HomeMy WebLinkAbout1993 Turner-Dodge House Preservation Master PlanTURNER -DODGE HOUSE
Lansing, Michigan
Document:
1993
Turner -Dodge House
Preservation Master Plan
v)�
VP
�I O �-. lilt RwaY�fiftukl-1 �
6
PRESERVATION MASTER PLAN
j
3
LU
CD
vrt
CO
w
(D
CD
n
1
,-�
CD
1
M
c c
CD
iY
0
C
(4
\V
This master plan is dedicated
to Hideo 11. Fujii, a fellow of
the American institute of
Architects. 1-1is contributions
to this study are greatly
appreciated.
TURNER -DODGE HOUSE
Lansing, Michigan
CITY OF LANSING, MICHIGAN
Parks and Recreation Department
Eric Reickel, Director
Phil Dorland, Deputy -Director
Susan Cantlon
Peter Stoughton (Retired)
Richard Schaefer
March 1993
PRESERVATION MASTER PLAN
t
1
0
CITY OF LANSING, MICHIGAN
.lames Crawford, Mayor
CITY COUNCIL
Ellen Beal
Lucile Belen
Tony Benavides
Robert Brockwell
Mark Canady
Charles Ford
Alfreda Schmidt
PARKBOARD
George M. Harlow, Jr., President
Barry G. Crown, Vice President
Samuel Feta
Judith Mohay Filice
Dorothy Kowalski
Sally H. Laudon
Mary Margaret Murphy -Wall
John Pollard
FRIENDS OFTURNER-DODGEBOARD
Dr. Gerald Faverman, President
LoulsePeppel
Jack Burns (deceased), Vice President
Jack Pyle
Dee Matiern, Secretary
Margaret Ramirez
Kenneth Klein, Treasurer
Jerry Roe
Glenn Allen, Jr.
Paul M. Scott
Ruth Armitage
Dr. Edward Spink
John Curry
Any Such
Ron Fredman
Dr. Joyce Thomas
Cheryl Lutz
Geneva Wiskemann
11
t
I
I
TEAM MEMBERS
RALPH CALDER AND ASSOCIATES, INC.
Architects
Farmington Hills, Michigan
RICHARD C. FRANK FAIR
Preservation Architect
Saline, Michigan
MAUREEN H. McDONOUGH, Ph.D.
Ideology and Intrepretation
East Lansing, Michigan
GENEVA KEBLER WISKEMANN
Historical Context
Lansing, Michigan
ANDERSON/LESNIAK ASSOCIATES, INC
Landscape Architects
Royal Oak, Michigan
L.C.A. ASSOICATES
Gail Caskey Winkler
Interior Finishes
Philadelphia, Pennsylvania
NANCY A. GOODMAN
Interior Furnishings
Grand Rapids, Michigan
DESIGNS FOR INDEPENDENT LIVING
David Esau
Handicapper Facilities
Ann Arbor, Michigan
PARADIS ASSOCIATES, INC
Structural Engineers
Rochester Hills, Michigan
STEELE ENGINEERING ASSOCIATES, INC
Mechanical Engineers
Farmington Hills, Michigan
BADA ENGINEERING, INC.
Electrical Engineers
Livonia, Michigan
CHRISTMAN CONSTRUCT ION. SERVICES
Construction Consultants
Lansing, Michigan
Preface .
Before the middle of the 20th century, America's
concern
for its physical past was remarkably
limited. Few nations
in the world exhibited such a meager
interest in
the quality
of their built environment. Much of
the architectural uniqueness
which was the visual character of our,nation
had
been eradicated.
Many of the buildings of the past 100
years that
did survive
were not even considered important.
In the 1960's and 70's a sleeping historic preservation movement
awakened. The Historic Preservation Act of 1966 stirred
a major concern for the older buildings across the nation.
At the same time the more "recent" architectural periods
of the latter 19th and early 20th centuries began to be recog-
nized for their importance in the continuum of American culture.
The Turner -Dodge House is a major example of this process.
Not listed on the National Register of Historic Places until
14 September 1972, its Greek Revival core of the 1850's,
and its Classical Revival remodeling of 1900 had not been
considered of historical importance. Recognition of the house
as a major historic building in Lansing is very recent.
However, local concern about its future is very real. It
must be preserved with the greatest skill possible to join,
with dignity, older landmarks of historical significance.
+ Planning needs to be underbaken in such a way that perservation
of its meaningful cultural and architectural values is assured.
This must be accomplished by maintaining compatible uses
which require minimum alteration; by not destroying original
qualities; by not seeking to create an earlier appearance
which has no historical basis; by respecting changes which
may have acquired significance in their own right; by the
removal of inappropriate changes and the discouragement of
introducing such in the future; by treating distinctive features
with sensitivity; by repairing rather than replacing deteriorated
1
L
features; by achieving compatible design in the execution
of necessary ancillary structures; and by carrying out altera-
tions in such a way that if removed in the future the integrity
of the building would not be impaired.
If these standards are sensitively applied to the Turner -
Dodge House, the rehabilitation of this "recent" Lansing
landmark will'in every instance be appropriate and defendable
from a historical and technical point of view.
Richard C. Frank FAIA
1
vl
1
TABLE OF CONTENTS
Preface
Summary
ix
Introduction
1
PART I
HISTORICAL CONTEXT
3
The Home of Two Lansing Families
12
PART II
SITE ANALYSIS
20
Historical Site Development
22
Proposed Land Use
30
Site Recommendations
32
PART III
ARCHITECTURAL ANALYSIS
36
Architectural History
39
Functional Analysis
43
Exterior Analysis
45
Interior Analysis
74
Building Code Review
105
Accessibility
110
Carriage House
115
PART IV
INTERIOR FURNISHINGS
118
Furniture and Decorative Arts
121
PART V ENGINEERING ANALYSIS
152
Structural Analysis
155
Mechanical Analysis
158
Electrical Analysis
165
PART VI COST ESTIMATE
168
Estimate Basis
17 0-
Conditions and Clarifications
170
Phasing *
171
Cost Summary by Phases
172
Detailed Estimate by Trade
174
PART VII IMPLEMENTATION STRATEGIES
175
Review and Approval
176
National Recognition
176
Historic Preservation Responsibilities
177
Archival Responsibility
178
Project Management
178
APPENDIX
ideology
Historical Context Notes
National Register Nomination Form
Current Accessibility Legislation
Gail Caskey Winkler Draft Report
interpretation
Estimate Detail Report
J
r
Summary
To facilitate the reader's understanding of this report,
a summary is presented below which reviews major findings
and conclusions.
PART 1 HISTORICAL CONTEXT
This section relates the cultural
history of the house. It
introduces the
reader to the two
families that lived there.
It also tells
of the development
of the house from its beginning
in 1850 to the
present time. The
record of this significant
past pervades
all facets of the entire
preservation master
plan.
PART Il SITE ANALYSIS
A% The relationship between the historic Turner -Dodge House
and its site helps to define historic character. This section
delves into original site qualities, its development over
�l the years, its approximate condition ca. 1930 (probably the
high point of its maturity), and its existing condition.
The concept for
future land use of the site includes the
development of a
zone of historic integrity based on site
maturity in the
1920-1930 era. This would include: the
reconstruction of
the carriage house; re-establishment of
the function of
the porte cochere; re-establishment of'the
garden arbor, as
well as the family garden area; elimination
of the deck beneath
walkway to the front
the beech tree; construction of a brick
door; and removal and relocation of
a portion of the
river trail. Other zones of land use, both
east and west of
the historical zone, should be used primarily
for parking and
the accommodation of visitors._ The west
zone for parking
would require the acquisition and demolition
of the four existing
structures on North Street. The street
tree plantings on
North Street shoul:l also be re-established
for enhancement
and historical integrity.
i
1
r
PART III ARCHITECTURAL ANALYSIS
The preservation of this historic property is to be undertaken
in accordance with the Secretary of Interior's (SOI) Standards
for Historic Preservation Projects. The most appropriate
treatment is rehabilitation. This is defined as.....
".....the act or process of returning a property to
a state of utility through repair or alteration which
makes possible an efficient contemporary use while
preserving those portions or features of the property
which are significant to its historical, architectural,
and cultural values.
Exterior Analysis
After a discussion on architectural history and functional
analysis, the exterior of the house is analyzed in great
detail. The following are recommendations regarding its
various components.
Masonry - In general, masonry is in excellent condition.
There is a significant absence of cracking and only a few
bricks need to be replaced because of deterioration. The
major task will be tuckpointing. Deteriorated joints and
those which have been improperly tuckpointed in the past
must be cut out. New tuckpointing must match original mortar
in strength, composition, color, and texture.
Entrances - Only minor work is required on the two main
entrances. Four other exterior doors exist, two on the north
facade, and two on the wesL. Only she latter two need to
be reworked so that they are functionally sound and do not
appear as incompatible elements on the historic building.
Windows Only minor repairs are needed on most wood windows.
Also, all aluminum storms should be replaced with wood.
Basement windows should be totally replaced. The kitchen
window should be removed and replaced with a wood window
that matches the pantry window in size, proportion, and detail.
x
Cornice - The wood cornices composed of fascia, soffits,
and brackets are in poor condition. At.areas which are most
severely deteriorated, existing material must be removed
and replaced with new sound construction. Additionally,
sufficient material must also be removed beyond obvious
deterioration and reconstruction continued as long as un-
sound material is encountered.
Roofs - All existing roofing should be removed and the or-
iginal slate roof restored. Also,flashing, built-in gutter,
and roof drainage must be completely replaced. A historically
correct and weathertight roof is essential to the preservation
of the entire structure.
Front Porch - The main porch on the north is not in good
condition. Recommendations include replacement of the concrete
steps with wood, rebuilding first and second floor framing,
replacing flooring and fascia,sloping floors for drainage
to eliminate ponding, rebuilding column foundations, restoring
columns, restoring and raising balustrades on the first and
second floors and replicating that missing on the third floor.
Rear Porch - The south porte cochere is also in poor condition,
but not as servious as the front. Recommendations include
removal of non -original porch deck and ramp and replacement
with the reconstruction of the original porch integrating
a wheelchair lift in its -design. Also ceiling, fascia, and
beams need considerable work. Roofing must be replaced and
the end scroll replicated on the sheet metal ridge roof decor-
ation.
Interior Analysis
Major materials and existing finishes are reviewed with
recommended restoration work described. This is followed
with a listing of all the features of each room in the house
where the scope of restoration required is defined.
Ceilings - Three ceiling materials currently exist in the
house - pressed metal, plaster and drywall. The metal and
visible plaster date from the.1900-03 remodeling with metal
xi
very .likely covering 1850 plaster. Drywall has been used
in recent remodeling. Work for restoration of, all three
materials is outlined.
Cornice - Three conditions exist at the juncture of walls
and ceilings. Pressed metal cornicse were installed with
1900-03 pressed metal ceilings. Wood trim varies from a
simple quarter -round to a wood cornice installation augmented
with a full complement of ceiling beams. At some locations,
nothing has been installed at the juncture of walls and ceilings.
In the last two cases, existing conditions must be inspected
to determine if what exits today is original. If not, inspection
should reveal if a cornice ever has been installed and the
approximate size. Repair work necessary on all three types
of cornice is described.
Picture Molding - Both original and recently applied picture
molding exist today. Newer applications should be removed
and surface inspected to ascertain original conditions.
If molding is original, it should be repaired as required
and painted.
Walls - All original walls were plastered and most probably
covered with wallpaper. Fabric and paint were also used
in a few rooms for the finished surface. All walls must
be investigated by a conservator to verify original treatment.
The specifications for all possible restoration conditions
are presented in this section.
Woodwork - Oak woodwork installed in 1900-03 was stained
dark and gloss varnished. On the first floor, 1850 trim
was hand -grained to match. On the second -floor it was probably
painted. Investigation by a decorative paint conservator
is necessary to verify original conditions. Repair before
final finishing is described.
Doors - Many doors are in their original locations. However,
some have been removed completely and others have been altered.
Correct doors should be repaired as required and correctly
refinished. Missing doors should be replicated and replaced.
xii
Swing changes must be judged for their contemporary function.
In any case, scars or mortises for hardware that no longer
exists must be filled to blend with adjacent surfaces. Original
hardware must be repaired to be completely functional. Non -
original hardware must be removed and replaced with units
which meet modern requirements and match or are compatible
with the original.
Floors - With the exception of the kitchen, pantry, and bath-
rooms, all floors are 1900-03 oak. Some retain orignial
finish and some have been refinished. In refinishing, attaining
a uniform appearance is recommended. original lineoleum
should be replicated and installed in the kitchen and pantry.
Bathroom floors are in good condition.
Light Fixtures - The dining room ceiling fixtures are all
that remain from 1900-03. All others are inappropriate recent
installations. New fixtures replicated to the 1900-10 period
are readily available and should be selected for replacements.
Interior Spaces
Basement - The basement should not be open to visitors.
Lower than acceptable ceiling height and lack of exits make
it impossible to facilitate public use. Rooms at this level
should be made available for needed dry storage. For inter-
pretive programming the early kitchen and pantry could be
iminimally restored and panned with a television camera for
viewing by monitors on upper levels. Work required on ceilings,
walls, floors, doors, and other miscellaneous items is
described.
First, Second and Third Floors - Recommended restoration work
on ceilings, cornice, picture moldings, walls, woodwork,
doors, floors and light fixtures is referenced for each room
to specifications outlined above. Work unique to specific
rooms is also covered.
Attic - The attic is not a restoration zone, but work is
required in repairing structural damage from roof leakage.
Also additional insulation should be installed at the third
floor ceiling.
Building Code Review
The city's Building Safety Division was asked to take a
critical look at the.Turner-Dodge House. Since the building
belongs to the city we must be assured that it is in conformance
with requirements as much as would be required for private
property. Issues which require further discussion are:
• Adding a handrail in the center of the front steps.
• Raising the height of balustrades on all porches.
• Replacing west porch and steps.
• Fire enclosure of entire secondary stair. -
Installing fire separation on floor construction
between basement and first Boors.
• Installation of exit lights.
• A-3 occupancy not authorized on third floor.
• Provide approved number of toilet fixtures for intended
use.
•'Ventilation required for public occupancy.
Accessibility
Because of difficulties encountered in providing accessibility
for the handicapped in historic buildings, and because of
the recent implementation of federal law in this regard,
a specialist in accessibility was added to the professional
team.
It is recognized that full accessibility could have a detri-
mental impact on the historic significance of the Turner -
Dodge House.. If so, three steps should be taken. First,
providing access must be thoroughly studied to positively
demonstrate the potential adverse impact. Second, discussions
must ensue with the State Historic Preservation Officer,
and third, exceptions will be required from the Michigan
Barrier Free Design Board.
Issues that should be implemented include the inclusion
of a wheelchair lift incorporated into the design of the
porte cochere porch. Also the restroom on the first floor
should be expanded to include the passage on the east to
xlv
provide a unisex restroom which is fully accessible. Also,
the inclusion of a small residential -type lift should be
considered providing access from the exterior to all floor
levels of the house.
Carriaqe House
In the future the accurate reconstruction of the carriage
house should be undertaken. However, the program for its
use should be tailored to its size rather than have the
program drive a larger size.
PART IV INTERIOR FURNISHINGS
The objective of this section is to define the appearance
of each room of the house after restoration is complete.
This would include furniture and fixtures required for an
authentic restoration and yet an active usage of the house.
Gail Caskey Winkler, Ph.D. of Philadelphia was the original
consultant for interior rehabilitation. Her work to date,
has been invaluable. However, the client has requested that
a local consultant be added to the team. Nancy A. Goodman
of Grand Rapids has been selected for this responsibility.
Initial research portrays who lived in the house and how
spaces within the house were used. Information collected
by Ms. Winkler provides a wealth of information. other sources
include on -site visits, family albums, photographs, as well
as meetings with Frank Dodge McLean. All sources will con-
tinue to be analyzed allowing_a collections list to grow.
This list, both [actual and supposed, will then be critiqued.
to make final decisions.
A preliminary room -by -room furniture analysis is included
in the final master plan. This includes selections, placement
and fixtures.
xv
PART V ENGINEERING ANALYSIS
Engineering covers the hidden necessities of rehabilitating
a historic house. It includes structural, mechanical, and
electrical disciplines. Substantive analysis in these
disciplines reveals the following:
Structural Analysis
The Turner -Dodge House is in good structural condition with
few obvious defects. Live load capacities have been calculated
revealing sufficient limits for residential or classroom
use. This poses two alternatives for consideration. Either
load limitations be placed on individual rooms, or the existing.
structure be reinforced to accept program usage. Also, because
the 1900 addition resulted in a strange floor framing situation
in the east wing, it is recommended that the billiard room
and the two bedrooms on the second floor not be accessible
to the general public. New structural work would be required
to remedy this situation.
Mechancial Analysis
Existing heating systems are described and deficiencies noted.
A new alternative system and air conditioning need to be
considered. Plumbing is in good condition, but needs upgrading
when changes are made. It is recommended that the entire
fire supression system be replaced. The system should be
converted to a wet system on the second and third floors
and added to the first floor. All piping.in restored rooms
should be hidden, possibly running in cornices where they
exist. Risers should be enclosed in interior walls.
Electrical Analvsis
Present electrical service is of sufficient capacity unless
air conditioning is added. Egress and emergency lighting
is required to comply with code. Additional power receptacles
xvi
and telephone outlets are required only where needed for
programmatic requirements. New lighting should be designed
to reflect the history of the house.
xvii
1
INTRODUCTION
Originally constructed shortly after the middle of the 19th
century, the Turner -Dodge House was enlarged and altered
during the first decade of the 20th century. Certainly one
of the earliest major residential structures in Michigan's
new capital city, it was the home for 100 years to several
generations of a family who had a profound impact on both
local and state history. It is currently listed on the National
Register of Historic Places and is a building of considerable
cultural and architectural significance.
Designated as a Cultural Center by the City of Lansing, the
house is administered by the Cultural Arts Section of the
city's Parks and Recreation Department. In 1989 a contract
was .awarded to Ralph Calder & Associates, Inc. to lead a
master plan team which included ideology, historical context,
site planning, interior finishes, interpretation, engineering
and marketing, in addition to architectural preservation.
It was the intent for this team to guide the building's pre-
servation, interior adaptation, site development, and public
program use.
The philosophical foundation for this team effort was ideology,
the study of ideas on which the future of the Turner -Dodge
property would be based. This included the selection of
a theme of presenting Lansing history (1895-1945) through
the Turner and Dodge families with an emphasis on the 1900-
1910 period. Also a goal of utilizing historic preservation
to provide a living history program was established. This
was supported -by objectives that focused on restoration of
the historic house as an interpretive house museum with a
new adjacent building to.serve as an educational and community
support facility.
With the concentration on the "Carriage House", as the new
structure was named, the focus of the master plan had been
diverted from the historic house, itself. Late in the summer
of 1992, Richard C. frank FAIA was asked to join the planning
1
team to help redirect attention back to the plan's original
purpose, the preservation of Turner -Dodge House.
There never has been a question that some level of restoration
of the house is necessary. Therefore historic rehabilitation
has been identified as the most appropriate preservation
treatment. By definition from the Secretary of Interior's
Standards, this will allow preservation of the property's
significant architectural features while offering the opportunity
for varied contemporary uses.
Because the carriage house development is not economically
possible at this time, an interim role for the house must
be considered. In recent years its use as a community center
for guided tours and special events has been very successful.
Therefore a decision has been made to continue and improve
this mode of operation. With a restored interior, these
functions can still take place with the added benefits of
authentic period surroundings and enhanced interpretation.
Also the original goal can still be achieved at any time
in the future when the carriage house can be built to reduce
the load on the historic structure.
This report combines diverse disciplines to provide a cohesive
basis to allow the City of Lansing to positively preserve
this historic property. It must stand the test of peer review
and be defendable to citizens of the community, as well as
its government. And finally, this master plan must encourage
implementation. It must be a tool for the city to protect
and enhance the valuable historical character of the Turner -
Dodge House and its site for future generations.
N
PART I
HISTORICAL CONTEXT
HISTORICAL CONTEXT
For an authentically founded preservation master plan, it
is mandatory that as much as possible is known about the
cultural and architectural history of the Turner -Dodge House
and its site. Simply put, the reason for preservation and
development of thisproperty is its history. The record of
this significant past must pervade all facets of the entire
report.
The scope of work outlined by the consultant Geneva K ebler
'
Wiskemann for this section is as follows:
1. Location and review of traditional printed and iconographic
sources.
2. Application for National Register of Historic Places
designation.
'
3. Since there is no known body of research available, the
task requires a search of primary sources for an accurate
history of:
a. Land transaction.
b. Estate case files.
c. Vital records relating to persons.
d. Land tract books, 1818-1862 for first private owner.
e. Original maps of Federal subdivisions survey.
f. Tax roles indicating changes in the built environment,
1844-1900, 1905, 1915, 1925, 1935 and date of sale
to City.
g. Stebbens Real Estate Collections - 1925-1975.
h. United States Census, Schedule of Population, 1850-1900.
'
i. Special schedules, 1850-1870.
j. State of Michigan enumeration, 1884-1894.
4. Bible records will expedite charting the genealogy.
4
5. Tape recorded interviews with the family member who was
last to reside in the house and an informant knowledgable
'
about the era of ownership by Great Lakes Bible College can
fill in the gaps of unrecorded history. (Time will not allow
'
transcripts, an hour interview generates an average of 30-
50 double-spaced pages costing a minimum of $3.00/page).
6. Floor plans of the house may exist in local government
offices, since the building was used by the public, and diaries
of Darius Moon builder/architect for the turn of the century
renovation may include some information.
'
7. Reproduction of selected maps and photographs can be
available for enhancement of the visual presentation.
5
1
The preparation of a master plan for the Turner -Dodge House
' offers a fresh opportunity to examine resources for history.
For purposes of this report we have focused on selected members
of the family as they reveal information about the house.
Additional information not included here may be useful to
' interpreters, costume designers, and local and family historians.
A report on the career of James M. Turner,l son of James,
the pioneer, is worthy of separate presentation. Notes on
' the Capital Region scene as translated by the media c1890-
1910 are also available.
' The National Register of Historic Places,accepted the application
for special designation of the house on September 11, 1972.
It is filed in the Michigan Bureau of History's preservation
unit as the Dodge Mansion.2
Although much of the original house of c1853 pictured on
the Gei,l Topographical Map of Ingham and Livingston County,
' Michigan (1859)3 is nearly obstructed by the re -structuring
completed in 1903, considerable physical evidence exists.
Foundation stones, interior wood trim, window design, patterns
of brick and the like are conspicuous. Brick of the addition
is laid in stretcher courses. The original outside wall
has headers every sixth course. Open panels of metal ceiling
reveal fragments of wall paper, and intrusions through plaster
in the old part of the house expose split pine boards. A
broken window in the addition leaves shards of one -quarter
inch plate glass. Refuse sites on the bank of the nearby
Grand River include slate removed from the roof.
A collection of prehistoric artifacts allegedly taken from
the Turner -Dodge riverbank and donated to the State Museum
' have not been located. The Early Lansing project by Joseph
and Anne McConnell was an archaeological survey funded in
part by the United States Park Service and Ransom Fidelity
Company in 1974. Oral permission was given to excavate the
site, but City Council denied permission for activity in
City parks: Survey workers report-ed,"Archaeologically, our
findings are ambiguous."4
0
wool NOR
_ � awg� DaIg ogNo
I99H 0 9G 90 -0 6d'aa g�::a�,
ee� 600ae 7G0.: �io corn dG9dalTi
ON OM
e�.•ae OdGG➢ 9ha� c7rs Midi 511:11
a ao aaa �oa g a �a oaoa
p 4 �A"'" pp��ppppAC oAA' � 0 D"C: GA9C
6Ce �III� i1G111 III I�III� Ilt;l
genie • ea ^ �a se�� ae
0 nhOC'GOh0e0.. doe�a oaaP Ohl I0000 Seoo� 6lnae� a0h�o0 �9
rOO�S ec e�� :�pCh� �xo o no o . o'a:
'111011.1101111 "da��a _ � a `o�ooa ,oi 7'9000�, ooa�a�:os °��a aooe
DE "�0'® IIGChE hhd0 logo Ill kWa E9000
clotal
WOW I I-' I !IIILm L'LCllliU ME Ell
RLYIOIta
--
".11— arrr wY y • i,'I hYlir IrHi: �F? •J(� , 11". `
,�,• ' I'I . cimoc r >�a �ISi:J:,L CLLLJJJ •tt`J.�LJJ Iili61kJJ7
I,I i. � f C. a Wff,:� NLWJ..� P. I.y.r
ELIZABETH ST, I NANUINUTox �,+„y,w - AV EN I' 6 �� � , . I!'/". •*'`.
