Exterior Treatment Recommendations Summary

Transcription

1 Histric Hall f Waters Exterir Treatment Recmmendatins Summary Exterir Recmmendatins The Design Team recmmends the fllwing repairs t the exterir facade f actin is needed t address the deterirated mechanisms bserved n this structure: 100% repinting arund the entire building is recmmended. Including expsed brick and stne n back sides f parapets. Water infiltratin thrugh pen mrtar jints can cause extensive damage t the interir prtins f the structure and structural elements f the building. Seasn after seasn envirnmental cntaminatin and age take their tll n the mrtar jints f the exterir façade. Cracks develp; water penetrates stne surfaces and structural damages begin t ccur. This leads t further deteriratin as mre water migrates int the wall and freezes and thaws deep int the structure itself. 100% Clean and apply penetrating water repellant t all stne facades. Select applicatin f stne cnslidant: The rubble stne cursing fund n all faces f the structure has multiple lcatins where the face f the stne is debnding. This will cntinue and escalate vertime. By applying specified cnslidatrs and water repellents t the rubble stne faces this type f deteriratin can be reduced. Stne cnslidatin is a multiple step prcess f applying a fluid based material ver the face f the stnes. This prduct frms a hardened shell that bnds the surface f the stne tgether. Replace cracked and missing cast stne units n suth façade. The cast stne is perfrming exceptinally well thrughut mst f the exterir f the building. Hwever, n the suth face a sectin f the stne has severe damage frm pssible manufacturing issues. A number f stnes have severe cracking and delaminatins that culd be frm freeze thaw damage. These stne pieces shuld be remved and replaced. Replace 4 cast stne units (minimum). Repair structural reinfrcing in the cast in place cncrete structure n the east wing f the building where the stucc cating is de-bnded and cracked and apply a breathable elastmeric cating t the entire east wing. It is recmmended areas with deterirated stucc cating be remved, the reinfrcing steel cleaned cated, and then a specified crrsin resistant patching material applied ver the face. Apply breathable elastmeric cating system t entire east wing f the building ver existing stucc. Repair r replace steel lintels thrughut the building. (apprximately 40% repair and 60% replace). At multiple lcatins where penings ccur in the building the steel lintel system is experiencing varius stages f crrsin. With mst f the steel hidden behind the stne and blck r brick additinal destructive investigatin is warranted t determine the extent f repairs needed. Existing Cnditins and Recmmendatins -133-

2 Histric Hall f Waters A crrsin mitigatin type repair t the metal plate that is expsed at mst f these lcatins is relatively easy. Hwever, in sme cases were the stne has shifted upward and ut away frm the face f the building additinal crrsin culd be ccurring t the wide flange steel member which creates the supprt fr the stne and backup abve (Figure 186). Fig. 186 Typical crrded lintel detail. (SEA 2012) Repair cncrete structure and reinfrcing steel repair/replacement at east lading dck. The cncrete deteriratin that is ccurring at the lading dck area n the east end f the structure has a higher degree f deteriratin and will require additinal investigatin t determine the extent f this cnditin. Frm ur bservatins, it appears that high cncentratins f crrsin are ccurring t the reinfrcing steel at these lcatins. Hwever withut further testing t determine the scpe and cause f this deteriratin a permanent repair slutin is nt btainable. Stabilize and repair west entrance stne site wall at the suth end f the building. The partial failure f the west entrance site wall n the suth end will require further investigatin t prperly determine the crrect repair prcedures. It is recmmended that this wrk prceed as sn as pssible in rder t stabilize the existing cnditins. Remve stne wall and stair n suth elevatin, west wing at grade. Replace wall with a new cast-in-place cncrete wall and a metal stair. Twer Recmmendatins Remve deterirated metal cladding and fascias in their entirety and install new prefinished metal fascias n exterir. It is the Design Teams recmmendatin t install a pre-finished metal t simulate the lk f cpper cladding in leiu f installing cst prhibitive cpper. Remve and replace all glass blck units with new glass blck units matching histric inkind replicating blck size, texture, pattern and prfiles. Existing glass blck is in pr cnditin. The existing glass blck has a subtle grid pattern. It is recmmended that the Existing Cnditins and Recmmendatins -134-

