Assessment Report for Windmill Rehabilitation Project Anne Curren, Town Clerk Town of North Castle 15 Bedford Road Armonk, New York 10504
Investigation and Documentation MAP employees measured all three Windmills - Windmill Road, Spruce Hill Road and Maple Way. Our staff used conventional tape measures. We accessed all three Windmills and climbed the interior structure to measure, photograph and evaluate the interiors of the Windmills. We also hired a bucket truck to measure and analyze the upper exterior of the Windmills. From our investigation it has been determined that all of the Windmills are in need of some form of rehabilitation to maintain their aesthetic quality and structural stability. Each Windmill analysis will be outlined here. We have drawn each windmill with solutions to each individual needs. An accompanying specification has also been drafted to accompany the drawings as a part of the complete construction documentation package to be bid on by Contractors. Our observations where done through visual inspections and can not guarantee hidden or unforeseen rot or corrosion conditions. The Architect, Michael Piccirillo Architecture, should be made aware of any rot or corrosion found during rehabilitation. Due to the height of the Windmills, scaffolding or bucket trucks will be required during the rehabilitation of each Windmill. The interior of the Windmills is built with the original steel frame, clad in stone and wood framing. The Windmill has two wood platforms within the structure. The interior wood framing is in good condition, some of it has been replaced over the years. Our recommendation is that during the rehabilitation of the exterior, any interior wood framing found to be rotten should be replaced. We did not find any systemic rot on the interior. Also, any exterior wood found to rotten shall be replaced in kind. Construction Cost: The Construction Cost shall be the total cost to the Owner of all elements of the Project designed or specified by the Architect and approved by the Owner. The Construction Cost shall include the cost for labor and materials designed by the Architect and approved by the Owner, including a reasonable allowance for overhead and profit. Construction cost does not include the compensation of the Architect and the Architect s consultants, reimbursable expenses of the Architect or any consultant of Owner or the Architect. Evaluation of the Owner s Project Budget or Statements of Probable Construction Costs represent best efforts as a design professional familiar with the construction industry. Accordingly, the Architect cannot and does not warrant or represent those bids or negotiated prices will not vary from the Project budget proposed, established or approved by the Owner.
Windmill #1 (Spruce Hill Road) The Spruce Hill Road Windmill exterior lower section: the stone work needs some re-pointing. The access door, frame and hardware need to be replaced with a metal door, frame and new lockable hardware. The framed panels, openings louvers set in the stone need to be re-painted. The wood soffits, fascias and brackets can remain, but should be scraped and re-painted. Exterior Mid Section: The asphalt roofing on the skirt roof can remain, replacing any shingles that are required. New metal flashing should be installed. The wood circular and diamond openings should be removed and replaced in kind with new PVC openings. All openings shall receive 1/2"x1/2" square metal screens to prevent bird and other animals from penetrating the windmills. The existing (3) wood portals shall be removed and re-built in PVC to match the existing in every detail. The existing wood clapboard siding is generally in good shape. Any rotten clapboard should be replaced to match existing species, cut and exposure. All of the wood clapboard should be re-stained to match existing. The General Contractor will be asked to supply a stain sample. Exterior Upper Section: The lower soffits, railings, trim shall be removed and replaced with PVC to match existing. The upper soffits need to be scraped and repainted. All of the upper asphalt roofing should be removed and replaced with new Lifetime asphalt roofing on ice and water shield with aluminum drip edge. Upper section posts appear to be good shape but need to be scraped and re-painted. The General Contractor will be asked to supply a roofing sample before implementing the new roof.
Windmill #2 (Maple Way) The Maple Way Windmill exterior lower section: The stone foundation is in good condition. The remaining stone work needs some minor re-pointing. The access door, frame and hardware need to be replaced with a metal door, frame and new lockable hardware. The framed panels, openings louvers set in the stone need to be re-painted. Most of the wood soffits, fascias and brackets can remain, but should be scraped and re-painted. The wood soffit, dental molding and brackets need to be replaced in PVC to match existing. Exterior Mid Section: All of the asphalt roofing should be removed and replaced with new Lifetime asphalt roofing on ice and water shield. New metal flashing should be installed. The wood circular and diamond openings should be removed and replaced in kind with new PVC openings. All openings shall receive 1/2"x1/2" square metal screens to prevent bird and other animals from penetrating the windmills. The existing (3) wood portals and trim work shall be removed and re-built in PVC to match the existing in every detail. The existing wood clapboard siding is generally in good shape. Any rotten clapboard should be replaced to match existing species, cut and exposure. All of the clapboard should be re-stained to match existing. The General Contractor will be asked to supply a stain sample. Exterior Upper Section: The lower soffits, railings, trim shall be removed and replaced with PVC to match existing. The upper soffits, dentil molding and brackets need to be scraped, primed and repainted. The posts need to be replaced with PVC trim wrapped treated wood posts. The existing balusters and handrails need to be removed and replaced with PVC and painted. All of the upper asphalt roofing should be removed and replaced with new Lifetime asphalt roofing on ice and water shield with aluminum drip edge. The General Contractor will be asked to supply a roofing sample before implementing the new roof.
Windmill #3 (Windmill Road) The Maple Way Windmill exterior lower section: The stone foundation has a penetration that allows water to flow into the structure. The leak needs to be repaired with new mortar. The remaining stone work needs some minor re-pointing. The access door, frame and hardware need to be replaced with a metal door, frame and new lockable hardware. The framed panels, openings louvers set in the stone need to be removed and replaced with PVC. Most of the wood soffits, fascias and brackets can remain, but should be scraped and re-painted. Exterior Mid Section: All of the asphalt roofing should be removed and replaced with new Lifetime asphalt roofing on ice and water shield. New metal flashing should be installed. The wood circular and diamond openings should be removed and replaced in kind with new PVC openings. All openings shall receive 1/2"x1/2" square metal screens to prevent bird and other animals from penetrating the windmills. The existing (3) wood portals shall be removed and rebuilt in PVC to match the existing in every detail. The existing wood shingle siding is generally in good shape. Any rotten clapboard should be replaced to match existing species, cut and exposure. All of the clapboard should be re-stained to match existing. The General Contractor will be asked to supply a stain sample. Exterior Upper Section: The lower soffits, dentil moulding and brackets shall be scraped and repainted. The fascia and drip cap shall be removed and replaced with PVC to match existing.
The railings, trim shall be removed and replaced with PVC to match existing. The upper clapboard shall be re-stained. The upper wood posts shall remain, scraped and re-painted. The upper soffits need to be scraped, primed and repainted. The fascia and drip cap shall be removed and replaced with PVC to match existing. All of the upper asphalt roofing should be removed and replaced with new Lifetime asphalt roofing on ice and water shield with aluminum drip edge. The General Contractor will be asked to supply a roofing sample before implementing the new roof.
Summation Generally, the Windmill structure s are in good working order. The only issues found were some rot and corrosion from exposure to the weather elements and animals. The solutions outlined in this assessment report along with the drawings and specifications should provide the Windmill structures with a longer life expectancy with less maintenance. As always there is a compromise between initial cost and long term maintenance costs.