,N, •:I�_�r1'.�Sr: ;r.-=] � Jii! tti�.lrl� IR, r ?'•r' rn� I� .ai �•� Ttl-'i+rlil' !� ..�r�
r1 ! -- �'I• � �.I s;. rr�I I,�I I S 1 f'fh �s. j• ,'j:;
., ,.� �� •� ;,' _�, '�'� i. •I�,•..},i��f.'� .I•I:�,',I,I %��%-N�� '."f al �. r y ,1.�,!`; i,' .. { i , . �,.� ,.1 ;•I } � � _ __ _ :� r_ • _,rt" r �
��----WW--ZZ
bi 4
r°i- w rtr- '°•" r1�rRr .rm ' .. {.
�,.•7 { 1 i
i.�'.� I ti. lly,!�� III a P}�lI:I 1�1M•� ; • , .I I.r "jam` I . I . II — ` vr'• �� I I I?�
�,N �ir •• LUNj, i �{. w��,l I,MI ;II �:]� • . It� ..� I" � I I ' , j'.. � '�WL4W
1 Fr,� u+ Ae S" i q J ^s.R �FEE:::...iiiFttJJJ I • nT
ATT T 7 ��\ ty',� i 11 •I ✓ L JI' � � .. I +. r•:, �i'r:w yNT.q' /t :�' ,1�rI.J TI . P
Iy� y. r ri ."r i I .r,.,,..�'�I I I.i.i.: �ra�. J•q 7TA,. ..i.(.� �w
j.r � -=r '1�i r� �Srtr� n }�f r � . i � ," l � , f• r a f ; � � , � p1 •l , I I . I I ! I ,r/�" cRt�•{e•�Ia�•;I�• :. "•� r.� i; � c•rs �r,Ir: w T,F
I+...! f .n �. I •V;�' .I.I�I -� .�ca r;'.; �N I K�..�. 'I •. • � �.• I i IfNI ' i' I 1 uHI , I I "�I �r�icl��o "i •I-�i �l; I it r��- �: • (h'' !�",f•M yr'11
ILL.LLLLLJJ OAK j�, _ . _.K ,i—N—_T.,, Jv�i • �i�Ya, i' 1 , f . Imo' .fir' i� iti i �'I • I ' I Lk•Sa r�ii �'I ''��' ' _ %�".{ �yIII
I ,{ ,I. I.I"I i�l� ��f±±��_��J.1 � � 1. Y { �r'' • .TRRR T�� I • i��- •/il
,i•wq r •r �w..n.., � 1 ..C- e r c.�.!�-�" ; TIP,. , i I�� •• -'-'Iir4'I � (• i wf' I 4'I�',wn:� I���1 t.�l .,,", � .t•. ,I
' F p � l • d • � I I �I , I �. V , � , I + .� w, I . I iq ri I^ ' � 1'1'h ' u 4.T :• � I wi .�' _ ��_;•�.
�.u. T. .^ !'M z +{ i I 1 I1{r n.r. T ~+,nl. I,:,, I h• s n,� r.- ���{��I �: - ..r , ;'I':
I - '^�( .'`. :"!'L _-r-�".r I +• .' � I I 1 I '�. t "W;,,' L� ..I .r;.9i�-L: � jl, �i �:I, . ;,17
!' ! .�r 8 • •1•t• , : .�T. I I `' �..r� r et4ca`..�—II r . .�. 1 ! . I /. _I_ ll atl_.,I •r� a� .�..I { ..�
1 :f
(' TT 1 • l I i. l I i.. r ary �r, I• t. I .I I i` Ir
{Idn1.l %:�,r ..�'�;I �,;rj;j I`:{�T�: i T.I. ,I, ,I�. .g (•.ur � � I�
� I I I•Y•,� r � i � II .,',.,.. I � I '�� f .a•�.r �. i � I i
"City of Lensing"reproduced fronfTopographical Map of the Counties of kpham reproduced forthe Historical Society of Greater LanskM;,1981.
& Livingston. Michigan. Published by Gait Harley & Siverd, plvladelplue,185W
Map of 1859 Showing Relationship of Turner -Dodge House (right) in City of Lansing
A
Photographs collected by Josephine Nicholson Dodge MacLean
and in the State Archives relate mainly to persons and activities.
Roof details, a railing on the second story front porch,
plantings; and, occasionally, post-1900 interiors are seen.
A print in the Wiskemann collection illustrates a view of the house
during the re-building,shows Darius Moon, local builder/
architect, at the site. This also shows the bulkheads, commonly
referred to as the outside cellar doors, on the lower east
side.
North Elevation ca. 1940
Transcripts of Moon's diaries in local libraries report he
opened an office in 1890 and worked through 1923. He worked
on houses, barns, and at the age of 21 built the Delta Centre
frame church. He claimed -to have built 26 houses in one
year. Several buildings attributed to him survive in Lansing,
rural Clinton County, and environs.6
Slides and candid photographs in the archives of the Great
Lakes Bible College document land use, a fire stair at the
northeast corner of the north porch, interior oak trim painted
white, and an exposed sprinkler system on the first floor.
A view of the 18-room carriage house is included.
Many visitors recall the red -flocked wallpaper and painted
burlap wall covering in place at the time the building first
opened to the public. Frank Dodge MacLean,7 the last member
of the family to reside in the house, remembers that the
music room was painted ivory with walls painted in shades
of green. During his experience only three bedrooms on the
second floor were papered. The northeast front room and
master bedroom were painted. His recall about the decoration
and use of space in the house is included in Section V.
Oral tradition that the renovation during the Dodge family
residency was completed in 1903 is supported by tax assessment
increases from $2,100 valuation in 1900 to $6,000 in 1906.8
This tradition says that Fred Stoll was the carpenter. Stoll
built houses in the neighborhood on North Street.
Printed atlases of Ingham County (1874, 1895) show Turner
property ownership, developments, and vacation of Turtle
and Park streets west of Turner Street. Sanborn insurance
maps in the Library -of Michigan, the State Ar.chives, and
in a private collection record the house and its surroundings
as late as the 1940's.
Scrapbooks accumulated by Turner -Dodge women and preserved
by MacLean relate to family members and friends rather than
property. Articles about a former slave, the Lansing
Industrial Aid Society, and programs of musicales reflect
interests. One item reports that Abby Turner was a member
of a cooking club for young ladies who entertained. MacLean
says she attended cooking school in the East.
Newpapers of the time report Mrs. Turner was a supporter
of the hospital maintained by women; membership in history
related societies; social events; and personal notes. The
latter mentions that Eva Dodge was "training the choir of
the Franklin Street Presbyterian church." (1895).
A catalogue of Springdale Farm offered by James M. Turner
and Frank L. Dodge, proprietors, in 1892 describes the stallions
9
and dams available for producing Standard bred light harness
and trotting horses. A ,farm bred bay filly foaled in 1891
was named Eva, and a bay colt was named Wyllis after the
Dodge children.
J. lG QSMS L7.
S T
s1
BEAVER
r �.
LIBERTY
Map of North Lansing in 1874
10
Lacking account books and breedingrecords, other primary
P Y
information about Springdale Farm is read in the Special
'
Schedule of Agriculture of the Michigan State Census, 1894.
The 830 acres was valued at $1,500 with implements valued
at $1,500, and livestock valued at $122,000. Other sources
give the size of the farm as 2,000 acres. That year there
were 35 horses, 400 sheep, 150 milch cows, and productions
of 400 tons of hay and 300 tons of corn silage.
Arboretum Park was subsequently developed from a part of
this farm tract in the 1950s following Scott Turner's sale
to the City.
rThe
manuscript descriptive notes and plat of.the first survey
of this area is one of the State's archival treasures. Bearing
trees are identified by variety and size, the soil and cover
described and special features noted. This plat describes
the wilderness much as James Turner must have first seen
it.l
The Marquette County Historical Society donated the James
Munroe Turner Papers to the Michigan Historical Collections
of the University of Michigan in 1958. Four volumes and
r
108 items related to his gubernatorial and mayorality campaigns
and Michigan politics. Miscellaneous deeds, indentures,
and land grants relating to his real estate holdings, and
correspondence are included. Colateral correspondence is
found in the Sligh Family Papers. Some mention is made of
James M.'s financial leadership role of the family in mining,
land, and slate companies in the Upper Peninsula.
The Stebbins Real Estate Collection in the Lansing Public
Library lacks the file relating to the house, but does include
information about adjoining properties when offered for sale.
Other family homes include the Smith -Turner House (1873)
purchased by James M. Turner in 1878. James M. and his wife,
r
Sophie Porter Scott, lived there until his death in 1896.
After several ownerships and use as the Wilde Music Conser-
veratory, the house is now divided into apartments. It
was listed on the National Register of Historic Places in
1980.
it
r
James Turner's first home in Lansing was without doubt a
tent. He is credited with building the first frame house
in the city on Turner Street near present day Grand River
Avenue (late Franklin) and Cedar Street. Secondary sources
say the materials were made from timber on the site and
brought from Mason. It appears in photographs and sketches
as a North Lansing.landmark until 1920s. The City refused
it as a potential museum.12 After the death of her husband,
Mrs, James M. Turner built a frame colonial style house at
the corner of Washinqton Avenue and Genesee Street in Lansing.
The State purchased it for the Michigan Historical Commission
Museum. It is now the property of Lansing Community College.
The following brief history is based mainly on primary sources.
The iatter in:.lude tax rolls; rec,_,rds of estate settlements
and land transreLs; court cases; vital records in government
archives.and written in a Bible; enumerations of the United
States and Michigan Censuses, 1850-1910; corporation profit
reports; tax assessment workbooks; cemetery records; and
related manuscripts. r
The Home of Two Lansing Families
The Turner -Dodge House reflects the changing lives and fortunes
of two families pioneering in every facet of the community.
Their names are associated with land titles, subdivisions,
streets, houses, parks, a memorial window in the Central
Methodist Church, and many fraternal and civic organizations.
The Turners of Lansing trace their beginnings to personalities
in early New England genealogy. Their descendants are described
as "being famous among political and professional lines for
generations in colonial and revolutionary times of Connecticut
and Massachusetts where they settled first in Scituate, Mass-
achusetts in 1626." Francis Stiles Turner (Humphrey, John,
Jonathon , Jonathon, Paine, Jonathon), father of James was
born in New London, Connecticut, August 26, 1776.
. 12
1
The Home of Two Lansing Families (continued)
Francis was an East Indies sea captain who for 28 years sailed
out of New London. After residence in Casenovia, New York,
he came to Lima Township, Washtenaw County, Michigan in 1834
with his wife, Deborah Morton, and family. Their children,
were Elisha (1804-1880); John A. (1806-1848); Francis (1809);
George (1810-1822); Marshall B. (1811-1861); Mary Ann (1816-
1897); Richard (1818-1888); James (1820-1869); Charles (1824-
1901); Ester (1827-1895); and George 2d (1820-1865). Francis
died soon after arrival in Michigan: Many members of the
family are buried in Mt. Hope Cemetery, Lansing. 13
James was in Mason in the early 18401s.- He is recorded as
a merchant and land agent for Horatio Seymour, Governor of
New York 'and other eastern financiers. James administered
several of the family estates., as well as those of Lansing's
earliest settlers.
_
r!
When his brother John A. died in 18.48, James's address was
Mason, but most accounts locate him in Lansing in 1847.
James became executor and guardian of John A.'s,nine children.
the youngest was under six months old.14
Land transfer records, 1847-1853, document his buying and
selling land in Livingston County, and in Vevay, Loche, Leroy,
Lansing, and Delhi Townships of Ingham, as well as Michigan,
Michigan. He also owned parcels in Clinton and Gratiot Counties.
His holdings -on the north and east of the town totaled nearly
a hundred acres. Many parcels were purchased with his wife,
Marion, and his brothers. Others were with James Seymour
�..
and H.H. Smith.l
Smith, Seymour, and Turner were contractors for the cons�guction
of the Lansing and Howell Plank Road chartered in 1850.
They are described as merchants who made payment for much
of the labor in store goods. The road opened in 1853 making
Lansing more accessable.
1
l :�
The Home of Two Lansing Families (continued)
The inventory of his final estate lists "l share of Lansing
& Howell P R stock" valued at $20.00. Auction and private
sale of his personal property brought $448.73. The total
value of his estate administered by Marion M. Turner and
John Longyear in 1870 was $16,642.83.
A list of household furniture and personal property selected
by Marion M. Turner, James's widow, included a Good Samaritan
cookstove valued at $30.00; one extension table, $10.00;
12 dining chairs, $15.00; 2 dozen ivory handled knives and
forks, $6,00; one black walnut bedstead, $17.00; two hair
mattresses, $25.00; one set of silver plate ware, $25.00;
one rocking chair, $1.50; 7 urns and basins, $9.00; one bookcase,
$10.00; six feather beds, $30.00; one milch cow, $30.00;
and like items.
Daniel L. Case, with whom James operated a store and purchased
land, filed a claim listing kind of merchandise and value.
Sugar was 16 cents per pound; one pound of tea, $1.18; a
box of matches, 8 cents; one pair of calf boots, $2.13;
5z pounds of butter, $1.27;132 packages of whitefish, 23
cents; one pencil, 6 cents.
Tax assessment rolls show James owning lots 10 and 11 of
block 10 in the Town y8 Michigan valued at $50.00 in 1847.
His tax was 92 cents.
Only 2 years before local government had reassessed the 1839
taxes on Biddle City, which would become Michigan, Michigan,
and finally, Lansing. Biddle City consisted of blocks one
through 65 and was owned by Jerry and William Ford. It is
described in the roll as "situated on the Grand River at
the foot of the Upper Rapids and head of steamboat navigation
and 81 miles west of Detroit 84 miles east of Lake Michian
75 miles north of the stateline and 67 miles south of Saginaw
Bay and water power is.twice that used at Rochester, New
York..." The tax is set down in cents and mills.19
14
�I
The Home of Two Lansing Families (continued)
A legal description for Richard Turner's land in the "Town
of Michigan" in 1847 lacks the deta.il we expect today: "..hence
northerly along the bank of the Grand River at high water,
mark."20
When the census was enumerated on June 1, 1850, James's lots
10 and 11 on block 10 were valued at $1,000. The whole of
block 9 was valued at $80. Lot 3, block 24, valued at $100;
lot 8 through 13, block 23, $400; and personal estate, $1,225.
Taxes were $1,631. The entire township was valued at $530,000.
Lansing population of 1229 included saddlers, sawyers, cigar
makers, students, a secretary of state, surveyors, teachers,
farriers, teamsters, turners, wagonmakers, a government guide,
innkeepers, physicians, and potters, according to the census.22
Early in his career James was in business with his brothers
in an iron foundary/machine shop which sold agricultural
implements and hot air furnaces in Lower Town (North Lansing).
In addition to the plank road construction, he was involved
with the Lansing and Ionia Railroad -and city horse drawn trolley
system. In 1863 he was one of 12 directors and treasurer
of the Jackson and Lansing Railroad. He was also identified
with the land office of that road. He is described as "Big
Jim," a man concerned about children. In 1851 he began a
life membership on the board of education, and taught Sunday
school for many years.23
James M. recounted in a
speech that his father met
Marion
Monroe (spelling varies
with individuals and time)
about
1840 when as a school moderator he interviewed her 'for
a teaching
job. Marion was born in
Amhurst, Erie County, New
York,
December 8, 1818. The
oldest of 11 children, she
came to
Eagle Township, Clinton
County, Michigan, with her
father,
Jesse Monroe, in 1836.
One sister, Eliza, married
Charles
Turner, brother of James,
and located first in Mason.
Later
he had a store in Grand
Ledge, and practiced medicine
in
DeWitt. Another sister
married John M. Longyear,
a lawyer.
15
The Home of Two Lansing Families (continued)
Marion married James October 1, 1843. Thomas P. Emerson,
clergyman of the M�jshall Presbytery conducted the service
in Clinton County. In the federal census of 1880 she was
keeping house with real estate valued at $7,114 and personal
at $4,000. Each of the six children still with her from
a family of 10 had real 2�state valued at $2,114 and personal
estate valued at $1,000.
Four years later the Michigan census gives her occupation as
"real estate owner." The household included Eva, 27, and
Abby, 22, and Augusta ,a servant.26
Abby married Frank L(uke) Dodge on November 20, 1888. In
the enumeration of 1894 they were living with her on North
Street with Sophie, 4; Franklin Jr., 3; and Willis H. (sic.),l.
The Dodge's purchased the North Street property in 1899,
t
and Marion M. continued to -live with them. In 1910 the Dodge
family consisted of Sophie B., 20; Frank L., 18; Willis O.
(sic), 17;.Josephine N., 10; and Marion, 6. Pauline Cresswell
and Howard McConnell are listed as boarders, and are believed
to be relatives also. Marion M. died at 93 leaving three
surviving children.27
Abby held a prominent social position in the community and
as a helpmate to her husband. She was a member of the Daughters
of the American Revolution and charter member of the Matinee
Musicale Society. She died at the house at the age of 86.
Frank L. Dodge was born in Oberlin, Ohio, in 1853, son of
Hervey and Angeline Stevens Dodge. He began his career in
railroad work, and then joined his brother, W.H. in the hotel
business. After studying law in the office of Isaac M. Crane
in Eaton Rapids, he was admitted to the Michigan bar in 18.77.
He also served the police and fire board, and board of education,
and was a member of City Council for 12 years. He gained
prominence as a lawyer associated with American, state and
16
The Home of Two Lansing Families (continued)
county bar organizations. Governor Ferris appointed him
chairman of the Board of Arbitration and Conciliation to
serve with Senator Couzens. He helped organize the State
Association of Supervisors, and was president at the time
of his death. He introduced forty-one bills and resolutions
as a Democratic Michigan legislator, 1883-1885.
His associations included tent No. 276 Maccabees; life member
of the Masonic Capital Lodge No. 66 and I.O.O.F. No. 522;
Knights of Ph thias Gauntlet No. 42; and Independent Order
of Foresters. 8
Dodge did not suffer the financial problems which affected
Abby's brother, James M., in the late 1890s.. At the turn
of the century a major enlargement of the house at 106 East
North Street was begun. (Renumbering changed the address
to 100 East North Street. James M.'s house at 316 West
Franklin similarly became 326 West Grand River.)
The City acquired the site including the house in 1959, and
subsequently sold it to the Greak Lakes Bible College. The
estate offered the house, an 18-room apartment house created
from the carriage house, and a -stall garage.
The house and carriage house were used mainly for dormitories,
and the sprinkler system was installed in the main house
at this time. The College moved to Lansing from Vestaburg
in the fall and began adding metal Butler buildings for a
library and classrooms. Food services were in the carriage
house.. The enrollment for the 1959-1960 school year was
82. The College in 1968 purchased the Fred Huxtable farm
in Delta Township for the site of a new campus. The College
also owned house2g at 119 and 127 West North Street and 1107
Capitol Avenue.
In August, 1972, the City proposed that the Lansing Fine
Arts Council conduct solicitations for 50 percent of the
17
The Home of Two Lansing Families (continued)
purchase price. The other 50 percent would be federal funds
for multiple uses that would benefit Model Cities neighborhood
residents.
The Great Lakes Bible College property for sale consisted
of 8.5 acres approximately with 725 feet frontage on North
Street and 762 feet on the Grand River. The area between
Dodge River Drive and the Grand River'had been filled with
first class agregate solid waste. The six buildings included
the house, three floors (5,484 sq. ft. 1st floor), five fire-
places, five bathrooms, new gas steam heating system, chandeliers,
a sprinkler system, and a�n electrical system meeting city
code requirements.
The cafeteria and dormitory consisted of two floors; the
library building was a brick and metal Butler building (1,820
sq. ft.); the office building was two story without kitchen
facilities and in excellent condition; a one -family four
bedroom, two -storey building (1,560 sq. ft.) total; and a
two -storey, two family building.30
In 1974 the City purchased the 8.2 acres for $189,000 with
matching funds made available in 1972. In spite of protests
from citizens and the historical community, the City razed
the carriage house and garage after moving the temporary
buildings placed by the College.
i The Lansing Jaycees leased the house for two years on June
30, 1975. They initiated work with volunteers. They agreed
to furnish materials and perform services for altering.
restoring, renovating, repairing, decorating and improving
the house to standards approved by the Michigan Historical
Division of the Depar.tment of State. They were to assist
the City in obtaining grant funds for the restoration pursuant
to the National Historic Preservation Act of 1966.31
The Home of Two Lansing Families (continued)
Volunteers from the United States Department of Agriculture's
Green Thumb program spent thousands of hours removing paint.
Another group voluntarily constructed the handicapper access
ramp on the riverside of the house in 1981. Congregation
Shaarey Zedek held a decorator showhouse as a fund raiser.32
The house benefited by wall coverings, the downstairs half -
bath and similar tangible items.
The Historical Society of Greater Lansing held annual Arts
Fete events on the grounds. Profits were directed to the
purchase of an official State of Michigan historic site
marker in 1980. Many culture related events and programs
created and successfully executed by the Parks and Recreation
Department staff member assigned to the house have attracted
thousands of visitors. The Friends of Turner -Dodge House,
Inc., supports the use of tie house for cultural programs,
and contributes to its continuance as one of Lansing's few
remaining grand houses.
We
A
I
I
1
1
PART II
SITE ANALYSIS
SITE ANALYSIS
The treatment of the Turner -Dodge House site is fundamental
to comprehensive preservation development. First and foremost,
it provides the setting for the historic house. As much
as possible, it must be historically correct. Second, this
is a city park and site development must not only meet the
functional requirements of the historic property use, but
it also must be coordinated with the operations of the Parks
and Recreation Department.
The Secretary of Interior's guidelines for rehabilitation
comments on the historic sites in the following manner:
" The relationship between a historic building or
buildings,and landscape features within a property's
boundaries - or the building site- helps to define the
historic character and should be considered an integral
part of overall planning for rehabilitation project
work."
Philosophically development of a historic site should respect
its historic character, yet solve contemporary needs. It
should be a blending of then and now that serves today's
requirements yet retains (or recaptures) the sense of its
tradition and historic feeling. This may be accomplished
by establishing a "zone of historic integrity". Nevertheless,
elements outside this zone still visully impact the historic
character of the zone and must be designed to be compatible
with it or succesfully screened from it.
21
1
Historical Site Development
The total land owned by the Turner family is not known.
However, the selection of the site and orientation of the
original structure built in 1858, indicated a concern for
quality of life. The house was built well back from the
plank road known as North Street, near the bend in the
Grand River, on a high bluff approximately 35 feet above
the river. This location provided views both up and down
the river. The location of the house was in direct alignment
with Washington Street which, on a clear day, afforded views
to the downtown area and the Capitol, which was completed
in 1879. (See diagram). It is obvious that the family
intended this home to be a magnificent residence, since
evidence shows a brick walk from North Street to the front
door, lined on both sides with trees.
