Slavic Village Building Condition Review

Transcription

1 Slavic Village Building Condition Review Slavic Village Development May 8, 2015

2 Page 1 EXECUTIVE SUMMARY City Architecture was commissioned by Slavic Village Development to review five existing facilities at the intersection of East 55 th Street and Broadway in Cleveland, Ohio to prepare a list of repairs, modifications and provide a proposed development options for the buildings. The buildings consist of the following: 1. Badgley Nichols Building 2. Carnegie Buildings 3. Marshall Building 4. Columbia Building 5. Viola Building For ease of reading this report we have assumed a Report North position. See the Key Plan above. We have listed the comments with the associated photos below the comments. The Viola Building, even though it is one building, was separated into the northern portion and the southern portion and they are very different conditions.

3 Page 2 The Carnegie Buildings are two small one story buildings that are side by side and not currently owned by Slavic Village at this time therefore only a cursory exterior review was performed. The vacant property immediately to the east of the Badgley Nichols Building is currently owned by the City of Cleveland Land Reutilization Program. This property was assumed to be consolidated in the future as part of the potential development property and is utilized as part of the development plans included in the Appendix. The focus of this study is to provide the general condition of the buildings to be reused for new development and to determine what it will take for the shell to be weather tight and safe. The largest issues found are related to water infiltration. There are numerous portions of the roofs that have been leaking for a long period of time causing multiple structural issues within the building. There are many masonry issues with the building but most are due to missing windows, leaking roof and lintels rusting. This water infiltration trapped the moisture inside the wall has rusted the lintels and the freeze thaw issues have pushed the brick out in on the Viola Building. The north façade of the Viola Building will require immediate attention to tie the brick back before it moves further out or completely delaminates from the building. There are no salvageable HVAC units or ductwork for any of the buildings. All of the existing systems that still exist will require replacement for any new construction. All of the buildings have natural gas lines to them but it is recommended to replace all of the lines due to not being used for an extended period of them except for the Columbia Building. There are no sprinkler systems in any of the buildings and no main fire water lines coming into the buildings at this time. The electrical system in the buildings are nonexistent or in poor condition and cannot be reused. Recommendations The East 55 th and Broadway Avenue intersection is one of two intersections in Cleveland where the existing buildings predate World War One. As such, we would strongly recommend the facades and main circulation routes be saved and renovated for the major architecturally significant buildings to maintain the character of the intersection. Badgley Nichols Building It is our opinion this building has architectural significance and should be saved and renovated. The floor plate is large enough to allow flexibility and a creative retrofit. There are structural issues with the building but they are not excessive. Carnegie Buildings These buildings are not currently owned by Slavic Village but there is a potential for ownership in the near future. These two building do not have any architectural significance and they are too small to obtain any true value for a renovation. A new building could be built on this site connecting the adjacent buildings and feeding new infrastructure to them.

4 Page 3 Marshall Building This building does not have significant architectural features on the exterior but it does contribute to the character of the overall East 55 th and Broadway intersection. The concrete structural system is in need of multiple repairs. The first floor has unique decorative plaster above the existing lay-in ceiling that could be salvaged. Columbia Building This building has extensive architectural significance and contributes greatly to the East 55 th and Broadway intersection. There are some structural problems that could be repaired. We propose to renovate the existing elevator and use this entrance to feed a potential new development to the north. This would allow the elevator costs to be captured in historic tax credits if desired. Viola Building The Viola building was split into two buildings for this report as there are two distinctly different structures. The northern portion of the building is two stories and contributes to the East 55 th and Broadway intersection. This building requires many repairs but is desirable to hold the character of the intersection. The masonry on the north façade must be pinned to the backup system to keep from delaminating and falling off. A new roof or major roof repairs is also needed to limit future water and structural damage. The southern portion does add to the character of the intersection but is only one story and has extensive structural and water damage. The receiving dock area has already partially collapsed. We recommend demolishing this building and constructing a new two story building in its place. We also recommend keeping the building locked and not allowing access until it could be demolished.

