Holbrook Mill - Preservation Presentation May 2013
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Preserving the old “Holbrook Mill” One of the oldest structures in Aurora, IL
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Holbrook Mill - Preservation Presentation May 2013
- 1. Holbrook MillHolbrook Mill 121 W. Benton Street ““The venerable stoneThe venerable stone building still stand todaybuilding still stand today as a relic of the early daysas a relic of the early days”” — Beacon News, January 27, 1927
- 2. TheThe WhyWhy - and -- and - TheThe HowHow
- 7. Holbrook MillHolbrook Mill History - Nineteenth CenturyHistory - Nineteenth Century • Built circa 1843Built circa 1843
- 8. Holbrook MillHolbrook Mill History - Nineteenth CenturyHistory - Nineteenth Century • Built circa 1843Built circa 1843 • Late 1850s it was operated as a livery stableLate 1850s it was operated as a livery stable
- 9. Holbrook MillHolbrook Mill History - Nineteenth CenturyHistory - Nineteenth Century • Built circa 1843Built circa 1843 • Late 1850s it was operated as a livery stableLate 1850s it was operated as a livery stable • Mid 1870s several different carriage works operated out of the structureMid 1870s several different carriage works operated out of the structure
- 10. Holbrook MillHolbrook Mill History - Nineteenth CenturyHistory - Nineteenth Century • Built circa 1843Built circa 1843 • Late 1850s it was operated as a livery stableLate 1850s it was operated as a livery stable • Mid 1870s several different carriage works operated out of the structureMid 1870s several different carriage works operated out of the structure • 1880s and 1890s the1880s and 1890s the ““Holbrook MillHolbrook Mill”” ground grist in the buildingground grist in the building
- 11. Holbrook MillHolbrook Mill History - Nineteenth CenturyHistory - Nineteenth Century • Built circa 1843Built circa 1843 • Late 1850s it was operated as a livery stableLate 1850s it was operated as a livery stable • Mid 1870s several different carriage works operated out of the structureMid 1870s several different carriage works operated out of the structure • 1880s and 1890s the1880s and 1890s the ““Holbrook MillHolbrook Mill”” ground grist in the buildingground grist in the building • White and Todd Lumber Company purchased the building in the earlyWhite and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage1900s and though most of the twentieth century it was used for storage
- 12. Holbrook MillHolbrook Mill 1867 view map of Aurora1867 view map of Aurora
- 13. Holbrook MillHolbrook Mill 1882 view map of Aurora1882 view map of Aurora
- 14. Holbrook MillHolbrook Mill 1950s view of Aurora1950s view of Aurora
- 15. Holbrook MillHolbrook Mill History - Twentieth CenturyHistory - Twentieth Century • Old Second National Bank purchased the propertyOld Second National Bank purchased the property and proposed demolition (late 1980s)and proposed demolition (late 1980s)
- 16. Holbrook MillHolbrook Mill History - Twentieth CenturyHistory - Twentieth Century • Old Second National Bank purchased the propertyOld Second National Bank purchased the property and proposed demolition (late 1980s)and proposed demolition (late 1980s) • Landmarked by the Aurora Historic PreservationLandmarked by the Aurora Historic Preservation Commission in 1990 to block demolitionCommission in 1990 to block demolition
- 17. Holbrook MillHolbrook Mill History - Twenty-first CenturyHistory - Twenty-first Century • Building sold in 2003Building sold in 2003
- 18. Holbrook MillHolbrook Mill History - Twenty-first CenturyHistory - Twenty-first Century • Building sold in 2003Building sold in 2003 • Roof collapses late March 2006Roof collapses late March 2006
- 19. Holbrook MillHolbrook Mill History - Twenty-first CenturyHistory - Twenty-first Century • Building sold in 2003Building sold in 2003 • Roof collapses late March 2006Roof collapses late March 2006 • I purchased the property in June 2006I purchased the property in June 2006
- 20. ““The venerable stone building stillThe venerable stone building still stand today as a relic of the early daysstand today as a relic of the early days”” — Beacon News, January 27, 1927