Subsequent additions and renovations to the house were com-
pleted in the early 1900's and it is believed that the carriage
house was built at that time. While the main entrance to
House after 1903
the house faces North Street, it is believed that the driveway
on the west side of the house which bends easterly to Turner
Street was actually a private street acting as an extension
1 22
1
1
l
1
i
1
1
1
l
1
1
A
1
0
I;�
WA
STATF,
GAP ITOL
°
z�
4
W
i= Z D 0 3 0
Site Analysis
TURNER- D006E HOUSE
SITE 5ELECTION A ORIENTATION OF
KOUSE TAKE15 ADVANTA6E Of MAToR
VIEW S 70 ;
• DOWNTOWN AREA
• CAPITOL 6UILDINS5
• GRAND RIVER
a
/AwAssez
MICHI&AN
WNTOWN
KA
23
Historical Site Development (continued)
of Washington Street and by-passing the river. This private
street became known as Dodge River Drive and was used for
access to the carriage house located west of the drive and
to the porte cochere located on the south side of the house.
The property puchased by the Turner family was obviously
part of previously plotted land since the site of the existing
residence can be traced to the original plat of Lansing,
part of which was vacated in 1850, and the Townsend subdivision
to the west, which was platted in 1864. Respect for these
plats is witnessed in the landscape developed by the family.
Tree plantings along old property lines are testament to
the perceived limits of their maintained yard space, probably
with the forethought that the remaining land may be disposed
of at some time in -the future.
As time passed and family needs changed, the property east
of the house was platted in 1919 as the Wyllis O. Dodge sub-
division,' which included James Street and what remained of
Dodge River Drive to Turner Street. In 1921, the land west
of -the main driveway was platted as the Frank L.Dodge sub-
division. This plat respected the existing family facilities
as witnessed by the fact that the carriage house is located
wholly within Lot #9. Lots 2 thru 6 were sold and houses
were built in 1922-23 and still exist today. Apparently,
no other lots west of the main drive were sold and remained
in possession of the family. A garage was built on lot #12,
probably after the advent and common usage of the automobile.
By the 1920-1930 era (see diagram), the landscape of the
property was well established with major street trees along
North Street and Maple trees along James Street. The family
gardens and landscape screen on the east side of the house,
again respected the lot lines of the old plat of Lansing.
24
Historical Site Development (continued)
Street Trees along North Street
This area was also used for the location of a garden arbor,
family gatherings and open lawn games. Major trees lined
the west side of the main drive and a number of other major
trees were scattered throughout the property providing the
proper setting for an estate. Little evidence, if any, exists
of foundation plantings around the building.
Historic Views of Garden Arbor
26
Historical Site Development (continued)
In 1958 the property was sold to the,Great Lakes Bible College
and used for school purposes until 1972.' During this time
period, many changes in the site occurred. (See diagram).
The carriage house was used for dormitory purposes, a
temporary classroom building was installed west of the main
drive, together with a paved court games area. A garage
and library building were built south of the house between
the driveway and the river; and a classroom building was
built east of the house where the arbor once stood. The
drive from the porte cochere to the east was eliminated and
a gravel parking area was established south of the drive.
Some landscaping was installed at that time along the front
property line, along the east side of the main drive and
along the limits of the family gardens area north to North
Street. These plantings were shrubs and subsequently removed
after the property.was sold again in 1974.
In 1972, the city adopted a policy to acquire as much riverfront
property as possible to preserve the city's heritage and
provide recreation opportunities for its citizens. A river
trail system was being developed and the availability.of
the Turner -Dodge property provided an opportunity to acquire
a substantial amount of river frontage, as well as to preserve
a historical link to the city's past.
In 1974, the city acquired the property and removed all of
the outbuildings. The river trail system was installed
in 1979, together with a play center, paved parking lot and
other amenities for use of the property as part of the city
recreation programs. (See diagram). Additional site improve-
ments by the city included new walkways, a deck under the
beech tree, removal of some unhealthy trees, and the planting
of new trees and shrubs at the building foundation.
27
Proposed Land Use
The proposed program for use of the site is intended to focus
on the historical perspective of the Turner -Dodge families
and restoration of the buildings and grounds as preservation
of Lansing's history. This program will require facilities
to accommodate large crowds. The river trail system will
take on a secondary role in the use of the site.
The concept for future land use and development of the site
is schematically portrayed with a zone around the building
that should be developed to preserve the historic integrity
of the Turner -Dodge family's use of the site during the 1920-
1930 era. This would include: the reconstruction of the
carriage house; re-establishment of the function of the.porte
cochere; re-establishment of t'he garden arbor, as well as
the family garden area; elimination of the deck beneath the
beech tree; construction of a brick walkway to the front
door; and removal and relocation of a portion of the river
trail.
Other zones of land use, both east and west of the historical
zone, should be used primarily for parking and the accommodation
of visitors. The west.zone for parking would require the
acquisition and removal of the four existing structures
on North Street. The street tree plantings on North Street
should also be re-established for enhancement and historical
integrity.
!r
A portion of the river trail should be relocated through
the river edge environment, most likely.as a raised boardwalk.
At the same time, selective tree removal and pruning should
be accomplished to open up views and vistas of the river
and the downtown scene. The existing play lot is presently
located in the, zone for the future carriage house and should
be removed at the time the carriage house is constructed.
-
The need for the play center is questionable since a neighbor-
hood park is located north of North Street off Capitol.
30
PROPOSED LAND USE
AND RECOMMENDATIONS
clj It
-
il 0 O � l..—J 2
\ ` x nLu
co ❑ fit' <
\\ .ACOI11iiE A DEMOLISH _ F
EXIST. STRUCTURES ;)CO RE-ESTABLISH STREET IMAGE WITH TREES •
Got= cmcu NORTH ST.
FUTURE PA KING ZON-
-/_Nail I— rn.._
\ \`, \ J% \`\ i \• ` ' I T \ `\• FUTURE PARKING ACCESS
ZONE OF HIST RIC. INTEGRETl \\a
A IOIEPtAT\\ •••�r,••• I ' • • FUTURE PARKING ZONE
om
\ RE-ESTABLISH SCREEN PLANTING
\ \ \ \ 1 \ u`•roiwiw. , AND FAMILY GARDEN U)
•CONSTRUCT GARDEN ARBOR Z
ip
RE-ESTABLISH FUNCT ■A I
\\ El
OF PORTE COCHERE �\ I m
\ ;
'
Cl
ZONE OF FUTURE -- __ ,-- � \
CARRIAGE HOUSE - `.; ' �I 1 `, `�, _ 0S -
zz\ i
-- REMOVE RIVER TRAL A RELOCATE • ' I �`\ `\ +�`�\� ` w 1`1
GRAND RIVER
6ELECTIVELY PRUNE i CLEAR `\ ` \� `\\ \\ \ \\'� • F
TREES TO OPEN VEWS yin
SI
Nk
31
r
I
I
Proposed Land use (continued)
This concept of land use and recommendations should assure
the proper development of the site regardless of time frames
and phasing of development.
Site Recommendations
The master site plan is self-explanatory and adheres to the _
concepts of the land use plan.
• The carriage house is located at its original site.
• The garden arbor and family gardens have been re-
established at their original locations.
• The function of the porte cochere has been re-established
by installing a paved loop of 12' width.
• New walkways within the historic zone to accommodate
visitors are all proposed as brick.
• Foundation plantings at the building have been elimin-
ated to expose the stone foundation, except at certain
locations.
• The river trail through the historic zone has been -
relocated as a boardwalk through the river's edge environ-
ment.
• The deck beneath the beech tree has been eliminated.
This area should be replaced with shredded bark until
such time as the tree is removed.
32
r]
'I
Site Recommendations (continued)
The west area zoned for parking should be developed to accommodate
110± cars plus a.minimum of 2 bus parking spaces. This'will
require relocation of the existing river trail system. The
plan is conceived as a one-way in and one-way out system
to respect existing traffic patterns and minimize safety
problems. The parking plan allows for a circular drop-off
area, handicapped parking and screening of the parking from
passersby.
The east area zoned for parking will require some demolition
of existing paving and development of new areas to accommodate
a total of 75± cars. The area proposed for new parking
is located in the area not heretofore used by the family
for anything but open lawn. The new layout would eliminate
the circular turnaround for buses and combine the new with
the old. The new parking areas would be screened from the
historic zone by landscape plantings as an integral part of
the family gardens. The landscape screen would adhere to the
historic integrity of the family use areas. This parking
will also be screened from view from James Street residents.
Access to the east parking would be provided by the existing
access at Dodge River Drive and a new access on James Street
between two maple trees. The existing entry drives would
be eliminated and replaced with a walkway system that would
allow pedestrian access for those that may park on James
Street.
That portion of the river trail relocated through the river
edge environment is intended to be a boardwalk as much as
15 feet above the existing grade. The relocation will free
up land between the house and the edge of the drop-off to
accommodate the porte cochere loop system. The plan indicates
an access from the house to the new river walk as an added
experience for visitors, together with an overlook. This
area of the river edge will'be thinned of vegetation to provide
clear vision of the river and views to the south.
33
11
1
1
l
1
Site Recommendations (continued)
In general, landscape materials should reflect the period,
especially near the buildings and gardens using traditional
plants common to the 1920-1930 era, i.e., spiriea, lilac,
hydrangea , mockorange, barberry and small trees such as
crabapples, hawthornes, dogwoods, and other native species.
Maple street tree plantings on North Street are of major
importance to reflect the character of the times past.
' 35
PART III
ARCHITECTURAL ANALYSIS
1
ARCHITECTURAL ANALYSIS
This analysis of the Turner -Dodge House must involve a compre-
hensive knowledge of its historic architectural qualities.
Only having this as a foundation can substantive recommendations
'
be developed for its future. In addition, the proposed func-
tional requirements for its role as a historic house in the
city of Lansing must be taken into consideration. Great
'
care must be taken to assure that the final product of pre-
servation earns enthusiastic public response, and yet shows
that the property was treated with respect and care for the
'
time it was built.
It has long been a precept for the development of this pro-
perty that its restoration and adaptation be undertaken in .
basic accordance with the Secretary•of Interior's (SOI) Standards
for Historic Preservation Projects. The preservation treatments
for properties listed in the National Register of Historic
Places defined in these standards include:
• Acquisition
• Protection
• Stabilization
• Preservation
'
• Rehabilitation
• Restoration
• Reconstruction
' Of these seven treatments, the one most appropriate to the
mission for the Turner -Dodge House is rehabilitation. Accord-
ing to the SOI's Standards, rehabilitiation is defined as.....
'
.....the act or process of returning a property to
a state of utility through repair
or alteration
which
makes possible an efficient
contemporary
use while
preserving those portions or
features of
the property
'
which are significant to its
historical,
architectural,
and cultural values."
37
11
1
1
1
u
Guidelines have been developed to help owner's apply the
SOI's Stan.dards. Applicable guidelines are quoted for each
exterior and interior architectural material and/or feature
which define the historic character of the Turner -Dodge House.
Then existing conditions are described along with recommendations.
In all cases, recommendations have been developed in concert
with the Guidelines.
Finally, the building code, handicapper requirements, and
the historic Carriage House are discussed.
38
11
I __
I
I
1
Architectural History
For an authentically based rehabilitation effort, it is vital
that as much as possible is known about the architectural
and construction history. This is essential as the foundation
for all of the analysis that follows.
Original construction and alterations which affected the
historic architectural quality of the house and other develop-
ment on the site are briefly reviewed as follows.
1853 - 1903 - The original portion of the house was built
by James Turner in the Classical Revival style popular during
the first half of the 19th century. Often identified as
Greek Revival (which was the most prevalant interpretation
of Classic Revival at that time), original detailing lacked
the strong identity for which that sub -style has become known.
It never -the -less was a distinquished*representation of
architecture for its time.
The center portion of the house was two storeys in height
and three bays wide with the entrance offset to the east.
The exterior walls were solid masonry with brick facing bonded
to the inner .wythes every sixth course. The foundation was
constructed of field stone and raised up from ground level
sufficiently to provide windows for the basement. First
and second floor windows were double -hung, four -over -four,
and shuttered. Identical one storey wings were slightly
set back on each side of the center portion and were two
bays wide containing a door and a window. Both had a narrow
porch with steps facing the street.
Little is known regarding changes.during this one-half century.
Apparently few changes took place with the possible exception
of colors or finishes altered to suite personal taste of
the owners.
39
Architectural History (continued)
Drawing of Original 1853 House
1903 - 1958 - Following Turner's death in 1869, his son James
M. Turner occupied the house. Upon his death, the house
was sold to James M.'s sister Abbey who had married Franke
Dodge. In 1900 Dodge retained Lansing architect Darius Moon
and by 1903 a massive remodeling and addition has been com-
pleted. Moon Is design was also stylistically Classical Revival.
However, the 20th century interpretation of this style was
very different from the original design.
.One storey was added to the center portion of the house,
and one -and -one-half storeys added to each wing. In addition,
a two -and -one-half storey wing was added to the west. A
major two storey porch was constructed on the front of the
center portion and the original wing porches were replaced
40
Architectural History (continued)
with a deeper design. A one storey porte cochere was also
added on the rear of the house toward the river. Apparently
it was during this same construction period that the large
carriage house was built to the west.
1903 Remodeling
The remodeling and additions constructed at the beginning
of the 20th century all but obliterated the original 19th
century design. With the exception of exterior masonry walls
all that remained were the first floor doors and window openings
at the front and rear elevations of the house's central block.
However, Moon's work remains basically intact today and it
is from this that the building derives its current architectural
significance. Until the house finally left family ownership
in 1958 it remained essentially unchanged with the exception
of occasional cosmetic modifications.
1958 - 1974 - Abby Dodge's daughter Josephine (Dodge) McLean
lived in the house until 1958 when it was acquired by the
City of Lansing who subsequently sold it to the Great Lakes
Bible College for their campus in Lansing. At that time,
the estate consisted of the house, an apartment building
created from the eighteen room carriage house and a garage on an
ED]
Architectural History (continued)
eight and one-half acre site. During the time the Bible
College maintained their facilities here they added three
additional temporary buildings.
During its tenure the Bible College added a complete sprinkler
system to the House. Codes required a change in the swing
of exterior doors, and other in doors were undoubtedly
re -swung or removed. Of course, maintenance required interior
painting which further disguised original finishes.
However, amazingly the physical layout and details of .the
house remained unchanged. Credit should be given to the
College for not eradicating much of this building's architec-
tural detail, something that would have been relatively easy
to do.
1974 - 1992 - The Great Lakes Bible College moved to a
campus in Delta Township in 1972. It was at this time that
the house and its site was listed on the National Register
of Historic Places. The property remained on the market
until 1974 when the City of Lansing repurchased it as an
addition to their extensive park system. It remains today
under the jurisdiction of the Parks and Recreation Department.
Shortly after the purchase the city demoli.shed the original
garage and carriage house and removed the temporary buildings
located on the site by the Bible College. This left the
Turner -Dodge House, as it was then identified, as the only
structure remaining on the site. During the past nearly
two decades, the city with its limited resources was only
able to accomplish what was necessary in the house to assure
it was brought up to code and was usable.
Voluntary work was .solicited and the Lansing Jaycees responded
by coordinating much of the physical renovation accomplished
at the house during its early years of City ownership. In
1979 the house was outfitted for a Decorator's Showcase and
42
Architectural History (continued)
each room was superficially remodeled and furnished by a
separate decorating firm. None of this was done with authenti-
city in mind. During the past eighteen years paint has been
removed by volunteers funded by a federal program and a handi-
capped ramp constructed at the rear of the house. Also exterior
masonry has been cleaned and new storms added to the windows.
A new interior stair was constructed to provide emergency
egress from the second and third floors, and the sprinkler
system removed from the first floor.
The City of Lansing and the Friends of the Turner -Dodge House
have been good stewards of this historic site. While limited
funds have not allowed comprehensive restoration, most work
done has been undertaken with care and sensitivity,'as if
waiting for the day when the task can be completed. For
the most part the house -is structurally sound,:in good physical
condition, and true to its 1900-1903 renovation period.
The following work is outlined to correctly rehabilitate
the house to this historic period.
Functional Analysis
The way all areas of the Turner -Dodge House are to be used
and interpreted for the public must be understood. Improve-
ments and adaptation must be merged with historical qualities
to avoid adversely impacting architectural significance.
The SOI's standards for rehabilitation state:
"Every reasonable effort shall be made to provide a
compatible use for a property which requires minimal
alteration of the building, structure, or site and its
environment, or to use a, property for its original intended
purpose."
43
Functional Analysis (continued)
Interior uses and furnishings of the house are to be addressed
as it might have appeared upon its expansion by'the Dodge .
family in 1903. Furnishings should function as props to
enable staff to interpret family history,as well as the changing
community. Room designs should also provide optimum compati-
bility for adaptive uses.
This was a prominent Lansing family that traveled to eastern
states and abroad. They valued tradition and were active
culturally, socially,and politically in their community.
They invested in the future (invention) and retained the
' best of the past (furnishings were eclectic; reflecting the
early family period, and collections from their travels).
The house was elegant, but never furnished in Victorian
style.
The family hosted significant vistors to the house, from
statesmen and businessmen to inventors and artists. Weddings,
receptions, recitals, lectures, teas, dinner parties, business
meetings, births and funerals took place here. Similar func-
tions should be consistent with the following proposed inter-
pretive/adaptive uses:
• Sufficient furnishings'of period, quality and style/
scale consistent with the tastes of the family for inter-
pretations (yet room for adaptive uses).
• Incorporate as many antiques as possible using repro-
ductions where appropraite for conservation/adaptive
use.
(� • Ability to provide rotating exhibit space (ie. events
such as special collections shows - toys, lace, quilts,
V etc.).
• Dry storage areas are critical (ie. education and
special event supplies, archival materials, costumes,
44
Functional Analysis (continued)
etc.). Storage for folding tables chairs accessible
to potential use areas (ballroom, first floor music
room).
Exterior Analysis
An in-depth visual and photographic survey has been undertaken
of all exterior surfaces and materials of the building.
This has included masonry, entrances, windows, cornice, roofing
and porches. The present physical condition of each of these
elements has been recorded, as well as changes and/or original
detail which has been removed. Man -lift equipment has been
provided by the construction consultants for.close inspection
of the entire exterior.
Masonry
The SOI's guidelines for rehabilitation of masonry building
exteriors states:
"Masonry features (such as brick cornices and door pediments,
stone window architraves, terra cotta brackets and railings)
as well as masonry surfaces (modelling, tooling, bonding
patterns, joint size, and color) may be important in
defining the historic character of the building. It
should be noted that while masonry is among the most
durable of historic building materials, it is also the
most susceptible to damage by improper maintenance or
repair techniques and by harsh or abrasive cleaning
methods. Most preservation guidance on masonry thus
focuses on such concerns as cleaning and the process
of repointing."
Stone Fdundations - Foundations are rock -faced ashlar field
stone laid in thick mortar beds. At the curved walls on
the front porch field stone is random cut. Two smooth faced
square cut dressed sandstone units were laid at each corner
45
1
1
I
1
u
A
i
1
1
1
Exterior Analysis (continued)
of the original structure. These do not exist at the 1900
west addition. Mortar joints are both sound and deteriorated,
some severely solespecially on the north porch. Foundation
wall mortar joints exposed in the basement are in very poor
condition.
Dressed sandstone at Corners
Recommendations - Individual stones are in excellent condition.
However mortar joints require some tuckpointing. Laboratory
tests should be undertaken on mortar samples to determine
composition, strength and sand texture. Deteriorated joints
should be cut out, tuckpointed with mortar composed of the
identical materials and proportions as original mortar.
Do not cut out sound joints. Particular attention should
be paid to the interior of foundation walls so that they
are returned to sound condition. Moss which has collected
on north walls should be removed with acid and thoroughly
rinsed.
Brick Walls - Exterior walls of the 1850 portion of the house
are brick -faced solid masonry with a bonding header course
every six courses. The 1900 upper storeys as well as the
west wing are brick veneered over wood stud walls. This
1 46
Exterior Analysis (continued)
change in construction can be easily seen from the outside
because of change in brick color. However, there appears
to be no evidence of a fracture line as might be expected
where balloon framing is constructed on top of solid masonry.
Visual Difference Between 1853 and 1903 Masonry
In general, brick masonry is in excellent condition. There
is a significant absence of cracking and only a few bricks
are severely deteriorated on the east chimney base and caps.
East Chimney Cap
47
Exterior Analysis (continued)
In spite of the fact that the exterior reportedly has been
cleaned by sandblasting, surfaces exhibit little erosion.
Paint spots and soil from conduit which has been removed
are evident. A number of fasteners no longer of use remain
imbedded in mortar joints. Mortar joints are in general
sound. However, approximately 20% require tuckpointing.
Incorrect Tuckpointing Tuckpointing Required
Also previous tuckpoint efforts with incorrect mortar appear
objectionable and are detrimental to the stability of the
masonry. A projecting two brick belt course immediately
above the stone foundation requires tuckpointing. Where
handicapped ramp has been constructed, this belt course has,
been chipped flush with wall above. Foundation plantings
which are growing against lower portions of the masonry exterior
are causing a continual dampness in brick and mortar joints.
Exterior Analysis (continued)
Recommendations - Paint and "ghosts" from equipment which
had been attached to exterior brick should be cleaned by
the gentlest method possible. Also unused fasteners should
be removed and damaged joints repaired. Severely deteriorated
brick should be removed and replaced with new units selected
to match texture and color of adjacent brick. Deteriorated
mortar joints should be removed by hand -raking the joint
to avoid damaging the masonry. Also improper tuckpointing
which has been applied must be cut out in its entirety.
New tuckpointing mortar should duplicate old mortar in strength,
composition, color, and texture. Also workmanship must dupli-
cate old joints in width and profile. Brick belt course
must be replaced at location of handicapped ramp. All found-
ation plantings should be removed and never replaced to allow
masonry to remain in the driest condition possible. Finally,
research should be undertaken concerning the possible appli-
cation of a waterproofing solution.
Entrances
The SOI's guidelines for the rehabilitation of entrances
recommends:
"Repairing entrances by reinforcing the historic materials.
Repair will also generally include the limited replacement
in kind - or with compatible substitute material - of
those extensively deteriorated or missing parts of repeated
features where there are surviving prototypes.
Main Entrances - The main north and south entrances appear
to be remnants of the original 1850 construction. Both are
similar with wood frames, jambs and panels, and glazed sidelights
and transom. Upper and lower sidelights are glazed with
1" beveled glass. The transoms glazed with 3/8" beveled
glass in lead canes. Both entrances have a painted iron
lintel. On the north door above the lintel,wood inserts
remain in mortar joints suggesting that a former piece of
49
Exterior Analysis (continued)
South Entrance
North Entrance
wood trim has been removed. Paint lines at brick jambs on
both entrances indicate that wood trim at this location has
been replaced with a smaller detail. Although the original
swing of both doors has been reversed, the doors themselves
appear to be from the 1900 period, although this requires
further research.
Recommendations - All painted frame and jamb members should
be filled and sanded to obtain acceptable surfaces. If an
in-depth investigation proves this to be impossible, complete
stripping should be considered. All missing or damaged trim
should be replicated. Repaint all restored and new wood
members. If doors prove to be authentic, all joints should
be tested for stability and modern hardware replaced. Hardware
must be coordinated with handicapped requirements. Doors
must be refinished based on further research.
50
1
1
Exterior Analysis (continued)
Secondary Entrances - Four other entrances exist: one quite
possibly original at the west wing from the north porch;
two from the 1900 remodeling and addition at the second floor
north porch and at the west wing grade level; and a newer
entrance contemporary with fire stair improvements in the
west wing. The two entrances at the the north porch are
in good condition. The two west wing entrances need attention
so that they function properly and are more compatible with
the 1900 architectural quality of the house.
West Wing North Porch West Wing Grade Level West Wing Fire Improvement
Recommendations - The two secondary north entrances need
to be treated similar to the main entrances described above.
The west grade level entrance needs to be reworked so that
its appearance is correct and it is sound and secure from
a functional point of view. The newer west steel door and
frame must be revised so that it no longer is an incompatible
element on the historic building.
51
Exterior Analysis (continued)
Windows
The SOI's guidelines for the rehabilitation of windows recommends:
"Identifying, retaining, and preserving windows - and
their functional and decorative features - that are
important in defining the overall historic character
of the building. Such features can include frames,
sash, muntins, glazing, sills, heads, hoodmolds, panelled
or decorated jambs and moldings, and interior and exterior
shutters and blinds."