3 Histric Hall f Waters new glass blcks replicate this pattern as clse as pssible. Install new treated wd framing fr glass blck installatin and install pre-finished metal cladding and fascias. Tw cmpanies t cnsider cntacting fr custm glass blck t match existing are: Cincinnati Glass Blck (Quadra pattern, 4x8x4 size Pittsburgh Crning Blck (Arque Blck 6x8x4 size, Argus Premiere Series Pattern r similar). 100% repint grut/mrtar between glass blcks. 100% repint limestne. 100% Cleaning and applicatin f a penetrating water repellant. Spt cleaning t remve metallic staining arund windws, sills and twer capstnes/rf. Includes limestne areas belw twer n East, Suth and West elevatins extending dwn t secnd flr. Spt applicatin f stne cnslidant. Replace twer flue, cpper flashing and standing seam cpper rfing (2 levels) with new pre-finished metal standing seam rfing and new capped flue as required fr new HVAC system requirements. Install new clr changing LED lighting behind glass blck (all sides) t illuminate twer at night. Rf Recmmendatins Many building wners nly think abut rfs when there is a prblem. N rf r flashing installatin shuld be cnsidered t be maintenance free. Regular maintenance and inspectin will ensure the prtectin f the rf, prtect the histric building and interir features and prevent cstly repairs. A yearly budget shuld be established in rder t prvide fr preventative maintenance and repairs f the b Implement a yearly rf cnditin assessment and maintenance prgram prepared by a qualified rfing cntractr. If required, this may be the riginal installing cntractr, as required fr maintenance f the rf warranty. The maintenance prgram shuld include bth emergency repairs, typical cyclical maintenance and practive repairs. The rf shuld be inspected seasnally and especially after severe strms r high wind events. Typical items addressed shuld include the fllwing: Inspectin f built up rfing material fr cracks and wear. Recating f rfing material with silver aluminum paint t prtect the rfing frm deteriratin by UV light. Inspectin f disbursement f rck ballast fr even rf cverage. Regular remval and cleaning f debris frm the rf. This will ensure prper rf drainage and may include leaves, twigs, limbs, building debris and plant grwth. Cleaning f rf drains and scuppers. Inspectin f all cap flashing seams fr sealant failure. Inspectin f all wall flashing fr sealant failure. Labeled phtgraphs f deteriratin issues fr recrd purpses. Inspectin f cndensate lines t ensure they are draining directly t rf drains. Inspectin f all rf penetratins, including plumbing vent pipes and exhaust fans. Inspectin f back side f all parapet walls (cncrete and brick). Existing Cnditins and Recmmendatins -135-

4 Histric Hall f Waters Inspectin f ceilings belw rfs fr signs f leaks. Inspectin f skylight glazing, flashings and metal cmpnents fr signs f leaks. Further study may be needed int the quantity f rf drains fr ttal amunt f rf square ftage shuld leaks persist after repairs. All rfing maintenance and warranty data shuld be kept in ne place, preferably in a well-labeled 3-ring binder. This binder shuld include a sectin fr recrding inspectins, findings and assciated repairs. Rfing and flashing repairs shuld nly be made by the manufacturer-certified rfing cntractr, as required by the rfing warranty. There is n visible lightning prtectin system installed n the building. It is recmmended that a system be explred fr future installatin. The parapet cap flashing and rf flashing/terminatin bars need t be prperly secured t the parapet walls in several lcatins. When the cap flashing was installed, it was installed snug against the side f the capstnes; and therefre, the drip edges d nt always extend past the face f the cncrete in rder t prperly shed water. These cap flashings shuld be remved and slid rt-resistant blcking shall be installed s that when the new cap flashing is installed, the drip edge will effectively drip away frm the cncrete wall belw. A cmplete survey f these varied cnditins shuld be dne befre the wrk is designed r specified, in rder t design a slutin specific t each ccurrence. Re-caulk parapet cap flashing and rf flashing/terminatin bars n all levels f rfs where sealants are deterirated. A/C units need t have new lnger cndensate hses installed s they drain int the main rf drains and water is nt allwed t pl and pnd. Clean debris (screws, wd scraps, bird carcasses, plants and ther bilgical grwth) frm rf areas and drains. Install cver ver expsed GFCI utlet at Chambers Rf (R4) thrugh the west Penthuse wall and install new rf flashing sealant at rf terminatin and utlet penetratin. If the utlet is nt required, it shuld be remved and the hle thrugh the cncrete Penthuse wall shuld be repaired and the existing flashing patched r replaced. Mnitr West Fan Rm Rf (R5) during and after a rainstrm t determine hw water is draining frm this rf as there are n visible drains. Repair parapet cap flashing installatin at West Ran Rm Rf (R5). Replace cracked skylight glazing with new textured wire safety glass t match clear replacement glazing (4 glass panels). Existing Cnditins and Recmmendatins -136-

