MEMORANDUM State of Alaska Department of Transportation and Public Facilities Central Region - Division of Construction and Operations Public Facilities Branch TO: Jennifer Murrel DATE: August 19, 2010 Natural Resource Specialist II State of Alaska Dept. of Natural Resources TEL: (907) 269-8111 PROJECT: Copper Center School House FAX: File: 030 FROM: Matt Desalernos, PE SUBJECT: Building Condition Assessment Project Manager TEL: (907) 269-0869 FAX: (907) 269-0805 The Copper Center School House is located in Copper Center, Alaska. Copper Center is located on the Richardson Highway approximately 12 miles south of Glennallen,Alaska. A preliminary site visit/inspection of the subject building was conducted on August 26, 2009. This inspection was done at the request of the Department of Natural Resources. Following is a summary of the observations made during that inspection: General: Currently the building is not occupied although a substantial quantity of fiberglass insulation is being stored in a portion of the building. Other portions of the building are littered with trash and debris and some vandalism has occurred. It appears the no maintenance of any kind is being done. Without intervention the building is expected to continue to deteriorate at a rapid rate. Foundation: The concrete foundation appears solid and in generally good condition. A full height concrete wall basement is present throughout the entire building. No significant shifting, settlement or cracking is apparent in the building foundation walls or the basement slab. If properly cared for this original foundation could last another fifty years or more. Note: The only area of significant concrete damage observed is to the original concrete steps. Spalling off of the original concrete steps must have occurred long ago as wooden steps were constructed over the old failed concrete steps. These wooden steps have since rotted away which would lead one to believe that the concrete failure must have occurred long ago. It may be that the original concrete steps did not cure properly (the concrete may have frozen during curing) which caused the spalling.
Roof: The existing flat roof is not fully waterproof. It appears that the roof may have been partially repaired at one time in the not too distant past by sheathing with plywood and sealing with a paint on type roofing product such as snow seal or a similar product. Unfortunately this fix did not really work over the long term. Evidence that significant leaking is still occurring was noted in several areas of the building, particularly in the old teachers quarters area. This condition appears to have been ongoing for a number of years. As a resultant significant water damage to the roof framing members (appear to be 2 x 8 or 2 x 10 lumber) was observed in at least one location. It seems likely that similar degradation is occurring in other areas of the building as well. Walls: Walls are wood framed with some variety of cement impregnated siding attached over plywood sheathing on the exterior. Interior walls are gypsum wall board over the wood framing. The exterior siding is holding up reasonably well considering the age of the structure. Interior walls have been damaged significantly by vandalism and moisture. In many cases walls have been kicked in or have fallen in as a result of continued exposure to the elements. Significant evidence of structural degradation of the wall framing members was not observed. No significant sagging or warping was apparent. However, because of the roof leaking previously noted, rotting of the top plates may be expected in some areas of the building. Windows and Doors: Windows are/were wood framed and are in extremely poor condition. All or nearly all the windows have been broken out and the frames are warped and damaged beyond repair. Doors are also wood framed. They are warped and damaged beyond repair. Electrical: The building is not currently energized and probably has not been energized for many years. (Perhaps as many as 20 years, a local resident estimates the building was last used as a school in the mid 1980s). As a result of the long period of disuse, the extensive vandalism and damage due to prolonged exposure to the elements, the electrical system should be considered a total loss and would need to be completely replaced before it could be occupied again. Mechanical: Like the electrical system, the mechanical systems do not appear to have been in use for many years. A fuel oil boiler located in the building basement was the original source of heat for the building. A well is also located adjacent to the boiler in the basement. It does not appear to be sealed so it is possible (likely) that the well could be contaminated by various pollutants that could have entered the well via surface water. All the potable water distribution systems, toilets, sinks and other fixtures are all damaged beyond repair. Portions of the original cast iron sewer lines may still be salvageable however it may be more costly to try and salvage them than it would be to replace with new. The building sewer appeared to have exited the building via an insulated four inch sewer line that leads to what may have been a buried septic tank or sewage holding tank located 50-100 feet away from the building. A rectangular shaped surface settlement near the termination of the sewer line was observed. This could indicate the location of an old septic tank or sewage holding tank. The age of the system would require complete demolition of the old system and the installation of a new system before the building could be occupied again.
Hazmat: Anecdotal evidence suggests that this building was constructed in the late 1950 s or early 1960 s. Accordingly there is a high probability that asbestos could be present in the gypsum wall board, and/or the drywall mud and tape, the exterior siding, the ceiling and floor tiles and the mastic that once held them in place. Asbestos could also be present in insulation in and around the boiler and around the hydronic heating pipe or in the cement siding material. Other potential hazmat could be lead in the paint or fuel oil contaminated soil from past oil storage tanks. Well contamination from human waste or other surface water contaminates could also be an issue. Other General Comments and Conclusions: Assuming hazardous materials are present in the suspected locations, hazmat abatement in place is probably not a cost effective solution. Given the condition of the structure, even after removal of all hazardous materials the cost of renovating this building to a usable structure would probably well exceed that of simply demolishing the entire structure and constructing a new structure. Demolition of the entire structure by a qualified contractor is probably the most cost effective way of abatement of any hazmat and eliminating the liability of owning a structure that could be considered an attractive nuisance. One caution however. Because of the estimated age of the structure the building could be considered historic. Accordingly State Historic Preservation Office (SHPO) should be advised of any plans to demolish and/or renovate prior to taking such action. Attachments: Appendix A: Photographs
Copper Center School House Condition Report Appendix A: Photographs Figure 1: Exterior View from Driveway Figure 2: Exterior View showing entrance to Teachers quarters.
Figure 3: Roof Showing Standing Rainwater Figure 4: Failed Concrete Steps with Wooden Stairs
Figure 5: Concrete Column in Basement Figure 6: Concrete Walls in Basement showing waterline.
Figure 7: Concrete Basement Walls showing vandalism Figure 8: Old Oil Fired Boiler in Basement
Figure 9: Water holding tank in Basement Figure 10: Water Well in Basement
Figure 11: Main Floor Ceiling Showing Water Damage caused by roof leaks (Teachers Quarters) Figure 12: Close-up View of Water Damage in Ceiling (Teachers Quarters)
Figure 13: Class Room Ceiling showing structural beam still in good condition Figure 14: Close up of the structural Beam in Class Room end of the building.
Figure 15: Sewage Line Outfall Figure 16: Sewage Line Outfall, Alternate View