1850 Windows - Several windows remain from the original house,
particularly on the first and second floors of the central
portion. Where the frames are likely original, the sash
are not. Original fenestration was four over four double -
Window at North Porch
hung sash with the meeting rail in the center. Modern storm
windows have been installed on most windows, wood framed
on the first floor and aluminum framed on the second floor.
All original windows have painted stone lintels and sills.
Windows are in relatively good condition, although some are
inoperable and original hardware is,missing.
52
I
I
Exterior Analysis (continued)
1900 Windows - Darius Moon was apparently fond of multiple
window designs. He added no less than twelve unique window
arrangements in addition to the originals discussed above.
on the first floor of the 1850 wings he removed windows vertical
in shape and replaced them with units that were much wider
and larger. Unequal multipaned sash were installed in all
Windows in 1900 Remodeling
windows, some with beveled glass in lead canes. Similar
to original window openings, wood storm windows have recently
been fabricated and installed on most first floor windows
and aluminum units elsewhere. Some 1900 windows were con-
structed with stone lintels and on others steel or iron angles
were used. All units have stone sills. All stone has been
painted. Most of these windows are also in good condition,
although some attention to frames and sash is required to
repair deterioration and assure weathertight quality.
1 53
1
f!
1
I
1
Exterior Analysis (continued)
Recommendations - Window frames and sash should be repaired
by patching, splicing, consolidating or otherwise reinforcing.
In no case should an entire window be replaced when repair
and limited replacement of deteriorated or missing parts
can successfully be accomplished. Repairs should include
replacement from surviving prototypes. The removal of original
glass and substitution of insulating glass in place of storm
windows was considered, but discarded because of potential
loss of character defining detail. However, all aluminum
storms should be removed and replaced with wood units to
match those on the first floor. Care must be taken to locate
any mullions in wood storms to mimic the position of muntins
or meeting rails in the sash they are covering. Paint should
be removed from all stone lintels and sills, exposing original
character of the stone.
Basement Windows - Windows in the basement of the original
central block have been completely blocked by construction
of the 1900 north porch and south porte cochere. However,
original windows still remain in the east and west wings.
All of these have been temporarily closed by the installation
of a plywood filler over original frames. Remaining parts
of these windows are in poor condition and sash are non-existant.
Original Basement Window
1 54
1
Exterior Analysis (continued)
Recommendations - All remaining portions of basement windows
should be removed and new frames and sash installed. Replacing
in kind an entire window that is too deteriorated to repair
is appropriate if the physical evidence of the original design
is used to guide the new work.
Kitchen Window - The existing window in the kitchen is a
modern aluminum unit. Its size, proportions, and material
is totally inappropriate for a faithful rehabilitation effort.
Inspection of existing masonry resulted in little evidence
of an earlier window at this location much less its size
or proportions. However, the function of the interior room
leaves little doubt that an original window did exist at
this location.
Inappropriate Kitchen Window
Original Kitchen Window
Recommendations - Designing and installing a new window`when
a historic window (frame, sash, and glazing) is completely
55
11
I
11
1
Exterior Analysis (continued)
missing is appropriate. The replacement window should be
an accurate replication of adjacent units known to be original.
The new window at this location should match the pantry window
in size, proportion and detail, and be centered below the
similar unit above on the second floor.
Cornice
The SOI's guidelines for the rehabilitation of wood decorative
elements states:
"Because it can be easily shaped by sawing, planing,
carving, and gouging, wood is the most commonly used
material for architectural features such as cornices.
This wooden feature - both functional and decorative -
may be important in defining the historic character
of the building and thus its retention, protection,
and repair are of particular importance in rehabilitation
projects.
Extensive Cornice Deterioration
56
1
Exterior Analysis (continued)
Fascia, Soffits and Brackets - The extensive wood cornices
of the 1900 additions are composed of a fascia and soffit
with applied brackets. These are supported by outriggers
or the extension of roof rafters. A close examination has
proven that there is extensive deterioration in this detail
at all areas where a built-in gutter is located above. Leakage
of the gutters (particularly at the center of the cornice
runs ) has allowed wood framing members and decorative elements
to get wet continually for many years resulting in severe
damage (see roofing in this section for discussion on gutters).
Unfortunately some of the worst deterioration may be at the
framing members which without extensive dismanteling of the
cornice are impossible to see. Also corners of cornices
exhibit deterioration because of corner joining which is
difficult to build and make watertight.
Recommendations - Repairing wood features by patching, piecing -
in, consolidating, or otherwise reinforcing the wood is a
recognized preservation procedure in quality rehabilitation.
Repair may also include the limited replacement in kind of
extensively deteriorated or missing parts of features using
surviving prototypes. The areas of most severe deterioration
are obvious and material must be removed and replaced with
new sound construction. In addition, sufficient original
material must also be removed beyond obvious areas to determine
the condition of hidden supporting members. Reconstruction
must continue as long as unsound material is encountered.
Roofs
The SOI's guidelines for the rehabilitation of roofs states:
"The roof - with its shape; features such as cresting,
dormers, and chimneys; and the size, color, and patterning
of the roofing material - can be extremely important
in defining the building's overall historic character.
In addition to the design role it plays, a weathertight
57
11
1
1
Exterior Analysis (continued)
roof is essential to the preservation of the entire
structure; thus, protecting and repairing the roof as
a "cover" is a critical aspect of every rehabilitation
project."
Roofing - All roof surfaces of the Turner -Dodge House were
originally covered with slate. The precise time that this
was removed and replaced with composition shingles is unknown.
However, judging from the deterioration evident which currently
exists on all roof surfaces, replacement must have occurred
many years ago. The existing asphalt shingle roof has existed
well beyond its useful life.
original Roof and Dormer Cresting
Deteriorated North Porch Roof
Recommendations - All existing roofing should be removed.
At that time the physical quality of all roof boards should
be checked and deteriorated material replaced. The purest
restoration philosophy possible would require the restoration
of a slate roof. While expensive, this is also the most
cost efficient surface that could be applied, considering
the long-term. However, because of its initial cost, substitutes,
while not recommended, might be considered.
1 58
1
Exterior Analysis (continued)
Flashing - Roof flashing exists at three primary locations:
intersection of roof planes, called valleys; intersection
of roof surfaces to vertical walls; and on the caps of roof
returns and the base of dormer pediments. The first are
copper, most likely installed with the asphalt shingle roof;
the second are aluminum, more recently installed (but with
no counter -flashing); and the third are galvanized sheet
metal and obviously original.
Flashing at Base of Dormer Pediment
Metal Cap at Roof Return
Roof to Wall Flashing
59
Exterior Analysis (continued)
Recommendations - All flashing in the first two catagories
must be replaced with copper sheets when roofing is replaced,
irregardless of final material choice. Flashing must be
detailed and installed in accordance with the best roofing
technology known. The third type of flashing must be thoroughly
inspected. Without a doubt some will need to be replaced.
Material used here should also be copper.
Built in Gutter - At all locations where water is collected
from roof surfaces a built-in gutter has been constructed.
These are all of 1900 vintage. The material is galvanized
sheet which has been coated with alumanized paint. The
deterioration discussed above in cornices is in direct relation
to joints in the built-in gutters. Each severely rotted
location in the wood is directly below a joint. The obvious
conclusion is that all joints were originally improperly
fabricated.
Built-in Gutter at
North Porch
Deteriorated Joint at
Built-in Gutter
1
n
Exterior Analysis (continued)
Recommendations - Along with re -roofing and new flashing
discussed above, all built-in gutters must be removed and
replaced. They should be reconstructed in copper and designed
to assure positive flow to downspout locations. Absolutely
no low spots in mid -length can be tolerated. Also all lateral
joints must be fabricated in accordance with proven sheet
metal technology.
Roof Drainage - Currently all built-in gutters are drained
with galvanized metal downspouts. From the gutter these
penetrate the soffit and run exposed down the side of the
house to the ground. Most downspouts empty directly on to
the ground with several diverted a few feet away. This install-
ation not only requires constant maintenance and painting,
but also their intersection with the ground results in a
very wet foundation and therefore basement walls.
Existing Downspout
Recommendations - As a part of built-in gutter replacement
discussed above, all downspouts must also be replaced. Even
though not historically correct the material should be changed
to copper. To solve the water collection problem at the
ground, an underground collection system could be installed
essentially connecting all downspouts to the city storm sewer
61
I
1
Exterior Analysis (continued)
system. However this would be very expensive. If it did
not result in too much of a visual distraction, drainage
could be successfully accomplished above ground with 10 foot
long horizontal extensions of downspouts. If this does pose
a problem, a dry well system might be considered.
Porches
The SOI's guidelines for the rehabilitation of porches states:
" Porches are quite often the focus of historic buildings,
particularly when they occur on primary elevations.
Together with their functional and decorative features
such as steps, balustrades, pilasters, and entablatures,
they can be extremely important in defining the overall
historic character of a building. Their retention,
protection, and repair should always be carefully con-
sidered when planning rehabilitation work."
North Porch - With several exceptions, this main porch is
not in good condition. A brief outline of existing circumstances
is as follows:
• Main steps - concrete with latex patching, in poor
condition.
• Ventilation - under first floor served with two grilles
on ea:t and west ends. Internal foundation walls block
successful air circulation.
• Stone foundation walls - see discussion on foundations.
• Floor framing - a bodge-podge of repairs and original
quite deteriorated
• Flooring - wood which has been patched several times.
Not properly sloped so ponding water and ice a problem.
• Fascia - wood transition between floor deck and stone
foundation wall. In very poor condition.
• Column support - concrete pier behind stone facing
plus 11-," mortar setting bed plus 3" bearing stone.
Concrete pier disintegrating.
62
Exterior Analysis (continued)
North Porch - Main Steps
Deteriorated Column Support
Ponding on Floor Deck
• Handrail - deteriorating, but with many reusable pieces.
• Large columns - heavily over -painted. Northwest column
capital deteriorated beyond repair. Inner northeast
capital incorrect replacement.
• Small columns - northwest column capital missing.
Base of column totally deteriorated. Southeast column
(at corner of east wing) out of plumb. All columns
and capitals heavily painted.
63
11
11
Exterior Analysis (continued)
Northwest Capital Missing
Deterioration at Column Base
• Second floor framing - connections to large columns
highly suspect.
• Flooring - 2z" t&g boards with few deteriorated.
Finish in poor condition.
• Ceiling - 32" beaded board with center bead in good
condition.
• Railing - some members deteriorated, most in sound
condition.
Railing Deterioration
64
11
P
Exterior Analysis (continued)
• West one -storey connection to two -storey porch totally
deteriorated.
• Third floor deck - new structural framing and decking.
Still has poor drainage and flashing.
• Third floor balustrade - missing
Deterioration at Porch connections
Third Floor Balustrade Missing
Recommendations - the north porch, particularly the first
and second levels must be repaired by reinforcing historic
materials along with limited replacement in kind of those
extensively deteriorated or missing features. A brief response
to the conditions described above is a follows:
• Main steps - remove concrete and rebuild steps in wood.
• Ventilation - the above step would create a third
location for air movement increasing greatly air circulation.
• Floor framing - remove all flooring and rebuild
structural framing using as much sound original material
as possible. Build framing to provide positive slope
to floor deck, using redwood or pressure treated materials.
• Flooring - replace with new to match original.
• Fascia - replace with new material.
• Column support - entire porch will have to be jacked
up or supported as all column bearings will have to
be completely rebuilt.
65
Exterior Analysis (continued)
• Handrail - restore.
• Large columns - remove paint, sand, clean,and repaint.
Have two column capitals moulded to precisely match
original.
• Small column - northwest column must be restored or
replaced. Investigate most economical alternative.
Plumb southeast column.
• Second floor framing - reframe entire second level
as required after removal of ceiling and flooring.
• Flooring - reuse on restored second floor structural
framing.
• West one -storey connections to two -storey porch -
totally replace.
• Third floor balustrade - replicate.
Family Photograph
1
11
Exterior Analysis (continued)
South Porte Cochere - This secondary porch at the rear of
the house is also in poor condition. A brief outline of
existing circumstances follows:
• Foundations - ashlar field stone piers with a rugged
face bed stone supporting wood columns. All in good
condition.
s Porch deck and ramp - non -original with uneven steps
into original driveway. This construction has an adverse
impact on historic house.
Non -original Handicapper Ramp
• Columns - two pairs at external corners of roof with
two single columns approximately four feet from south
facade. East column appear out of plumb. Heavily painted
but otherwise in good condition.
• Ceiling - pressed metal with metal cornice at east,
south, and west external beams. original north cornice
replaced by plain wood board. All metal work is rusted
on its edges and requires repositioning.
• Fascia - painted wood peeling. Center of east and
west fascias severely deteriorated from gutter leak
above. Remainder of soffit and brackets in good condition.
• Beams - east and west sides deflecting, not south.
1
67
Exterior Analysis (continued)
Porte Cochere Roof
Porte Cochere Fascia Deterioration
• Roof - asphalt shingles need to be replaced (see previous
discussion on roofing).
• Roof decoration - sheet metal ridge detail in good
condition. Missing end scroll.
End Scroll Missing
Original Roof Decoration
Recommendations - The porte cochere must be restored in the
same manner described for the north porch. A brief response
to the conditions described above is as follows:
.:
Exterior Analysis (continued)
• Foundations - undertake minor tuckpointing as required.
• Porch deck and ramp - remove non -original construction.
After further research, reconstruct original deck, working
in wheelchair lift as described later in this section.
• Columns - remove paint, sand, treat, repair and repaint.
• Ceiling - remove metal ceiling and cornice. Strip,
repair, treat, and reinstall when roof work is done.
Replicate cornice at juncture of ceiling and north wall.
• Fascia and beams - dismantle fascia, trim, soffit,
brackets, and beam facings. Jack -up east and west beams
and structurally reinforce. After roof repair, replace
trim, augmenting with new material where required.
• Roof - remove shingles and inspect roof boards and
framing. Replace deteriorated material and structurally
reinforce roof as required. Consider standing seam
copper roof in lieu of slate because of low slope.
• Roof decoration - augment existing sheet metal ridge
by replicating end scroll from historic photographs.
built-i
gutter
cornice
deterio
asphalt
shingle
roof in
poor
conditi
masnory
in very
poor
conditic
l.Vllu iL L.1lJl1
pediment corner in
poor condition
asphalt shingle
roofing in poor condition
metal cap
es inspection
3 ` brick foundation
Jation
70
1
1
f
1
1
1
f
1
1
1
1
1
jasphalt shiny le roofing
lin poor conditio.,,--
balustrade
missing
railings
require
restoration
corners of
cornice deteriorated
valley flashing
sho d be
re aced T"
column capital
missing
deteriorated concrete
column bearing
column base
-in ga
cornice
ave stains arm
sed fasteners`
rom brick
:replicate per
moors an+ek--fe
DD
-
roof
structu
must be
at dormers
placed
brick requires
tuckpointing
ridge cap should
be restored
built-in gutter and
cornice deteriorated
N J U
deteriorated
' 'restore origimal
inst�ll bird screen provide new compatible f
on v nt i ' porch and stair i ,porch deck an
__�--..install wheelir
life
VVE
71
1
1
1
1
1
1
1
1
1
1
1
asphalt shingle roof in
poor condition ..�--
built-in gutter
and cornice
deteriorated-
-_ = remove stains and unused- ==
- = equipment fasteners from -
brick --=
provide - new com-
patible remov Inc r
port tuck nting
and
s to i
t remove ramp and replace with
wheelchair lift
'5QJTH ELEV/MC"
V
V IF
roof structure at dormers
must be replaced
e co
wind
rect s
ridge
resto
irestore'brick
t
co r-se ,
brick at chimney
cap requires
replacement.---P
emove
rom s
Intel and s
restore
e tr c
restore basements 1
-----'�----windows ------
72
brick at chimney
cap requires
replacement
brick requires
tuckpointing _
ridge cap should be
restored ---�
consider new
copper roof E
built-in gutt
cornice deter
valley flashing
should be replaced
—' balustrade
_ missing
restore original / ; ,/ restore basements j(_ stone foundation )
porch dec _( .�� _ windows
1__ _
ff,A�'ST ELEV..'1TfG�1`f
73
n
1
1
1
interior Analysis
The concerns regarding the interior of a historic building
are the integrity of existing spaces, features, and finishes
with respect to original conditions. The SOI discusses the
rehabilitation of historic interiors as follows:
"An interior floor plan, the arrangement of spaces,
and built-in features and applied finishes may t)e
individually or collectively important in defining the
historic character of the building. Thus, their identi-
fication, retention, protection, and repair should be
given prime consideration in every rehabilitation pro-
ject and caution exercised in pursuing any plan that
would radically change character -defining spaces or
obscure, damage or destroy interior features or finishes."
The interior of the Ttiner-Dodge House has been surveyed
and photographed. Existing room arrangment, architectural
features and finishes have been noted. In addition, Gail
Caskey Winkler's tour of the house with Frank Dodge McLean
in January 1991 resulted in a valuable record -of changes
that have occurred. Also his recollection of colors and
finishes when he was a child gives us a window through which
to see the appearance of the house at the high point of the
time it was home to the Dodge family. Paint and finish
analysis by a decorative paint conservator during the final
planning phase for rehabilitation will provide the final
verification of original appearance.
Interior Features
Recommendations for interior features by the SOI stipulate:
"Identifying, retaining, and preserving interior features
and finishes that are important in defining the overall
historic character of the building, including columns,
cornices, baseboards, fireplaces and mantels, paneling,
light fixtures, hardware, and flooring; and wallpaper,
1
74
7
L'
u
1
Interior Analysis (continued)
plaster, paint, and finishes such as stenciling, marbling,
and graining; and other decorative materials that accent
interior features and provide color, texture, and patterning
to walls, floors, and ceilings."
The guidelines provide direction on actions which must take
place in most historic buildings to accomplish rehabilitation.
In one way or another, these all pertain to the Turner -Dodge
House.
"Repairing interior features and finishes by reinforcing
the historic materials. Repair will also generally
include the limited replacement in kind - or with compatible
substitute material - of those extensively deteriorated
or missing parts of repeated features when there are
surviving prototypes such as stairs, balustrades, wood
panelling, columns; or decorative wall coverings or
ornamental tin or plaster ceilings."
"Removing damaged or deteriorated paints and finishes
to the next sound layer using the gentlest method possible,
then repainting or refinishing using compatible paint
or other coating systems. Repainting with colors that
are appropraite to the historic building."
"Replacing in kind an entire interior feature or finish
that is too deteriorated to repair - if the overall
form and detailing are still evident - using the physical
evidence to guide the new work. Examples could include
wainscoting, a tin ceiling, or interior stairs. If
using the same kind of material is not technically or
economically feasible, then a compatible substitute
material may be considered."
"Designing and installing a new interior feature or
finish if the historic feature or finish is completely
missing. This could include missing partitions, stairs,
1
75
Interior Analysis (continued)
elevators, lighting fixtures, and wall coverings; or
even entire rooms if all historic spaces, features,
and finishes are missing or have been destroyed by in-
appropriate "renovations". The design may be a restoration
based on historical, pictorial, or physical documentation;
or be a new design that is compatible with the historic
character of the building."
"Accommodating service functions such as bathrooms,
mechanical equipment, and office machines required by
the building's new use in secondary spaces such as first
floor service areas or on upper floors."
"Reusing decorative material or features that have had
to be removed during the rehabilitation work including
wall and baseboard trim, door moulding, panelled doors,
and simple wainscoting; and relocationg such material
or features in areas appropriate to their historic place-
ment."
"Placing new code -required stairways or elevators in
secondary and service areas of the historic building."
Interior Features Recommendations
Materials and existing finishes are listed below with recommended
restoration work described. This is followed with a related
description of materials in each room.
Ceilings - Three ceiling materials currently exist in the
house - pressed metal, plaster, and drywall. The metal and
plaster date from the 1900-03 remodeling, with metal probably
covering some 1850 plaster. Drywall has been used in recent
remodeling.
0 Pressed Metal (A) - Condition is good. Joints are
tight and only minor holes require patching. Ceiling
will only require patching, cleaning and paint (one
coat) .
76
n
u
11
1
interior Analysis (continued)
• Pressed Metal (B) - Condition is poor. Joints are
separated and major and minor holes require patching.
Some paint may be loose and peeling from the surface.
Joints which cannot be repaired (eliminate visable gap)
in place must be removed, marked for location, and re-
paired in a metal shop. Large holes should be filled
with material that matches adjacent patterns. Surface
should be cleaned, loose paint scraped off, sanded to
feather paint edges, and painted (two coats).
Existing Pressed Metal Ceiling
• Plaster (painted) - Condition is generally good.
Ceiling should be cleaned, spackled and taped to fill
holes, cracks,and irregularities, sanded and painted
(two coats). Ceilings which are too damaged or uneven
to economically repair should be resurfaced with application
of z" drywall, joints and edges taped, filled, sanded,
and painted (two coats).
• Plaster (wallpap.er) - Condition is generally good.
Wallpaper should be removed with holes, cracks, and
irregularities spackled and taped. Ceiling
must be thoroughly washed to remove all old wallpaper
paste before painting (primer and two coats).
77
Interior Analysis (continued)
• Drywall - This is a recent application, in good condition.
If this is to remain, it should be inspected for condition,
repaired as required and painted (two coats).
Cornice - Three conditions exist at the juncture of walls
and ceilings.
• Pressed Metal - These were installed with some 1900-
03 pressed metal ceilings. Condition is generally qood.
Loose joints should be tightened, holes filled, surface
cleaned and painted. See discussion regarding ceilings
above for details.
Wood cornice
4 wood Trim - This varies from a simple quarter -round
to a wood cornice installation augmented with a full
compliment of ceiling beams. During restoration this
should be inspected to determine if installation is
contemporary with the 1900-03 remodeling. For now,
repair wood trim if required, be certain that nails
are set and filled, and paint or stain and varnish.
r:
Interior Analysis (continued)
• No trim - At some locations, nothing has been installed
at the juncture of walls and ceilings. If this is the
case, a similar inspection as discussed above should
be made to determine if original trim or cornice has
been removed and not replaced. For now, the only work
anticipated is to assure a neat transition between wall
and ceiling material.
Picture Molding_- This wood trim is located in some rooms
immediately below a cornice or in the upper area of the wall
field. Some appears to be original and some is known to
have been added for the 1979 Decorator's Showhouse. This
Picture Mold
must be inspected in each room where it exists for authenticity
to the 1900-03 period. If it is origina•1, -molding should
be repaired if required, nails set and filled and painted.
Walls - All original walls were plastered and covered with
fabric, wallpaper or paiizt in 1900-03 Today these are mostly
wallpapered as a result of the 1979 decorators remodeling.
79
Interior Analysis (continued)
This sets up three restoration conditions described below.
Also, some drywall has been installed over original plaster.
New walls installed when the fire stair was constructed are
surfaced in drywall.
• Existing Wallpaper/Restore Wallpaper or Fabric - If
replicated wallpaper or fabric is to be installed where.
wallpaper exists, remove existing wallpaper. Repair
plaster wall to achieve an acceptable surface for install-
ation of wall covering.
Inappropriate Existing Wallpaper
• Existing Wallpaper/Restore Paint - Remove wallpaper,
repair, plaster holes and cracks, thoroughly clean to
remove paste residue and paint with primer and two finish
coats.
• Existing Paint/Restore Paint - Wash wall, remove loose
paint, feather transition between such areas, spackle
filling cracks and holes. Paint with two coats of finish
paint. If_existing paint is over wallpaper, this must
be removed and plaster washed before painting.
1
I
1
Interior Analysis (continued)
• Drywall Over Original Plaster - Where drywall completely
covers original surface and intersection with adjacent
trim is satisfactory, it may remain in place. Where
drywall only partially covers surface, it must be removed,
original plaster patched if an acceptable surface can
be attained, and painted (primer and two finish coats).
If surface is unacceptable, consider applying a skim
coat of plaster before painting.
• Drywall/Paint: Spackle any noticable joints and nail
pops and apply two coats of finish paint.
