Editor’s Note: A version of this story was published in the Fall 2023 issue of Extant, a publication of the Preservation Alliance for Greater Philadelphia.

The Spence Building has been brought back to its former glory. | Photo: Peter Woodall

The Spence Building is an important historical landmark in the heart of West Chester, but the 1890 building had fallen into a state of disrepair and was in need of extensive restoration. Extant spoke with the owner, Zukin Realty, and PZS Architects about their process of revitalization, which began in 2022 and focused on maintaining the integrity and character of the original structure. The meticulous restoration earned a 2025 Grand Jury Award from the Preservation Alliance.

Extant Magazine (EM): What was the building’s original use?

Zukin Realty (ZR): Built in 1890, the Spence Building served as a residential space and dining establishment under the ownership of James Spence, the first African American to own a liquor license in Chester County. When the Zukin family purchased the building, it was being used as apartments above a ground-level bakery.

The Spence Building in the 1920s. | Photo courtesy of Chesco250

EM: What was most important to preserve?

ZR: The most important aspects to preserve were both the historical integrity of the building’s exterior and the legacy of James Spence. Restoration efforts focused on ensuring the Spence Building complemented the adjacent historic fabric of West Chester. The facade and slate roof were carefully restored, and the stucco exterior was removed to reveal the original cut sandstone. Original features, such as the interior access stairway and railing, and the curved entry door and windows on the first floor were restored. The roof was replaced with historically accurate slate and copper.

Equally important was honoring the story of the building’s original owner. We achieved this by preserving the building’s original character and ensuring its integrity for many more years.

EM: What was the client’s original vision? Did it change over time?

PZS Architects (PZS): The client’s original vision was to honor the historical vernacular of Gay Street through the building’s exterior restoration, while upgrading the apartments and common areas and ensuring compliance with current building codes. Initially, the plan was to save the facade and 15 to 20 feet of the existing building and add a new modern structure behind it. However, as the project evolved, the value of full preservation became clear. The vision shifted to saving the entire building, restoring the front and a portion of the rear facade and constructing an addition at the rear, all while maintaining the character of the original structure.

The Spence Building and others along Gay Street in the 1960s. | Photo courtesy of Chesco250

EM: What was the biggest preservation challenge?

PZS: Preserving the building’s historical features in order to meet the requirements of the State Historic Preservation Office and obtain historic tax credits was a challenge on this project. One of the most difficult aspects was restoring the facade, which required careful attention to historical accuracy. Designing modern apartments within the existing structure, while preserving key elements like the original hallway, posed some additional design and construction challenges.

EM: What was the project’s biggest surprise (good or bad)?

PZS: The original intent was to re-stucco the building, which was peeling off and had a faux- brick finish. We had received permission from SHPO to re-stucco, and when we started to prep the building for new stucco, we made an important discovery–the building’s original sandstone had been covered for more than 70 years. We removed the stucco and cleaned, restored, and repointed the sandstone, bringing the exterior back to its original appearance.