North Adams Making Plans to Address Library Belvedere
NORTH ADAMS, Mass. — With a $75,000 matching Mass Historic grant, city officials are moving closer to addressing the library's decrepit belvedere.
"This is the closest we have ever been so for me, being part of this process since 1992, it is very exciting, and I hope you are excited too," Mayor Jennifer Macksey said.
"... We used to say from a distance, it looks beautiful. Now from a distance, you can see it worn."
On Thursday, Macksey met with the library trustees to hold early discussions on how to fund the project which was originally estimated to cost $375,000. Macksey hopes to use a mix of Sale of City Owned Property Account funds and money from Cariddi bequest to make up the difference.
"As time goes on and as this project evolves, we'll see where dollars fall or other opportunities fall," she said. "My biggest fear is that it's going to be over the $370,000 in the sense of where we are with construction in general … So we do have some funds available, but once we get to bids then we'll really drill down on the price. We certainly don't want to exhaust the Cariddi fund."
After bids are opened and a clearer understanding of the total project cost is established, the cost split can be discussed.
She said other grants could become available later. While she's open to borrowing to finish the project, she prefers to use existing funds.
Trustee Chairwoman Tara Jacobs noted that the Cariddi money can be used for maintenance, but according to the will it should be used for other things including programming, operational costs and library enhancements. Therefore, she expressed reluctance to deplete the account for the belvedere project.
"We should encourage the bond idea," Jacobs said after Macksey left the meeting. "I keep going back to the will and the language, and it did include maintenance expenses so putting some money towards that is fine but putting all of it towards that is not to me actually honoring that legacy."
Also with so many other needs in the library, she was hesitant to spend down the fund which Ely Janis guessed had about $270,000 left in it.
"There's so many issues in this building that are historical in nature still that are going to exist after this," Jacobs said. "To drain it leaves us without any ability to participate in intermediate maintenance of the building."
Depending on how much the administration asks for, the Trustees felt it would be reasonable to counter with a capital campaign knowing ultimately the city can use the the Cariddi money without their approval.
The request for proposals should be complete before the end of the month. Bids will be due in March and an award will be given in February. The project goes to the lowest qualified bidder.
Earlier in the meeting, architect Christopher Warnick gave an outline of the project. He didn't sugarcoat it.
"It is sad to say that it is actually in very rough shape, and it is really going to be a challenge to bring it back to its former glory," he said. "… Unfortunately, literally every surface in this belvedere needs to be addressed."
The largely wooden structure has suffered dry rot from years of snow, ice, and rain. Irreparable sections will be replaced, adhering to Mass Historic standards.
The membrane roof is a main concern. Ice damming has caused leaks where the rubber and metal roofs meet. This substantial leak is directly above the vault. To address this, he suggested using a liquid-applied membrane that is built up in a series of layers
Warnick noted the slate roof appears to be in good condition.
The structure's size does not make this technical work any easier or cost-effective.
"When you stand here at ground level and look up it's a house," he said. "It is a building on top of a bigger building so it's not a small scope. It might seem straightforward, but it is actually pretty tricky just getting up there and getting access to all sides safely without damaging anything."
He said the project will likely include pipe scaffolding that will need to be wrapped around the belvedere.
Warnick noted a positive aspect: the windows won't need replacing. While most aren't original to the building, they're in great condition and only need scraping and reglazing for proper restoration.
Macksey opened the meeting with an apology for not keeping the trustees better informed, explaining that the grant process moved rapidly. The trustees did not know the city applied for the grant.
"We were so excited that we got the grant that we sorta forgot about you, and I apologize for that," she said. "We didn't forget because you weren't part of it. We felt at the time that it was more of an operational thing, and we really weren't at the point where we could execute the project but, we are now."
Auditor Stacy Abuisi added that it was also very last minute. She said the application was pulled together in around five days.
Abuisi added that state Rep. John Barrett III secured a grant that allowed the city to complete the engineering and design work in advance, which enabled them to act quickly.
According to Warnick, Mass Historic has strict requirements, limiting the project to qualified contractors. He found 10 qualified regional contractors, and Mass Historic suggested 10 more.
"So there's going to be multiple bidders which is really going to help hopefully get the cost to where it is extremely competitive," he said.
Trustee Richard Taskin questioned whether there's a cost ceiling, given expected bids exceeding the $375,000 mark.
Macksey said it is something the city simply must address.
"We have to do something because the roof is leaking into the vault. We know that and we don't want to lose more of our infrastructure," she said. "Mass Historic won't let us just go up and put a new roof. We have to do it to their standard, but we also can't go bankrupt on just this portion of the building," she said. "... My feeling is this is something that has been on the list for so long and so neglected. It's become an eyesore, one of the most beautiful buildings we have in the city … we have to do this before it causes more damage."
Jacobs asked about other projects including the derelict porch off the side of the library and the actual interior of the belvedere.
Warnick said the grant only addresses the belvedere but Macksey added once the city starts a project with Mass Historic, the organization is more likely to look favorably on future projects and grants.
Jacobs pressed for more specific details about the belvedere's interior, noting that the trustees hope to eventually utilize the space. Simply buttoning up the exterior won't grant public access.
Warnick could not provide a solid estimate because so much would depend on the scope of an interior renovation but estimated, in general, the exterior work is 250 to 300 percent more challenging.
Conversations between the Mayor and the Trustees about the Belvedere are likely on hold until bids are opened. However, Macksey plans to attend the next trustee meeting with the building inspector for a walk-through to discuss in-house repairs the city can make to address other library concerns.
Tags: historic buildings, mass historic, public library,
