooms. A layer of car-

pet was installed on top of the wood  ooring in Room

202, but was removed at the same time as the carpet

on the main  oor. The wood is in fair condition with

scratches and scu s throughout.

The second  oor restroom has a raised  oor and is

covered in linoleum. The original purpose of this space

is likely as a family bathroom in the south end of the

space and a sitting room and/or servant restroom ac-

cessed via the servant’s room on the north end where

the showers are located. The original  nish  ooring

may still exist beneath the raised  oor, but this has not

yet been determined. It is likely that the family bath-

room portion of this room was  nished in a tile similar

to the main level bathroom. The rear portion of the

room would likely have been the same oak  ooring

that exists in the other rooms or tile, depending on its

use.

On the third  oor, the small hallway (300) wood  oor is

currently covered with carpet. Room 301 is also carpet

over a 1/2” linoleum tile and ¼” masonite overlay. The

original wood  ooring is under this.

The addition (303) is currently covered in carpet. The

conjectural  ooring layers based on investigative de-

molition include a diagonal 1” x 8” oak sub ooring over

2” x 8”  oor joists. An additional sub oor was installed

consisting of 1” x 4”  r planks. Evidence shows further

alterations to include a ¼” masonite overlay, a 1/2”

View of the south central bedroom, which may have served

as a boudoir or ladies drawing room

Floor treatment in a bedroom closet

Fisher Mansion HSR, February 2010

linoleum tile and  nally the current  ooring consisting

of carpet pad and sheet carpet.

3. Recommendations

Preservation Recommendation:

Remove carpet and linoleum as appropriate to reveal

original  oor treatment. Clean and repair all wood

 oors. Consider removing restroom  oor (210-11),

depending on intended use, to reveal original  oor

treatment.

Restoration Recommendation:

Remove carpet in room 202. Clean, repair, sand, and

 nish all  oors. Due to the oak veneer  ooring thick-

ness, there is very little wood available for sanding

and re nishing. Evaluate the feasibility of sanding the

 oors. It may need to be replaced.

Remove recent layers of linoleum/vinyl material in the

closets and clean, repair, sand and  nish original wood

 ooring. Remove restroom  oor to reveal original  oor

treatment. Regardless of future use,  ooring should

be replaced with materials more in keeping with the

character of the rest of the second  oor.

D. INTERIOR PARTITIONS AND WALL FINISHES

1. Historical Data/Description

On the basement level the interior wall partitions con-

sist mainly of the stone foundation walls or exposed

brick walls. These walls were not generally  nished

with a plaster covering, although some walls have been

painted and this may have been the historical  nish.

On the upper levels the interior wall partitions are

approximately six inches thick and composed of 2 X 4

framing covered with lath and plaster. The wall  n-

ishes in the vestibule, foyer, library, and dining rooms

consist of a wood wainscoting of decorative panels

with embossed wallpaper over a smooth skim coat of

plaster above. The parlor may have originally had the

The dining room, looking north to the  replace and doorway

to the kitchen area

View of the parlor, looking to the north. The coved ceiling is

an original feature of the main  oor rooms

View of the original kitchen area, which was remodeled to

accommodate more intense group uses of the home

same wainscoting and embossed wallpaper combina-

tion or a di erent wall  nish. The north hall (106) and

passageway/under-stair area (111) wall  nishes are the

same combination of wood wainscoting and embossed

paper, but the wainscoting is a more simple design

of three-inch wood planks. The main level bathroom

(110) was a painted plaster. The original kitchen is also

presumed to have originally been painted plaster.

On the second level the wall  nishes were comprised

of a smooth skim coat of plaster and a light paper.

Historically this may have been decorative wallpaper or

merely provided a smoother surface on which to paint.

There remains a portion of embossed wallpaper in the

hallway near the rear service stair, which has since been

painted over. The embossed wallpaper may have been

the original  nish for portions of the second level.

The wall  nishes of the hallway (300) in the attic level

are painted lath and plaster. The wall treatment in the

large attic room (301) is exposed brick, suggesting that

this room served simply as a utilitarian space. The origi-

nal mechanical room containing the cistern (302) did

not have  nished walls and the wood studs remained

exposed. The original plaster in the stair and hallway

area is still intact and in good condition. The brick in

Room 301 is in good condition as well. The north room,

a later addition to this level, likely retains its original

wall  nishes, which are stained beadboard planking

over wood stud framing.

2. Existing Conditions

The original plaster is still intact and in good condition.

The walls are currently painted. The original wood trim

still exists and is in fair condition with some scratches.

The baseboards are in fair condition as well but do

have areas that are heavily scu ed. Areas of concern

are room 208 and the baseboard of the cubby area in

room 205 where there appears to be water damage.

Closets have a variety of wall treatments. Some have

wallpaper and others are painted. The original treat-

ment is unknown.The staircase is partilly enclosed with

2 X 4’s and drywall. Original banisters and railing have

been removed.

3. Recommendations

Preservation Recommendation:

Patch and repair cracks, holes and inconsistencies in

the plaster where they may exist. Remove damaged

wallpaper in closets to the next stable layer. Clean and

repair damaged wood trim areas. Remove more recent

wall additions around the grand staircase.

Restoration Recommendation:

Further exploration can be done to more fully under-

stand original wall treatments. Patch and repair cracks,

holes and inconsistencies in plaster where they may

exist. Remove paint from wood trim in closets where

this occurs. Remove damaged wallpaper in closets.

Clean, repair, sand, and  nish damaged wood trim.

Replace missing wood trim areas with the same type

of wood, design, and  nish. Remove more recent wall

additions around the grand and rear staircases. For

the third  oor, clean brick, secure loose and replace

missing bricks. Remove emergency exit door and stair

system and replace with brick.

E. CEILING FINISHES

1. Historical Data/Description

The ceiling  nish in the majority of the basement is a

painted lath and plaster. The presence of the  nished

treatment rather than exposed joists indicates that

it was an actively used area of the mansion, likely for

support space and living quarters for domestic sta .

The ceiling of Room 001, located under the original

east porch, is beadboard planking. The ceiling of the

un nished crawl space (004) is exposed wood joists.

The treatment of the ceilings on the main and second

levels appears to be similar to the walls. There is a

smooth skim coat of plaster upon which a light paper

has been placed. Original  nishes may have been the

Fisher Mansion HSR, February 2010

paper or a painted  nish. The attic level has a painted

lath and plaster ceiling in the hallway. The main room

is surmised to have had exposed rafters originally, as

well as the wire glass skylight in a metal frame that

is in plane with the slope of the roof. The mechanical

room (302) ceiling was exposed rafters. The ceiling of

the later addition (303) is the same stained beadboard

planking that is the wall  nish.

2. Existing Conditions

Ceilings appear to be the original lath and plaster and

are currently painted. The original treatment is un-

known. There is a large area in the east bedroom that

has been patched. Light  xtures are of various styles

but mostly modern in appearance. The light  xture in

207 may be original and re ects the character of the

house. A  re suppression system exists throughout

the main and second  oors and is suspended just

below the ceiling. Currently, the ceiling in Room 301

is gypsum panels to  re rate the roof assembly on the

underside of the roof joists. The skylight appears to be

water tight although there is ample evidence of past

disrepair.

3. Recommendations

Preservation Recommendation:

Patch and repair cracks and holes where they may ex-

ist. Repair cracks and leaks in skylight and clean glass.

Restoration Recommendation:

Patch and repair cracks, holes and inconsistencies

where they may exist. Replace light  xtures with

 xtures more compatible to the character of the home.

The light  xture in 207 may be original and re ects the

character of the house. It could be used as an example

for the appearance of the other light  xtures. Recess

the  re suppression system into the ceiling. Remove

the gypsum panels in Room 301 to expose the original

ceiling. Repair cracks and leaks in skylight and clean

A  re sprinkling system was installed in the 1990’s while the

mansion was a group home

The decorative skylight above the main staircase had been

covered over but remains mostly intact

Curved, decorative leaded glass was used in the transoms of

all the bay windows; it only remains in the southeast bay

glass. Patch possible cracks and leaks in Room 302.

F. DOORS AND WINDOWS

1. Historical Data/Description

Interior Doors:

The majority of the original interior doors were stile

and rail wood panel doors with decorative hardware.

On the main level, a set of double stile and rail wood

doors with glass panels separate the entrance vesti-

bule from the foyer and another set leads from the

foyer into the north end of the parlor. A double set of

stile and rail bi-fold doors with glass panels separates

the library and dining room. A glass panel transom

is above the sets of double doors. None of the other

interior doors on the main level have transoms above.

The hardware for the doors leading into the parlor are

more elaborate on the parlor side than the remain-

der of the door hardware on this level. In general, the

hardware for the doors is more elaborate in the formal

spaces and family bedrooms than in the secondary and

domestic sta areas. On the second level each door

has an operable transom above it, including the closet

doors. These were easily opened with special hardware

on the door frame. Transoms were helpful in circulat-

ing air and keeping the home cool during hot summer

months. On the attic level a stile and rail wood panel

door would have likely been present as the door to the

main attic space (301) and the later addition (302). The

cistern room was accessed via a pair of glazed panel

doors, which ostensibly permitted the display of the

innovative plumbing system. It is unclear whether or

not this was the original location of these cabinet-style

doors.

Windows:

Unique to this home are the access windows/doors to

the balcony area (213). These windows raise vertically

high enough for a person to step through easily and

are located in both the south and east bedrooms.

View of the door style used on the main level’s single doors

View of the double bi-fold doors separating the library and

dining room

View of the southeast bay transoms on the second level; the

original curved glass has been replaced with a  at glass

Fisher Mansion HSR, February 2010

Windows located in the curved bays had curved glass

as well (102, 104, 202 and 206). Transoms above were a

 xed leaded art glass and also curved. The bay window

in room 207 also had  xed art glass in the transoms. All

other windows on this level had a  xed transom with

 at glass above except for rooms 209 through 212.

