INTERNATIONAL BUILDING CODE

Transcription

1 INTERNATIONAL BUILDING CODE

2 MODEL BUILDING CONDITIONS ASSESSMENT The Reid and Hughes building is a four-story, four-bay, brick building, constructed in 1869 with a later addition known as the Williams and Chester Building (Change all photo references Photos 1-8). The building has a rectangular footprint. Located on the south side of Main Street in downtown Norwich, the building faces north. Originally, the addition (at the west elevation) was built as a one-story building, but renovations in 1898 called for the building to be elevated to three-stories in the front, with the rear retaining its original height. The addition is roughly rectangular footprint with an angled south wall. Based on the historic photographs it appears that the original façade elements were transferred to the elevation of the new addition (historic photos 1 & 2) (all photos are located in the Model Building Pictures section, below). The original portion of the building is characterized by a cast-iron façade (north elevation) with an ornamental entablature consisting of a modillion cornice, with a dentil course below (photo 3). The frieze consists of rectangular recessed panels. The cast-iron façade is in good condition. The brick edging appears to be in good condition. The façade is dominated by three levels of full-height window bays with single-pane transoms above. The windows at the 2 nd floor are fixed, while the windows at the 3 rd and 4 th floors are paired 1-over-1 wood double-hung, operable windows with transoms above (photo 6). The windows appear to be original and in fair to poor condition. The 2 nd, 3 rd and 4 th floor windows are separated by recessed panels with raised detailing at each floor level. The fenestration of the Williams and Chester Building addition consists of three window bays with two paired Italianate windows on either side of a centered window at the second and third floors (photos 4, 8, 9). The wood windows are in fair to poor condition. The windows have arched stone lintels and sills. The brick façade, and corbeled brick cornice are painted white; the paint is peeling away from the brick. The lower portion of the façades have been merged, and feature a 20 th century storefront design with a recessed central entry (photos 1, 5). Stone panels cover the signage area above the storefront, and the bulkhead. Nothing remains of the original storefront windows and entrances; however, the historical photographs clearly show the original design (historic photos 1 & 2). The existing storefront is in fair condition. The south (rear) elevation is four-stories high with a walkout basement level by four-bays wide, and features a cast-iron modillion cornice with an integrated gutter system (photo 11). Sections of the cornice are missing. The property slopes south, down toward the Shetucket River. No original windows remain, and all but two windows have been boarded up. The windows have arched rowlock lintels, and brownstone sills. The brick has been painted red, and is peeling. At the east elevation, there are nine or more window openings of varying sizes (photo 13). The four at the rear appear to be original. The skylight near the center of the elevation is in fair to poor condition. The gutter and remaining leader are in poor condition. At the west elevation, there are two sets of egress stairs that provide access onto the roof of the addition. The roofs were not accessible for inspection. The roof is accessed via a hatch way in the fourth floor ceiling. Based on the aerial photos from Bing Maps it appears that the roof is a rubberized membrane. A penthouse contains the mechanical equipment for the elevator. There is a stepped parapet at the east

3 and west elevations. This roof is pitched inward and toward the south, where water collects into the gutter, which drains through two leaders. The bottom portion of the leader at the southwest corner is missing. There is no mechanical equipment on the roof. A rear portion of the Williams and Chester roof has collapsed into the first floor space due to excessive snow loads (photos 26, 28). The roof system has failed and is in poor condition. The failure has allowed large amounts of water to enter the building, creating significant moisture problems in the basement and throughout the building. The Main Street entrance leads to the first floor retail space, where there are no original interior finishes (photos 25-29). Only the fluted structural columns remain. The main stair is located at the southeast (rear) corner of the building adjacent to the elevator, and serves the basement through the third floor (photo 19). The fourth floor is accessed by the elevator and a stair located near the front of the building, and against the west wall. Both the main and northwest stair are in poor condition. The elevator is no longer in working order. Most of the wall and ceiling finishes have been removed, exposing the building s structural framing. Lighting is surface-mounted fluorescent. The interior is littered with building debris and garbage. The first floor is overall in poor condition. The second and third floors finishes vary, including carpeting, vinyl flooring, and faux wood paneling, all in poor condition (photo 23). A doorway at the west wall on the second and third floors connects the original building to the second and third floors of the addition. This is the only means of ingress into the addition. The second and third floor are littered with building debris, and in poor condition. The fourth floor has also been stripped of its original finishes, and is in poor condition. The temporary shoring at the center of space is evidence that the structure above has been compromised (photos 19, 20). At the time of the building survey, the basement was inaccessible due to structural conditions. The perimeter foundation walls are a combination of brick and stone. The mechanical rooms are located in the basement. There are separate electrical meters grouped in a dedicated electrical room in the basement. There is a boiler, furnace and a hot water heater. Two gas meters were observed, as well as a fire suppression system. Recommendations All masonry should be thoroughly cleaned and re-pointed as needed in accordance with the National Park Service Preservation (NPS) Briefs 1 and 2. The roofs should be replaced and all chimneys should be re-pointed. The skylight should be repaired and re-glazed. Replace the wood stairs from the first floor to the fourth floor. All components of the elevator s systems should be inspected and replaced as required. Provide new HVAC systems, electrical, sprinkler system and plumbing based on new residential tenancy. Consider replacing the storefronts with a more appropriate design for the historic character of the building. Consulting historical photographs would be of assistance in deriving the most historically accurate solution. The entire cast-iron façade should be repaired, cleaned, and painted as required in accordance with the NPS Preservation Brief 27: The Maintenance and Repair of Architectural Cast Iron. Remove the paint from brick façade and repoint as required. The wood windows are in need of repairs, and are not energy efficient. Further investigation should be conducted to determine if the original

4 windows can be repaired or should be replaced, but we recommend that they be replaced with new energy-efficient, operable windows to match the existing historic proportions. Provide new accessibility and egress signage, HVAC systems, revise electrical distribution, modify existing or provide new sprinkler system and plumbing as required, based on new residential tenancy. MODEL BUILDING PICTURES The following images are of Main Street, the Reid and Hughes building, in March 2015.

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