Woodwork - Apparently all oak woodwork installed in 1900-03
remodeling was stained dark and gloss varnished (presently
stripped). The 1850 woodwork on the first floor was probably hand -
grained to match (presently painted). This, of course, must
be verified prior to final restoration by a decorative paint
conservator. The above assumptions will pertain until proven
otherwise by on -site investigation.
Original Wood Trim
1903 Wood Trim
Woodwork consists of baseboard,wainscot and plate rail (in dining
room only)`, : door jambs and casings, windows (interior surfaces),
interior Analysis (continued)
window jambs, casings and sills, and any miscellaneous wood -
trimmed items. All woodwork should be repaired' as necessary,
nails set and filled and sanded before finishing.
Doors - Most doors are in their original locations, but some
have been altered (swing changed), and some have been removed
completely. Existing doors should be removed and repaired
as necessary to assure that all joints are solid and surfaces
are smooth with major nicks, gouges, and splits filled.
original Door with Missing Trim
original Door Intact
Any original door trim which is missing must be milled and
installed to match original. Where swings have been changed,
such should remain as they exist now. However, all cuts
and mortises for hardware in a former location, both in doors
and frames, should be filled and sanded to blend with adjacent
surfaces. Doors which have been removed from their original
Interior Analysis (continued)
locations, as noted below, should be replaced with mill made
units to match existing in every detail. Existing original
hardware which is functional should be cleaned and reinstalled,
assuring that such is completely operational. Non -original
hardware should be removed and replaced with new that matches
original as closely as possible. Provide similar new hardware
for replicated doors. Furnish level handle doorknobs for
all entrance doors and other doors requiring access for handi-
capped. Sliding doors should be repaired to be completely
operational.
Floors - with the exception of the kitchen, pantry, and bathrooms, all
floors are oak, very likely installed in the 1900-03 remodeling
and additions. Some appear to have original finish and some
original oak Floor
have been sanded and refinished. Floors should be refinished,
but the older appearance or patina should be maintained.
Floors which have been recently sanded should be treated
to blend more closely with those on which finish is original.
Interior Analysis (Continued)
Light Fixtures - There are no original light fi-tures still
existing in the house with the exception of four fixture
bases at the intersection of the dining room ceiling beams,
with one accompanying glass globe. 1850 gas fixtures were
original Light Fixture
very likely exchanged for electric at the time of the 1900-03
remodeling as it was precisely at that time that electricity
was distributed to consumers in Lansing. Of course new rooms
added were undoubtedly outfitted with electricity at that
time. The majority of fixtures which exist were installed
for the 1979 Decorators Showhouse. These must be removed
Inappropriate Light Fixture 84
Interior Analysis (continued)
and replaced with new fixtures replicated to the 1900-10
period. These are available from specialty manufacturers
today. However, care must be taken in selection of fixtures
for each room.
Interior Spaces
The SOI's guidelines for interior spaces recommends:
"Identifying, retaining, and preserving a floor plan
or interior spaces that are important in defining the
overall historic character of the building. This includes
the size, configuration, proportion, and relationship
of rooms and corridors; the relationship of features
to spaces; and the spaces themselves such as lobbies,
reception halls, entrance halls, double parlors..."
Of course the primary spaces of the original 1850 house were
greatly altered and expanded during the 1900-03 remodeling.
However,since then, in spite of being put to a use which
was incompatible with original intentions, the spaces in
the house are amazingly intact. The only major change to
occur was undertaken by the City of Lansing to augment the
rear stair providing a second means of egress from the third
floor. This resulted in an adverse impact on only one major
interior space, the master bedroom.
Interior Space Recommendations
Interior areas and individual rooms are presented below.
Where the work is generic it should be referenced to feature
recommendations above. Where the effort required is specific
to the individual space such is described. Sume duplication
of finishes between this section and Part V Interior Rehabilition
exists to coordinate construction work and finishing.
M.
Interior Analysis (continued)
Basement - Gail Winkler's research on the lowest level of
the Turner -Lodge House is thorough and perceptive. All of
the basement except for the west wing is the original 1850
cellar. The ceilings and walls in most of these rooms (11-18)
were finished in plaster. Many rooms had brick floors (12 and
14) and wooden baseboards. Room 18 is the only space with
a wood shiplap wainscot.
As Ms. Winkler suggests, "Finished cellars are common in
19th century houses, especially when the rooms are used for
cooking and food storage -- as in the Turner -Dodge House."
Room 12 apparently was the kitchen and 14 the pantry. The
fireplace in room 12 served a cookstove, and a finished cabinet
served as a pass -through between the kitchen and pantry.
The kitchen function was obviously terminated after the 1900
remodeling as a widened doorway was built right in the path
of the original kitchen chimney on the first floor.
Existing Basement with Low Ceiling Height
:.
Interior Analysis (continued) _
The entire basement is in poor condition. The floor to ceiling
height is minimal and this has been lowered even more with
the installation of steam, water, and sprinkler system pipes.
Little evidence remains -of plaster ceilings and walls. original
masonry walls show considerable deterioration and some new
walls have been added. Brick floors, where original still
exist , are in poor condition and wooden baseboards non-existant.
Dampness and standing water attest to foundation leaks and
water saturated soil surrounding the building.
Recommendations - The basement should not be open to visitors.
Lower than acceptable ceiling height and lack of exits make
it impossible to facilitate public use. A real need for
storage suggests that the basement be adapted for this purpose.
For interpretive programming the early kitchen and pantry
could be minimally restored and panned with a television
camera for monitor viewing on upper levels.
• Ceilings - As noted in the Building Code Review.(later
in this section)it is required that a one hour fire
separation be established between the basement.and the
first floor. This can be accomplished with 3/4" lath
and plaster or 5/8" fire code drywall. While the former
is more authentic, the latter is much less expensive.
Since the basement will not be open to the public, drywall
is recommended.
• Walls - With the possible exception of the kitchen .
and pantry, all walls should be repaired to solid structural
condition, but left unfinished. Holes notrequired should
be closed, mortar tuckpointed (see section on exterior
stone foundations) and surfaces cleaned. If stairway
remains as it, it should be fire -enclosed with 5/8"
fire code drywall.
• Floors - If the kitchen and pantry are to be used
for interpretive purposes, their floors should be repaired
augmenting brick as required to match original. If
a
Interior Analysis (Continued)
'
not, these floors should be repaired to be serviceable.
All other concrete floors should also be repaired to
'
facilitate storage function.
• Doors - New metal fire doors should be constructed
at bottom of basement stair and into furnace room.
'
Insca.il a metal door and frame between Rooms 19 and
15, enlarging and repairing existing opening.
• Miscellaneous - Complete other basement items called
out in Building Code Review.
Receiving Hall - What was originally a front entrance stair
'
hall and parlor was remodeled in 1900-03 as the current receiving
Hall.
Recommendations - This room is in good condition but requires
the following feature restoration:
• Ceiling — pressed metal (B)
'
• Cornice - wood trim
• Picture Molding - investigate
• Walls - existing wallpaper/restore fabric
'
• Woodwork - 1850 and 1900-03
• Doors - 1850 sliding doors to library. Repair to
fully operational condition.
• Floor - retain existing patina
• Light Fixtures - requires 1900-10 replication of chandelier.
Library - This room is part of the original 1850 house and
'
served as a back parlor or dining room. Most of the woodwork
dates from the earlier structure. The fireplace was added
during the 1900-03 renovation and the bookshelves sometime
'
later.
Recommendations - The following feature restoration is required:
' • Ceiling - pressed metal (B)
• Cornice - wood trim
1
li
Interior Analysis (continued)
• Picture Molding - investigate
• Walls - existing wallpaper/restore wallpaper. Furred -
out wall in northwest corner contains non -original electrical
service. Rewire to eliminate intrusion in room.
• Woodwork - all 1850
• Doors - see above for doors to receiving hall. Provide
new replicated door to hallway to porte cochere.
• Floor - to be carpeted wall-to-wall. No work.
• Light fixture - requires 1900-10 replication of chandelier.
• Fireplace - restore hand -grained marble finish. Minimal
work on hearth, although research required to assure
it is original.
• Bookshelves - reported to be wall-to-wall on either
side of fireplace. These should be restored although
more research is necessary to confirm details.
Hallway to Porte Cochere - This room was the original south
entrance in the 1850 house. However, it was greately remodeled
in 1900-03.
• Ceiling - drywall furred down. Remove to expose original
ceiling. It probably was pressed metal, but this needs
to be researched to verify.
• Cornice - new wood trim to be removed with ceiling.
Research to determine original.
• Picture Molding - investigate
• Walls - existing wallpaper/restore wallpaper
• Woodwork 1900-03. Replicate and install missing trim.
• Doors - replace hardware on exterior door for compliance
with barrier free requirements. Provide new replicated
door to music room. Opening in north wall will have
to be reworked to become a 36" wide door to handicapped
restroom (see below). Door should match others in this
'
room.
• Floor - probably oak. Retain existing patina.
• Light fixture - requires 1900-10 chandelier replication.
89
t
interior Analysis (continued)
Music Room - What is now defined as the music room probably
served as the family's primary living room after the 1900-03
alterations. A dividing wall at the center separating two
bedrooms was removed to create this space (see Part IV Structural
Analysis). All 1850 details were removed during alterations.
The fireplace was also added in 1900-03 but has undergone
several changes since then.
• Ceiling - plaster (painted). The ceiling surfaces
between beams may have been filled in with drywall.
This should be inspected and if in good condition, left
in place. If a new structural beam is to be added at
the center of the room to allows public use of upper
floors, major demolition will be required followed by
restoration.
• Cornice - wood trim. Detail is matched at ceiling
beams. Final finish to be verified by paint analysis.
For now, assume finish to match dark stain with gloss
varnish (could be hand -grained if this proves to be
less expensive).
• Picture Molding - investigate
• Walls - existing wallpaper/restore wallpaper
• Woodwork - all 1900-03. See note regarding finish
above.
• Doors - see description of door to be.added in recommend-
ations for hallway to porte cochere. Restore doors
to receiving hall.
• Floor - to be carpeted wall-to-wall. No work.
• Light Fixtures - requies 1900-03 replication of fixtures
at beam intersections plus center chandelier.
• Fireplace - completely restore including firebox,
the surround and hearth. Mantel dates to 1900-03 and
must be thoroughly researched to determine detail and
finish.
:� 90
Interior Analysis (continued)
Dining Room - This room was created in the 1900-03 remodeling
from two bedrooms in the 1850 plan. At that time all original
details were removed and replaced with woodwork in the "Jacobean
Style" popular at the turn of the century. A fireplace was
added on the west wall in 1900-03 but later removed.
• Ceiling - plaster (painted). The same comment concerning
drywall applies.
• Cornice - wood trim. Detail is also matched at ceiling
beams except paint has been removed revealing original
quarter -sawn oak.
• Picture Molding - investigate
• Walls - Existing wallpaper/restore wallpaper
• Woodwork - all 1900-03. Finish was dark stain with
high gloss varnish finish.
• Doors - remove existing door to pantry and add replicated
door to match others installed in 1900-03.
• Floor - oak. Refinish retaining existing patina.
• Light Fixtures - fixtures at beam intersections appear
to be the only original 1900-03 units surviving. Provide
new glass globes matching one original remaining. A
replicated 1900-03 chandelier is required at the center
of the room.
• Fireplace - on the west wall is documented only by
family memory. No foundation below or chimney above
exists today or ever appears to have existed. Supposedly
this was merely a gas log fireplace, but even then a
vent would have been required. This must be thoroughly
researched.,
Kitchen/Pantry - These replaced the basement kitchen in the
original 1850 house (discussed above). The kitchen has been
completely modernized and needs to be rehabilitated to be
more compatible with the remainder of the house. It will
be used as a working kitchen/pantry, but primarily for warming
and serving.
Mi
Interior Analysis (continued)
• Ceiling - plaster (wallpaper). This should be investigated
to determine if it originally had a pressed metal ceiling.
If so, it should be replicated. Pantry has a pressed
metal ceiling which needs repair.
• Cornice - wood trim (in pantry) none (in kitchen).
• Picture Molding - in pantry
• Walls - existing wallpaper/restore paint. Remove
furred out wall at the southeast corner of kitchen.
Relocate electrical panel in pantry and fill in wall
flush with adjacent surfaces.
• Woodwork - 1900-03 remaining in pantry, none in kitchen
except wainscot in southeast corner. New wainscot to match
should be extended throughout kitchen and pantry. Existing
trim must be examined to determine original finish (assume
paint).
• Doors - at opening between pantry and kitchen add
replicated door to match typical 190e-03 doors. At
shairs to basement and second floor, replace existing
doors with wood fire -rated doors, matching 1900-03 panel
design with applied molding.
• Floor - remove inappropriate contemporary floor tile
and replace with red battleship type linoleum (Forbo
N.A. or Gerbert Ltd.).
• Light Fixtures - requires 1990-10 ceiling fixture
replication (both rooms).
• Cabinets (pantry) -the dish storage unit on the east -
wall is original but requires refinishing. Finish investi-
gation will probably reveal that all surfaces were painted,
color to verified. Sliding upper cabinet doors should
be replicated to match the one remaining.
• Cabinets (kitchen) - all modern base cabinets, counter,
and upper cabinets should be replaced with mill -made
units that match pantry cabinet detailing.
92
Interior Analysis (continued)
Second Floor Maid's Room - The maid's room is located above
the kitchen directly off what is essentially the second floor
landing of the rear fire stair. This is presently used as
an office and it is recommended that this use be maintained.
As such, rehabilitation need only be consistant with the
overall quality of the remainder of the house.
• Ceiling - plaster (painted)
• Cornice - wood trim
• Picture Molding - does not appear to be original.
This should be researched.
• Walls - existing wallpaper/restore wallpaper
• Woodwork - existing painted. Decorative paint analysis
must verify that this was original. Assume so at this
point.
• Doors — closet door needs refinishing to match room,
only. Door to hall probably needs to be replaced with
a wood fire -rated door with panel trim applied as discussed
for kitchen.
• Floor - no work
• Light Fixtures - no work
Service Stair - This stair at the south side of the west
wing serves as a fire exit with its recent extention to the
third floor. Unfortunately, construction and lack of fire
doors does not meet code for a true fire stair. Either
improvements should be made or the stair completely redesigned
in accordance with code. If this is done, an attempt should
be made to eliminate the stair's intrusion on the west wall
of the master bedroom.
Former Master Bathroom - The north side of this room in
the second floor of the 1900-03 kitchen wing has been completely
altered. Construction of the third floor egress stair eliminated
the original north wall and greatly reduced the cabinet on
the west wall. This space in actuality is a part of the
93
Interior Analysis (continued)
exi,tway and should only be used as such. No furniture.
that could block exiting should be placed in the room.. Also
the door to the master bedroom should be fire -rated.
Master Dressing Room - This room was also reduced in size
with the construction of the third floor stair. However,
the original function of the room was a necessary adjunct
to the master bedroom and as such should be rehabilitated
and open for public viewing. All features should be finished
in a similar fashion to the master bedroom discussed below.
Master Bedroom - To the family this was one of the most im-
portant rooms of the 1900-03 addition. Today it,is important
that the room is restored as correctly as possible. The
construction of the third floor exit stair resulted in a
triangular intrusion at the juncture of the west wall and
ceiling. This is very unfortunate and without replanning
of the stair true restoration will be impossible. See discussion
regarding this stair elsewhere in this section.
• Ceiling - wallpaper (painted). Investigate if this
ceiling was originally surfaced with pressed metal.
• Cornice - wood trim
• Picture Molding - assumed to be original. Patch and
paint.
• Walls - existing wallpaper/restore wallpaper.
• Woodwork - finish with dark stain and gloss varnish
finish.
• Doors - add replicated door to east hallway.
• Floor - no work
• Light Fixtures - requires two 1900-03 chandeliers.
• Fireplace - stain oak portions to match woodwork.
Remove hearth tile and install new tile replicated to
match original tile surround.
W
1
1
1
Interior Analysis (continued)
Girl's Bedroom - This room is one of the two bedrooms on
the second floor of the 1850 plan of the house. It has only
undergone minor changes.
• Ceiling - pressed metal (A)
• Cornice - pressed metal
• Picture Molding - does not appear to be original.
Investigate removal.
• Wall - existing wallpaper/restore wallpaper.
• Woodwork - all 1850 and presently painted. Assume
painted finish.
• Doors - restore existing doors
• Floor - treat to blend with older patina.
• Light Fixture - requires 1900-031chandelier replication.
Boy's Bedroom - This is second of two bedrooms on the 1850
second floor. Changes here are also minimal.
• Ceiling - pressed metal '(B)
• Cornice - pressed metal
• Picture Molding - not original. Original reported to
abut pressed metal cornice.
• Walls - existing wallpaper/restore wallpaper. Furred out
wall in northwest corner contains non -original electrical
service. Rewire to eliminate intrusion in room.
• Woodwork - all 1850 and presently painted. Assume
painted finish. .
• Doors - restore existing doors.
• Floor - treat to blend with older patina.
• Light Fixture - research 1900-10 fixture to incorporate
original shade which still exists.
95
1
Interior Analysis (continued)
Main Stairs - The stair between the first and second floor
is in relatively good condition. However, the run b;E!tween
second and third is in poor structural condition. If necessary
to repair this, the upper run should be dismantled, repaired,
and reinstalled. A handrail should be added on one side
of both runs.
• Ceiling - pressed metal (A) to third floor, plaster
to second floor in poor condition. Remove when stair
is repaired and install drywall ceiling ( or replaster).
• Cornice - pressed metal to third floor. None to second
floor.
• Picture Molding - none
• Walls - existing plaster/restore wallpaper
• Woodwork - dark stain all stair parts and finish with
gloss varnish.
• Doors — none
• Floor - treat treads and landings as.stair parts (see
above) .
• Light Fixtures - use replicated 1900-10 ceiling fixture.
Hallways (second floor) - The stair hall and hallway to the
master bedroom are part of the 1850 second floor. However,
both were remodeled in 1900-03 to match lower floor finishes.
Closets at north end of stair hall should be inspected to
determine if they are original, added in 1900-03, or later.
• Ceiling - plaster (painted) in poor condition. Consider
drywall or skim coat plaster.
• Cornice - none. Investigate if original has been
removed.
• Picture Molding - none
• Walls - existing wallpaper/restore wallpaper
• Woodwork - 1900-03 vintage. Dark stain with gloss
varnish.
• Doors - all covered in discussions on contiguous rooms,
except north door to porch. Repair hardware changes
and add threshold.
am
Interior Analysis (continued)
• Floors - treat to blend with older patina.
e Light Fixtures - none existing. Investigate possible
earlier locations.
Bathroom - This room is located in the original 1850 portion
of the second floor. Whether or not this was a bathroom
at that early date is unknown. However, it was remodeled
in 1900-03 and the appearance, today, is very much of that
period.
• Ceiling - plaster (painted)
w Cornice - none
• Picture Molding - none
• Walls - existing wallpaper/restore paint. Plaster
has been removed from the south wall and must be replaced.
Tile wainscot dates from 1900-03 and is in excellent
condition except cap on west and south walls is missing
and must be replicated.
• Woodwork - existing painted - repaint.
• Door - repair panel trim, stain and varnish. Repair
old hardware locations and add lock.
• Floor - White 1" octagonal tile added in 1920's.
Clean, inspect grout, and replicate any broken or missing
tile.
• Light Fixtures - furnish and install two 1900-10 wall
lights on either side of medicine cabinet.
• Plumbing Fixtures - the bathtub and exposed piping
at the end of tub are original (1900-03) but handles
are not. Shower head and curtain rod are missing.
Sink and toilet are replacements. All fixtures and
accessories should be returned to 1900-03 appearance.
Guest Bedroom - Like the master bedroom, this room (and the
one to the south) are second floor additions over the original
1850 east wing. Restoration work required is as follows:
• Ceiling - plaster (painted)
• Cornice - none. Investigate if original has been
removed.
9'7
interior Analysis (continued)
• Picture Molding - original. Research original finish.
• Walls - existing wallpaper/restore wallpaper.
• Woodwork (included fireplace mantel) - figured maple.
Apply transparent finish.
• Door - 1900-03
• Floor - treat to blend with older patina.
• Light Fixtures - provide chandelier of 1900-10 vintage.
• Fireplace - the surround and hearth are original.
Replace any broken tile with accurately replicated units.
Grandmother's Bedroom - Restoration work required is as follows:
• Ceiling - plaster (painted)
• Cornice - none. Investigate if original has been removed.
• Picture Molding -not original. Remove and reserach if
one ever existed.
• Walls - a layer of drywall has been applied from the
base to the non -original picture molding. Remove and
repair wall for replicated wallpaper.
• Woodwork - 1900-03 stain and gloss varnish.
• Door - 1900-03
• Floor - treat to blend with older patina.
• Light Fixture - provide chandelier of 1900-10 vintage.
• Fireplace - the surround and hearth are original.
Replace any broken tile with accurately replicated units.
Provide mirror over mantel similar to that in guest
bedroom.
Third Floor Trunk Room - The entire third floor of the west
wing constructed as a part of the 1900-03 addition was known
as a trunk room. This was subdivided into two rooms with
the construction of the rear stair providing a second means
of egress from the upper -most storey of the house. As a
result of theproposed rehabilitation the use of these spaces
should not change - storage and access to the emergency stair.
This area should not be otherwise open to the public:
1
Interior Analysis (continued)
Recommendations - Since this area is not to be treated as
a historically significant part of the rehabilitation, features
need only to be treated to be serviceable and compatible
with the remainder of the house.
Ballroom - With the exception of colors, this room"is virtually
unchanged from when it was completed in 1900-03. The following
minimal work should complete the rehabilitation of this room.
• Ceiling - pressed metal (B)
• Cornice - pressed metal
• Picture Molding - none
• Walls - existing paint/restore paint
• Woodwork - clean, repair, and finish naturally. Remove
access panel on west wall if not functional. Recess
fire ext'inquister.
• Doors - finish same as other woodwork. Repair hardware
changes, clean original hardware, and provide new locks.
• Floor - clean and revarnish.
• Light fixtures - provide replicated (3) 1900-03 chandeliers.
Billiard Room - This space occupies the entire third floor
of the 1900-03 east addition. This room must not be used
by the public unless structural work is undertaken in the
music room ceiling, as discussed elsewhere in this report.
However rehabilitation is such a simple task it should be
undertaken.
• Ceiling - pressed metal (A)
• Cornice - pressed metal
• Picture Molding - none
• Walls - existing paint/restore paint
• Woodwork - clean, repair, and finish naturally. This
can be accomplished by washing with soap and steel wool,
and applying two coats of varnish.
• Doors - finish same as other woodwork. Repair hardware
changes, clean original hardware and provide new locks.
11
Interior Analysis (continued)
• Floor - clean and varnish
• Light Fixtures - provide replicated billiard table
ceiling fixture.
Attic - This space, of course, is not a restoration zone.
However, work is required especially in repairing structural
damage from roof leakage. Also, the current general condition
was investigated as well as insulation located in the ceiling
of the third floor. This is summarized as follows:
• East Wing - considerable water damage exists at the
intersection of both the north and south slopes with
the main roof. Insulation consists of 2"-3" of compressed
vermiculite. There is no insulation in the roofs of
any dormers.
• Main Roof - The attic is generally clean with little
water damage. However, gaps in the eave are apparent
from daylight which is seen in the southwest corner.
Insulation consists of 2" of compressed vermiculite
with 4"-5" of blown cellulose above.
• West Wing - as in the east wing, water damage is evident
at the intersection of both the north and south slopes
with the main roof. The proximity of dormer framing
in each of these locations may contribute to this con-
dition. Insulation consists of 4" of blown cellulose,
only.
Recommendations - Damage to structural roof framing must
be repaired when roofing work is done (see Exterior Analysis).
8" of batt insulation should be installed over all existing
insulation.