- 21. ““You donYou don’’t have a building You havet have a building You have four semi-parallel piles of stonefour semi-parallel piles of stone”” — House moving contractor, Fall, 2006
- 22. ““The venerable stone building stillThe venerable stone building still stand today as a relic of the early daysstand today as a relic of the early days”” — Beacon News, January 27, 1927 ““You donYou don’’t have a building You havet have a building You have four semi-parallel piles of stonefour semi-parallel piles of stone”” — House moving contractor, Fall, 2006 ““AKA: DaveAKA: Dave’’s Pile-O-Rockss Pile-O-Rocks”” — Dennis Buck, Curator Aurora Historical Society, Fall, 2006
- 23. The VisionThe Vision - vs. -- vs. - The RealityThe Reality
- 24. Holbrook MillHolbrook Mill The Vision -The Vision - A comparable limestone building in Batavia restored by Steve PatzerA comparable limestone building in Batavia restored by Steve Patzer
- 25. Holbrook MillHolbrook Mill The Reality - 2008The Reality - 2008 Holbrook Mill - Summer 2008Holbrook Mill - Summer 2008
- 26. Holbrook MillHolbrook Mill The Reality - 2008The Reality - 2008
- 27. Holbrook MillHolbrook Mill The Reality - 2008The Reality - 2008
- 28. The PlanThe Plan
- 29. Holbrook MillHolbrook Mill The Vision -The Vision -
- 30. Holbrook MillHolbrook Mill The Vision -The Vision -
- 31. Holbrook MillHolbrook Mill The Vision -The Vision -
- 32. Holbrook MillHolbrook Mill The Vision -The Vision -
- 34. Holbrook MillHolbrook Mill Problem: no suitable foundationProblem: no suitable foundation
- 35. Holbrook MillHolbrook Mill Problem: tuck-pointingProblem: tuck-pointing
- 36. Holbrook MillHolbrook Mill Problem: significant cracks throughoutProblem: significant cracks throughout
- 37. Holbrook MillHolbrook Mill Problem: bowing of the south-east cornerProblem: bowing of the south-east corner
- 38. Holbrook MillHolbrook Mill Problem: deterioration of front façade - south-east window/doorProblem: deterioration of front façade - south-east window/door
- 39. Holbrook MillHolbrook Mill Problem: mortar has continually eroded from the top of the wallProblem: mortar has continually eroded from the top of the wall
- 40. Holbrook MillHolbrook Mill Problem: joist bearing seats are irregular and will need significant workProblem: joist bearing seats are irregular and will need significant work
- 41. Holbrook MillHolbrook Mill Problem: four bricked up chimneysProblem: four bricked up chimneys
- 42. Holbrook MillHolbrook Mill Problem: wood timbers are developing rot and moldProblem: wood timbers are developing rot and mold
- 44. Holbrook MillHolbrook Mill ““The PlanThe Plan”” — dismantle and rebuild— dismantle and rebuild • Reclassify the building as anReclassify the building as an ““architectural ruinsarchitectural ruins””
- 45. Holbrook MillHolbrook Mill ““The PlanThe Plan”” — dismantle and rebuild— dismantle and rebuild • Reclassify the building as anReclassify the building as an ““architectural ruinsarchitectural ruins”” • Document existing structure in photos and measured drawingsDocument existing structure in photos and measured drawings
- 46. Holbrook MillHolbrook Mill ““The PlanThe Plan”” — dismantle and rebuild— dismantle and rebuild • Reclassify the building as anReclassify the building as an ““architectural ruinsarchitectural ruins”” • Document existing structure in photos and measured drawingsDocument existing structure in photos and measured drawings • ControlledControlled ““dismantlingdismantling”” of the building stone-by-stoneof the building stone-by-stone
- 47. Holbrook MillHolbrook Mill ““The PlanThe Plan”” — dismantle and rebuild— dismantle and rebuild • All materials are salvaged, cleaned, and storedAll materials are salvaged, cleaned, and stored
- 48. Holbrook MillHolbrook Mill ““The PlanThe Plan”” — dismantle and rebuild— dismantle and rebuild • All materials are salvaged, cleaned, and storedAll materials are salvaged, cleaned, and stored • Pour foundation and construct new internal structurePour foundation and construct new internal structure