5 Histric Hall f Waters Install rck ballast where rf membrane is expsed, especially arund rf drains and n Penthuse Rf (R6). Windws, Drs and Decrative Metals Recmmendatins It is recmmended t have a cmprehensive steel windw rehabilitatin plan which wuld address nt nly the immediate needs fr the windws, but als utline a future maintenance plan fr the preservatin f the histrically significant windws. Each steel windw shuld be carefully inspected and an individual scpe f wrk shuld be develped fr its maintenance and rehabilitatin. The scpe f windw restratin wrk shuld include the windw sash, the steel frame, glazing, pssible weatherstripping and testing and repairs t the assciated hardware. It is imprtant t nte that even frames and sash that indicate beginning stages r even advanced stages f crrsin thrugh rust can be successfully repaired. The histric steel windws cntain a variety f glass glazing, including several varieties f textures privacy glazing, decrative textured glazing and wire safety glazing. If glazing is brken, replacement glazing shuld match the histric glazing pacity, texture, clring, thickness and verall design intent. Replacement glazing may be fund thrugh architectural salvage and histric restratin specialists. It is unknwn if hazardus materials exist with regards t the histric steel windws and drs. Paint, glazing cmpund and sealants may be tested as part f the Phase I Envirnmental Assessment Grant wrk which was cmpleted in The Hazardus Materials Assessment is included within this reprt in Appendix C. If hazardus materials are fund, they shuld be abated by a certified abatement cntractr familiar with the restratin and rehabilitatin f histric steel windws. Mst steel windw restratin cntractrs are als licensed in hazardus materials abatement assciated with this type f windw wrk. Hall f Springs windws and drs: Replace missing cast steel elements and install new sealant at windws and drs where missing, especially at dr threshlds. Tuch up paint n windws and dr surrunds. Nrth and West Main Entrances: Remve rust and fill cracked metal frames and screen. Prep, prime and tuch up paint n exterir metal frames and screen. Install new dr threshlds and/r dr sweeps t bttm f exterir drs t keep water ut f the building during rainstrms. Replace 2 brken mirrrs and 2 brken reed textured glass panels in the nrth exterir and interir entrance transm windws abve the pairs f drs. The steel windws n the secnd flr behind the decrative metal screen are significant histric fabric and shuld be preserved. Restre the metal windw frames and replace brken glazing in-kind. A thrugh restratin plan shuld be cmpiled fr these tw lcatins, taking int accunt that the windws will likely need t be restred in situ. Remve and replace windws n the Grund, Grund Mezzanine, First, Secnd and Penthuse flrs which have either been replaced in the past r are deterirated beynd repair. The majrity f the current windws cnsist f aluminum replacement windws (with and withut strms/screens) f varius cnfiguratins. Replacement is recmmended as it is unlikely that these windws can be repaired cst effectively. Existing Cnditins and Recmmendatins -137-