2. Existing Conditions

The formal areas on the main  oor retain their original

doors and intact hardware. The south door into the

parlor (Room 102) has been  ipped to accommodate a

change in the direction of the door’s swing. The hard-

ware and stain on the door still re ect the original ori-

entation of the door. Some of the original closet doors

remain on the second level. Other doors have been re-

placed with wood hollow core doors. The pocket door

in 209 is missing its original hardware. Most transom

hardware is still in place and in good condition. Some

transom glass has been covered for privacy.

With the exception of Room 104, all the decorative

art glass transoms have been replaced with  at glass.

The curved glass in the bays remains except for the

transoms. Small shelves have been added between the

transom and window in room 206 and 207.

Overall, wood trim appears to be in good condition

with some scratches and dents. There are some areas

where small sections of the frame are missing or need

to be reattached. This is the case for the door frames for

rooms 202b and 206a.

The window on the west side of Room 301 was modi-

 ed at some point to accommodate emergency egress

outside to an exterior  re stair. The south windows

were replaced with aluminum frame windows. Win-

dows in the addition (303) are aluminum frame.

The door to the hall (Rm. 300) is a modern hollow metal

hinged door while the door to Room 303 is a modern

hollow wood hinged door. The decorative cabinetry

doors leading into 302 are loose.

View of the decorative skylight panel from above; some of

the panels have been damaged or are missing

Decorative wood doors accent the entrance to the cistern

room at the top of the stairs to the third level

3. Recommendations

Preservation Recommendation:

Clean and repair any damaged windows, frames, and

hardware. Check for weathertightness and make ap-

propriate repairs.

Clean and repair transoms. Remove coverings from the

glass.

Repair damaged wood areas. Replace missing wood

trim areas with the same type of wood and design.

Restore missing hardware that maintains the character

of the house in the area 209 pocket door.

Paint the metal door going into 301. Repair and secure

the glazed panel door cabinetry going into 302.

Restoration Recommendation:

Replace doors and hardware with originals, if they ex-

ist, or replicas after the manner of the remaining origi-

nal closet doors. Replace missing transom hardware as

well. Remove covering on transom glass above doors.

Replace existing  at glass in bay transoms (102, 202,

206, and 207) with decorative art glass based on

historic photographs. Curved glass could be used in its

place if art glass is not an option. Remove the small

shelves between the transoms and the windows.

Clean, repair, sand, and  nish damaged wood trim

areas. Replace missing wood trim areas with the same

type of wood, design, and  nish.

Replace aluminum frame windows on the third level

with those more in keeping with the character of the

house. Clean, repair, sand, and  nish damaged wood

on the glazed panel door cabinetry going into 302.

Restore hardware and secure the entire cabinet.

G. TRIM, MANTLES & FIREPLACES

1. Historical Data/Description

A wood paneled wainscot was utilized in most of the

formal spaces on the main level, the grand staircase,

A view of the curved bay in the southwest bedroom

A view of the northwest bedroom; external conduit has been

applied on top of the baseboard

Fisher Mansion HSR, February 2010

and second level hallway. It consisted of a repeating

pattern of panels. In the library the pattern is more

detailed, while the rest of the formal areas repeat a

vertical beveled rectangle panel. A simple wood plank

wainscot was used for the rear, secondary spaces. The

wainscot is topped with a chair rail and anchored with

a wide wood baseboard with decorative cap. The main

 oor rooms also have a picture rail, located approxi-

mately one foot from the ceiling. Two  replaces are ex-

tant on the main  oor, in the dining room (Room 105)

and the parlor (Room 102). The two other chimneys,

located on the east wall of the library (Room 104) and

the north wall of the kitchen (Room 109) are presumed

to have been for stove pipes, rather than  replaces. The

wood  oor in the library does not indicate evidence

of a prior hearth, but the paneling on the east wall

in the location of the chimney appears to have been

modi ed. It is presumed that a decorative wood stove

was located on this wall with a metal panel covering

the wall behind. The wood paneling may have been

patched to match as best as possible to the rest of the

room’s wainscot. As the home was designed with a

central heating system, the  replaces would have been

more decorative in nature than functional convey-

ances of heat. There is no evidence that  replaces were

installed on the second or third  oors.

2. Existing Conditions

The wood trim is in fair to good condition. The panel-

ing in the library (Room 104) has become quite dry and

brittle in some areas. In many of the rooms, adhesive

remains on the baseboard from a later application

of base material, such as a rubber base. Much of the

wood is moderately scu ed and has the general wear

associated with over 100 years of use. Tile around the

 replaces are in good condition.

3. Recommendations

Clean, repair, sand, and  nish damaged wood trim

areas. Replace missing wood trim areas with the same

CARRIAGE HOUSE

A. ORIGINAL INTERIOR AND INTERIOR COMPO

NENTS

1. Historical Data/Description

Main Level

The large carriage room was accessed by two large

double doors that swung out under the recessed entry.

Two sliding doors opened directly into the stable area

from the carriage room. A chimney to the north may

have provided venting for a small wood stove.

The stable room is lined with several windows on the

type of wood, design, and  nish. Check  replace sur-

rounds for any loose tile and re-grout if necessary.

Fireplaces should be inspected and may need repair if

they are intended for active use.

west side. A large door to the north opened for access

to the rear of the carriage house.

The small room to the south was a tack room and has

a bay that matches the house. A chimney to the west

of this room suggests a stove may have existed in this

room at one time. A narrow staircase leads up to the

second level and is located between the stable and

tack room. Another door opens from the exterior to the

bottom of the stairs.

Second Level

The loft makes up a majority of this  oor on the north

end. A few large windows permit light into the space. A

door on the north side provides access to the loft from

the outside.

The south end holds two smaller living spaces that

each have their own access door from the hallway and

share a door between them. A large loft door opens

into the east room. It may have been the only way to

get furniture into this space, due to the limitations of

the narrow staircase. The west room follows the bay

footprint from the tack room below. It may have also

had a stove that connected with the chimney to the

west of the space. These rooms might have been hous-

ing for a servant at one time.

2. Existing Conditions

Main Level

The carriage room remains largely intact including

door mechanisms. The sliding doors are still in place.

The large double doors have been replaced with a

single overhead door. An extra room has been added

to the stable room. The tack room has been modi ed

from the 1968 HABS drawings. A wall now covers the

closet and restroom. The state of these covered spaces

is unknown.

Historic photo of the carriage house; access was originally on

the west side of the property

The chimney on the carriage house was topped with an

arched cap

The roof style of wide eaves and simple modillions was used

on the carriage house as well as the mansion

Fisher Mansion HSR, February 2010

Second Level

This level maintains its original layout. The living spaces

are in poor condition with cracked and falling plaster.

The loft structure appears to be in good condition.

3. Recommendations

As there is less architectural detail on the interior of the

carriage house, de ning elements should be preserved

and or restored. Double doors that match the original

are recommended for the main carriage house door.

Windows should be repaired and/or replaced with

like versions that are more energy e cient. The layout

of the second  oor space is signi cant for its display

of the building’s structural framing; maintainig these

structural elements is recommended, even if they no

longer carry the load of the building and its roof.

B. HORIZONTAL AND VERTICAL CIRCULATION

1. Historical Data/Existing Conditions

A door provides direct access to the tack room, stable,

and stairs. A narrow staircase leads to the second  oor.

A small hallway on the second  oor serves the loft and

two small rooms. The stairway is in disrepair. Treads

have been broken and had patchwork repairs.

2. Recommendations

The stairway will need to be shored up with additional

support, especially if the use of the carriage house is of

a higher intensity.

C. FLOOR FINISHES

1. Historical Data/Existing Conditions

The main level  oors are concrete while the second

level  oors are made up of wood  ooring. The condi-

tion of the wood  ooring is marginal and may not be

salvagable.

The stairway in the carriage house is in poor condition, with

some broken treads

The main hayloft area of the carriage house

The southeast room on the second level of the car-

riage house ; moisture has caused plaster damage

to the walls and ceiling

2. Recommendations

The  oor  nishes will be a ected by the structural

upgrade process. If possible, salvage some of the wood

 ooring or replace with like.

D. INTERIOR WALL FINISHES

1. Historical Data/Existing Conditions

Utilitarian areas have walls with exposed brick while

living areas have lath and plaster. Moisture in ltration

and lack of maintenance on the building have deterio-

rated the plaster  nishes.

2. Recommendations

The exposed brick should be retained, if possible, de-

pending on the use. The walls will require re-plastering

with a compatible material.

E. CEILING FINISHES

1. Historical Data/Existing Conditions

The ceiling in the living spaces is composed of lath and

plaster. The stable and carriage room ceiling is exposed

sub oor and beams. Both have been stained the same

color and are in good condition. Some beams over the

north sliding door to the stable have been cut back.

The resulting beams have been tied to a new header.

There is signi cant damage to the second  oor ceilings

in the living spaces.

2. Recommendations

The exposed sub oor and beams should be retained

as the ceiling  nish, if possible, depending on use. The

ceilings will require re-plastering with a compatible

material.

SECTION SIX: LIFE SAFETY & ACCESSIBILITY

Fisher Mansion HSR, February 2010

SECTION SIX: LIFE SAFETY & ACCESSIBILITY

The following code analysis evaluates the perfor-

mance of the Albert Fisher Mansion in terms of  re

safety, means of egress, general safety, and acces-

sibility.

Some of the primary Life Safety de ciencies include

an outdated building-wide  re alarm system, non-

compliant egress stairs from the upper levels of the

building, and potential de ciencies in the  re rating

of the interior bearing walls.

