Morgan County Courthouse Exterior Restoration

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1 Morgan County Courthouse Exterior Restoration Restoration Needs Assessment Date: June 8, 2009 Prepared for: Morgan County, Illinois

2 TABLE OF CONTENTS Table of Contents...1 Executive Summary...2 Introduction...3 Project Background...4 Conditions Assessment/Recommendations Masonry...7 Roofing...11 Wood Windows...14 Wood Framing and Architectural Trim...15 Historic Architectural Features...17 Mechanical, Electrical & Plumbing Systems Overview/Recommendations...18 Plumbing and Fire Protection Systems...20 HVAC System...26 Electrical System...33 Priorities...43 Exhibit 1 - Construction Chronology...E1-1 Exhibit 2 - Detailed Cost Estimate...E2-1 White & Borgognoni Architects, P.C. June 8, 2009 Page 1

3 EXECUTIVE SUMMARY This report presents the results of investigations conducted at the Morgan County Courthouse, located in. The study was led by White & Borgognoni Architects, P.C. BRiC Partnership provided services in the evaluation of mechanical and electrical systems. Onsite investigations were completed during March and April The scope of the study included assessing the exterior conditions of the building, and the building s mechanical and electrical systems. The building exterior, including cornices, modillions, belt courses, and arched openings, is constructed of Joliet Limestone. The towers are of wood-frame construction with mansard roofs, and have profiled wood cornices and trim. The steep-sloped roofs have asphalt composition shingles; the low-slope roofs have rubber membranes. The building remains largely unchanged from its 1869 construction. Modifications to the original building include removal of the bull s eye windows at southeast tower; replacement of slate shingle roofing with asphalt composition shingles at the mansard roofs; removal of ornamental cresting from the tops of towers and dormers; removal of the flag pole from the southwest tower; removal of iron fencing around the courthouse property; and, removal of the statue of justice from atop the south facade of the building. The study included a review of the County s records of previous repairs to the building, and of the National Register of Historic Places Inventory-Nomination Form. On-site investigations were performed to determine the conditions of exterior walls, roofing, windows, and trim were examined. The investigations were non-destructive and limited to observable surface conditions and probes of wood materials. Recommendations for repairs and preliminary estimates of construction costs for the restoration work are presented in this report. It is recommended that all repairs and restoration work follow the Secretary of the Interior s Standards for the Preservation of Historic Structures and Standards of the Rehabilitation of Historic Structures. Conditions which were observed and which are recommended for repairs and restoration include: Restoration of masonry Repair/replacement of roofing and guttering Restoration of wood components Re-establishing original architectural features Upgrading mechanical and electrical systems White & Borgognoni Architects, P.C. June 8, 2009 Page 2

4 Scope of Study INTRODUCTION The scope of this study is to assess the conditions of the exterior, and of the internal mechanical and electrical systems of the historic Morgan County Courthouse, constructed in 1869 in. The purpose of the study is to provide guidance for preserving the exterior of the building following historic preservation standards, and upgrading the mechanical and electrical systems to comply with current codes and comfort needs. This report provides a summary of field investigations of existing conditions, recommendations for stabilization and restoration of the exterior, recommendations for upgrading mechanical and electrical systems, and preliminary budget estimates for the recommended work. Study Team The evaluation of the exterior and coordination of the study was performed by White & Borgognoni Architects, P.C. The evaluation of the mechanical and electrical systems was performed by BRiC Partnership. On-site investigations were performed during March and April This report presents the results of the field investigations and provides recommendations for the building restoration and mechanical and electrical systems upgrades. Methodology The study included the following: 1. Review of previous work contracts from Morgan County files. 2. Verification of existing observable conditions of the building. 3. Interviews with previous service contractors 4. Consultations with restoration products manufacturers. White & Borgognoni Architects, P.C. June 8, 2009 Page 3