5 Page 4 OVERVIEW Badgley Nichols Building The building is predominately two stories with a basement. There is a small third floor. The structure consists of an exterior bearing masonry wall and interior wood and steel framing. Square Footage Basement 4,200 sf First Floor (if it existed) 4,150 sf Second Floor 3,100 sf Third Floor 350 sf Total 11,800 Roof 1. The building received a new low slope built up roof system, gutters and downspouts within the last two years that appears to be functioning properly. However there are multiple wall, door and window water infiltration issues so it is difficult to verify its effectiveness. Exterior Masonry Walls 2. The exterior masonry walls appear to be in sound condition. There are many areas that will require rebuilding of masonry around the windows and openings and there are many areas that require tuck pointing. There is a slight bowing of the wall in the basement. See the following note for further information on this condition.

6 Page 5 Framing/Walls 3. The first floor joists were removed (missing) and building to the east was razed with its basement backfilled to grade close to the original first floor elevation. Therefore, what visually appeared to be a 5 wythe brick basement wall now becomes laterally unsupported at its first floor elevation. We have performed a general calculation to determine if the wall provides enough of its own dead load to resist lateral earth pressures acting on it in a temporary state. We feel this wall must be braced temporarily to prevent potential lateral movement from the earth s surcharge pressure, until permanent floor joist replacement can occur. East Wall Bowing 4. There is currently no access without a ladder from the basement to the second floor. Access to the basement is via a construction stair inside the door to the north of the building on the west side. 2 nd Floor Stair Access 5. There exists a metal deck and steel beam in the basement vault that has deteriorated under the sidewalk. The beam appears to be rusted through and should be replaced or shored temporarily until future repairs occur. The slab/deck areas show signs of rust distress and should be temporarily shored until future replacement.

7 Page 6 6. The second floor has soft spots and structural damage to the floor joist and decking with the worst damage to the floor along the mid-point of the space along the east wall. Care should be taken when walking on the second floor. These areas require barriers surrounding them to prevent foot-traffic access via a 2x4 stud OSHA approved guard rail, used for floor openings during construction. The location of the barrier will require a group effort including Slavic Village, City Architecture, CSCPE and the Contractor to assist in defining the distressed boundaries for rail placement. Damaged Flooring Underside of 2 nd Floor 7. The exterior wall in the same location as this damaged flooring on the second floor as is noted above has extensive damage and will require to be rebuilt due to damaged wood and mold. 8. The interior walls have too much damage to remain. Some of the wood studs are still functional but due to the mold on them it is recommended to be removed in their entirety.

8 Page 7 9. Most of the plaster for the ceiling of the second floor is missing due to water damage before the roof was replaced. 10. There is a small third floor of the building that only has one stairway for egress. The three walls of this space are masonry but the south wall consists of wood framing. A second means of egress is required if this space is to be occupied. Windows 11. Most of the windows throughout the building are either missing or in very poor condition. The building currently has all the window openings covered with plywood. They are not sealed tight and are still allowing water infiltration to occur. This is causing further damage to the masonry and the framing. Mechanical 12. Currently there are no mechanical systems serving the building.

9 Page 8 Plumbing and Fire Protection 13. No domestic water service could be located serving the building. The building does have a utility vault under the sidewalk on the south side that could be used for tapping to the water line for service after the vault is cleaned out and re-supported. 14. There is no sprinkler system in the building nor is there a fire water line serving the building. Electrical 15. There is no electrical service in the building. It is assumed the electrical service was fed to the building from the northern exterior wall.

10 Page 9 Carnegie Buildings The Carnegie Buildings consist of two small single story buildings. It is assumed they have basements as the adjacent buildings all have basements. The structure appears to consist of an exterior bearing masonry and interior wood framing. There is no architectural significance to these buildings. Square Footage Basement 3,000 sf First Floor 3,000 sf Total 6,000 sf Note: These buildings are not currently owned by Slavic Village Development and therefore they were not included in the reviews of the buildings. Roof 1. The low slope built up roof of the building appears to be in poor condition from aerial photographs. Based on the condition of the roof the building is expected to have water damage and mold on the interior of the building. Exterior Masonry Walls 2. The exterior masonry walls appear to be in sound condition. There are many areas that will require tuck pointing. The exterior masonry walls do not have any architectural significance. The north exterior elevation of the building is covered with vines. The vines have worked their way into the mortar joints and causing the accelerated deterioration to the masonry.