Some of the primary accessibility de ciencies are

the lack of emergency egress options from the up-

per  oors, lack of an elevator to access upper  oors,

problematic clear space for wheelchair access to

the majority of the rooms, non-compliant hardware

on the majority of doors, non-compliant restrooms

in the building, non-compliant or lack of adequate

signage, non-compliant reach ranges for controls,

switches, etc., and non-compliant or lack of drinking

fountains.

HISTORIC CONSIDERATIONS

The Albert Fisher Mansion serves an important

contributing role to the historic character of Salt

Lake City. Therefore, care should be taken on how

the minimum code recommendations are imple-

mented. The local building o cial retains latitude

with compliance to code in the context of historic

structures. “The provisions of this code relating to the

construction, repair, alterations, addition, restoration

and movement of structure shall not be mandatory

for historic buildings where such buildings are judged by

the building o cial to not constitute a distinct life safety

hazard.” (IBC 2006, 3407.1) By working with the building

o cial in all stages of design a solution may be reached

that increases the building’s safety while at the same time

preserving the historic character of the architecture of

the Fisher Mansion.

Some exceptions to the recommendations contained

herein can be made by the building o cial to lessen the

detrimental impact to its historic character. Major histori-

cally signi cant elements on the interior and exterior of

the building are intact and a high degree of importance

should be placed in preserving these spaces.

LIFE SAFETY ANALYSIS

Construction Type:

The Albert Fisher Mansion most likely will be categorized

as Type V-A Construction. This type is de ned as a, “Type

of construction in which the structural elements, exterior

walls and interior walls are of any materials permitted by

this code.” This construction type requires a  re resistance

rating of 1 hour for the structural frame, the interior

and exterior bearing walls, the  oor construction and

the roof construction and un-rated interior and exterior

non-bearing walls. (See Table 601, 2007 IBC) It appears

from  oor plans and on site building analysis that the

majority of the exterior load bearing walls are composed

of un-reinforced brick masonry. There does not appear to

be combustible material in the exterior walls except for

the third level addition on the north side of the house.

Further analysis reveals that both the load bearing and

non-load bearing interior walls are primarily wood

framed stud walls with wood lath and plaster on both

sides. This archaic wall assembly can typically satisfy

the 1-hour  re rating required by code. However, the

building code permits exemption from the 1-hour

rating if an approved  re sprinkler system is installed

throughout the building. It is important to understand

that if the interior load bearing wall assemblies do not

meet the 1-hour rating and an approved  re sprinkler

system is installed, then the area and height increases

described in the table below shall not apply.

Occupancy Classi cations:

The following outlines potential primary occupancies

for the Fisher Mansion. The primary occupancies are

used to determine allowable areas of the building in

conjunction with the Construction Type described

above.

PRIMARY OCCUPANCIES

(A-2) Assembly uses intended for food and/or drink

consumption including, but not limited to: Banquet

halls, Night clubs, Restaurants, Taverns and bars.

(A-3) Assembly uses intended for worship, recreation

or amusement and other assembly uses not classi ed

elsewhere in Group A including, but not limited to:

Amusement arcades, Art galleries, Bowling alleys, Plac-

es of religious, worship, Community halls, Courtrooms,

Dance halls (not including food or drink consumption),

Exhibition halls, Funeral parlors, Gymnasiums (without

spectator seating), Indoor swimming pools (without

spectator seating), Indoor tennis courts (without

spectator seating), Lecture halls, Libraries, Museums,

Waiting areas in transportation terminals, Pool and bil-

liard parlors.

(R-1) Residential occupancies containing sleeping units

where occupants are primarily transient in nature, in-

Fisher Mansion HSR, February 2010

cluding: Boarding houses (transient), Hotels (transient),

Motels (transient).

(R-2) Residential occupancies containing sleeping units

or more than two dwelling units where the occupants

are primarily permanent in nature, including: Apart-

ment houses, Boarding houses (not transient), Con-

vents, Dormitories, Fraternities and sororities, Hotels

(nontransient), Monasteries

Motels (nontransient), Vacation timeshare properties.

(E) Educational Group E occupancy includes, among

others, the use of a building or structure, or a portion

thereof, by six or more persons at any one time for edu-

cational purposes through the 12th grade. Religious

educational rooms and religious auditoriums, which

are accessory to places of religious worship in accor-

dance with Section 508.3.1 and have occupant loads of

less than 100, shall be classi ed as A-3 occupancies.

(B) Business Group occupancy includes, among others,

the use of a building or structure, or a portion thereof,

for o ce, professional or service-type transactions,

including storage of records and accounts.

(I-1) Institutional occupancies shall include build-

ings, structures or parts thereof housing more than

16 persons, on a 24-hour basis, who because of age,

mental disability or other reasons, live in a supervised

residential environment that provides personal care

services. The occupants are capable of responding to

an emergency situation without physical assistance

from sta . This group shall include, but not be limited

to, the following: Residential board and care facilities,

Assisted living facilities, Halfway houses, Group homes,

Congregate care facilities, Social rehabilitation facilities,

Alcohol and drug centers, Convalescent facilities.

(M) Mercantile Group M occupancy includes, among

others, buildings and structures or a portion thereof,

for the display and sale of merchandise, and involves

stocks of goods, wares or merchandise incidental to

such purposes and accessible to the public. Mercantile

occupancies shall include, but not be limited to, the

following: Department stores, Drug stores, Markets,

Motor Fuel-dispensing facilities, Retail or wholesale

stores, Sales rooms

Allowable Area & Height:

The table below summarizes the allowable area per

occupancy. It is assumed that the occupancy types

are non-separated, meaning that a  re barrier exists

between each occupancy. The primary purpose of this

table is to show the actual areas in comparison with

allowable areas based on current code requirements.

Based on the information below the Education clas-

si cation would not be a compatible use for the Albert

Fisher Mansion.

FIRE SPRINKLERS

The existing building is currently sprinkled and the

system seems to be intact. It is unclear how compliant

the current system is. The ceilings were not lowered

to accommodate the sprinkler system, the piping is

simply suspended below the ceiling attaching to the

 oor structure above. A thorough examination of the

existing system should be performed by a licensed

engineer to determine if it meets the minimum code

requirements.

ATRIUMS

An atrium is de ned as “an opening connecting two

or more stories…. Stories, as used in this de nition,

do not include balconies within assembly groups or

mezzanines….” (IBC 2006, Section 404.1) If returned to

its historic condition, the main staircase in the existing

mansion will create an atrium situation by connecting

all three stories without any separations. To meet the

intent of the code if the third level were separated from

the open stair by means of  re doors and a vertical

shaft above the decorative glazed ceiling window to

Occupancy Classiﬁ cation

Construction Type

Base Allowable Area

(S.F. per ﬂ oor)

Area Increase due to Fire

Sprinklers (S.F. per ﬂ oor)

Actual Height (in stories)

Allowable Height (in stories)

Height Increase (Fire Sprinklers)

Total Height Allowed (in Stories)

A-2 V-A 11,500 23,000 3 2 +1 3

A-3 V-A 11,500 23,000 3 2 +1 3

R-1 V-A 12,000 24,000 3 3 +1 4

R-2 V-A 12,000 24,000 3 3 +1 4

E V-A 18,500 37,000 3 1 +1 2

B V-A 18,000 36,000 3 3 +1 4

I-1 V-A 10,500 21,000 3 3 +1 4

M V-A 14,000 28,000 3 3 +1 4

TABLE 1  ALLOWABLE AREA AND HEIGHT

From Table 503.1, IBC 2007. Note the height and area increases are allowed if an approved automatic  re sprinkler

system is installed. The increases shall not apply however if the sprinkler system is necessary to exempt out of the

interior  re rated assemblies.

Fisher Mansion HSR, February 2010

the skylight above, the atrium would only connect two

stories and be acceptable by code.

Atriums have the architectural advantage of opening

spaces, creating volume, and enhancing way nding in

a building. The disadvantage of an atrium, especially

those not constructed per code requirements, is that

they are dangerous during  res. As an example, if a

 re started on the  rst level the smoke would rise,

 lling the corridors on the second and third levels. The

atrium as originally built could also give a  re an easy

passage between levels allowing it to spread quickly

throughout the building. Because of the presence of

the sprinkler system there is a valid reason to allow the

staircase to return to its original con guration. How-

ever, if the main entry is to be left open between two

or more  oors, the following additional requirements

should be met:

The atrium should to be separated from adjacent

spaces by a 1-hour  re rated wall consistent with Sec-

tion 404.5.

All interior  nishes in the atrium are to have a Class B

 ame spread rate consistent with Section 404.7.

Smoke control system is not required per Sections

1019.1, exceptions 8. Exceptions 8 states that “…a maxi-

mum of 50 percent of egress stairways serving one ad-

jacent  oor are not required to be enclosed, provided

at least two means of egress are provided from both

 oors served by the unenclosed stairways. Any two

such interconnected  oors shall not be open to other

 oors.” (IBC 2006, Section 1020.1, exception 8)

BUILDING EGRESS, VERTICAL EXIT ENCLOSURES, AC

CESSIBLE MEANS OF EGRESS

The ability to safely and quickly exit a building in an

emergency is one of the fundamental principles in

life safety design. The term used for this is “Means of

Egress.” A means of egress as de ned in the build-

ing code as “a continuous and unobstructed path of

vertical and horizontal egress travel from any occupied

portion of a building or structure to a public way.” (IBC

2003, Section 1002)

Depending on the occupant load for the building, code

may require that each  oor in the building have two

‘means of egress.’ Even though the  oors have access

to exit stairs, the stairways themselves may not meet

current code requirements that would allow them to

be considered part of a ‘means of egress.’ The egress

stairs in the building should be enclosed in a minimum

1-hour  re rated construction and should exit directly

to the exterior of the building or to an equally rated

space. The most problematic occupancy types would

be the assembly types where the occupant load (over

50) would trigger these requirements.