5 PROJECT BACKGROUND The following historical information was obtained from the National Register of Historic Places Inventory-Nomination Form, prepared in April The Morgan County Courthouse is listed in the National Register of Historic Places. Three successive courthouse buildings have served Morgan County. The third, and present, courthouse building was completed in November The building is a three-story, detached, limestone masonry block example of an eclectic blend of the towered Italianate Villa with the French Second Empire style. The unmatched towers at three corners of the building give emphasis to the vertical, architectural design. The architect for the building, Gurdon P. Randall, of Chicago, designed courthouses, schools, and churches in the Midwest. The Morgan County Courthouse is an excellent example of his work. When completed, the building cost $204, to construct. Exterior Design and Modifications The exterior walls of the present courthouse were constructed of limestone, quarried at Joliet, Illinois and shipped to Jacksonville by rail. Smooth sawn blocks were used for the wall surfaces. Rusticated blocks of stone were used at the base of the building and to create quoins at the corners of the building, and give a solid permanence to the structure. Extruded belt coursings, corner piers, paneled friezes, and scroll-shaped stone cornice brackets were used to emphasize the monumental character of the building s design. Stone hoods cap the round-top windows. The roofs of the main building are straight-line mansards. The towers at the southwest, southeast, and northeast corners of the building have straight-line mansard roofs. The northeast tower is the flue for the building s heating plant. The mansard roof of the main building is interrupted by a low gable roof facing east and west. A flat section of roofing is located behind the upper edge of the main mansard roofs. Arched-top dormers, constructed of wood, break out of the mansard roofs of the southwest and southeast towers. Originally, bulls -eye windows were located in the east tower and front mansards. The mansard roofs were originally polychromed slate. The slate was removed and replaced by asphalt composition shingles ca. 1950s or early 1960s. It is likely that the bull s-eye windows in the east tower and the front mansard were removed and covered by the roofing at this time. The gable roof also has asphalt shingles. The flat profile roof sections have single-ply rubber membranes. In 1987, the asphalt shingles at the east and west towers, and the mansard roofs were removed and replaced with new asphalt shingles. At this time, the stone box gutter was White & Borgognoni Architects, P.C. June 8, 2009 Page 4

6 removed from the east tower, and was replaced with lead-coated copper guttering. Iron cresting and finials which originally capped the towers and dormers were removed between 1891 and A flag pole originally extended from the top of the southwest corner tower, but it has been removed. An eight feet tall statue of Justice originally stood on a stone pedestal sixty-four feet above the front entrance on the south facade of the building. The statue was carved from one solid block of white pine by the firm of Campbell and Colby, of Mystic Bridge, Massachusetts. The statue was removed sometime between 1903 and The one-foot high pedestal was incorporated into the roof line of the south wall during the re-roofing project completed in the late 1950s or early 1960s. Windows throughout the building have round-tops and wood sashes. Bull s-eye windows punctuate the basement and third floor levels. The original cast-iron fencing was removed from the south facade before An ornamental iron fence which originally extended around the courthouse property has also been removed. The original limestone front steps, except for the two upper ones, were replaced with concrete, and a handrail was added. This modification probably occurred in the 1950s or early 1960s. The original double entry doors were replaced in 1907 with lighter and more easily managed doors. Later, these doors were later replaced with glass and aluminum doors. The exit doors from the southwest tower to the front portico appear to be the original1869 doors. Various repair projects related to the exterior masonry have been performed at the courthouse. Records available from the County indicate that in the early 1960s, the exterior masonry was tuckpointed and a glaze of silicone was applied. In 1987, a significant masonry repair project was completed. Exterior masonry surfaces were chemically cleaned, all mortar joints were repointed, a stone strengthener was applied to cornice stones, watertables and ledges, and a coat of Thoroseal was applied. Previous concrete patches on the upper front gable were stained for more compatibility with the existing masonry. Coping stones were inspected and reset, and perimeters of openings and front porch decks were caulked with elastic, rubber sealant. The stone belt courses at the east, south, and west towers were repaired by removing loose deteriorated stone and installing patches. In 2001, additional repairs included removal of the coating from the stone belt courses, removal of loose stone flakes from the entire building and patching with mortar, caulking or tuckpointing open mortar joints, and application of an White & Borgognoni Architects, P.C. June 8, 2009 Page 5

7 elastomeric coating and waterproofing to the belt stones. A number of renovations of the building interior and modifications to infrastructure have been completed throughout the life of the courthouse. Because the primary focus of this study is on the exterior stabilization of the building, and upgrading of mechanical and electrical systems, details of interior renovations and modifications are not presented here. A chronology of construction and significant exterior and interior repair projects which have been completed at the courthouse between 1869 and 2001, is included as Exhibit 1 of this report. White & Borgognoni Architects, P.C. June 8, 2009 Page 6