100
BASEMENT FLOOR PLAN
O S 10 IS 20
a a
av
101
FIRST FLOOR PLAN
PORTS COCHERE
I
° �� N
102
1
i
SECOND FLOOR PLAN
I
103
THIRD FLOOR PLAN
104
I
Building Code Review
The SOI's guidelines for the following health, safety and
code requirements is as follows:
"As a part of the new use, it is often necessary to
make modifications to a historic building so that it
can comply with current health, safety and code require-
ments. Such work needs to be carefully planned and
undertaken so that it does not result in a loss of
character -defining spaces, features, and finishes."
The Building Safety Division of the Department of Planning
and Municipal Development was asked to undertake a city certi-
fication inspection of the Turner -Dodge House. The reason
for this was that since the building belonged to the City
of Lansing, those units of government within the city government
responsible for.building safety should be satisfied _that
City property was as up to code as would be required for
any private property. On 28 October 1992 structural, mechanical,
electrical, and plumbing inspections were undertaken.
The results of the city certification inspection is as follows:
Structural
Exterior
1. Repair or replace all deteriorated fascia and soffits
on entire structure.
2. Repair or replace all rotted and deteriorated front porch
columns.
3. Repair or replace all deteriorated first floor and second
floor front porch decking.
4. Repair or replace first, second, and third floor front
porch decking that is rotted or deteriorated.
5. Disconnect all downspouts (2) from sanitary sewer and
cap tile.
105
Building Code Review (continued)
6. Install handrail in center of front porch steps.
7. Install 42" high guardrail around first, second, and third
floor front porches.
8. Tuckpoint all cracks, joints, and separations around entire
foundation and front porch foundation.
9. Replace existing rear porch (south) and side porch (west)
steps with new, to meet rise and run requirements.
10. Roof shingles on entire structure are curling and show
signs of age and wear; recommend replacement.
11. Scrape and paint entire exterior as required for a proper
weather seal.
Basement
1. Seal all unused chimney openings in basement.
2. Repair fire door to boiler room for proper closing operation.
3. Install proper fire door with closure at foot of basement
stairs..
4. Install type X, 5/8" fire code drywall around basement
stairway, and mud and tape all joints and seams.
5. Install required fire .separation between basement and
first floor in the ceiling of the basement which is equivalent
to a 1-hour.
6. Reinstall basement handrails to proper height.
7. Install lighted exit signs and emergency lighting as required.
106
t
1
1
Building Code Review (continued)
First Floor
1. Install lighted exit signs and emergency lights as required.
Second Floor
1. Seal attic opening in closet of west maid Isroom.
2. Stairway to third floor shows signs of settling to the
west. Investigation shows no support under west edge of
stairway.
3. Both stairways (2) from second floor to third floor have
no fire separations at second floor level. Fire separation
shall be provided and installed.
Third Floor
1. Provide and install minimum 22" x 30" attic access opening
with panel.
2. A-3 occupancy is not authorized on th-e third floor.
3. The minimum construction type is V-1 hour.
Mechanical
No corrections are required at this time.
Electrical
Basement
1. Repair or replace any and all broken and damaged electrical
wiring and equipment.
107
Building Code Review (continued)
2. Properly anchor all switches, switch legs, and wiring
in all storage areas.
3. Completely check and repair all emergency lighting and
all alarm equipment.
First Floor
1. Provide a minimum of two (2), twenty amp (20 amp) circuits
within the kitchen area.
2. Provide and install additional power outlets for small
appliances.
Second Floor
1. Check and correct all emergency lighting throughout.
Third Floor
1. Provide proper lighting*in the stairwell to the third
floor.
Note: Provide additional plugs'in meeting rooms.
Plumbing
1. Provide at second floor, anti -syphon ball cock in water
closet tank with 1" clearance above overflow tube.
2. Provide properly vented kitchen sink.
3. Disconnect the eavestroughs from the sewer line.
4. Provide vacuum breaker for all sill cocks (boiler drain)
throughout.
5. Provide proper backflow prevention device for fire protection
and boiler water feed (potable).
108
Building Code Review (continued)
6. At north wall have plumber check pit for plugged floor
drain.
11 7. Remove or cap all,open piping in basement.
8. Provide approved number of toilet fixtures for intended
use.
Note:
Second Floor Bathroom - Secure lever for lavatory faucet
on hot side. Leak on cold side of tub faucet.
Basement - Provide proper alignment. between 4" C.I. and 4"
P.V.C. at south wall. Open sewer at south wall. Corroded
C.I. 4" x 2" "y" fitting at south wall. Water heater is
back drafting.
This inspection does not guarantee discovery or reporting
of all code violations or property defects, manifest or
latent, that exist at the property inspected. The City of
Lansing, its officers and employees, shall not be liable
for any injury or damage, including incidental or consequential
damages, claimed to be a result of any failure to discover
or report code violations or property defects.
The Lansing Fire Prevention Bureau of the Lansing Fire
Department has also undertaken a fire safety report on
20 January 1993. Exits, fire extinguishers, the sprinkler.
system, standpipes, fire. alarm systems, electrical, and
housekeeping were reviewed.
The result of this inspection is as follows:
Exits
1. Key -locking hardware may be used on the main exits if
.there is a durable sign on the door, or adjacent to stating,
"This door to remain unlocked during business hours."
e
109
Building Code Review (continued)
2. Exits shall be illuminated at anytime the building is
occupied. This includes battery -operated emergency lights.
3. Exit signs shall be installed at required exit doorways
and where otherwise necessary to clearly indicate the
direction of egress when the exit serves an occupant load
of fifty or more.
Fire Extinguishers
1. Extinguishers shall be conspicuously located where they
will be readily accessible in the event of fire. Preferably
they shall be located along normal paths of travel.
2. Maximum travel distance to extinguisher - 75 feet.
Sprinkler System
1. A supply of spare sprinklers (never less than 6) should
be stored in a cabinet on the premises.
Housekeeping
1. Boiler rooms, mechancial rooms and electrical panel rooms
shall not be used for the storage of combustible merchandise,
material, or equipment.
Miscellaneous
1. Approved number or addresses shall be placed on all existing
buildings to be plainly visible and legible from street.
Accessibility
There are two primary considerations related to accessibility
in the rehabilitation of the Turner -Dodge House. The first,
is to improve the ability of visitors to see the interiors
of the house and to participate in events taking place there.
The second is to protect the City of Lansing from complaints
of noncompliance with the requirements of the American's with
Disabilities Act (ADA).
110
_ Accessibility (continued)
Obviously, full accessibility is the best alternative and
recommendations are offered for a variety of alterations
to improve accessibility. In a renovation of a historic
building such as the. Turner -Dodge House, however, full access-
ibility might have a detrimental impact on the historical
significance of the building. Where such detrimental impact
' is a distinct possibility recommendations are offered for
alternative services as substitutes for accessibility.
Where such alternative services are considered, three steps
should be taken. First, the possibility of providing physical
accessibility should be thoroughly studied, in order to demon-
strate how providing access would affect the historical sign-
nificance of the building. Second, in accordance with'Section
4.1.7 (2) (b) of ::,)A Accessibility Guidelines (ADAAG) ,
any detrimental impact should be discussed with the State
Historic Preservation Officer. Third, an exception from the
Michigan Barrier Free Design Board will be required.
' This report will cover a visit to the Turner -Dodge House
from the parking, around the exterior, and into and through
the house.
1
Parking - The new parking lot (and/or the existing lot, if
it is retained) should have spaces clearly delineated, and
should include accessible spaces in accordance with the tables
in ADAAG and the Michigan Barrier Free Design Requirements.
In Darticular, note the requirement in ADAAG that one of
every eight (but at least one) accessible spaces be a van
space (eight feet wide, with an eight foot side aisle). T•-
site planning allows, locating accessible spaces close to the
building would be desirable.
Around the Site - While it would be undesirable to pave the
yard to provide
a paved, level
tours, as well
complete
walk along
as to any
access it is recommended having
the path followed by regular house
site amenities.
111
Accessibility (continued)
Access to an Entry Door -The five risers from the ground
up to the main floor level pose a severe barrier to access.
In general, ADAAG perfers ramps or full elevators to wheelchair
lifts to overcome such barriers. In this case, however,
a lift may be more appropraite given the following considerations:
A lift could be incorporated under the existing porte
cochere, allowing covered access to the upper level.
The ramp currently requires users to travel well beyond
the entry and then back up the ramp - all exposed to
weather. A roof for the ramp would be a major imposition
on the historical appearance of the building.
• The existing ramp appears to be barely 1:12, but is
close to 30 feet long. A new ramp at a more comfor`!ile
slope (strongly recommended for such a rise) would have
even more of an adverse impact on the historical appearance
of the building.
• A ramp built toward the parking lot (for more convenient
access) would extend well beyond the building and would
thus be more visible.
If a lift is provided, it is very important that it be usable
without assistance, and that it be well maintained to minimize
service disruptions. An even better solution, if possible,
would be an elevator inside the house, with direct (midfloor)
access to the exterior grade on one side and access to the
interior floors on the opposite side.
Accessible Entrance - It is strongly recommended that one
entrance be chosen as the public entrance for all visitors,
both nondisabled and disabled. This is preferable not only
from an accessibility standpoint, but also to avoid confusion
and the expense of extra signage. It will also (assuming
the current orientation is maintained, with access to the
rear) allow the front to be historically accurate while modi-
fications are confined to the rear (public) entrance.
112
Accessibility (continued)
If the main public entry is at the front, with an accessible
entry in the rear, then the front entry should comply with
requirements for stairs, door hardware, thresholds, and clear
width. In addition, signs should direct visitors to the
rear door, which should be provided with a notification system
as mentioned in the Exception under Section 4.1.7(3)(b) of
ADAAG.
The accessible entrance should have a clear width of 32",
and should be provided with lever hardware as well as with
closers and thresholds to meet ADAAG requirements. Power
door operators are not required, but are highly recommended.
Power operators are also an acceptable substitute for the
required space around doors in ADAAG, although Michigan require-
ments must still be met.
Vertical Access (Interior) - Inserting an elevator into the
interior of the building will probably be the change most
likely to affect the historical significance of the building.
According to Cheryl Youngwerth at the Great Lakes Disability
and Business Technical Assistance Center, it is preferable,
in existing buildings, to provide vertical access even if
the elevator does not fully comply with ADAAG standards,
when the alternative is no vertical access at all.
The inclusion of a smaller, residential -type lift such as
the Tiger -Lift or Inclinator Elevette should be studied.
The largest platform on such lifts (3'x4') will accommodate
a person in a.wheelchair, as well as an attendant in most
cases.
If the State Historic Preservation Officer and the Barrier
Free Design Board agree that inclusion of an elevator would
be detrimental, other methods should be found to make activities
on the upper floors available to those unable to navigate
stairs. Such methods could include:
113
u
Accessibility (continued)
* Videos, poster, or photograph albums to show architectural
features of the upper floors.
• Scheduling events to occur as much as possible on
the main floor level, or to occur for all visitors on
multiple levels so the main floor is not viewed as for
people with disabilities only.
• Video/audio simulcasts of events from the upper floors
to a viewing room on the main level.
Please note that such alternative services are far from ideal,
and should be used as a last resort only. If they are adopted
it is recommended involving people with disabilities in planning
the best and most inclusive way to coordinate such services.
If an elevator is not provided, stairs should comply as closely
as possible to ADAAG requirements. Carpet runners similar
to those currently on the main stair will help alleviate
problems with historically accurate projecting nosings.
Accessible Path of Travel - To the extent possible, especially
on the main floor, passages should be 36" wide (minimum)
with doorways providing 32" minimum clear openings.
Restrooms - It appears that the restroom on the first floor
can easily be made into an accessible unisex restroom. Given
the desire to maintain the historical accuracy of the second
floor bathroom, it is probably adequate to make only the
first floor restroom accessible - although this should be
confirmed with the State Historic Preservation Officer.
This argument will be stronger if the second floor bathroom
is not generally used as a restroom, except during special
events.
' 114
11
1
I
i
E
- Accessibility (continued)
Miscellaneous -
• The alarm system should be upgraded to incorporate
visual alarms. Stardards are included in ADAAG.
9 Descriptions of architectural features, in written
(including large print) and braille formats would be
helpful for people with hearing or visual impairments.
Oral description could substitute for braille if necessary.
If written descriptions are used in conjunction with V
tours, the guide should follow the same script so the
person using the written description can join in tours
with hearing individuals. Once again, the involvement
of people with the appropriate disability to assist
in designing such accommodations is recommended.
• Displays, signs, etc., should meet the requirements
of ADAAG Section 4.1.7(3)(e).
• Additional modifications may be necessary in the future
to prevent discrimination in hiring employees.
• If the House will include a gift.shop, the sales counter
should include a portion, at least 36" long, which is
no more than 36" above the floor.
Carriage I -louse
In the early period of master plan study, the direction taken
was to assume. that the Turner -Dodge House would function as
an interpretive house museum. Activities and community programs
were then assigned to a secondary building to be built on
the site. Since a "carriage house" had existed on the site,
the new facility was to be so named. However the design
based on program requirements at that time resulted in a
structure much larger than the parent house.
' 115
Carriage House (continued) .
Objections to a facility which was so overpewering and a
fear that it was actually taking precedence over rehabilitation
resulted in a change of planning direction. A decision was
made to proceed withthe master plan concentrating on the
historic house, itself, and place the ancillary facility
into the background.
Reconsideration of the program as discussed in the Functional
Analysis presented earlier in this section identified the
Turner -Dodge House as a restored historic building with all
activities taking place within the restored rooms. In the
future, it is then planned to construct some new space to
alleviate too much pressure on the house, but probably never
relegate it to pure house museum status.
Carriage I -louse
Information, although sketchy, has been discovered on the
1900 carriage house. It was built as a mate to the Darius
Moon house remodeling and addition and was almost4,300 square
feet in size. However it was not lifted out of the ground
one-half storey as was the main house and it was only one -
and -three-quarters storeys tall. It therefore provided a
much lower profile and was dominated by its "parent" as was
appropriate. It was demolished by the city in September
of 1975.
116
1
11
Carriage House (continued)
If it is possible in the future to fund such an effort, it
is recommended that a serious reconstruction of the original
carriage house be undertaken. Then the program for its use
should be tailored to its size rather than having the program
drive a larger size.
Carriage House
117
PART IV
INTERIOR FURNISHINGS
INTERIOR FURNISHINGS
The objective of this section is to portray the historic
appearance of each room in the Turner -Dodge House as it should
appear after rehabilitation. (It is clear that a conclusion
has been reached that restoration should be focused on the
1900-1903 remodeling, rather than portray any part of the
1853 original.) This summary includes finishes for all surfaces
as well as furniture required for an authentic period interpre-
tation. This section is substantially derived from historical
context and provides a strong foundation for building restora-
tion and interpretation.
The SOI's guidelines on historic interiors are as follows:
"An interior floor plan, the arrangement of spaces,
and built-in features and applied finishes may be
individually or collectively important in defining
the historic character of the building. Thus, their
identification, retention, protection, and repair should
be given prime consideration in every rehabilitation
project and caution exercised in pursuing any -plan that
would radically change character -defining spaces or
obscure, damage or destroy interior features or finishes.
The services performed by the interior finishes consultant
Gail Caskey Winkler, Ph.D., ASID were described by her as
follows:
Phase I would involve two visits. The initial visit - requiring
one day - would be to visit the site and to meet with other
team members to review the project and determine our individual
responsibilities. The second visit - requiring three days
on site - would be used to study the historical and structural
records and interpret them in light of the interior finishes
and furnishings originally in the Turner -Dodge House. This
visit would conclude with a summary of the finishes in each
room of the house, a set of recommendations for restoring/
preserving those finishes, and suggestions for modern mechanicl
119
systems,- such as electrical boxes, rheostats, and outlets
or any additional studies, such as a historic paint micro-
analysis that may be necessary for a correct period interpretation.
Ms. Winkler's second visit took place January 7-9, 1991.
Her summary of the finishes in each room was submitted
January 28, 1991. This is included in its entirety in the
appendix to this report.
The services provided by Gail Winkler have been excellent.
Her knowledge and on -site perceptions have been invaluable
to the rehabilitation of the historic interiors of the house.
However, the client has requested that a local interiors
consultant be added to the team. Nancy A. Goodman of Kendall
College of Art and Design in Grand Rapids has been selected
for this responsibility. Her work will describe the
`
time period and general design scheme of the Turner -Dodge
House as well as.a room -by -room analysis of the finishes
(walls, ceilings, floors/floor coverings) and furnishings
�j
(window coverings, lighting fixtures, furniture, accessories)
required for a correct period interpretation.
1
ll
1
120
Furniture and Decorative Arts
The essential elements of any house are the architectural
details - windows, doors, walls, floors, and stairways.
With careful investigation and analysis original finishes,
paint colors, and textures may be determined, as well as
original location of architectural features and definition
of spaces.
All of these elements create the interior spaces and become
the containers for the furnishings which create the livability
of a house.
Furnishing a historic- house is usually more complicated than
the restoration of the architecture itself. Most information
must be gathered from a number of sources such as estate
inventories, photographs, oral or written history from people
who may remember living in or visiting the house. Any plan
for furnishing an interior must also evolve from the historic
interpretation and assessment of intended use of the building.
Initial and continued research of the Turner -Dodge family
and the house gives us knowledge -of the family structure,
who lived in the house, their social and political involvement
and how the different spaces within the house were used.
This information has been used to approximate the interior
furnishings from the 1900-1910 period.
The house has not been occupied by family members since 1958
and has undergone several alterations, principally during
the years it was owned by the Great Lakes Bible College and
during the 1979 Decorator Showhouse.
Information collected and reported by Gail Caskey Winkler,
January 1991,has been helpful to the current master plan
document. Other sources include further on -site visits,
family albums, photographs, other written histories, ideology,
and interpretive plans, as well as meetings with Mr. Frank
Dodge McLean. Mr. McLean's recollections of what individual
rooms had in them and even where many things were placed
has been of supreme benefit to the overall plan of restoration
of the interiors.
121
Furniture and Decorative Arts (continued)
All sources will continue to be vigorously analyzed and synthe-
sized allowing the collections list to grow and develop.
This list of furnishings (both factual and supposed) will
be used to•make final decisions. Furnishings refer to anything
moveable in an interior such as chairs, tables, lamps, rugs,
curtains, pictures, letters, vases, etc. These, in combin-
ation with restored architectural details such as installed
lighting, paint or wallpaper surfaces, woodwork and other
finishes, will create the desired sense of a historic time.
Whenever possible, antiques of the family or of the period
will be used, augmented by reproductions whenever necessary.
It will have all the components needed to understand a time
and place from the past, including the original owners and
family history, the natural setting, th.e structure, and the
contents.
We know the family traveled abroad and to eastern states,
and incorporated collections from their travels into their
interior. We know they valued tradition and the furnishing
included early family objects as well, and the interior spaces
became "eclectic".
We know the late 19th and early 20th centuries were periods
of great variety in style for furnishings. There was a general
return to the late 18th century for inspiration, hence it
is not unusual for the house to have had Hepplewhite style
furniture in the dining room, while a Neo-Rococo settee in
the music room. The master bedroom has been described as
having a mahogany suite of furniture with a French bedstead,
indicating that it could be in the Empire style.
The interior is to be used as an example of how a family
furnished and lived in an early Lansing residence. It should
have sufficient furnishings to represent that lifestyle.
It is also to be used as a cultural center by the City of
Lansing and will have multiple activites at the site.
122
Furniture and Decorative Arts (continued)
The challenge for interior finishes and furnishings restoration
then becomes twofold.
• A house to interpret a family history and lifestyle.
• Spaces to accommodate compatible adaptive uses.
Records indicate the family hosted a variety of activities
in the house, including: weddings and receptions, recitals,
lectures, teas, dinner parties, bridge parties , and business
meetings.
All of these would be appropriate uses to a restored building
and recreated historic interior. The desire for exhibit
space for special collections could also be incorporated
into the spaces.
The following represents a room -by -room analysis summary
and plans detailing suggested selections and placement for
re-creating the historic interior furniture and decorative
arts from the 1900-1910 period.
Receiving Hall
Following the 1900-1903 additions, what had been a parlor
and stair hall became .the lavish receiving hall that exits
today.
The oak woodwork (front door and surround, columns, stairs)
added or changed in 1900-1903 should be brought back to its
original lustre. The current finish is fairly flat and lacks
the dark, glossy qualities that the original finish had.
The window and door moldings, mopboard, and the pair of sliding
doors between the receiving hall and library survive from
the original 1850 house. It is believed they were grained
to represent oak and should be refinished to their original
appearance.
123
Furniture and Decorative Arts (continued)
Original Receiving Hall Woodwork.
Note Carpeting on Stair and Portier at Right
The flooring is also oak and would have had Oriental carpets
on it. Frank Dodge McLean (identified by FDM throughout
the rest of this report) recalls a gray carpeting as a runner
on the stairs. This is apparent in the photograph showing
the receiving hall stairway. It appears to have been tacked
into place as no stair rods are evident. The newly turned
staircase of 1900-1913 is indicative of staircases from the
period. Staircases became monumental in proportions with
restful landings. They were built to impress and have become
legacies of this age of elegance. Smoothly finished newel
posts, balusters, and railings defined the ascent from the
entry hall to the second floor.
The decorative tin ceiling (seen in many areas of the house)
was added during the 1900's addition. They now have coats
of white or cream -colored paint on them, but paint micro-
analysis will determine the original color.
124
1
1
1
Furniture and Decorative Arts (continued)
Walls were finished with a fabric (FDM has provided a sample
and it will be examined) that was finished or painted with
an old gold color.
FDM remembers a chandelier inspired by the Colonial Revival
style, that may have been a combination gas -electric fixture.
Gasoliers were common after 1900 in Lansing.
As in most areas of the house the windows had white roller
blinds beneath sub -curtains which were sheer and hung from
the top of the window to the sill. Heavier curtains hung
over the sheers and draped to the floor.
,))ainted metal on radiators
gilt framed
mirror
apartment
rand pian
found mahoga
table with
octagonal ba
antique painting
'of tulips in a vase
'saruk rug
portie
i�
Bunny Martin cabinet
Fr!L _paintings, .
curved ql
Ll,
_
portier
�r
burl p wall
co ering
gloss va nish
finish oi woodwork —-"I
wooI fl ors with /
orientaL rugs`
tall back 2
RECEIVING FALL
125
1
1
[7
Furniture and Decorative Arts (continued)
Typical of this period, the window layering allowed for the
heavier curtains to be taken down during the summer months,
leaving the sub or sheer curtains. Sometimes the heavier
curtains would have a substitute hanging, such as chintz.
Sheer curtains were on the door window, pulled together by
a rod on the top and on the bottom. Portiers hung between
the receiving hall and library and dining rooms. FDM recalls
them being burgundy velvet facing the receiving hall.
Furnishings in the receiving hall included an apartment -size
grand piano which was typically placed at an angle at the
front window wall. A round mahogany table of 38" to 42"
with an octagonal base was placed in the northwest corner
along the window wall. A tall back, mahogany and upholstered
hall chair was placed by the stairs. In the corner between
the dining room and library, was a "Bunny Martin" cabinet
with French paintings on gilt background. There was curved
glass on the sides and front and the shelves were glass.
A hall or pier mirror with an ornate gilt frame was hung
between the front windows. An antique painting of tulips
in a vase hung on the front wall between the entry hall and
dining room. A large Saruk Oriental rug covered the main
section of the entry or receiving hall. Other Oriental rugs
consisted of a runner from the entry door to the stairs,
a runner between pillars, and a smaller rug between the entry
hall and library.
Library
During the 1900-1903 remodeling, a doorway on the west wall
was removed and plastered over (a display alcove in the newly
created dining room was created in the space) and a fireplace
was added along the same wall. The mantel is slate and was
originally grained to represent marble. FDM recalls the
same wall material as the receiving hall was used in the
library, as well as the same color.