Along with general egress from the building, provi-

sions must be made for accessible means of egress.

Accessible means of egress allow for those with dis-

abilities, such as blindness, inability to walk, etc., to

also exit safely from the building. Because the building

is existing, providing an accessible mean of egress is

not required as part of the building alteration. (IBC

2006, Section 1007.1, exception 1) In some cases an

elevator can be used as an accessible means of egress,

but only if it meets certain strict criteria. In this case, if

an elevator were to be installed during the renovation,

some consideration should be given to meeting this

requirement.

FIRE SEPARATIONS

Code mandates that certain uses or functions of a

building be separated from each other by  re rated

construction assemblies. A  re rated assembly is an

assembly (such as a CMU wall or wood studs with gyp-

sum board) that has been tested and shown to with-

stand the presence of smoke and  re for a speci ed

time. Fire rated assemblies may have ratings between

30 minutes and 4 hours. The general recommendations

should include upgrading to code mandated  re rated

assemblies as required.

In the case of the Albert Fisher Mansion there are a

number of primary areas where  re rated assemblies

should be installed as part of the remodeling process.

These are:

Between the atrium and the remainder of the •

building. (1-hour  re rated assembly)

The walls and ceiling of the vertical stair en-•

closures for the stairs designated as egress stairways.

(1-hour  re rated assembly) The stairs shall not func-

tion as air returns for the mechanical systems.

The shafts used for the elevator, plumbing, •

mechanical, and electrical systems that penetrate the

building’s  oor system. (1 hour  re rated assembly

depending on the number of  oors penetrated)

Between mixed occupancy areas.•

GENERAL LIFE SAFETY

In addition to the speci c items discussed above, the

following general recommendations are noted:

Modi cation of all doors that serve an occupant load of

50 or more to swing in the direction of exit travel.

Location of exit signs to be clearly visible from the

primary corridors and show the direction and entry to

the exit doors or the egress stairways.

Seismically brace all mechanical and/or suspended

ceiling systems that will remain in the building.

Seismically brace all parapets, cornices, or large orna-

mental stone work that could pose a potential falling

hazard.

ACCESSIBILITY

The purpose of accessibility is to make the site and

building accessible to and usable by people with such

physical disabilities as “the inability to walk, di culty

walking, reliance on walking aids, blindness and

visual impairment, deafness and hearing impairment,

incoordination, reaching and manipulation disabilities,

lack of stamina, di culty interpreting and reacting to

sensory information, and extremes of physical size.”

(ANSI 117.1-98, 1)

ACCESSIBLE ACCESS AND EGRESS

All portions of the building that are public or accessible

to the public are required to be accessible. To be acces-

sible to all levels of the building, access into the build-

ing and to all public spaces in the building is required.

Areas such as janitor’s closets, mechanical rooms, and

attic and basement spaces are not required to be ac-

cessible. The primary accessibility de ciency that was

noted is the lack of an elevator. The majority of the

door hardware in the building is knob style. All door

hardware to spaces considered public is required to

be lever style. Accessibility upgrades into the building

should be evaluated. An inconspicuous ramp could be

installed to the large porch which would allow access

into the front entrance.

The access or clearance on either side of the doors is

also an issue. Doors that have both a latch and closer

are required to have 18” clear adjacent to the door

on the latch side of the door when it is being pulled,

and 12” on the latch side of the door when it is be-

ing pushed. If the door lacks the closer or the latch it

only has to comply with the pull side requirements. In

addition, depending on the approach, a clear space of

48 or 60 inches is required directly in front of the door.

The areas noted for having the most problems were

entrances into the rooms from the corridors. In some

cases, the required clear space is not possible given

the narrowness of the historic corridors.

ACCESSIBLE RESTROOMS IN PUBLIC SPACES ON MAIN

LEVEL

There is a small restroom on the main level and a larger

restroom on the second level in the historic mansion

that do not meet the current requirements for acces-

sible restrooms. The primary recommendations for the

public restrooms on the main level are as therefore as

follows:

Fisher Mansion HSR, February 2010

With the assumption that all restrooms will be rebuilt,

provide at least one toilet stall, and urinal (in men’s re-

stroom), for each restroom that meets the size require-

ments for accessibility (56x60 inches).

The placement of the toilet is to be 18” from the side

wall to the center of the toilet.

Grab bars are to be provided behind (36”) and on the

wall side of the toilet (42”).

The door to the accessible stall is to be self closing with

handles on both sides of the door. The latch is to be

lever style.

The supply and waste plumbing under the sinks are to

be insulated.

The mirrors are to be mounted no higher than 40”.

All accessories around the sink should be mounted

within required reach requirements.

In the men’s restroom at least one urinal should be

mounted at 17” and have a clear space of 30x48 inches.

ACCESSIBILITY IN RESIDENTIAL OCCUPANCIES

Depending on the use of the building the following

discussion focuses on accessibility for a residential

use. The current code states for R-1 occupancies that

“Where . . .dwelling or sleeping units are being altered

or added, the requirements . . . for accessible or Type

A units and . . . for accessible alarms apply.” (IBC 2006,

3409.8.7) Speci c to the R-1 occupancy, 1 accessible

unit is required per Table 1107.6.1.1, Accessible Dwell-

ing and Sleeping Units. Futhermore, “in structures with

4 or more dwelling or sleeping units intended to be

occupied as a residence, every dwelling and sleeping

unit . . . shall be a Type B unit.” (IBC 2006, 1107.6.1.2)

Further, the doorways to the individual dwelling

units should comply with the minimum clear widths

required, “Doorways shall have a clear opening of 32

inches (815 mm) minimum. Clear opening of doorways

with swinging doors shall be measured between the

face of door and stop.” (ICC/ANSI A117.1-1998, 404.2.3)

The following recommendations should be considered:

With the assumption that all restrooms will be rebuilt

as part of the individual room restorations, at least one

fully accessible unit should be provided on each of the

2nd and 3rd  oors for a total of two accessible units as

de ned by ICC/ANSI A117.1-1998. (Please see Appen-

dix 2 for further speci cation on Type “A” Units)

All residential dwelling and sleeping units with the

exception of the accessible units as described above

should be Type B units as de ned by ICC/ANSI A117.1-

1998. (Please see Appendix 2 for further speci cation

on Type “B” Units)

ROOM SIGNS

None of the room signs or exit directional signs meet

accessibility requirements. All room identi cation

signs should be mounted between 48 inches to 60

inches above the  oor, have raised characters contrast-

ing with the  eld color of the sign, and have grade II

Braille. Rooms speci cally required to have accessible

signs are restroom, conference rooms, exit stairs, the

elevator, and doors into the di erent departments.

DRINKING FOUNTAINS

There are currently no drinking fountains installed

in the building. New drinking fountains should be

installed that meet all accessibility requirements. Since

they are in the corridors, they need to be installed so as

not to be considered an obstruction. The easiest way

to accommodate this is to recess the fountain so that a

maximum of 4” is protruding from the face of the corri-

dor wall. An alternate option is to provide a wing wall.

LIFE SAFETY RECOMMENDATIONS

The egress system of a building includes elements such

as stairs, corridors, exit signs, lighting, doors, and hard-

ware. The stairs and corridors should be upgraded to

comply with current code and meet  re rating, smoke

control requirements, and collapse prevention require-

ments. Since the walls and ceilings for both of these

systems are existing, further study should be made to

determine what upgrades are required (if any) to make

these systems work at the desired  re rating level. The

general recommendations should include upgrading

to code mandated  re rated assemblies as required,

however. Any penetrations in rated wall assemblies are

to be rated assemblies (1-hour for stairs, and 20 minute

for corridors), this includes doors and jambs.

The doors along egress routes are to swing in the

direction of egress travel and are to have hardware that

allows use of the door without any special knowledge

or device.

The lighting and egress signage should be completely

upgraded. Emergency lights are to be placed to allow

for all areas of the means of egress to be illuminated at

all times that the building is occupied. A 1-footcandle

illumination level is required at the  oor level along

with an emergency power system to allow operation

of the emergency lights in case of a power outage. The

egress signs are to be placed to allow visual access to

an exit from all portions of the occupied space. These

signs are to be illuminated.

Accessible egress must also be considered in this rec-

ommendation. Currently there is no  oor level in the

building that meets all the requirements for accessible

egress. Each level is required a minimum of two acces-

sible means of egress. An accessible means of egress

includes access to grade, a horizontal exit, an exit stair

with an area of refuge, and an elevator with emergency

power and communication (not determined in this

study). The recommendation is, with the enclosure of

the stairs, that provisions be made to incorporate areas

of refuge on all levels in at least two of the stairwells.

From these points those with disabilities can communi-

cate with the  re department and have a safe place to

wait for assistance.

The next recommendation concerns the atrium condi-

tion of the main stair. Current code would require this

stair along with the others to be enclosed so as not to

allow the free movement of smoke between building

levels. The enclosure of this stair is problematic due to

its negative impact on the historic character of the inte-

rior. The possibility of leaving the stairway open should

be of the highest priority and should comply with  re

separation requirements for principal corridors and the

need to install a su cient smoke evacuation system.

Lastly, a comprehensive structural engineering analysis

with recommendations should be performed before

any substantial planning occurs.

ACCESSIBILITY RECOMMENDATIONS

The recommendations for accessibility are global and

general at this point. It is assumed that with the future

renovation some of the accessibility issues facing the

building can be easily mitigated, however, some issues

will be more problematic and may require some com-

promise to allow for building preservation.

The majority of the building cannot be considered ac-

cessible due to inadequacies such as lack of an eleva-

tor, lack of an accessible entrance, non-compliant door

hardware, clearances at doors, threshold heights, and

room and directional signage. It is recommended that

to the extent possible accessible access be made to all

primary functions of the building. Speci cally this will

include such items as:

Provide an elevator.•

Provide an accessible ramp.•

Provide necessary clearances at doors (both •

sides).