11 Page 10 Framing/Walls 3. The interior was not reviewed. Windows 4. There are only a couple of windows on the building entrance on the south elevation. They are in poor condition. The windows on the north elevation have been filled in. Mechanical 5. The mechanical systems were not reviewed. Plumbing and Fire Protection 6. The plumbing and fire protection systems were not reviewed. Electrical 1. Each building has an electrical feed that appears to be in good condition. Newer Electrical Service Newer Electrical Service

12 Page 11 Marshall Building The building is three stories with a basement. The structure consists of exterior stone/masonry and concrete framing. Square Footage Basement 1,430 sf First Floor 1,480 sf Second Floor 1,570 sf Third Floor 1,570 sf Total 6,050 Roof 1. The building has a built up low slope roof system with gutters and downspouts. There are a few areas where the roof is leaking and is causing water damage on the interior. Exterior Masonry Walls 2. The exterior masonry walls appear to be in fair condition. The north wall and upper portion of the east wall are in need of repairs. There are some areas where light if visible through the exterior building wall.

13 Page 12 Framing/Walls 3. The interior framing is a concrete structural system. There are many areas where failures have occurred. Temporary columns and beams are used for support on the second and third floors of the building. There is also an opening punched through a bearing concrete wall with no support. This wall requires temporary support. 4. The first floor concrete framing is generally in good condition. There is a portion of the ceiling along the east wall that has a jack column temporarily supporting the second floor. It is assumed this carries the temporary supports above. Jack Column Support

14 Page The basement has multiple new columns added. Some are temporary and some are permanent concrete or steel columns. They are due to reframing and infill of the first floor. 6. Soft areas of the first floor are currently protected with temporary shoring, however, the wall will need re-waterproofing and parging/patching repairs. 7. Miscellaneous areas in the basement have wood shoring posts deteriorated at their bases. These posts require replacement or repairs to be effective.

15 Page 14 Windows 8. Most of the windows throughout the building are either missing or in poor condition. The windows on the south façade are still in place. The windows on the north façade have all been filled in with plywood. All windows need to be replaced. Mechanical 9. Currently there are no mechanical systems serving the second and third levels of the building. The first floor retail space is served by a split system mechanical unit with the condenser located on the roof and the air handler in the basement on the east wall and the first floor in a closet on the north end of the space. Plumbing and Fire Protection 10. There is domestic water service to the building in the basement on the south side. It appears to be in fair condition but it is recommended to be replaced.

16 Page There is no sprinkler system in the building nor is there a fire water line serving the building. Electrical 12. The existing electric system is in fair condition. The second and third floors do not have any salvageable electrical components. It is recommended to be replaced for the entire building. The incoming electrical is feed from the north elevation.

17 Page 16 Columbia Building The building is three stories with a basement. The structure consists of an exterior bearing masonry wall and wood framing. At one point there was a cupola removed above the south side of the building above the third floor. Square Footage Basement 1,630 sf First Floor 1,430 sf Second Floor 1,550 sf Third Floor 1,550 sf Total 6,160 Roof 1. The building has a built up low slope roof system with gutters and downspouts. There are a few areas where the roof is leaking and is causing water damage on the interior. It is recommended to replace the roof and provide parapet flashing and seal the stone coping. Exterior Masonry Walls 2. The exterior masonry walls appear to be in fair to good condition. There are portions of the masonry that will require repairs. It is recommended to repair and tuck point the masonry to preserve the façade.

18 Page 17 Framing/Walls 3. The interior framing is a wood structural system. There are multiple problems with the framing. It appears that most have already received temporary repairs in the basement. Temporary columns and beams are used throughout the basement for support of the first floor. 4. The existing steel column bases in the basement are rusting out. No additional temporary action is required at this time due to the redundancy of supports in this area and the non-use of occupants above. The columns will require replacement at a future date and can act as temporary shoring at this time.

19 Page Existing metal deck and concrete sidewalk distressed on rusted deck and beams. This space is currently temporarily shored accordingly. No additional temporary action is required at this time. 6. There are multiple soft spots in the floor on the first, second and third floors. The finished flooring is damaged and requires replacement. Various joists require repairs or replacement. Windows 7. Most of the windows throughout the building are in place and in poor to fair condition. These will need to be replaced with thermopane windows that match the character and style of the existing windows for the building to be eligible for historic tax credits.