8 CONDITIONS ASSESSMENT/RECOMMENDATIONS The following information is a summary of conditions observed during the performance of field investigations. Recommendations for repairs and restoration treatments are provided for each condition which was observed. Because of the historic architectural significance of the Morgan County Courthouse, it is recommended that all repairs and restoration work follow the Secretary of the Interior s Standards for Rehabilitation, and the Guidelines for Rehabilitating Historic Buildings. These standards and guidelines are the recommended courses of action to follow so that the historic preservation of the courthouse may be successfully planned and so that the building's important or "character-defining" architectural materials and features are preserved. Masonry Observed Condition: Surface Coatings Applied to Stone. The masonry of the Morgan County Courthouse appears to be a buff limestone, but on closer examination it is a grey limestone that has a buff colored coating. This coating is flaking and spalling off the surface of the existing stone. In reviewing the building records, it appears the buff colored coating is a product called Thoro-Coat and that it was applied in the 1980's. A second type of stone coating was added to horizontal stone surfaces, such as the top of the decorative carved stone band under the second floor windows. This coating appears to have been applied to prevent water from infiltrating the stone. The coating is partially intact, but has significant areas of deterioration. M-2: Stone Coating at Ledges M-1: Stone Coating White & Borgognoni Architects, P.C. June 8, 2009 Page 7

9 Recommendations. It is recommended that the buff colored coating covering the existing limestone be removed to examine the condition of the limestone beneath it. Several manufacturers produce cleaners which might be effective at removing the coating. Testing should be performed to find an appropriate cleaning product which would remove the coating without damage to the underlying limestone. Once the buff colored coating has been removed, damage to the existing limestone will be more visible to inspection. The second coating at the horizontal stone surfaces should also be removed. The stone beneath is recommended to be patched or replaced. New stainless steel flashing is recommended to prevent future water infiltration in these locations. Observed Condition: Stone Patches. There are numerous locations on the building where the limestone was patched using a cementitious patch material. This is most noticeable at various decorative bands on the building which are completely covered with cementitious patch materials, but are located on other masonry areas as well. The workmanship on the patches varies, and in some places the original profile of the banding is no longer recognizable. The condition of the patches also varies, and some are in good condition while others are significantly deteriorated. Recommendations. Existing cementitious patches have been used in small areas, such as chipped corners, as well as extensive areas, such as entire carved bands. Extensive patches which are in poor condition are recommended to be removed, and replaced with natural limestone to match the original appearance. This would apply to most horizontal banding on the building, where patches appear to cover most of the limestone profiles, as well as numerous brackets on the southeast tower. Smaller cementitious patches which are in poor condition are recommended to be replaced with new cementitious patches. M-3: Damaged Stone Patches at Banding M-4: Damaged Stone Patches at Brackets White & Borgognoni Architects, P.C. June 8, 2009 Page 8

10 Existing patches which are in good condition but which do not match the color of the adjacent stone should be removed and replaced with new cementitious patches that are color matched to the adjacent stone. Smaller patches which are in good condition and which match the color of the adjacent stone are recommended to be left in place. Sample areas of patching materials should be installed and observed for color and texture compatibility with the adjacent stone. Observed Condition: Mortar Deterioration. The existing mortar joints appear to be in good condition. There are very few areas of visible deterioration. There are several locations where cracks in the mortar were observed. Recommendations. Existing mortar appears to be in good condition, and is recommended to be left in place. Where cracking of the mortar joints has occurred, it is recommended that the joints be ground out and re-pointed with new mortar to match the existing mortar. Observed Condition: Stone Deterioration. There are locations where significant limestone damage was observed on the north side of the east tower. At the stone sill at the base of the mansard roof area, a portion of the existing stone has large horizontal cracks parallel to the natural veining of the stone. A built-in gutter was added on top of the stone sill, and a tear in the membrane lining was observed. It appears that the stone was damaged due to water penetration combined with freezing weather causing the water to expand and damage the stone. The damage is severe and is located above a paved parking area on the east side of the building. A keystone in a decorative arch on the chimney in the northeast corner of the building has been dislodged and appears to be in danger of falling onto the roof below. M-5: Damage at Stone Sill M-6: Keystone at Chimney White & Borgognoni Architects, P.C. June 8, 2009 Page 9