Provide access within rooms, around furnish-•

ings etc…

Replace or upgrade door hardware to allow for •

a lever style handle

Reduce height of thresholds or level changes •

where the threshold is greater than ½”.

Provide room identi cation signs for all public •

areas, exit stairs, and exit routes. The signs are to

Fisher Mansion HSR, February 2010

have raised characters of contrasting colors to the

background as well as Braille.

Remove or provide warning for all obstruc-•

tions along walls that protrude into accessible routes

more than 4”.

Provide drinking fountains that allow for front •

approach in a wheelchair.

Upgrade built-in reception desks to allow for •

accessible access (height and knee clearances).

These recommendations may create some issues due

to existing historic conditions. Some changes to the

building fabric to the standards imposed by the code

could be detrimental to the original architectural

character and such modi cation should be thoroughly

studied prior to recommendation.

As stated in the analysis section, there are no rest-

rooms noted in the building that meet accessibility

requirements. If the renovation includes rebuilding

the existing restrooms, all new or modi ed restrooms

in the building should be made accessible. Accessible

restrooms shall have the following features:

Access into the restroom and to lavatories, •

toilets, and urinals.

The lavatory is to have the required knee clear-•

ness and height to allow for front approach wheel

chair access.

Provide correct mounting heights to allow •

access to mirrors, soap dispensers, and paper towel

dispensers.

Provide insulation on supply and waste pipes •

under the lavatory counter.

Provide at least one accessible water closet •

with associated grab bars, and accessories mounted

at correct heights.

Provide at least one urinal (where provided) •

that is accessible.

The primary consideration with this will be the need

to plan for slightly larger restrooms to accommodate

necessary clearances at the restroom  xtures.

SECTION SEVEN: SUSTAINABILITY & LEED CERTIFICATION

Fisher Mansion HSR, February 2010

SECTION SEVEN: SUSTAINABILITY & LEED CERTIFICATION

This section includes two components. The  rst is a

supplemental report prepared by Professor Robert

A. Young for the HSR conducted by the University

of Utah students on the issues and opportunities to

be taken into consideration regarding sustainability

and energy conservation; the other is a LEED certi-

 cation checklist of the potential points that could

be achieved as part of the restoration/renovation

process. These points are presumed to be achievable

in either a preservation or restoration treatment ap-

proach.

SUSTAINABILITY & ENERGY CONSERVATION

Any alteration to the exterior of the building that

a ects the exterior visual appearance will need to be

reviewed by the Salt Lake City Historic Landmarks

Commission (SLCHLC). This would primarily involve

the introduction of replacement windows, roof

mounted photovoltaic panels and solar hot water

panels, and any roof mounted HVAC equipment

systems that are visible from a public way. Likewise

any additions to the building must conform to the

SLCHLC design guidelines. Placement of panels and

mechanical equipment on the ground adjoining the

building may be possible after consultation with the

SLCHLC so long as they do not diminish the visual

appearance of the building or grounds.

TWO OVERARCHING ASPECTS

Often overlooked in many adaptive use projects are

the concepts of embodied energy and the impact

that reusing/recycling buildings and their components

can have on advancing the goals of sustainable de-

sign. In this light, the immediate urge to completely

replace a building component should be tempered

by the recognition that with each component that is

simply sent to a land ll and is not recycled, the energy

that it took create that element is permanently wasted.

Similarly, every component that is thrown away imparts

new pressures on land lls and creates the need to

extract new raw materials and use energy to fabricate

its replacement.

While not all building components can be immediately

sequestered into a recycling stream, the decision to

demolition them and replace them with a new element

should be considered carefully. When the true recogni-

tion of embodied energy and the reduction of new ex-

traction and demolition waste streams are understood,

then the true measure of how sustainable the strategies

of preservation and adaptive use will become more

apparent and subsequently a larger part of the sustain-

ability movement.

CHARACTER DEFINING PASSIVE THERMAL AND DAY

LIGHTING FEATURES

Constructed in a period before modern heating,

ventilating, and air-conditioning systems had been

introduced, the Fisher Mansion is typical of buildings

that were designed in relation to the available passive

non-mechanical systems of the era. Site orientation,

building materials, building massing, and attention to

solar access for passive solar heating and daylighting

were more common and better understood to be a

basic part of the thermal and luminous environmental

control systems of a building.

The Fisher Mansion is comprised of primarily brick

facades with stone foundations, sills, lintels, and other

ornamental stone features. There is a limited amount

of wood shingle-clad, stick-framed wall enclosing the

north portion of the third  oor. The roof is comprised

of shingles attached to sheathing nailed to a wood

framing system. The vertical massing of this house

is typical of home of this type and originally featured

a central skylight atrium that has subsequently been

enclosed with gypsum wallboard and stick framing.

The two-story Carriage House located to the northwest

of the Fisher Mansion is similarly constructed of brick

with a shingled roof. As was common for outbuildings

of the period, there was no insulation installed during

its original construction.

The site has several fully mature deciduous trees

whose leaves provide a natural solar shade during

the summer months. During the winter months, the

bare deciduous trees admit signi cant quantities

of solar radiation which aids in passive solar gain of

the building. The site adjoins the Jordan River which

 ows along the western boundary of the property and

may provide some cooling relief due to the e ects of

evaporative cooling in the area immediately adjoining

the river. There is little undergrowth in the landscaping

to interfere with bene cially cooling summer breezes

but conversely the landscaping does little to de ect

winter winds. Although the predominant winter wind

direction in Salt Lake City is from the SSE, the Carriage

House does act as a wind de ector when colder winter

winds come from the northwest.

Like other large residential buildings of this era, the

Fisher Mansion originally took advantage of porches

to provide shelter from the sun and the rain. The main

porch along the south and east elevations remains in

place while the secondary porches at the northeast

and northwest corners of the mansion have been

expanded and/or enclosed to create additional interior

space. Large windows provided opportunities for

passive solar gain in the winter and daylighting year-

round. Operable transom windows above the exte-

rior doors provided daylight and a means for passive

ventilation when the doors themselves were closed.

The vestibule at the main entrance provided an air lock

to prevent winter winds from directly entering the  rst

 oor hall and adjoining rooms.

On the interior, key features include a skylight stairwell

(currently enclosed), high ceilings, light colored walls,

glazing panels in doors, tall operable windows along

the exterior walls, and transom windows above doors.

The stairwell, which is conceptually an atrium that acts

as a solar chimney, was a critical component of how

the building was passively daylit and cooled. When

the stairwell was originally constructed, the open,

skylit stairwell allowed daylight to enter the central

core of the building where it could brighten otherwise

dark hallways and provide “borrowed” light through

the glazing in the adjoining doors and the transom

windows above them. The high ceilings allow summer

heat to rise away from the habitable space of the oc-

cupied rooms. The existing light colored walls (pre-

sumably concealing darker Victorian era wall paper)

enhance the re ection and penetration of the daylight

into the interior spaces. The tall operable windows

could be opened to admit fresh air when outside air

temperatures were within the comfort range or simply

to provide a comforting  ow of moving air. Lastly

the transom windows, provided a dual opportunity

admitting daylight from the open stairwell skylight

as well as an opportunity for cross ventilation when

used in conjunction with the operable windows and

the three story atrium created by the skylit stairwell. In

the era of the construction of this house, prior to the

Fisher Mansion HSR, February 2010

invention of mechanical air conditioning systems, cross

ventilation was a primary means of providing cooling

comfort (or heat mitigation) by enhancing the passage

of air through the occupied spaces. Nighttime cooling

was achieved by leaving the lower window sash and

transom windows open thereby allowing the air to

 ow through the rooms and enter the stairwell via the

transom. The natural buoyancy of the warm air causes

it to rise through the stairwell atrium and either  ow

into the attic or through a skylight in the roof.

BUILDING ENVELOPE

The stone foundation and brick exterior walls provide

a thermal mass which mitigates the thermal variances

due to the solar gain and acts as a thermal storage

device. Unlike wood framed walls, masonry veneer

walls, and modern metal curtain walls, heavy masonry

walls act to more slowly absorb heat and then later

release it when air and surface temperatures begin to

fall. Although the common practice of using blown-in

insulation or expandable insulating foam products is

viable for modern twentieth century wall systems that

feature a hollow wall cavity, masonry construction of

the nineteenth century (and earlier) does not include a

cavity to receive this type of insulation upgrade. One

alternative that has been used to the severe detriment

of interior  nishes and living space has been to fur out

a nominal cavity or by constructing an actual framed

partition wall on the exposed interior wall surface,

 lling the cavity with insulation and enclosing the sur-

face with gypsum wallboard or a modern plaster and

lath system. The woodwork is then re t to match the

change in dimensions of the casework and trim. This

is not a viable solution for the Fisher Mansion interiors

that are enclosed by the exterior masonry walls.

Another alternative is to blow in insulation or inject

expandable insulating foams into wall and ceiling cavi-

ties. Care should be taken to identify locations where

the original knob and tube wiring could be compro-

mised by either installation process. Blown in insula-

tion comes in the form of cellulose (e.g., recycled news-

paper) or shredded cloth (e.g., denim) that has been

treated to make it insect proof and  re resistant. When

using expandable foam insulation products, additional

care is needed to select a foam product that does

not introduce environmental contaminants into the

building and is formulated for use in existing buildings.