126
1
I
1
furniture and Decorative Arts (continued)
�--
portier
Pe
all rectangle
erry--t'a th spind�rg'"Woman Tending
s zany ambs" - "3"
randfather fr ed frame in gold
(down filled) ho 'ehai and black stripe
chair so ,).gr y
ikshe ves
oriental rug (almos
room sized)
-i� ,square back chair �- __Ij
octagonal table
w/ spindle legs
chair wl tapestry
material
s g1vo
arms upholstered -
olid color material
L
try tableth drawer
maho ga ny
framed
mirror
l engraving
Dandy"
"r,1,1,• ^cr.'t Skiar,-n "
in I frawr
LIBRARY
The floor is narrow oak boards and FDM recalls an Oriental
rug of almost room size.
The tin ceiling corresponds to the receiving hall addition
of 1900-1913.
The woodwork and windows are the same in style as those in
the receiving hall. Window treatments would be identical
in both areas. A pair of portieres hung at the double
pocket -doors. FDM recalls they were velvet burgundy
facing the receiving hall and mustary yellow facing
the library, with fringe along the side and bottom.
1 127
Furniture and Decorative Arts (continued)
In the northwest corner, placed at an angle, was a large
upholstered chair known as Grandfather's chair. It may have
been down filled. Near it was a small rectangular cherry
table with spindle legs and a shelf. Another upholstered
chair, covered with tapestry -type material, was in front
of the back west window. A smaller chair with a square back
was upholstered in a solid material except for approximately
4" at the end of the arms, which were wood. The base had
plain "bun" or butt" wood feet. This chair was placed at
the southeast corner. An octagonal table about 3' across
was placed between the south windows. The legs were turned
and FDM refers to them as being "spindly". He also remembers
the table was not mahogany. The largest piece of furniture
in the room was a mahogany veneer frame and armed,grey horse-
hair sofa which was against the large east wall.
Above the sofa was a picture of a
frame was about 3' wide with a gold
In a gilt frame, a picture of Lady
the back wall between the windows.
Dandy", about 2' x 12' was hung on
picture of a lady pouring wine was
Hallway to Porte Cochere
woman tending lambs. The
and dark grey tone stripe.
Scott Skiddens hung on
A steel engraving, "The
the back east wall. Another
in the room.
The passageway from the front receiving (north) hall to the
porte cochere (south) entrance was created during the 1900-
1903 alterations. Under the newly created turned staircase
a bench was installed. FDM remembers the bench had a velvet
tufted cushion which may have been burgundy. Oral traditions
elude to the area as a place of hide-and-seek for children
and courting for young adults.
The floor is oak, although the porte cochere entry now has
carpeting which should be removed to reveal the 1900-1903
flooring material. No rugs are remembered in this area.
There was an entry table with a drawer for gloves along the
west wall. A mahogany -framed mirror was on the wall above
the table. 128
Furniture and Decorative Arts (continued)
Music Room
The 1900-1903 changes to the house dramatically altered this
area in appearance, including new windows, woodwork, exposed
ceiling beams where electric lights were placed at the four
intersections, and a fireplace. A careful study of the room's
woodwork and fireplace surround is necessary to determine
whether the wood was originally stained to match the receiving
hall woodwork or painted. Early family photographs indicate
the wood was painted, possibly an ivory color.
FDM remembers the fireplace surround and hearth were finished
in dark green tiles and a companion green was used on the
walls. Paint microanalysis is necessary before a final decision
on wall and wood treatment is made.
Music Room Fireplace
129
Furniture and Decorative Arts (continued)
Family photographs show all windows were covered by sheer
curtains with heavier curtains over them (possibly taffeta,
according to FDM recollections). It may be assumed that
white roller blinds were beneath the sub -curtains or sheers.
Radiators had metal covers over them, and they were covered
with velvet cushions, possibly of a dark green color. These
deep tufted cushions were similar to those in the dining
room.
The floor was narrow oak boards, identical to the adjoining
spaces. FDM recalls a seamed Wilton carpeting, not wall-
to-wall, with seams every 27" or so which would be typical.
FDM also remembers it as being green in color, and that there
was an Oriental rug in front of the fireplace.
uranci Piano in Corner of Music Room
(Note Turner Portrait above Piano)
130
Furniture and Decorative Arts (continued)
Family photographs and FDM's memories support the theory
that this area was designed as a music room during the 1900-
1903 alterations to the house. A Steinway concert grand
piano filled the southeast corner of the room, placed at
an angle by the back windows.
A small music cupboard (stand) was by the fireplace, under
the high window near the piano. A large camelback, possibly
horsehair covered, sofa in the fashionable style of the 1840's
occupied the space between the two doors on the west wall.
FDM also remembers two angled wing chairs with claw and ball
Northeast Corner of Music Room
feet and covered in a linen -type material. One of the chairs
was near the back, or south, end of the room near the sofa
and the other was near the front, or north end of the room.
A small table was by the back wing chair and possibly another
131
Furniture and Decorative Arts (continued)
table was near the other chair. A Neo-Rococo sette (in the
style of Belter) stood before the window at the northeast
corner.
satin peacock in 2" gold
frame - stitched by Ak.hy
�amily pictures \�
lights like dining Belt t+ e ,
room - ivory painted �' I
woodwork, painted (rococ sofa
walls
Wilton type family
broad loom portrait O
carpet (not
JL�IU
wall to wall)
two angled wing
back chairs marb a mantel
clot and
othe br' -
camel back sofa brat
etching - wedding
scene and carriage mu is
i cup oard
Steinway
grand
- -- - _ piano
velve. -t t tufted \{1
covers on radiators
Turner ait
MUSIC ROOM
132
Furniture and Decorative Arts (continued)
A marble mantel clock and other smaller objects, such as
gold leaf oval frames, were on the mantel. Family pictures
were by the front doorway along the north wall and near the
fireplace at the east wall. A portrait of James Turner was
on the back wall. An etching of a wedding scene with carriage
hung on the large wall above the camelback sofa. A satin
peacock in a 2" gold frame, stitched by Abby was also in
the room.
Dininq Room
The 1900-1903 remodeling created the single, large dining
room from two bedrooms. A doorway leading from the original
south bedroom was converted to a display alcove and the doorway
from the original north bedroom to the parlor was replaced
by a double doorway, finished in oak, leading to the receiving
hall. Windows on both the north and south walls were enlarged
and a leaded glass panel was inserted on their top sash.
The oak flooring, wainscoting, mopboards, radiators with
seats, china rail, door and window surrounds, and ornamental
ceiling were all added in the 1900-1903 period. The lights
including one of the original glass shades (with the largest
"starburst" design), located at the ceiling beam intersections
are of the 1900-1903 period. FDM recalls a central hanging
fixture, possibly with a pewter finish. Further research
is necessary regarding this detail.
An important architectural element of the room was removed
sometime between 1958-1972 while the house was owned by Great
Lakes Bible College. It was a fireplace with an oak surround
on the west wall which was added during the 1900-1903 remodeling.
FDM recalls a full mantel with fluted columns as high as
the doors and a mirror between columns. He believes it was
always a gas fireplace.
133
11
�j
Furniture and Decorative Arts (continued)
Velvet Cushion on Radiator
FDM recalls the room was painted a peach color or had a peach
cast when light hit the walls. A cursory physical examination
reveals a deep peach color beneath a robin's egg blue paint
and the present 1990 wallpaper. A paint microanalysis would
determine the appropriate surface color and material.
Also according to FDM, windows were covered with taffeta
curtains that hung to the windowsill of a color close to
the walls. As in the music room, sheer curtains would be
beneath the heavier curtains. It is also assumed that white
roller blinds were beneath the sheers.
Cushions of tufted velvet topped the two radiator seats.
These, like those in the music room possibly were down filled.
134
Furniture and Decorative Arts (continued)
A velvet portiere hung from a brass pole in the wide door
between the dining room and receiving hall. The portiere
would be double-faced with a rust -colored velvet toward the
dining room and burgundy toward the foyer or receiving hall.
old screw holes identify the original location of the portiere
rod.
1
tufted seats on U
radiators
�I maids chime
! oriental rug
i portier
pplewhit
val table Li
th 'sever'
leaves
° I
Ldrawe
ideb rd - d rs,,
n ei end
s in mi dle
1
�, ^,e veled g ass
tl_.I w/ glass helv
2 drawers at
serving table
with one drawer
DMG
ROOM
135
Furniture and Decorative Arts (continued)
An Oriental rug (smaller than the one presently in the room)
was over the oak flooring.
According to FDM the furniture was all in the Hepplewhite
style and included the oval table which had several leaves
and could seat 12. There were 12 chairs in the set. The
built --in cabinet had beveled glass on the door, and plate
glass shelves. FDM remembers 2 drawers at the bottom. The
sideboard, placed along the front east wall had doors on
either end and drawers in the middle. A serving table with
one drawer was along the back -butler's pantry wall. A maid's
chime was in the front corner by the receiving hall.
Kitchen/Pantr
The pantry contains several features from the 1900-1903 con-
struction, including the large storage unit built into the
east wall. The upper cabinets originally had sliding doors
which should be replaced. One such door was found in the
cellar and should be replicated to cover the pantry sections.
FDM recalls the wood was stained or natural, not painted.
The plate warmer on the west wall is also an original feature
from the 1900-1903 period. The top was tin.
Doors have been altered and need to be reinstated or replicated.
The door leading into the dining room is particularly inappro-
priate as it is now. There should be a definate separation
between the dining room and the service area of the house.
Window mouldings in the area indicate the use of window shades
and curtains. FDM remembers white roller shades and plain
eyelet curtains with ruffled edges.
An oak gate-leg table and chairs, along the south wall, over-
looking the river, was used for suppers when only a few members
of the family were in in the house. An icebox was in the
southwest corner.
136
1
1
1
1
1
1
1
1
1
1
1
1
1
Furniture and Decorative Arts (continued)
The 1900-1903 added kitchen on the main floor replaced the
one in the cellar. The tin ceiling and part of the wainscoting
in the southeast corner is all that remains from that period.
The window on the north wall is a later addition as is the
resilient flooring. FDM remembers a dark red battleship
linoleum which also was in the pantry area. Further investi-
gation is needed to determine the floor color and material.
big sink
wood was
original porcelain drains natural
stove area on both sides on all
work table cu board
with bins
cupboards plate rmer
like attleship lin eum
paT'trY reddish brow
' oak gate g
table Mid
chairs\J ;
ice box `
There was a swinging door between the kitchen and pantry.
FDM remembers that both the kitchen and pantry had a light
with big white porcelain globes hanging in the middle of
each room's ceiling.
The wainscoting was natural, or stained wood with cream
color paint above.
137
' Furniture and Decorative Arts (continued)
A coal and wood -burning stove was at the front outside wall
(where the fire exit is at present). The 1870 estate inventory
of James Turner lists a Samaritan cook stove. Further investi-
gation is needed to determine if that was the stove in this
kitchen.
A big porcelain sink with drains on both sides was along
'
the north wall. A cupboard with three sections was along
the west wall. The style was like those in the pantry with
drawers, counter, wood doors, all in natural or stained,
not painted wood.
The room contained a work table with bins, which was located
'
in the center of the room.
The kitchen presents an interesting challenge. It will be
necessary to interpret a 1900's kitchen which will also
function as a contemporary catering kitchen. Careful planning
and design work will allow a compromise from the original
layout to create a modern functioning kitchen that is sensitive
to the early 20th century appearance. The exact layout and
details must be determined at a later time.
'
Second Floor Maid's Room
The maid's room was part of the 1900-1903
addition to the
original house. The size and location are
appropriate to
the period. The room is over the kitchen
wing, at the head
of the back stairs leading to the kitchen.
It is also near
'
to the master bathroom. The details and finishes
in this
room represent the plainest in the house.
FDM recalls the
walls were painted a "buff" color. The windows
presumably
had the typical white roller blinds and sheer
curtains, thereby
'
maintaining an�exterior uniformity favored
by critics of
the time and adhered to by Abby Dodge. A
closet in the room
and a sink in the southeast corner behind
the door were the
only conveniences of the room.
138
Furniture and Decorative Arts (continued)
c ai
0
/,
i�
uphols re
single chair
bed
Lsimple style decorative
arts ___7f
Furnishings would be simple. A single bed, a dresser, table
and a chair that may have had some upholstery or possibly
a cushion on the seat, and possibly a straight chair would
be appropriate for this room. Finishes, materials, and
decorative art pieces would be of simple style and minimal.
Master Bedroom Suite
A dressing room and bathroom were added as part of the new
kitchen wing during the 1900-1903 building changes. A door
on the west wall of the bathroom gives.access to the back
stairs and the maid's room. A door on the opposite wall
gives access to the bedroom.
139
1
I
1
1
a
1-1
1
Furniture and Decorative Arts (continued)
The flooring of.the bathroom, covered currently, is rectangular
ceramic tile with marble thresholds at both doorways. Remaining
woodwork has the same profile and detailing as the adjoining
bedroom. It is now stained and varnished, however FDM recalls
it as being painted white.
The northwest corner of the bathroom has a surviving storage
cabinet. The west wall in the dressing area also has a
closet. However, it has been reduced by almost half of the
original size to accommodate a secondary staircase.
Both areas have been drastically altered due to the added
staircase leading to the third floor. It is one of the
serious concerns when considering recreating the historic
interior and being able to demonstrate how people lived and
functioned in a grand old house. The maid's access to the
master bedroom suite to serve her family indicates the
importance of room relationships. Perhaps more interesting
would be to illustrate the differences between the plainness
of the maid's room to the elegant detailing and spaciousness
of the master suite of rooms. This area needs to be carefully
studied before final decisions are made.
The bedroom was created when the second and third storeys
were added during 1900-1903. The space had previously been
a second storey veranda off the existing hallway between
the north and south bedrooms.
FDM recalls the suite of rooms were originally his grandparents,
but became his parents' sometime after his grandfather's
death in 1929. He has childhood memories of suppers with
his grandmother in front of the lighted fireplace coal stove
while his parents entertained dinner guests downstairs.
The bedroom's west wall and ceiling have the intrusion of
the added stairway leading from the master bedroom up to
the third floor. The triangular section destroys the original
140
.1
II
1
f
1
1
Furniture and Decorative Arts (continued)
feeling of spacious elegance the room originally -would have
enjoyed.
The woodwork and fireplace mantel are original and appear
today much like they would have during the early part of
"pier" mirror w/ knohs
to adJusL ci.Lz
—" .r• ;;:ing table w
—4rawers and
rSple mirror
- low back cane
sea— t_ct it
raise -_,fully
)holstered \.,/
triple dresser
rectangular
mirror above
persian rug
gh"
II high ches
---u mirror on
square table top
with shelves
possibly other
chair(s) and
tableO�
MASTER
BEDROOM
I I
141
Furniture and Decorative Arts (continued)
the century. The stove insert is complete and was fueled
by cannel coal which burned easily and brightly. The tile
surround on the fireplace is original, but the hearth tiles,
which were identical to the surround tiles, have been replaced.
Tiles replicating the original ones should be made and in-
stalled.
The flooring was 24" maple, which was nearly covered wall-to-
wall by a large carpet, Oriental in style, possibly Persian.
FDM also recalls the walls were painted, not papered and
the windows had white roller blinds with curtains of white
dotted Swiss that were "criss-crossed", had ruffled borders
and were tied back. He also remembers that two chandeliers
hung from the ceiling. There was a wall sconce between the
bed and bathroom door and possibly one on the back wall by
the window and near the dressing table location.
Bedroom furniture was a mahogany suite that included a double
bedstead placed along the wall between the bathroom and dressing
room. FDM describes it as a sleigh -type bed which indicates
the style would be of the French Empire. A square -top table
with two shelves was used as a night stand. A,narrow high
chest with a mirror at the top was along the wall opposite
the bed. Referred to as a man's chest of drawers, the upper
drawer projects out beyond the lower section. A woman's
triple dresser with a rectangular mirror was along the -north
end of the east wall. A dressing table with two drawers
and a triple mirror where the side sections could fold, was
against the north wall, east of the windows. A low -back
chair with a cane seat was a partner to the table. An adjustable
tilting mirror with knobs on the sides was along the north
wall, west of the window. A fully upholstered chaise, covered
in a linen floral print, was sometimes by the back tilting
mirror and sometimes up by the fireplace. There may have
been other chairs and a table in the room.
142
Furniture and Decorative Arts (continued)
North and South Bedrooms
These rooms were part of the original 1850 section of the
house and would have been referred to as "bed chambers" denoting
they were sleeping rooms on the upper storeys of the.house.
Woodwork is original with the exception of the doors. They
are believed to.have been four vertical panels in a two -over -
two arrangement, perhaps painted white.
The wide board pine floor from the 1850 period was covered
with 24" maple flooring during the 1900-1903 changes to the
house. FDM recalls hearing the floor of the north room was
covered with wall-to-wall carpeting, but after moths attacked
the edges it was cut down to make a rug. He recalls a Wilton -
type 27" seamed carpet in the room. There is no evidence
that the south room ever had wall-to-wall carpeting.
Originally the ceilings were plaster, but were covered with
patterned tin during the 1900-1903 period. The present picture
rail is too low and would have been placed closer.to the
ceiling, right below the tin ceiling cove. The tin apparently
has always been painted white.
Window sashes were changed during the 1900-1903 alterations.
The original sash held multiple panes of glass. Window treat-
ments may have been "dotted Swiss" similar to the other
upper level rooms, with roller blinds beneath the curtains.
The closet in the north bedroom (also known as the girl's room)
has wallpaper, "Roosevelt Oyster Bay", that FDM remembers
covered the entire room. It may be the covering dating to
the 1900-1903 time period. Microanalysis could determine
historic colors and finishes. FDM recalls the furniture
in the bedroom included a tall four-poster mahogany bed with
flame finials, a chest of drawers with a mirror, and a small
dressing table with an oval mirror, both also in mahogany.
He also remembers a silvered chandelier with six sides and
six arms with shades that was very graceful in appearance.
143
t
1
1
1
1
1
1
1
1
1
Furniture and Decorative Arts (continued)
GIRL'S
BEDROOM
BOY'S
BEDROOM
"Silver".chan elier
(5-¢ army) w/ candle bult
�- Wiiton hype rug
27" bro dloortl (gree
'ahogany fo r
oster be ddessin�g abl
milrror�th al
antique
setee w tlf`
curved rms
(possib y a
table)
T-• -"bur Ian" nn--v.A11A
144
Furniture and Decorative Arts (continued)
The south (known as the boy's room) had a corner cupboard
in the northeast section of the room. Through further in-
vestigation it will be determined if it was built-in attached
to the wall or free-standing. The room had a cherry high
boy with plain side panels, an upper drawer that projected
beyond the lower section, flanked by columns, according to
FDM. Details of this room are the least documented, however
twin beds are considered to be most likely. A carpet similar
to the north room may have existed. A period interpretation
would-be appropriate for this room.
Upper Stair Hall
Walls were covered with the same fabric as the receiving
hall and library, according to FDM. Ceiling lights were
placed in the same location as the present fixtures, although
they were of a different style.
FDM remembers thegrey stair carpet continued in the hall
and there was an Oriental runner along the passageway leading
toward the north door and second storey porch.
The only furniture he recalls being in the hall were a
grandfather's clock that was on the west wall between the
south room.and the hall leading to the master bedroom, and
an antique settee along the wall by the east window. The
settee had curved arms and was covered in a velvet material.
Bathroom
Several features from the 1900-1903 period remain, such as
the rectangular ceramic tiles on the walls, and the tub,
although the faucets have been changed. Most of the ceramic
holders for towels,.toilet paper, soap, and toothbrushes
survive in good condition and great care should be taken
to protect them. The octagonal floor tiles, sink, and toilet
are not original to the 1900-1903 period and should be.replaced
with more appropriate fixtures.
145
Furniture and Decorative Arts continued Furn (continued)
Paint microanalysis could determine the color of paint for
the room. FDM remembers the walls as being a light green
with the ceiling and woodwork white. He also recalls there
were two wall lights on either side of the medicine cabinet.
Further study will assist in determining the appearance of
this room during the early 20th century.
East Wing Bedrooms
These rooms were part of the 1900-1903 additions to the
original 1850 house. .
The northern -most room, referred to as the guest room, has
woodwork of radial cut curly or tiger maple, probably always
intended to be finished naturally. It should be carefully
refinished to return it to its intended lustre. Tile surrounds
and hearth of the fireplace are original. The ,damaged tiles
should. be replicated and inserted where needed. Theflooring,
as elsewhere on the second storey, is 24" maple. There
There is no evidence that wall-to-wall carpeting ever was
installed. 'There may have been a Wilton -type broadloom rug
over much of the floor surface. By the 1930's we know the
room had an Oriental rug on the floor.
The ceiling is plaster with a picture rail in maple a few
inches below it and appears to be original. Wall'color and,
finish is not known for certain at this time, although FDM
remembers it having wallpaper. The room had a black wrought
iron chandelier and there was a wall -mounted sconce on the
northeast wall near the window. FDM recalls that the family
never liked the style of the chandelier.
There were twin beds of mahogany with high backs, but plain
in detail. There was a dresser, three drawers wide, with
a rounded mirror at the top and held by columns orposts
on either side. An wardrobe matching the beds in style was
146
l
� i I
Furniture and Decorative Arts (continued)
also in the room. There may have been other pieces such
as tables and chairs in the setting. It would be appropriate
to add such furnishings to complete a historic interpretation.
wall scone
1�a
mahagony triple dresser
wardrobe
rounded mirror
(matched beds)
on top
�- no rug or possibly Wilton
VLIESI•
dlo
BEDROOM
simple
style
twin
beds (
igh
back)
black
wrought
chandelie
mahagony''
(�
high head-
board bed
spindle bac
rocker
GRANDMOTHER'S
Persian rug heavily
carved
BEDROOM
walnut f
rnitur
r�
•
wardrobe dresser stand w/ pitcher -
bowl
�
The more southern room, known as Grandmother Turner's room,
has oak woodwork and fireplace mantel, stained to show the
pattern or grain of wood. The mantel is lacking an over -
mantel mirror such as found in the other rooms and typical
147
Furniture and Decorative Arts (continued)
of such fireplaces. However, FDM dowesn't recall ever seeing -
one in this room therefore further study is needed before
the decision to "replace" it is reached. Tiles are original
on the firebox surround and hearth. Any damaged tiles should
be carefully replicated and inserted among the other tiles.
The present picture rail, along with the chair rail appears
to have been added during the Decorator's Showcase, and should
be changed to reflect a more appropriate 1900-1903 interior.
The ceiling is plaster. Paint analysis would determine original
ceiling and wall color as well as finish. FDM recalls a
lighting fixture at the ceiling rather than a dropped chande-
lier -type fixture.
FDM. remembers a large Persian rug was placed over the maple
flooring in this room.
Window treatments for both rooms must be interpreted, using
a style and material appropriate to the house and historic
period.
The furniture in Grandmother Turner's room is described as
being "old fashioned" and heavily carved with fruit motif.
The walnutbed's high headboard was set against the interior
wall. There was a dresser stand with a bowl and pitcher
on it. The mahogany spindle -back rocker was near the fire-
place. FDM doesn't recall a wardrobe, but there may have
been one.
Third Store
This floor was added during the 1900-1903 additions to the
1850 house. The three rooms were the west trunk room, the
east billiard room, and the large central ballroom. All
rooms were fitted with tin ceilings. The billiard room and
ballroom architecturally remain much like they were originally.
148
Furniture and Decorative Arts (continued)
The trunk room has been unfortunately altered by the secondary
staircase's intrusion. More study and discussion is necessary
before decisions can be made regarding the use of this space.
The billiard room now serves as a city storage area and it
has been difficult to analyze the space. It represents an
interesting view in to the lifestyles of the early 20th
century and replications of the room's finishes and furnishings
needs to be considered. According to FDM a billiard table
occupied the middle of the room with a brass cross -shaped
lighting fixture with green shades over the table. Cues
were racked on the west wall.
It appears the tin ceiling, wainscoting, and other woodwork
have not been altered, and the white roller blinds are not
absent.
The ballroom architecturally appears much as it would have
during the early 20th century (this excludes any added pipes,
ducts, etc.). The room served many purposes and is still
probably the most flexible space in the house. Family records
refer to wedding receptions in this space and Christmas in
the ballroom.