- 49. Holbrook MillHolbrook Mill ““The PlanThe Plan”” — dismantle and rebuild— dismantle and rebuild • All materials are salvaged, cleaned, and storedAll materials are salvaged, cleaned, and stored • Pour foundation and construct new internal structurePour foundation and construct new internal structure • Reconstruct the buildingReconstruct the building’’s exterior using original materialss exterior using original materials and matching the original specificationsand matching the original specifications
- 50. Holbrook MillHolbrook Mill This plan (a complete reconstruction) provides a holistic solutionThis plan (a complete reconstruction) provides a holistic solution
- 53. STONESTONE byby STONESTONE Holbrook MillHolbrook Mill DismantlementDismantlement
- 54. STONESTONE byby STONESTONE byby STONESTONE Holbrook MillHolbrook Mill DismantlementDismantlement
- 56. PALLETPALLET byby PALLETPALLET Holbrook MillHolbrook Mill DismantlementDismantlement
- 57. Holbrook MillHolbrook Mill DismantlementDismantlement 142 pallets in all …142 pallets in all … …… eacheach WRAPPEDWRAPPED
- 59. Holbrook MillHolbrook Mill DismantlementDismantlement andand MOVED OFF-SITE FOR STORAGEMOVED OFF-SITE FOR STORAGE
- 61. fromfrom START….START…. …….. Holbrook Mill Dismantlement
- 62. fromfrom START….START…. …….. …….. Holbrook Mill Dismantlement
- 63. fromfrom START….START…. …….. …….. …….. Holbrook Mill Dismantlement
- 64. fromfrom START….START…. …….. …….. …….. …… toto FINISHFINISH Holbrook Mill Dismantlement
- 77. For LEED for Homes projects, there are eight credit categories.For LEED for Homes projects, there are eight credit categories. Within each of the categories, projects must satisfy prerequisites andWithin each of the categories, projects must satisfy prerequisites and may also earn points. The total number of points the project earnsmay also earn points. The total number of points the project earns determines its level of LEED certification.determines its level of LEED certification.
- 78. Innovation in design or innovation in operations creditsInnovation in design or innovation in operations credits Address sustainable building expertise as well as design measures notAddress sustainable building expertise as well as design measures not covered under the five LEED credit categories.covered under the five LEED credit categories. 5 out of a potential 11 points were earned by the Holbrook Mill5 out of a potential 11 points were earned by the Holbrook Mill Project in this category.Project in this category. Based on:Based on: •• Integrated Project TeamIntegrated Project Team •• Third-Party DurabilityThird-Party Durability Mgnt. VerificationMgnt. Verification
- 79. Location & linkage creditsLocation & linkage credits Encourages construction on previously developed or infill sites andEncourages construction on previously developed or infill sites and promotes walkable neighborhoods with access to efficient transportationpromotes walkable neighborhoods with access to efficient transportation options and open space.options and open space. 10 out of a potential 10 points were earned by10 out of a potential 10 points were earned by the Holbrook Mill Project in this category.the Holbrook Mill Project in this category. Based on:Based on: •• Site SelectionSite Selection •• InfillInfill •• Previously DevelopedPreviously Developed •• Existing InfrastructureExisting Infrastructure •• Outstanding CommunityOutstanding Community Resources / TransitResources / Transit •• Access to Open SpaceAccess to Open Space
- 80. Sustainable sites creditsSustainable sites credits 11 out of a potential 22 points were earned by11 out of a potential 22 points were earned by the Holbrook Mill Project in this category.the Holbrook Mill Project in this category. Based on:Based on: •• Limit Conventional TurfLimit Conventional Turf •• Management of Run-off from RoofManagement of Run-off from Roof •• Very High DensityVery High Density •• Pest Control AlternativesPest Control Alternatives Promotes strategies that minimize the impact on ecosystemsPromotes strategies that minimize the impact on ecosystems and water resources.and water resources.