Many foam products are intended for new construc-

tion where the cavity space is  lled with the expanding

foam and then the excess is trimmed away before the

interior gypsum wallboard is attached. Foams intend-

ed for existing construction do not expand as rapidly

or as signi cantly and therefore reduce the possibility

that the pressure created by the expanding foam will

damage the existing plaster and lath already secured

to the wall or ceiling. The following opportunities to

increase the thermal insulation and decrease in ltra-

tion exist at the Fisher Mansion:

Insulate wood-framed cavity walls and roof: The wood

framed roof of the Fisher Mansion and the walls of the

room at the north end of the third  oor are feasible

candidates for insulation upgrades, if they have not

already been upgraded. Further inspection by remov-

ing discreet portions of the wall and ceiling by an

accredited professional will determine where these

opportunities exist.

Insulate ceiling at the foundation perimeter in base-

ment: There are a number of opportunities to inves-

tigate the feasibility of inserting insulation within

the  oor cavity along the perimeter of the building.

Although the ceiling is enclosed in many of the rooms,

it may be possible to demount the ceiling or to drill

access holes in which to enable insulation to be blown

or foam injected to reduce both thermal conductance

and in ltration into the building along the top of the

foundation walls.

Insulate converted window openings in the basement:

There are several locations where original window

openings have been converted to use as an air intake

or discharge. The in ll surrounding these ducts should

be insulated and sealed to reduce thermal conduction

and in ltration.

Insulate/weather strip doors and other openings: Sev-

eral doors and other former window openings open di-

rectly to the outdoors or into the basement accessible

crawlspace. These doors should be weather stripped

and the openings should be  lled or covered with an

airtight insulated access panel.

WINDOWS

The wood sash windows of the Fisher Mansion are a

character-de ning feature, especially the curved glass

windows and beveled art glass windows located in the

projecting bays and the tower as well as the art glass in

some interior doors. While the single pane glass is less

energy e cient than modern glazing such as double

paned low-emittance windows, a major culprit in heat

loss is through the in ltration of cold winter air (and

to a lesser extent hot air in the summer) that occurs

along the edges where the window sash and where the

window frame and the building frame come together.

There are several steps that can be taken to improve

the e ciency of the windows:

Caulking: In ltration due to lack of maintenance of

caulking around windows is a common heat loss/heat

gain problem in older houses. Verify the condition of

caulking repair/replace as needed.

Weather stripping: Similarly, the absence or failure of

weather stripping can allow in ltration to increase.

Verify the condition and as repair/replace as needed.

There are several strategies for inserting new weather

stripping into existing windows that include installing

V-shaped brass strips in the vertical spaces along the

side of the sash. Similarly, it is possible to insert Velcro

or other materials to form an in ltration barrier along

the meeting rails of the upper and lower sash.

Storm windows: While exterior storm windows can

be fabricated for the non-curved windows, the use of

interior storm windows presents a less visually intrusive

strategy that preserves the historic appearance of the

exterior. These units can be fabricated to include in-

terchangeable screen and glass inserts so that fresh air

can be admitted during temperate months of the year.

Aluminum exterior windows are not recommended

since they will detract from the historic appearance of

the building. Storm windows are not recommended

for the curved glazing or the art glass windows in the

tower and projecting bays.

Double glazing: In the  at glazing, it may be possible

to replace the single pane glass with double pane

inserts by removing the single pane glazing, routing

an appropriate channel in the sash/muntin bars, and

inserting a full double pane replacement. Consultation

with a window restoration specialist can con rm the

applicability of this strategy. Full replacement (both

glass and sash) of the  at glazed windows may not

be economically feasible since the cost to recover the

demolition and the replacement cost of new windows

have been shown to be less economical and less envi-

ronmentally sustainable practices. Studies have shown

that recaulking, weather stripping, and re tting the

existing windows has a signi cantly shorter payback

period that full replacement. However, should double

glazing still be desired, the replacement windows

can be simulated divided light or true divided light

windows. In a simulated divided light window, one

double-paned unit replaces all of the glazing in each

separate sash. The exterior and interior portions of the

glazing unit include false muntins as needed to repli-

cate the original appearance of the window and pro-

vide appropriate shadow lines that give the window its

Fisher Mansion HSR, February 2010

historic character. The windows are custom made and

the gap between the two panes of glass is concealed

by a metal insert that aligns with the location of the

muntin bars to provide the appearance of a continuous

muntin bar through the window unit. In a true divided

light window, each individual pane would be replaced

with a double paned glazing unit that matches the

pattern and size of the original window. Depending

upon the number of false muntin bars, the simulated

divided light window is typically less expensive that an

assembly of true divided light windows. Reglazing the

curved windows with double glazing will most likely

be cost prohibitive since they will require a speci c

custom made window. For further information on this

practice contact the Salt Lake City Historic Landmarks

Commission or the Utah State Historic Preservation

O ce. Any replacement windows should match the

original window opening size, the shadow pro le of

the muntin and sash, and the opening size of individ-

ual panes of the windows they replace. To install new

windows of smaller size and in lling the space around

them is not an acceptable practice under the Secretary

of the Interior Standards (Standards) which form the

basis for most reviewing agencies involved with the

oversight of historic buildings. Similarly, complete

replacement with vinyl windows with nominal shadow

lines from muntins and sash and decreased window

glazing open area is not acceptable. Lastly, replace-

ment of glazing units with one single continuous sheet

of double paned glazing that does not replicate the

muntin pro les or omits them altogether is not in con-

formance with the Standards as well.

Repair basement windows: The basement windows

should be re-glazed and the weather stripping repaired

or replaced. The broken or missing windows should

be repaired or replaced. Speci c attention should

be given to those windows and crawlspace vents in

the exposed foundation wall that lead directly for the

exterior.

Reopen the stairwell/atrium: The central atrium sky-

light that forms the stairwell has been enclosed with a

gypsum wallboard partition. The stairwell terminates

at the third  oor which was originally an unheated

attic space. There is a second skylight located in the

roof directly above the skylight that caps the stairwell.

As explained above, this atrium originally acted as

a primary passive mechanism for both lighting and

ventilation. It is strongly recommended that e orts

to reopen the stairwell should be pursued as it can

provide a focal point for sustainable design e orts

within the building. Beyond simply ensuring the visual

privacy between  oors, the construction of the existing

enclosing partition was possibly driven by the need

to retain heat on the lower  oors in the winter. With

this factor in mind, it may still be possible to reuse the

stairwell as a daylighting and passive cooling element

by enclosing the stairwell with a  re-rated glass enclo-

sure system coupled with a thermostatically or digitally

controlled louver or exhaust system located in the

attic. Coordination of this design would involve the

mechanical systems consultant, the Fire Marshall, and

the intended occupants since this atrium would need

to meet life safety requirements for  re and smoke

control. A contemporary example of this can be seen at

the Big-D Construction Company Headquarters in Salt

Lake City.

HEATING, VENTILATING, AND AIRCONDITIONING

SYSTEMS

In its original construction, the Fisher Mansion was

heated with a gravity powered warm-air furnace.

There are no indications of any steam or hot-water ra-

diators within the Fisher Mansion. Each room is served

by a heating register located within the wall along the

baseboard. The gravity return register is located in an

alcove under the stairs at the  rst  oor. The third  oor

was originally an attic space in which a mechanically

driven warm air furnace has been added. Other heat-

ing sources came from the two  replaces located on

the  rst  oor and are currently not in use. An assess-

ment of the viability of reusing these  replaces needs

to be completed by a building inspector to determine

their suitability for safe use.

Originally, cooling was based on the cross ventilation

and the air movement e ects generated by air mov-

ing through the interior spaces and the three-story

stairwell/atrium. Currently there are several separate

mechanical cooling systems in place at the Fisher Man-

sion. These include several evaporative coolers located

on the roof and in windows adjoining the spaces they

served. There is also one window air-conditioner serv-

ing a room that was created in the enclosed northeast

porch. An air-conditioning condenser unit is located

on the ground between the parking lot and the north

façade. Visual inspection could not reveal what system

this unit serves.

The original heating system is a centralized con gura-

tion with the furnace located in the basement. The

centralized nature of this warm air system enabled

a variety of  ltration and humidi cation aspects not

found in buildings heated by steam or hot-water

radiation alone. The building was treated as one large

single thermostatic zone that was controlled by one

thermostat. What it was not designed to do was to

compensate for the stack e ect of the buoyant warm

air that it generated. Warm air rises like smoke through

a chimney stack, hence the term “stack e ect.” With the

enclosure of the stairwell, the various spaces served by

the heating system were isolated  oor by  oor. From

a heating perspective, this trapped warm air at the

ceiling level rather than permitting it to  ow freely by

natural buoyancy up the stairwell to the  oors above.

From a cooling perspective this eliminated the natural

convective cooling generated by the air  ow into the

stairwell/atrium. The numerous additional mechani-

cal cooling systems point towards both a shift in what

was expected in terms of comfort and the fact that the

natural ventilation system of the original construction

no longer was deemed adequate.

The centralized nature of the original heating source

for the  rst and second  oors points to several poten-

tial opportunities to make the Fisher Mansion more

energy e cient and, therefore, more sustainable:

Non-residential HVAC system: The existing HVAC sys-

tem is the outgrowth of the original gravity fed warm

air furnace system found on large residential buildings

in the late-nineteenth century. Through the years vari-

ous modi cations and overlays that re ect the change

in use from a single family dwelling to a convent and

a halfway house have resulted in an agglomeration of

several di erent systems. Investigation of conversion/

replacement with a non-residentially oriented HVAC

system is in order. There appears to be su cient space

in the basement to install a small multi-zone system

that could serve all three  oors individually as well

as providing for multiple thermostatic zones on each

 oor. Further investigation is needed to determine if

the original ductwork, at a minimum, could be isolated

by  oor and also be augmented by extending new

ductwork to serve the third  oor. In this fashion, the

control of temperature, humidity, and air- ltration

could be completed from one single heating/cooling

source. This will also allow removal of the various evap-

orative coolers and window air-conditioners thereby

reducing overall maintenance expenses (e.g., number

of equipment locations, equipment obsolescence)

and improving the visual appearance of the building.