11 There is also significant limestone damage at some of the stone brackets at the southeast tower cornice. The brackets appear to have been patched numerous times with cementitious patch materials. The patches are in fair to poor condition, and vary in color from the adjacent limestone. Recommendations. Existing limestone pieces which are cracked are recommended to be replaced or patched, depending on the severity and location of the cracking. Small chips and holes are recommended to be patched with a cementitious patch material to match the color of the adjacent limestone. The damaged stone at the north side of the southeast tower should be replaced with new stone to match the existing. Because of the potential for the loose stone at this location to fall from the building onto the parking area below, this condition should be addressed immediately. The existing built-in gutter should be rebuilt to prevent further water infiltration. Samples of the existing stone and mortar should be submitted to a testing laboratory to confirm the original materials to be used in the restoration process. Application of a breathable, vapor permeable, water-repellent coating may be beneficial to reducing moisture penetration into stone and mortar surfaces. Test areas of selected water repellents should be treated and allowed to stand for several months to establish whether or not staining or discoloration will result from treatment. Observed Condition: Cementitious Coating Deterioration. The elongated pyramidal top of the chimney in the northeast corner of the building appears to be a cast concrete material with a red coating. The concrete is deteriorated and cracked in several locations. Recommendation. The concrete cap at the top of the chimney is recommended to be patched at deteriorated and cracked areas, and to be re-coated with an epoxy paint coating. Observed Condition: Soiling of Stone. The existing masonry shows some staining and soiling in some locations. It is recommended that testing be performed to find appropriate cleaners and cleaning methods prior to the design of the masonry restoration project. Damaged mortar and stone should be repaired prior to undertaking masonry cleaning in order to minimize the introduction of additional water into the masonry as a result of the cleaning procedure. White & Borgognoni Architects, P.C. June 8, 2009 Page 10

12 Recommendation. A thorough cleaning of the existing masonry is recommended, to remove all atmospheric and biological staining on the surface of the limestone. Testing should be performed to find an appropriate cleaning products which will remove the coating without damage to the underlying limestone. M-7: Damage at Chimney Cap M-8: Soiling of Stone Roofing Observed Condition: Asphalt Shingle Roofing. The existing roofing materials include three-tab asphalt shingles, which are located on the mansard roof areas and at the gable roof area. Membrane roofing is installed at low-sloped roof areas on the top of the southeast tower and at the south roof area between the two towers. Copper flat seam roofing was observed on the tower dormer roofs and the southwest tower, and copper standing seam roofing was observed on the entry vestibules. Existing built-in gutters were observed throughout, and most appear to have been installed after the original date of construction. Records indicate that the original sloped roof areas were covered in slate shingles. The existing three-tab shingles appear to be in good condition in most areas. The shingles on the main gable roof area were replaced at different times due to tornado damage. There is damage apparent at shingles on the mansard roof areas at various locations, including missing shingles, and areas of damaged decking. Leaking was reported on the west side of the southeast tower, and appears to be coming from the intersection of the metal dormer roof and the shingle mansard roof. White & Borgognoni Architects, P.C. June 8, 2009 Page 11

13 Recommendations. In the short term, new three-tab asphalt shingles are recommended to be patched into any locations where shingles are missing. New roof deck and new shingles are recommended at areas where existing roof deck appears to be damaged. The asphalt shingles which were replaced recently due to tornado damage are recommended to be left in place, replacing damaged or missing shingles as needed. In the long term, it is recommended to re-roof the shingled areas with a more historically accurate material. The original roofing material was polychrome slate. This would be the ideal replacement for the asphalt shingles. Slate is a relatively expensive roofing material, and should it be cost-prohibitive to install new slate roofing, some less expensive alternatives are available. One alternative is a synthetic slate, made from plastic or rubber. 50 year warrantees are available on some of these products. Another alternative is a metal shingle which would give a similar appearance to the slate roofing. It is recommended that the shingle roofing assembly be sampled and analyzed for any potential asbestos content as part of the design phase. Observed Condition: Membrane Roofing. The flat and low-slope sections of the roof behind the mansards have single-ply rubber membrane roofing. The existing membrane roofing appears to be in good condition in most areas. There are sections on the southeast part of the building where the membrane is no longer properly adhered to the roof deck. The membrane roofing at the east tower is not properly adhered either. Recommendations. The membrane roofing which is in good condition is recommended to be left in place. The membrane roofing which is no longer properly adhered should be re-adhered. The roof membrane manufacturer would have recommendations for readhering the membrane which would be compatible with the existing roofing warrantee. Any new work on roofing with an existing warrantee should be performed in such a way as to retain the balance of the warrantee Observed Condition: Copper Seamed Roofing. The tower dormer roofs and the roof of the southwest tower have copper flat-seamed roofing which has been coated with a red colored coating in most places. The roofing appears to be in fair condition in most places, but damage was visible at the southwest tower roof, near where the original flag pole was mounted. The red colored coating was also visible at the standing seam roofing at the entry vestibules. White & Borgognoni Architects, P.C. June 8, 2009 Page 12