The maple floor was always uncarpeted, the tin ceiling and
wainscot have not been altered. Paint microanalysis would
determine the wall and ceiling color and finish appropriate
for the 1900-1903 period.
The now familiar white roller blinds may have been at the
north and south windows and have had some type of curtains.
the south facing windows would have had an even more commanding
view of the river and the 1880 Capitol than presently possible
due to the growth of trees.
An important piece of furniture; and perhaps the only permanent
piece necessary to return to the space, is a piano. FDM
149
Furniture and Decorative Arts (continued)
150
Furniture and Decorative Arts (continued)
remembers asquare piano, much like the one on loan that is
presently in the receiving hall. It was usually in the alcove
by the billiard room and placed on a diagonal to the space.
Remarks
The architectural restoration of the Turner -Dodge House will
undoubtedly return the beauty and glory of the -grand old house.
Improvement of piping for the fire sprinkler system through-
out the interior spaces will immediately improve the appearance
of rooms. Continued analysis of paint colors, wood finishes,
tin and plaster treatments will give us clues to appropriate
decisions for restoration. Family furnishings or period
furnishings will recreate what the house would have looked
like while the family lived in it.
h
151
PART V
ENGINEERING ANALYSIS
ENGINEERING ANALYSIS
Engineering services cover the hidden necessities of re-
habilitating a historic house. They include what holds it
up, how it is heated, cooled and plumbed,and how power and
lighting are provided. The SOI's guidelines for rehabilitation
cover structural engineering as follows:
"If features of the structural system are exposed such
as loadbearing brick walls, cast-iron columns, roof
trusses, posts and beams, vigas, or stone foundation
walls, they may be important in defining the building's
overall historic character. Unexposed structural features
that are not character -defining or an entire structural
system may nonetheless be significant in the history
of building technology; therefore, the structural
system should always be examined and evaluated early
in the project planning stage to determine both its
physical condition and its importance to the building's
historic character or historical significance."
A structural analysis involves identifying, retaining, and
preserving structural systems and individual features of
systems that are important in defining the historic character
of the building. It is especially necessary to evaluate
potential structural deficiencies and possible load limitations.
The SOI's guidelines for rehabilitation review mechanical
and electrical engineering as follows:
"The visible features of historic heating, lighting,
air conditioning and plumbing systems may sometimes
help define the overall historic character of the
building and should thus be retained and .repaired,
whenever possible. The systems themselves (the com-
pressors, boilers, generators and their ductwork, wiring
and pipes) will generally either need to be upgraded,
augmented, or entirely replaced in order to accommodate
the new use and to meet code requirements. Less fre-
153
quently, individual portions of a system or an entire
system are significant in the history of building tech-
nology; therefore, the identification of character=
defining features or historically significant systems
should take place together with an evaluation of their
physical condition early in project planning."
Environmental systems as they exist today must be determined.
These should be evaluated as to remaining useful life, energy
efficiency, and controlability. Existing systems and space
envelope evaluations, should be combined with present needs
to investigate alternative systems which would best satisfy
all requirements. First costs and life -cycle cost evaluations
should be taken into consideration.
Existing electrical service and distribution characteristics
must be investigated and compared with future needs to determine
reuse and/or replacement characteristics. The desirability
and effectiveness of existing lighting systems should be
determined. Appropriate priorities for historic authenticity,
aesthetics, and energy conscious design should be established.
154
1
Structural Analysis
'
Structural Comments
and Observations
The overall observation is that the house is in good structural
condition with no obvious defects; with the exception of
the grand porch which will be further discussed.
'
Roof Structure - A visual inspection of the roof, both exterior
and in the attic revealed no apparent structural defects.
A roof leak and subsequent mold formation was found in•the
'
attic of the west wing. Repairs to the roof should rectify
the problem. (See following plan.)
'
Third Floor - See following plan for framing system of the
floor. Member size was concluded through an inspection hole
in the boy's bedroom. A visual inspection revealed no apparent
structural deficiencies.
Second
Floor - See following plan for framing system of floor.
Member size was concluded through an inspection hole in the
dining room. A visual inspection revealed -no apparent
'
structural deficiencies.
5
'
First Floor - See following plan for framing system of the
floor. Member size was visible from the basement. A
visual
inspection revealed no apparent structural deficiencies.
'
Live Load Capacities
Listed below are live load capacities of the floors. These
capacities were calculated assuming the framing as shown
'
on the attached plans and an assumed allowable lumber fiber
stress of Fb = 1400 p.s.i.
Third Floor - Live load capacity = 45 p.s.f. (See comment
below for billard room.)
'
Second Floor - Live load capacity = 45 p.s.f. (See comment
below for guest and grandmother's bedroom.)
155
Structural Analysis (continued)
2x !!
ti
2—x IeJVz
BASEMENT FLOOR PLAN
FIRST FLOOR PLAN
156
Structural Analysis (continued)
SECOND FLOOR PLAN
THIRD FLOOR PLAN
157
Structural Analysis (continued)
First Floor - Live load capacity: kitchen and pantry = 60 P .s.f.
music room = 75 p.s.f.
remainder = 90 p.s.f.
Further Observations
r ations and Recommendations
As noted on the plans, framing of the billard room floor is
in a north -south direction and bearing on the common wall
of the two bedrooms. The bearing wall is resting on the
floor framing of the bedrooms, which span in the east -west
direction.
An inspection hole was cut in the ceiling of the music room
and no additional members were found supporting the bearing
walls.
It is recommended because of the above findings, the billard
room and the two bedrooms in the east wing, not be accessible
to the public unless new structural work is undertaken to
remedy this situation.
An inspection hole was provided for review of the grand porch
first floor and second floor framing. Major structural
correction is necessary at both levels.
Mechanical Analysis
Existing Conditions
Heating is provided by hot water cast-iron radiators that
appear to be in good condition. They can be replaced if
they begin leaking.
Heating hot water is provided by a gas -fired atmosphere boiler
installed in 1979. The boiler is a Weil -McClain model EGH-105
with a capacity of 360,000 btuh output. The cold water make-
158
Mechanical Analysis (continued)
up has a reduced pressure backflow preventor properly connected
to the system. An expansion tank is provided. The expansion
tank is rusted and needs replacement. A chemical feeder
is not provided. An air separator is not provided. The
circulating pump is pumping through the boiler and the cold
water make-up is into the boiler, probably causing air to
enter the system.
The heating water pump is a very small inline certifugal
circulating pump, capacity is unknown.
Heating hot water piping is black steel with cast-iron fittings.
Piping exposed in the basement, vertical risers are also
exposed and appear to be in good condition. Adequate insulation
is provided in the basement area.
An old thermostat- (obviously out of calibration) cycles
boiler while the pump runs continuously.
The existing combustion air for the boiler is inadequately
sized. 16" x 16" combustion air duct is provided only at
floor. The rest of the window and another window are available
for additional combustion air.
Ventilation is not provided for any areas except exhaust
ventilation is provided for the first floor toilet. Other
toilet areas have operable windows. Outdoor ventilation
air is required by code unless a variance is obtained.
Air conditioning is not presently provided.
Roof drainage is provide by gutters and downspouts that dis-
charge to splash blocks. The ground is not graded away from
the building in all areas. This system is acceptable if
the ground can be properly graded away from the building.
The condition of the gutters and downspouts is covered in
Part IV.
159
Mechanical Analysis (continued)
Plumbing waste piping is PVC and is in good condition. Vent
piping was not observed but is assumed to be acceptable.
Building service water is 3/4" size. Service hot and cold
water piping is copper pipe and is in good condition. Insul-
ation is not provided.
Service water heater is A.O. Smith, 40 gal. capacity, gas -
fired. It appears to be in satisfactory condition and could
easily be replaced.
Plumbing fixtures are in reasonable good condition. Water
closets can be modified for handicapped requirements, the
lavatories can not be modified for handicapped requirements.
Kitchen plumbing fixtures are in reasonable good condition
and will need to be modified only if the kitchen use is
changed.
Fire protection sprinklers are provided for the basement,
second floor, third floor and attic.
The first floor was sprinkled, but the sprinklers were removed.
The condition of the sprinkler systems is indicated by the
recommendations indicated in the attached report prepared
by the American Fire Protection, Inc.
An irrigation system and pump are provided. The system serves
lawn sprinklers and hose bibbs. The system is inoperable
at the present time.
Observations and Conclusions
The existing woodwork is in very good condition indicating
a consistent humidity level probably caused by leaky pipes
and walls in the basement areas. It is possible that repairing
these leaks will cause the building to be very dry during
very cold weather and could damage the woodwork throughout
the house.
160
Mechanical Analysis (continued)
Air conditioning for the first and thrid floor areas could
be provided by direct expansion fan coil units installed
in the basement and attic areas with condensing units at
grade. Outdoor ventilation air could be introduced through
the system. Outdoor ventilation air would create a low
humidity problem during the winter. The addition of humidifiers
could cause condensation problems in the building exterior
walls.
There was evidence of moist dirt. on the basement floors.
Sprinkler drain pit was full of water.
There is sufficient room for an additional boiler to be
installed in the existing boiler room.
With dual glazing and increased ceiling insulation the existing
boiler has sufficient capacity to heat the outdoor ventilation
air for approximately 150 persons. The heating radiators
do not have additional capacity to heat outdoor ventilation
air. The ability to heat outdoor ventilation air could be
included in the air conditioning fan coil units.
The circulating heating -pump is obviously not capable of
pumping adequate heating water to all radiators. Some
radiators on the second floor were cold and all radiators
on the third floor were cold.
Recommendations
Record humidity levels over the winter and install a humidifier
in the basement to maintain present winter levels.
Leave heating hot water piping if it is to remain exposed
- replace if to be concealed. Existing exposed heating piping
should be relocated to concealed areas or insulated to prevent
accidental burning of people.
161
Mechanical Analysis (continued)
Replace existing sprinkler system to make less obtrusive.
Make repairs and modifications as indicated on attached report
prepared by American Fire Protection, Inc.
Check chimney conditions and repair as required.
Immediately add a temporary programmable room thermostat,
to replace the existing room thermostat.
Make the following modifications to the heating system:
• Repipe the boiler and provide a new base -mounted
heating pump.
• Provide a 3-way mixing valve and pump away from the
boiler. The pump shall be sized for all new and existing
radiators and any outdoor air ventilation heating added
to the air conditioning system.
• Provide an air eliminator with an automatic air vent.
• Replace the heating expansion tank with a diaphragm
type tank.
• Change the boiler relief valve to one set at 50 psi.
• Change the cold water make-up and expansion tank
connection to the suction side of the new pump.
• Add zone or room control valves and room sensors to
control the valves.
• Repair or replace the broken rod valves.
• Provide new radiators (to match existing) in third floor
areas now without heat.
162
1
i
1
r
. Mechanical Analysis (continued)
• Provide circuit setters on all heating return lines
and at the main boiler heating return lines
• Reinstall the existing heating pump as an emergency
back-up.
• Control the 3-way mixing valve to,reset the heating
water temperature based on outdoor air temperature.
• Provide, proper combustion air. Provide dampers inter-
locked with the boiler burner.
• Add a small building DDC control system to provide -
the following:
a. Pump start/stop
b. Indoor -outdoor heating water reset
c. Night set -back control
d. Area set -back control
e. System monitoring
f. System failure alarming (including remote
telephoning if desired).
Existinq Sprinkler System
Recommendations regarding.the existing sprinkler system
if it is to remain in place:
• Replace broken stand for fire department connection.
• Install new 21/2 x 21/2 x 4 sidewalk fire department
connection.
• Check existing 4" check valve for the fire department
connection to determine if it is working properly.
If not replace.
163
Mechanical Analysis (continued)
• Pump out water in existing fire department connection
pit.
• Hydrostatically test underground piping from pit to
flange and spot on inside.
• Clean and trip test existing dry pipe valve.
• Replace existing dry pipe valve if it has broken parts
or malfunctions during test. The existing dry pipe
,,. valve was manufactured in 1966 and parts are not
available as they are obsolete.
• Check air compressor to see if in working condition.
If not, repair or replace.
• Hard wire air compressor.
• Check existing water motor to see if it is in working
condition. If not, repair or replace.
• Cut open existing automatic sprinkler piping to see
if there is a large amount of scale in piping. If .
so, system should be flushed.
• Hydrostatic test existing sprinkler piping.
• Drain drum drips.
New Sprinkler System
If the proposed rehabilitation is implemented, the installatio
n
of a complete new sprinkler system is recommended'(except
as noted). Recommendations concerning a new system are as
follows:
• Install automatic sprinkler first floor.
164
Mechanical Analysis (continued)
• Convert basement, second floor, and third floor
sprinklers to a wet system. Adequate heat will have
to be provided.
• Remove all exposed automatic sprinkler piping on second
and third floors and replace with copper piping and
fitting in cornices. Risers to be enclosed -in interior
walls.
• Check attic automatic sprinkler piping and replace
as necessary.
• Provide tamper switch for control valves.
• Have sprinkler system monitored by alarm company.
• Have a low air alarm for attic .dry system.
• Replace existing dry pipe valve.
Electrical Analysis
Existing Conditions
The building is served with 200 amperes, 240/120 volts, single
phase power from a pad -mounted transformer. It has a main
distribution panel in the basement and a lighting panel in
the basement, first, second and third floors.
The incoming service to the main distribution panel is enclosed
in PVC conduit, whereas the feeder wiring to the lighting
panels as well as.to the lawn sprinkler pump are enclosed
in electrical metallic tubing (EMT). The conductor, whether
copper or aluminum, is not known at this time. It is presumed
to be copper.
165
IElectrical Analysis continued
The branch circuit wiring (the wiring from the lighting panel
to the various loads such as receptables and light fixtures)
is mostly done with non-metallic cable (NMC) or more commonly
known as "romex". In some places, armored cables were used.
The romex cables which are accessible for inspection are
copper conductors. It is possible that the balance of the
branch circuit wiring is also copper. Because most of the
wiring is concealed in ceilings and walls which are not
readily accessible for inspection, it cannot be ascertained
that all the branch circuit wiring is done with romex cable.
.� The receptacles are all grounding type. The spacing o-f these
devices are not in conformance with the code for residential
building. However, the structure is not used for dwelling
purposes so that receptacles should only be installed where
needed.
Egress lighting is non-existent. This is a code violation
which must be addressed. There is some emergency lighting
installed, but it is not sufficient to meet the code and
safety requirements.
Smoke detection and alarm are present in the basement only.
Other than this, a fire alarm system is non-existent. The
facility may be classified as a place of assembly and as
such, a fire alarm may be required by the fire marshal.
Recommendations
Install new service of sufficient capacity if air conditioning
will be required. Otherwise, the present service will be
adequate.
Install egress and emergency lighting to comply with code.
Install wiring to new equipment such as air conditioning
and ventilation.
166
Electrical Analysis (continued)
Install additional power receptacles and telephone outlets
only where functionally required.
Install fire alarm including smoke detection if required.
Smoke detection may be deleted if fire suppression system
is installed.
Rewire the building to correct code violations and other
unsafe conditions.
Install new lighting system. The light fixtures should be
of such a design as to reflect the history'of the building.
The new wiring should be concealed. This will necessitate
coring th.rough the floors and ceilings and chasing the walls.
Every attempt shall be made to minimize 'disturbance of the
historical features of the building. Where it cannot be
avoided, it will be necessary to repair the structure and
restore it to its original condition. New wiring shall be
enclosed in metallic conduit.
167
1
f]
1
PART VI
COST ESTIMATE
1
COST ESTIMATE
The final task of this master plan is to draw together all
of the work described in the previous sections for the appro-
priate rehabilitation of the Turner -Dodge property. This
includes site, architectural work, furnishings, and engineering.
This is a preliminary cost estimate based on the work as
described and illustrated in this report, meetings with the
architect and Parks Department staff, and field investigations
to uncover some hidden circumstances. When this project
is approved to move into its next phase, the preparation
of construction documents, these costs will continually be
refined. The project team will clarify details and refine
pricing assumptions utilized in this estimate. Through this
process, 'final project budget requirements will be met.
1
1
I
169
Estimate Basis
Budget estimate No. 1 is based upon the -following documentation
and meetings:
• Turner -Dodge House, Lansing, Michigan, Draft Preservation
Master Plan, for the Parks and Recreation Department,
City of Lansing, Michigan. Dated 13 November 1992,
authored by Richard C. Frank FAIA
Turner -Dodge Hosue, Lansing, Michigan, Summary Preser-
vation Master Plan, for the Parks and Recreation
Department, City of Lansing, Michigan. Dated
20 January 1993, authored by Richard C. Frank FAIA.
• Floor Plan Drawings, sheets 1 through 5, issued by
Ralph Clader & Associates, Inc., Architects, denoted
job number 8904 and dated January 14, 1991.
• Master Site Plan Drawing issued by Anderson/Lesniak
& Associates, Inc.
• Various meetings with Richard C. Frank, FAIA, Susan
Cantlon, Peter Stoughton, Richard Schaefer, and trade
contractors at the project site.
Conditions and Clarifications
This estimate is also based on the following conditions and
clarifications:
• Construction is to be completed in 1993 and 1994.
Work beyond these dates may require cost escalation.
• Wages to be paid are based upon Michigan Department
of Labor Prevailing Wage Rates.
• No finance costs are included.
170
1
Conditions and Clarifications (continued)
• No hazardous waste identification, abatement or disposal
costs are included. It is likely that lead paint
abatement will be required inside and outside the
building. The scope of this work requires identification
and analysis.
• Where replacement of historic building fabric is
less expensive with new material than conservation,
new material is assumed.
• Construction is planned in three major phases as
noted in the estimate. Additional breakdown into
smaller phases will increase design and construction
administrative related costs.
• The building is assumed to remain open during exterior
restoration with access limited, but within code
requirements, during open visitation. Access and
usability during interior restoration will be greatly
limited and likely not open for public use. Phase III
work will have limited impact on access during construc-
tion for the public.
Phasing
Since it is known that funds will not be available in the
next fiscal year to finance all work recommended in the Master
Plan, a decision has been made to separate the project into
three phases. The first phase would be budgeted as close
to $500,000 as possible, and the second phase would include
the remainder of the project except the completion of site
development and the Carriage House. If the second phase
needs to be further divided into more than one phase, such
would be done at such date that decision is made. The third
phase includes the site and Carriage House.'
171
1
1
11
.1
1
Phasing (continued)
It is the intent of the first phase to accomplish as much
of the following as possible.
• A major share of the exterior. This was chosen to
not only exhibit to the community that major work
was being undertaken, but also to assure that the
entire interior is positively sealed from the elements.
• The restoration and furnishing of one major room
in the house. The room selected was the Music Room.
This decision was made to show the public the advantage
and the quality of interior restoration.
• A small amount of site work. This was included to
improve bus drop off and to emphasize to the public
that positive work was being accomplished.
Cost Summary by Phases
Phase 1
Exterior Total cost estimate dated 1/15/93
Postpone to Phase II:
Basement windows $ 5,600
Wheelchair lift 10,000
Storm drainage 8,000
Owner landscape demo 2,000
Substitute asphalt shingles 30,000
Exterior Total
Interior Music Room cost 1/15/93
Site Improve bus drop off
New sign
Landscape
Replicate arbor
$321,600
(55,600)
$266,000
13,000
$15,000
2,000
10,000
10,000 37,000
172
Cost Summary by Phases (continued)
Phase I
Construction Cost
$316,000
Gross receipts tax (.6%)
$ 2,500
Overhead & Profit (6%)
25,000
Bond (.658%)
2,800
Contingency (10%)
42,500
General Conditions (8.5%)
35,900
108,700
Phase I
Total Construction Cost
$424,700
Architect's fee (12%)
50,300.
Furniture consultant
2,000
Decorative arts consultant
3,000
Music Room furnishings
20,000
75,300
Phase I
TOTAL PROJECT COSTS
$500,.000
Phase II
Exterior
Postponed from Phase I
$ 23,600
Interior
Electrical
$ 22,700
Fire Protection
50,000
Mechanical
81,000
General Trades
222,900
376,600
Phase II
Construction Cost
Gross receipts tax (.6%)
$ 3,200
Overhead & Profit (6%)
32,000
Bond (.658%)
3,500
Contingency (10%)
53,700
General Conditions (8.5%)
44,600
137,000
Phase II
Total Construction Cost
$537,200
Architect's fee (12%)
$ 63,600
Furniture consultant
7,200
Decorative Arts consultant
20,000
Furniture
72,000
162,800
Phase II
TOTAL PROJECT COSTS
$700,000
173 .
Cost Summary by Phases (continued)
Phase
III
Site
Roads and Walks
Landscaping Allowance
Carriage
House Allowance
Phase
II
Construction Cost
Gross receipts tax
(.6%)
Overhead & Profit
(6%)
Bond (.658%)
Contingency (10%)
General Conditions
(8.5%)
Phase
III
Total Construction
Cost
Architect's Fee (10%)
Phase
II
TOTAL PROJECT COST
Detailed Estimate by Trade.
$136,700
100,000 $236,700
504,400
$741,100
$ 5,900
44,500
6,500
97,900
83,200 238,000
$979,000
98,000
$1,077,000
Computer print-out sheets detailing the estimated costs by
trade which are summarized above are included in the Appendix
to this report.
174
1
PART VII
IMPLEMENTATION STRATEGIES
IMPLEMENTATION STRATEGIES
To implement the rehabilitation of the Turner -Dodge House,
strategies should be established to assure that this effort
is undertaken in a philosophically correct and financially
prudent manner. The following should be considered to meet
the responsimlity of undertaking work in a historic building
of national significance.
Review and Approval
This document should be reviewed in-depth to assure that
required functional needs are met and the preservation phil-
osophy inherent in its content is understood. A formal
presentation to the Parks Board and the Lansing City Council
is advised. If changes are necessary, such should come only
as a result of in-depth discussions between client and pro-
fessional. Final scope and budget must be approved by the
Parks and Recreation Department. This process is necessary
to assure complete understanding between all parties involved.
National Recognition
The Turner -Dodge house was placed on the National Register
of Historic Places on 14 September 1972. This is a highly
significant American building. It therefore is incumbent
on the client and.professional alike, that all planning is
done is such a way that the result will bear the scrutiny
of the public, city staff, elected officials, and the
preservation community.
176
Historic Preservation Responsibilities
The history woven into the fabric of this building provides
an outstanding physical record of the background of Lansing's
early development. This places a significant responsiblity
on those accountable for it. Because of this all rehabilitation
efforts must be carried out in accordance with the applicable
Preservation Standards established by the United States Se-
cretary of Interior:
• Provide a compatible use requiring minimal alteration.
• Do not destroy distinquishing original qualities.
• Do not undertake alterations which seek to create
an appearance earlier than the original date of
construction.
• Respect changes which have acquired significance in
their own* right.
• Treat stylistic features and examples of skilled crafts-
manship with sensitivity.
• Do not undertake cleaning methods that will damage
historic building materials.
• Undertaking alterations in a contemporary design
is acceptable providing significant material is not
destroyed and such design is compatible to the
building's historic character.
• Undertake alterations so that if removed in the future,
the integrity of the structure would be unimpaired.
177
' Archival Responsibility
The Turner -Dodge house is a historic structure of national
significance. Because of this, all records pertaining to
physical action on the building must be treated with archival
'
care. A search for missing historical data should be,on-
going. All construction records of this entire restoration'
program must be treated as archival records. The staff of
the Turner -Dodge House should be responsible for recording,
'
cataloging and storing all archival material.
Project Management
Strong consideration should be given to implementing this
rehabilitation through a construction management process.
If this were to be done, a single line of accountability
between the construction manager and the "owner", in this
'
case the City of Lansing would result. All preconstruction
and construction contracts would be held by the construction
manager and a single contract would exist between this company
'
and the City.
This process would create a single unified team under the
'
control of a'single entity - the project manager. The architect
and all required consultants could also join with the project
manager on a contractural basis. This would result in the
strongest continuity possible for the comprehensive restoration
of this significant historic building. The highest quality
'
of historic rehabilitation possible would result.
n
1
.178