- 81. Water efficiency creditsWater efficiency credits Promotes smarter use of water, inside and out, to reduce potablePromotes smarter use of water, inside and out, to reduce potable water consumption.water consumption. 5 out of a potential 15 points were earned by5 out of a potential 15 points were earned by the Holbrook Mill Project in this category.the Holbrook Mill Project in this category. Based on:Based on: •• High-Efficiency Fixtures and FittingsHigh-Efficiency Fixtures and Fittings •• Very High Efficiency Fixtures and FittingsVery High Efficiency Fixtures and Fittings
- 82. Energy & atmosphere creditsEnergy & atmosphere credits Promotes better building energy performance throughPromotes better building energy performance through innovative strategiesinnovative strategies 19.5 out of a potential 38 points were earned19.5 out of a potential 38 points were earned by the Holbrook Mill Project in this category.by the Holbrook Mill Project in this category. Based on:Based on: •• Enhanced InsulationEnhanced Insulation •• Greatly Reduced Envelope LeakageGreatly Reduced Envelope Leakage •• Minimal Envelope LeakageMinimal Envelope Leakage •• Enhanced WindowsEnhanced Windows •• Exceptional WindowsExceptional Windows •• Very High Efficiency HVACVery High Efficiency HVAC •• Efficient Hot Water DistributionEfficient Hot Water Distribution •• Pipe InsulationPipe Insulation •• ENERGY STAR LightsENERGY STAR Lights
- 83. Materials & resources creditsMaterials & resources credits Encourages using sustainable building materials and reducing waste.Encourages using sustainable building materials and reducing waste. 9.5 out of a potential 16 points were earned by9.5 out of a potential 16 points were earned by the Holbrook Mill Project in this category.the Holbrook Mill Project in this category. Based on:Based on: •• Framing EfficienciesFraming Efficiencies •• Environmentally Preferable ProductsEnvironmentally Preferable Products •• Construction Waste ReductionConstruction Waste Reduction
- 84. Indoor environmental quality creditsIndoor environmental quality credits Promotes better indoor air quality and access to daylight and views. 19 out of a potential 21 points were earned19 out of a potential 21 points were earned by the Holbrook Mill Project in this category.by the Holbrook Mill Project in this category. Based on:Based on: •• ENERGY STAR with Indoor Air PackageENERGY STAR with Indoor Air Package •• Enhanced Outdoor Air VentilationEnhanced Outdoor Air Ventilation •• Enhanced Local ExhaustEnhanced Local Exhaust •• Best FiltersBest Filters
- 85. Awareness & education creditsAwareness & education credits Encourages home builders and real estate professionals to provideEncourages home builders and real estate professionals to provide homeowners, tenants and building managers with the education and toolshomeowners, tenants and building managers with the education and tools they need to understand and make the most of the green building features ofthey need to understand and make the most of the green building features of their home.their home. 2 out of a potential 3 points were earned by2 out of a potential 3 points were earned by the Holbrook Mill Project in this category.the Holbrook Mill Project in this category. Based on:Based on: •• Enhanced TrainingEnhanced Training •• Public AwarenessPublic Awareness
- 87. Holbrook MillHolbrook Mill www.HolbrookMill.com for more photos and information see…for more photos and information see…
- 88. Holbrook Mill 121 W. Benton Street ““The venerable stoneThe venerable stone building still stand todaybuilding still stand today as a relic of the early daysas a relic of the early days”” — Beacon News, January 27, 1927
- 89. ““The venerable stoneThe venerable stone building still stand todaybuilding still stand today as a relic of the early daysas a relic of the early days”” — Beacon News, January 27, 1927
Editor's Notes
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage
- Built circa 1843 Late 1850s it was operated as a livery stable Mid 1870s several different carriage works operated out of the structure 1880s and 1890s the “Holbrook Mill” ground grist in the structure Since the early 1900s, White and Todd Lumber Company purchased the building in the early 1900s and though most of the twentieth century it was used for storage