A local example of this can be found in several of the

formerly residential buildings converted to o ce space

at Fort Douglas.

Ground-coupled heat pump: Replace the existing

heating source with a ground-coupled heat pump that

can be used to seasonally provide heating or cool-

ing as needed. The piping  eld needed to facilitate

the ground source heat exchange could be located

beneath the parking lot located just north of the Fisher

Fisher Mansion HSR, February 2010

Mansion using either a vertical con guration if geo-

logic conditions allow or in a horizontal con guration

otherwise. If a heat pump is installed, it could serve to

heat and cool the building and thus eliminate the need

for the various evaporative coolers and air-condition-

ing systems currently in place. The immediate adjacen-

cy of the Jordan River may also provide opportunities

for seasonal heat exchanges.

Digital controls: Opportunities in this regard can

ranges from simple time clock and programmable

thermostats to a fully automated central digital control

system locate onsite that can be remotely accessed

from a remote site if needed.

Enthalpy economization: The centralized air distri-

bution network also allows for a digitally controlled

monitoring system which compares the heat content

of the outdoor air and automatically switches from

mechanically cooled air to outdoor air when the

outdoor is su ciently cool to provide comfort cooling.

The addition of an appropriately sized fresh air intake

would need to be integrated into the existing system

to accommodate the air ow requirements. This option

would become more viable if a non-residential system

has been installed to replace the existing system.

Stairwell/atrium as solar chimney/stack ventilator: As

mentioned earlier, the enclosed stairwell/atrium could

be reopened to allow air and light to pass through it.

This introduces a disadvantage to the heating aspects

since (if not adequately controlled) heated air in the

winter would  ow into the atrium and essentially be

wasted. However, this reintroduces the natural cool-

ing process of the original building design. In either

case, the air  ow would need to be controlled in some

fashion. This can be accomplished by installing an

appropriately  re-rated glass enclosure system in place

of the gypsum wallboard partition and installing a

thermostatically or digitally controlled exhaust system

at the top of the stairwell/atrium. This strategy also

opens the possibility for the use of “free cooling” in

the summer by allowing the stairwell/atrium to act as

a mechanism to relieve heats gains in the summer. In

this scenario, cooler nighttime air is introduced into

the building to  ush out the accumulated heat gained

during the day and is drawn upward by either natural

convection or mechanical ventilation. The combina-

tion of the fresh outdoor air with the thermal mass of

the exterior brick walls provides the catalyst for reduc-

ing the overall mechanical cooling needed during the

daytime hours. The mechanical equipment for this in-

tegrated system could be located within the third  oor

space. By extension, the air exhausted from the top of

the atrium could be used in a heat exchange system to

preheat domestic hot water.

Low pro le paddle fans on the ceiling: Due to the high

ceilings found in the Fisher Mansion, heat rises above

the occupied space year round. In the summer this is

desirable, however, in winter that heat is better used

within the occupied space. Consider installing a low

pro le paddle fan in each room. Careful attention

needs to be made to not compromise the visual integ-

rity of the space involved, especially those spaces that

have an original period chandelier. This is achievable

by selecting fans that do not project lower than the

line of sight created by existing  xtures or visually in-

trude on the appearance of the chandeliers. Many fans

of this type are reversible to enhance the movement of

air upward or downward as seasonal needs warrant.

Existing HVAC equipment tuning and calibration: At a

minimum, all HVAC equipment should be tested and

tuned to optimize performance.

Ductwork cleaning: Where possible, the interior of the

ductwork should be cleaned to remove accumulated

dirt and other foreign materials.

Fireplaces: The existing  replaces are character-de-

 ning features of the spaces where they are located.

If future use is not feasible, seal the  ues to eliminate

air  ow and prevent wasting heat. If further use is

considered feasible, consider converting to a natural

gas fuel source and integrate venting and combustion

air intakes to a concealed location on the exterior of

the building.

Kitchen exhaust hood: The commercial kitchen fume

hood includes an industrial kitchen fan. Determine if

future use is warranted. In not remove and block open-

ing to reduce in ltration.

LIGHTING

Many of the light  xtures have already been updated

with compact  uorescent lamps. Continued exercise

of this strategy is encouraged, however, care must be

taken to meet the actual lighting requirements of any

new use of the interior spaces. The limited number of

 xtures and their location (e.g., chandeliers and wall

sconces) indicate the need for the use of supplemental

lighting. The following considerations are advised for

the new lighting system:

Supplemental lighting: While the existing light  xtures

are part of the historic character de ning features of

the interior spaces (along with the ample daylight-

ing), supplemental lighting could come in the form of

desktop and other task lighting sources. Depending

on the  nal use of the building, discreet track lighting

and recessed lighting systems could be installed in the

ceiling to meet lighting needs. A local example of this

can be seen at the Chase Home Museum of Folk Art at

Liberty Park that was a noted conversion of the Chase

family house into an art gallery. Care should be used

in sensitively installing the new wiring to service any

new lighting systems. Surface mounted wiring should

be avoided.

Digital control: Many of the lights are controlled manu-

ally and consideration should be given to installing a

multi-signal occupancy sensor (e.g., a sensor that uses

two or more inputs such as motion, infrared, and ultra-

sonic energy to determine occupancy). Exterior secu-

rity lighting could be controlled by a two stage sensor

that operates the light at a lower light output until

activated by motion, infrared and ultrasonic detection

whereupon the light comes to a full output state.

UTILITIES AND SERVICE SYSTEMS

The electrical system is comprised of a number of

obsolete plug receptacles located in the baseboards.

These receptacles do not include the contemporary

third prong that is used to ground the devises be-

ing plugged into them. Further investigation will be

needed to determine if the Fisher Mansion has suf-

 cient power circuits to supply adequate electricity for

the intended use and whether expansion is possible.

The plumbing systems are of late-twentieth century

manufacture and do not appear to include any of the

more modern water-conserving toilets and faucets.

Further investigation is needed into what the plumb-

ing requirements will be for any new programmatic

uses that are to be introduced. Only two  xtures in

the Fisher Mansion appear to be of an appreciable age

to merit consideration as a historic character de n-

ing feature. The pedestal sink in the  rst  oor powder

room adjacent to the door to the basement is made of

enameled cast iron and is unique in the building. The

service sink in the basement is the other potentially

historic  xture. Note: this sink is served by a drum trap

which is no longer allowed by code. In the closet at the

top of the stairs on the third  oor are the remains of

some type of cistern system (i.e., metal tank with a  oat

valve). Consideration for the reactivation of this cistern

may provide opportunities for rainwater capture

that can be used for irrigation of the grounds. Other

Fisher Mansion HSR, February 2010

sustainable measures would involve xeriscaping the

grounds and/or installing drip irrigation systems.

CONCLUDING COMMENT

The Fisher Mansion presents a number of opportuni-

ties as a demonstration of what can be accomplished

when adaptively using an existing historic landmark

for contemporary use. While the opportunities that

a ect the historic character de ning features of the

building must come under the review of the SLCHLC,

this is not typically an onerous process if the selections

of appropriately sensitive changes are considered.

The key to a successful solution is to keep the various

reviewing boards and constituencies informed along

the decision making process. As the growing number

of successfully adaptively used historic buildings grows

both locally and nationally, this building once again

provides the chance to demonstrate that preservation

is an advanced sustainability strategy.

* These considerations were compiled by Robert A.

Young, PE, Associate Professor and Historic Preserva-

tion Program Director at the University of Utah College

of Architecture + Planning as a supplement to the

historic structures report on the Fisher Mansion in Salt

Lake City prepared as a service learning project for

ARCH-6570 in partnership with the Salt Lake City His-

toric Landmarks Commission. For comments or further

information contact him at (801) 581-3909 or via email

at [email protected].

SECTION EIGHT: STRUCTURAL & BUILDING SYSTEMS ANALYSIS

Fisher Mansion HSR, February 2010

SECTION EIGHT: STRUCTURAL & BUILDING SYSTEMS ANALYSIS

STRUCTURAL SYSTEM:

The Fisher Mansion’s structure remains

largely intact. It consists of an unreinforced brick

masonry superstructure, with cut, rough-faced

sandstone foundation walls, and wood frame  oors.

Below grade the foundation wall consists of un-cut

 eldstone with mortared joints. The roof structure

consists of wood joists. There is not a known set of

original drawings of the structure, as designed by ar-

chitect Kletting. The mansion was constructed before

the existence of building codes and seismic-resistant

engineering; the building has, however, largely stood

the test of time over its 107 year history, with only

indications of some acute settling and associated

cracking on the west side adjacent to the Jordan

River. No history of major earthquakes is known for

this area to test its seismic-resistance capacity.

Recommendations:

The structural and seismic upgrade recommenda-

tions recognize the signi cant historic value of the

existing structure and materials. Many of the recom-

mended approaches are non-invasive to the existing

historic fabric, while some require more invasive

integration. The goal of the recommendations is to

stabilize the building(s) to enhance the life and safety

of the occupants during a signi cant seismic event.

The recommendations do not suggest that the

building(s) would survive a seismic event, only that

risk factors to life and safety would be minimized.

The recommended upgrades are designed to 75% of

current code requirements for new construction.

Many of the recommendations include highly special-

ized techniques and trades. For instance, center coring

is a structural retro t which strengthens unreinforced

exterior masonry walls. This method of upgrade includes

coring a 4” to 6” diameter vertical core at the center of

the unreinforced masonry wall from the parapet or top

of wall into the foundation. Reinforcing steel bar is then

dropped into the core and  lled with a polyester resin

grout. The resin grout by nature in ltrates voids in the

wall and in theory creates a monolithic reinforced wall

system. This approach doesn’t impact the exterior brick

face or the extant material  nishes on the interior and is

an approach frequently used on high pro le preservation

projects.