20 Page 19 Stair 8. There is only one stair for the building on the north end of the building. There was an exterior egress stair but it is rusted, deteriorated and non-functional. A second means of egress will be required to occupy the second and third floors of the building. Elevator 9. The elevator is currently stationed at the second to third floor and is not functioning. This will need to be safely lowered to the basement so it does not free-fall from rusted or corroded parts. It is recommended to retrofit this elevator in the historic building to service any new building to the north to allow the costs to be included with any future potential historic tax credits. Mechanical 10. Currently there are no mechanical systems serving the second and third levels of the building. The first floor retail space is served by a split system mechanical unit with the condenser located on the roof and the air handler in a closet on the west elevation. There is an old boiler in the basement that will require removal. The incoming natural gas service on the west wall in the basement appears to be in good working condition.

21 Page 20 Plumbing and Fire Protection 11. There is domestic water service to the building in the basement on the west side. It appears to be in fair condition. 12. There is no sprinkler system in the building nor is there a fire water line serving the building. Electrical 13. The existing electric system is in fair condition. The second and third floors do not have any salvageable electrical components. It is recommended to be replaced for the entire building. The incoming electrical is feed from the north elevation.

22 Page 21 Viola Building North The building is two stories with a basement. The structure consists of an exterior bearing masonry wall and interior wood and steel framing. Square Footage Basement 2,150 sf First Floor 2,350 sf Second Floor 2,350 sf Total 6,850 Roof 1. The building has a built up low slope roof system with gutters and downspouts. There are a many areas where the roof is leaking and is causing water damage on the interior. It is recommended to replace the roof and provide parapet flashing and seal the stone coping as soon as possible to prevent further damage. Exterior Masonry Walls 2. The exterior masonry walls appear to be in fair condition. There are portions of the masonry that will require repairs. It is recommended to repair and tuck point the masonry to preserve the façade. The brick on the façade of the building facing Broadway Avenue has begun to pull away from the structure and requires some pinning or removal at this time. We recommend pinning the stone and brick to the substrate backup, and/or remove loose portions and protect against the weathering elements. The stone above the windows was already removed to prevent falling. Delaminating brick Stone that was removed

23 Page 22 Framing/Walls 3. There are multiple distressed and broken floor joists and fire damage on the northern end of the building. It appears to be secure from its own weight, but the area should remain vacant due to multiple failures that can occur under foot-traffic loading conditions. The doors to the space should remain locked and only authorized personnel understanding and equipped for the potential safety risks shall be allowed to enter. It is recommended to remove all of the interior walls and gypsum board with any renovation. 4. There are multiple soft spots and holes in the second floor. The finished floor is damaged and requires replacement. Various joists require repairs or replacement. Conditions are changing daily due to the consistent water infiltration. 5. There are multiple leaks in the roof that are causing moisture and structural damage to the roof joists, ceiling and throughout the building.

24 Page 23 Windows 6. Most of the windows throughout the building are in place and in fair condition. These will need to be replaced with thermopane windows that match the character and style of the existing windows for the building to be eligible for historic tax credits. 7. The storefront windows are in fair condition. It is recommended to replace these as they are not energy efficient and have multiple thermal breaks. Stair 8. There is only one stair for the building on the north end of the building. There was an exterior egress stair but it rusted, deteriorated and we could not confirm the exit of the discharge. A second means of egress will be required to occupy the second floor of the building. Portion of egress stair Mechanical 9. Currently there are no mechanical systems serving the building. The incoming natural gas service on the north wall in the basement. Plumbing and Fire Protection 10. There is domestic water service to the building in the basement on the north side. It appears to be in poor condition.

25 Page There is no sprinkler system in the building nor is there a fire water line serving the building. Electrical 12. The existing incoming electric system is in poor condition. The second floor does not have any salvageable electrical components. It is recommended to be replaced for the entire building. The incoming electrical is feed from the south elevation. Incoming electrical service

26 Page 25 Viola Building South The building is one story building with a basement. The structure consists of an exterior bearing masonry wall and interior wood and steel framing. Square Footage Basement 4,330 sf First Floor 4,330 sf Total 6,850 Roof 1. The building has a built up low slope roof system with gutters and downspouts to the west. There are a many areas where the roof is leaking and is causing water damage on the interior. It is recommended to replace the roof, portions of the roof framing and provide parapet flashing and seal the stone coping. Exterior Masonry Walls 2. The exterior masonry walls appear to be in fair condition. There are a few locations where the masonry will require repairs. If the building is to remain, it is recommended to repair and tuck point the masonry to preserve the façade.