14 Recommendations. The existing copper roofing at the southwest tower is recommended to be removed and replaced with new flat seam copper roofing. The copper roofing at the tower dormers is in fair condition, and appears to still be serviceable. There is an active leak at the southeast tower, on the west side. This might be due to the shingle roofing or the copper dormer roofing. Damage to the flooring inside the southeast tower, pigeon coop framing, and potentially hazardous pigeon droppings and debris prevented a thorough inspection of the interior for evidence of leaking. Observed Condition: Built-in Gutters. The existing built-in gutters appear to have been added after the original construction. Some appear to be sheet metal with a silver-colored roofing repair coating on top. Others appear to have a black membrane liner. Many are in poor condition. Recommendations. The existing built-in gutters are recommended to be removed and rebuilt. The re-built gutters are recommended to have a rubber membrane underlayment with a copper liner for maximum durability. Any damage to the underlying wood or stone structure is recommended to be repaired and/or replaced prior to installation of the new gutter assembly. The existing down spouts appear to be in good condition, and are recommended to remain in place. Any damaged areas of down spout, especially areas where leaking occurs, are recommended to be repaired. R-1: Damage at Tower Roof R-2: Damage at Built-In Gutter and Fascia White & Borgognoni Architects, P.C. June 8, 2009 Page 13

15 Wood Windows Observed Condition: Wood Windows. The Courthouse has painted wood windows. The condition of the wood varies from good to poor. The existing wood windows have been modified in several locations, most notably at the sills, where painted metal sill flashing appears to have been added after the original construction was complete. Several windows have been modified by adding storm windows and screens at the lower sashes. The wood windows show some signs of deterioration, primarily at the lower jambs, the bottom rails of the lower sashes, and at the bottom segments of circular shapes. Entry vestibules are located at the east and west sides of the building, and do not appear to be part of the original construction, although they appear to have been in place for the majority of the building s lifespan. The vestibules show only minor deterioration, mostly at the base of the windows. Recommendations. Existing wood windows are recommended to be restored. This will involve removal of existing paint, repair or replacement of damaged wood, including sills, lower jambs, and sashes. Any missing hardware is recommended to be replaced, and all windows should be made operational. New storm windows are recommended to improve thermal performance of the windows, and new sealant is recommended at the perimeter of all windows. The minor damage at window members at the entrance vestibules are recommended to be replaced or repaired. WW-1: Storm Window Added to Historic Window WW-2: Damage at Bottom of Circular Window White & Borgognoni Architects, P.C. June 8, 2009 Page 14

16 It is recommended that all wood components of the windows be scraped and painted. It is also recommended that the original wood windows be sampled to determine what species of tree was used. It is recommended that the paint be sampled for lead prior to undertaking work that would disturb the painted surfaces. It is recommended that all wood window components on the building should have loose paint removed, the surfaces prepared for new paint, and one coat of primer and two coats of finish paint be applied to them. Testing of existing paint will determine if lead is present, and any work removing and preparing wood for new paint should be performed within appropriate safety guidelines. Any damaged wood should be repaired with epoxy or replaced. Wood Framing and Architectural Trim Observed Condition: Wood Framing and Architectural Trim. The Courthouse has painted wood cornices, brackets, dormers, and entry vestibules. The wood condition varies from good to poor. Some wood fascia boards have been replaced and are not original. The existing wood cornices and brackets show some areas of deterioration, but mostly appear to be in good condition. The wood brackets are in excellent condition, and have weathered much better than the stone brackets on the southeast tower. Metal bird screen was added to the back sides of the brackets to prevent roosting. Some areas of wood fascia are damaged or deteriorating, particularly where wood members were previously replaced. The existing wood framing and trim work at the dormers on each tower show significant damage, particularly at pilasters supporting the dormer structures. There is visible deflection of the pilasters, and it appears to be due to water damage. Painted sheet metal flashing at the base of the pilasters appears to have been added to address the water problem, but was either not adequate or installed after the damage occurred. This flashing appears to be designed improperly, with no drip edge at the bottom. Water can continue to migrate under the flashing via capillary action. The upper dormer framing appears to be in good condition, although it is affected by the deflection and sagging of the lower pilaster areas. The louvers on the southwest tower are in poor condition, with a number of the louver blades dislodged and deteriorated. Painted metal flashing at the base of the louvers is in fair to poor condition. The clock faces and wood numerals appear to be in good condition, and probing of the wood did not reveal any deteriorated White & Borgognoni Architects, P.C. June 8, 2009 Page 15