Some approaches are more invasive but not detrimental

to extant interior  nishes. Of these, strengthening  oor

and roof diaphragms is the most extensive. This recom-

mendation includes installing structural wood sheathing

at each  oor level and at the roof. At the roof, the exist-

ing roo ng materials will be removed and new sheathing

will be installed. At the  oor levels, because much of the

ceiling  nishes will be removed for electrical, mechani-

cal and  re sprinkler upgrades, it may be bene cial to

consider removing all the ceiling  nishes throughout

the entire mansion, installing necessary mechanical and

electrical system upgrades and then install the wood

sheathing on the underside of joists at each  oor and

roof. The ceiling  nishes would then be restored below

a layer of gypsum paneling. The drawback to installing

it on the underside is that anytime the ceiling joist space

modeling/kitchen expansion. Interior electrical panels

and breaker enclosures vary in size and capacity. The

existing electrical system will likely not allow the addi-

tion of an elevator.

Recommendations:

It is expected that all electrical systems, including the

service, distribution and wiring systems will be re-

placed if the building is rehabilitated for a new use or

fully restored. New systems and equipment will meet

modern codes and standards for health and life safety

and energy conservation.

The actual size of the new service will be design-

speci c,i.e. dependent on usage, existing and future

loads, and additional loads such as a new elevator. New

equipment such as mechanical units should be se-

lected to be compatible with the new electiracl service.

MECHANICAL SYSTEMS

Mechtech Engineering evaluated the existing condi-

tions of the mechanical system of the mansion and car-

riage house last week. An older natural gas forced air

furnace provides heat for the basement, main, and sec-

ond levels of the mansion. It is an 80% e ciency twin

set unit that does not provide air conditioning. The

air is distributed through the original heating vents,

which are located on interior walls. Modern mechanical

systems are generally located near the exterior walls

and/or windows. Two electric baseboard heaters on the

second level supplement the system. Air conditioning

on the main level is provided via two window units.

The attic level is heated by a 90% e ciency natural gas

furnace that also provides air conditioning. The duct-

work for this area is exposed. The carriage house is not

heated by a mechanical system.

The plumbing in the mansion is dated, with some pipes

being original to the system. Currently, hot water is

generated by an 80 gallon natural gas commercial hot

would require work (for electrical, sprinkler or mechani-

cal changes), the wood diaphragm would necessarily

be penetrated and therefore the structural capacity

would be diminished. The other alternative would be

to install the diaphragms on the top side of the ceiling

joists. However, this would require the removal of all

existing historic  oor  nishes. The existing  nished

 ooring is in relatively good condition, however, it is a

very thin veneer board and re nishing would be dif-

 cult in the future. It may be advantageous to remove

the existing  nish  ooring now along with the sub-

 ooring and install the new diaphragms and new  oor-

ing to match existing. This also allows for future work

on the underside of the joists to take place without

disrupting the diaphragms.

Finally, the stone foundations would require a 4” to

8” thick shotcrete wall adhered to the inside of the

foundation. This has the bene t of upgrading the

foundation to current structural standards. Because

the exposed foundation is not a primary feature of

the historic mansion the recommendation to cover it

in concrete is consistent with the overall architectural

preservation goals and recommendations. The struc-

tural upgrade also calls for the removal of the unre-

inforced slab on grade. This provides a diaphragm to

mitigate the e ects of the mansion’s location in a high

liquefaction zone.

ELECTRICAL SYSTEM

Field observations have revealed that the mansion was

wired for electricity when constructed in 1893. Original

electrical wiring for the house was found embedded in

the  ooring on the second level.

Various upgrades to the electrical service have been

performed over the history of the building. In many

cases this has included the addition of external conduit

to the walls and baseboard of the rooms. In 1993, the

house received an electrical upgrade as part of a re-

water heater, which is located in the basement. Histori-

cally, a cistern in the attic space collected water that was

used for the mansion’s original plumbing system. The

cistern itself is still present in a mechanical room at the

top of the stairs to the attic.

Recommendations

While the current systems could continue to serve a resi-

dential use of the building, any commercial use would

require new mechanical and plumbing systems. Active

use of the carriage house would require installation of

a mechanical system. The location of the property adja-

cent to the Jordan River makes it a good candidate for a

renewable heating and cooling approach.

SECTION NINE: COST ESTIMATE

Fisher Mansion HSR, February 2010

SECTION NINE: COST ESTIMATE

COST ESTIMATE NARRATIVE

The following cost estimates for the Albert Fisher

Mansion and associated Carriage House represent

our opinion of probable costs for renovation and res-

toration work in 2009. There are many unknown con-

ditions that must be further investigated to provide a

more detailed and accurate cost estimate. For exam-

ple, a survey of existing utilities should be completed

as well as geotechnical surveys to determine the soil

characteristics. Landscaping and site improvements

have been excluded from this estimate. In short, the

following cost estimate represents a starting point

for restoration work by providing a range for varying

levels of renovation/restoration and use categories.

The cost estimate analyses depict two options for

both the main house and the carriage house. Option

A consists of a full scale restoration of the existing

elements and Option B entails preservation and

stabilization of the existing elements. The di erences

between the two approaches are de ned below.

The preservation/stabilization approach addresses

potentially detrimental issues to the exterior enve-

lope and structure. The main objective of the pres-

ervation/stabilization approach is to arrest deteriora-

tion of the building until a speci c use and treatment

approach are identi ed. The restoration approach,

on the other hand, expands the scope of the preser-

vation/stabilization approach to include architectural

aesthetics and historically appropriate restoration.

Some speci c di erences in the cost estimate sections

between the two approaches are as follows:

1- General Demolition:

In the preservation/stabilization approach, none of the

later additions would be demolished. In the restoration

approach the removal of the additions is recommended

and included as a cost given their historical inconsistency

with the original architecture.

2- Structural:

The preservation/stabilization approach addresses issues

in the original structural system that require immedi-

ate attention for compliance with life safety and code

requirements. This includes upgrading the foundation

system through the application of a reinforced concrete

wall to the inside of the exterior stone foundation walls

and constructing a new slab on grade in the basement,

constructing new  oor and roof diaphragms, bracing

chimneys, and repointing deteriorated masonry. The

restoration approach includes all of these upgrades as

well as enhancing the lateral resistance in the exterior

walls through center coring. Center coring is the struc-

tural approach that currently best allows for preservation

of existing historic  nishes.

3- Exterior Envelope:

The preservation/stabilization approach addresses

necessary masonry pointing, painting and cleaning to

prevent further damage to existing building fabric. The

restoration approach addresses necessary maintenance

include painting existing wall surfaces where necessary

to  nish o patch and repair work and re nishing the

wood  ooring only to the extent of removing glues,

nails, and other residue left from additional layers of

 ooring.

The restoration approach includes careful restoration

of existing wood trim and  nishes, restoration and in

some cases replacement of wood  ooring, wall paper

restoration, decorative skylight restoration and installa-

tion and or restoration of historic lighting  xtures.

7- Mechanical:

The stabilization approach includes necessary up-

grades for occupancy, such as restroom upgrades,  re

sprinkler upgrades, and ventilation system upgrades.

This does not necessarily imply replacement of exist-

ing systems. In the restoration approach, the existing

systems are to be removed and replaced with new

systems throughout.

8- Electrical:

The stabilization approach includes necessary up-

grades for occupancy. This does not necessarily imply

replacement of existing systems. In the restoration

approach, the existing systems are to be removed and

replaced with new systems throughout.

9- Conveying:

In the stabilization approach there are no improve-

ments to current conditions, which provide limited

accessibility to the various  oors. In the restoration

approach, an elevator is integrated into the existing

building to provide full access to all  oors.

Finally, we have included as a supplement to Option A

(Restoration) for the Main House and Carriage House

an estimate of probable additional costs by use. Dif-

fering uses require di ering approaches. For example,

an o ce use will require substantial communication

and networking options while a restaurant will require

high end commercial kitchen equipment and mechani-

cal systems. All uses may not require the full extent of

concerns as well as a more comprehensive painting ap-

proach that includes determining historically appropri-

ate color schemes and addressing the entire structure.

Brick repointing includes not only deteriorated areas,

but also the removal of inappropriate mortar and re-

placement with historically appropriate mortars. Win-

dow upgrades may include the addition of a double

pane to maximize the thermal e ciency of the existing

windows while maintaining historical appearances. In

some cases existing windows may require replacement

due to the level of damage or inappropriate window

units that replaced original fabric. The restoration

approach also includes door restoration, which will

require repair and, in some cases, replacement depend-

ing on the level of deterioration. The restoration ap-

proach also includes the reconstruction of the original

balcony railing above the porch.

4- Roo ng:

In the stabilization approach the existing roo ng is

replaced with an architectural grade asphalt shingle.

This includes the repair and replacement of all roof

accessories. In the restoration approach the roo ng is

replaced with historically appropriate cedar shingles,

and the original gutters and downspouts are refur-

bished. Additional gutters and downspouts may be

deemed necessary to maximize the e ectiveness of the

roof’s drainage system.

5- Interior Selective Demolition:

There is little interior demolition in the stabilization ap-

proach. It is mainly limited to the demolition required

for structural and envelope upgrades. There may be

some electrical and life safety demolition required to

reduce potential risks of original wiring. In the restora-

tion approach, interior demolition includes the neces-

sary demolition described above as well as removal

of select walls,  nishes, plumbing, mechanical and

electrical systems in preparation for the installation of

new systems.

6- Interior Architectural Finishes:

In the stabilization approach the interior improvements

Fisher Mansion HSR, February 2010

structural upgrades that have been outlined. However,

to be consistent and to understand rough order costs,

all use categories include the highest recommended

structural upgrades.