6 Histric Hall f Waters There are a few riginal steel windws n the penthuse level and n the secnd flr which require the installatin f strm windws. Replacements/Repairs are as fllws: Grund Flr: Replace a ttal f 18 windws. 15 windws in pl area; replace 1 large windw unit in maintenance garage; replace 1 histric windw and remve CMU frm pening in maintenance area with 1 new windw unit; paint and repair 2 rlling/ciling drs in maintenance area; repair and paint 2 drs int maintenance area; infill penings n suth elevatin west side where existing plywd and luvers are lcated; paint 5 luvers and all areas infilled with CMU t match surrunding wall materials. Grund Mezzanine: Replace a ttal f 52 windws. Replace 24 windws in pl area; replace 16 windws thrughut the flr (majrity are large windws lcated in east wing f building); remve CMU frm 2 penings and replace with 2 new windws; infill existing penings alng nrth elevatin west side with painted CMU; paint CMU/cncrete infilled exterir penings under the nrth terrace and repair/paint existing exterir drs (2). (Optinal: replace CMU/cncrete infilled exterir penings with new strefrnt windws.) First Flr: Replace a ttal f 24 windws. Replace 24 windws lcated thrughut the flr (several large windws lcated in the east wing f the building); remve and replace existing dr suth elevatin ff f the Hall f Springs terrace with new strefrnt windw. Hall f Springs windws are t remain and have limited sealant and paint tuch up wrk nly. Secnd Flr: Replace a ttal f 16 windws. Replace 16 windws lcated thrughut the flr; restre 4 existing windws and install interir strm windws. Penthuse: Restre 4 existing windws and install interir screens; paint 1 existing luver; repair and paint 1 exterir steel dr. Phased windw replacement culd ccur by flr r by elevatin with the primary facades given first pririty. This wrk wuld als need t be crdinated with the installatin f new HVAC equipment as windw A/C units are n lnger required. It is recmmended t utilize the apprpriate histric preservatin guidelines during the prduct selectin t clsely replicate the riginal steel windws as pssible. This includes matching the visible glass (sightlines) f the riginal windws t the replacement windws as clsely as pssible and t prvide custm extrusins t mimic a steel windw (muntins, simulated glazing putty, rails and stiles). First, review histric phtgraphs t determine the as-built cnditin f the riginal steel windw that is nw being replaced, in many cases, fr the secnd time. The histric drawings are als gd t review, but they are nt 100% accurate as far as reflecting the final as-built cnditins f the building. Existing Cnditins and Recmmendatins -138-

7 Histric Hall f Waters Als, it is unknwn at the time f this study what the riginal windw frame clr was. It is recmmended t determine the riginal windw frame clr(s) thrugh paint sample analysis f the histric windws and t match the earliest tp cat clr if at all pssible. Refer t the Natinal Park Service Technical Preservatin Services Preservatin Tech Ntes, Windws, Number 20 Aluminum Replacement Windws fr Steel Prjecting Units with True Divided Lights and Matching Prfiles. Replace Cuncil Chamber exterir dr with a cmmercial grade steel dr and frame and painted t be cnsistent with ther exterir drs fund thrughut the building. Repair steel drs thrughut the building, including the installatin f new perimeter sealants and prepping, priming and painting f the drs and frames. Install interir screens ver existing luvers (7+ luvers). There are several mechanical luvers installed thrughut the building. They shuld be individually inspected and maintained. All luvers shuld have the perimeter sealants maintained. One luver n the suth elevatin currently is installed in a plywd bard that needs t be painted. Remve plywd cver ver pening at grade n the suth elevatin in the west wing f the building with an apprpriate in-fill material. Overhead drs are installed n the suth, east and nrth elevatins. These drs are all in varying ages and require varied maintenance. Each dr needs t be individually inspected and maintained t prevent deteriratin, water and weather infiltratin. Prep, prime and paint nrth and east drs. Existing Cnditins and Recmmendatins -139-

8 Histric Hall f Waters Existing Cnditins and Recmmendatins -140-