17 material. Recommendations. Existing wood cornices, including fascia boards and wood brackets are recommended to be restored. Damaged wood at fascia boards and cornices are recommended to be replaced with an appropriate decay-resistant wood. Existing wood dormers are recommended to be reconstructed where excessive damage has occurred. Wood that is in good condition is recommended to remain in place, and to be modified as required for installation of new wood components to replace damaged components. Existing conditions should be studied carefully during the design phase to determine if it is feasible to return the dormers to plumb and level conditions. Existing metal flashing at wood dormers is recommended to be removed, and conditions beneath assessed. New, properly designed flashings with drip edges are recommended to be installed along with replacement wood components. Wood louvers are recommended to be removed and replaced to match the original louvers. WD-1: Dormer Damage WD-2: Louver Damage White & Borgognoni Architects, P.C. June 8, 2009 Page 16

18 Historic Architectural Features The architectural elements listed below are recommended as considerations for long-term restoration. These design features are character defining features that have been lost from the original design and construction of the building. Given the historic landmark quality of the Morgan County Courthouse and its prominence in Jacksonville s downtown, the building is a worthy candidate of restoration efforts that would more accurately restore the building to its historic design. Restoration of the following architectural design features is recommended: replace metal cresting at the dormers and towers replace iron fencing around the courthouse property replace bull s eye windows at southeast tower replace the statue of justice replace the flag atop southwest tower White & Borgognoni Architects, P.C. June 8, 2009 Page 17

19 Overview MECHANICAL, ELECTRICAL & PLUMBING SYSTEMS The mechanical and electrical systems for this building, originally constructed in 1869, have been changed and supplemented over the years. Many of the modifications to the building systems appear to have been made on an as-needed basis. Thus, the installation dates for the majority of the systems that are currently in service have been difficult to ascertain. General systems knowledge has allowed educated assumptions to be made regarding approximate age and remaining life expectancy for the purposes of this study. Most of the mechanical and electrical upgrades to date have not really taken an historic preservation approach to the installations. For example, the window air conditioning units, with their interior and exterior appearance, are not consistent with a historically accurate appearance. The exposed electrical panels, conduit, cabling, and exposed plumbing piping also would not normally be considered desirable architectural features from either an historic or modern perspective in this type of building. The ideal solution from an architectural and engineering standpoint would be to remove all incompatible previous upgrades of the mechanical and electrical systems in a comprehensive manner that would conform to the original building character. Construction costs will likely be higher in order to reach the ideal solutions to mechanical, electrical, and plumbing systems upgrades. For example, concealing piping and conduit in walls and ceilings would require demolition and restoration of existing architectural finishes, as well as more costly systems installations. Concealing or hiding equipment may also lead to additional costs and create space limitations that need to be addressed. Recommendations The scope of this survey did not include a study of the functional space utilization, fire/ life safety code evaluations, security or accessibility reviews. These types of studies and the resulting designs for the current and future building utilization have a large impact on the MEP systems replacements and retrofits that normally go hand-in-hand. To the extent that the County considers significant investments in new mechanical and electrical systems upgrades, it would appear prudent that the building utilization be considered prior to undertaking major upgrades to the MEP systems. Some work involved in upgrading the MEP systems would likely be irreversible or would require additional modifications, with the associated costs, should the space needs change. The recommendations and associated budget costs that are included in this assessment do not include achieving the ideal conditions of concealing previously installed systems that are not indicated for replacement. New systems would be concealed to the greatest extent possible. BRiC Partnership, LLC June 8, 2009 Page 18

20 Major replacements of mechanical and electrical systems in occupied buildings can be problematic and also lead to increased construction costs. Detailed analysis of construction scheduling and procedures will be needed in order to allow continued occupancy. Other options of staff relocations could be considered if space is available and economically viable. These types of decisions will need to be developed at later stages of project design. BRiC Partnership, LLC June 8, 2009 Page 19

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