27 Page 26 Framing/Walls 3. There are multiple distressed and broken floor joists throughout building. The flooring in the receiving area has partially collapsed. It appears to be secure from its own weight, but the building should remain vacant due to multiple failures that can occur under foot-traffic loading conditions. The doors to the space should remain locked and only authorized personnel understanding and equipped for the potential safety risks shall be allowed to enter. It is recommended to remove all of the interior walls and gypsum board with any renovation. Collapsed joists 4. There are multiple soft spots and holes in the second floor. The floor has extensive damage and needs to be repaired. Many of the floor joist and most of the flooring will require replacement.

28 Page There are multiple leaks in the roof that are causing moisture and structural damage to the roof joists, ceiling and throughout the building. Windows 6. Most of the windows throughout the building are in place and in fair condition. These will need to be replaced with thermopane windows that match the character and style of the existing windows for the building to be eligible for historic tax credits. Stair 7. There are two stairs to the basement. Both of which are in poor condition and will require replacement. Basement 8. The concrete floor slab in the basement is heaving in multiple areas and will require being removed in its entirety and replaced.

29 Page 28 Mechanical 9. Currently there are no mechanical systems serving the building. Plumbing and Fire Protection 10. There is domestic water service to the building in the basement on the north side. It appears to be in fair condition. 11. There is no sprinkler system in the building nor is there a fire water line serving the building. Electrical 12. The existing incoming electric system is in poor condition. The second and third floors do not have any salvageable electrical components. It is recommended to be replaced for the entire building. The incoming electrical is feed from the west elevation. The electrical meters have all been removed. Multiple incoming electrical services

30 Page 29 APPENDIX Graphic Information System Site Plan with Property Lines North Broadway Proposed Building Layouts South Broadway Proposed Building Layouts Existing Building Plans

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37 EXISTING BUILDING PLANS 1. Badgley Nichols Building 2. Marshall Building 3. Columbia Building 4. Viola Building

38 50'-2" 91'-2" NORTH BADGELY NICHOLS BASEMENT PLAN SCALE: 3/32" = 1'-0"

39 50'-2" 91'-2" NORTH FIRST FLOOR PLAN SCALE: 3/32" = 1'-0"

40 50'-2" 74'-6" NORTH SECOND FLOOR PLAN SCALE: 3/32" = 1'-0"

41 26'-5" UP 70'-6" NORTH MARSHALL BUILDING BASEMENT PLAN SCALE: 3/32" = 1'-0"

42 26'-5" HVAC UP 70'-6" DN NORTH FIRST FLOOR PLAN SCALE: 3/32" = 1'-0"

43 26'-5" UP 70'-6" DN NORTH SECOND FLOOR PLAN SCALE: 3/32" = 1'-0"

44 26'-5" 70'-6" DN NORTH THIRD FLOOR PLAN SCALE: 3/32" = 1'-0"

45 25'-1" UP 70'-6" NORTH COLUMBIA BUILDING BASEMENT PLAN SCALE: 3/32" = 1'-0"

46 25'-1" UP DN 70'-6" NORTH FIRST FLOOR PLAN SCALE: 3/32" = 1'-0"

47 25'-1" UP DN 70'-6" NORTH SECOND FLOOR PLAN SCALE: 3/32" = 1'-0"

48 25'-1" DN 70'-6" NORTH THIRD FLOOR PLAN SCALE: 3/32" = 1'-0"

49 22'-9" 68'-0" UP NORTH VIOLA BUILDING NORTH BASEMENT PLAN SCALE: 3/32" = 1'-0"

50 22'-9" 67'-3" DN UP DN NORTH FIRST FLOOR PLAN SCALE: 3/32" = 1'-0"

51 22'-9" 67'-3" DN NORTH SECOND FLOOR PLAN SCALE: 3/32" = 1'-0"

52 49'-11" 80'-9" NORTH VIOLA BUILDING SOUTH FIRST FLOOR PLAN SCALE: 3/32" = 1'-0"