HOT SPRINGS FIRE DEPARTMENT EVALUATION OF DOWNTOWN LEGACY STRUCTURES Savoy Hotel Thompson Building Dugan Stewart Building May 16, 2012 0
On May 16,, 2012 Hot Springs Firefighters conducted an evaluation of three legacy structures located on Central Ave along Bathhouse Row. Legacy structures are buildings that are at least 100 years of age and because of their location and or contributions to the history of our community are culturally significant. The purpose of these inspections was to establish a base of knowledge concerning the condition of vacant portions of these structures. The occupied first floor areas of these structures were not included in these evaluations. For clarity we will refer to these structures under the following names: The Savoy Hotel, The Thompson Building and The Dugan Stewart Building. The Savoy Hotel The Savoy Hotel, built circa 1908, is located at 352 Central Avenue it is a three story structure of Type III Construction. In other words it has non combustible exterior walls with wood frame components on the structures interior. The exterior walls are composed of four to six courses of brick and mortar serving a dual purpose as both bearing and fire walls. The interior walls, interior bearing walls and their interior support structures are composed entirely of wood frame assemblies. The floor assemblies include a mix of concrete and wood that is clad with wooden floor boards. The interior finish of the structures walls is plaster over wood lathe with ornamental wood panels used under the structures interior windows. The Savoy contains numerous unique design elements, chief among these is the open atrium that begins on the structures second floor and terminates at a roof top sky light that runs much of the buildings depth. A monumental wooden stair case ascends from the second story to the third floor mezzanine. 1
The mezzanine runs the entire circumference of the third floor and forms a walkway used as a means of access to the structures many rooms. A low ornamental wooden rail separates the means of egress from the atrium opening providing a measure of fall protection. The structure has suffered extensive water damage during its past! Large, amounts of plaster have separated and fallen from the structures ceiling exposing the wooden lathe and structural components. There is no evidence of recent water damage within the structure, the interior is dry the floors free of any signs of water or plaster that would have fallen from the ceiling. The structures roof appears to be in sound condition with no evidence of penetrations. The property owner s representative stated that the roof was approximately two years of age. Although the structures floor is very dusty, a sign that water has not entered the building in some time, there are no accumulations of trash or debris. The structures 2 nd and 3 rd floors are almost completely devoid of contents. Therefore the second and third floor fire load is composed almost entirely of the building s interior finish and structural elements. The structures utility service terminates at the first floor and does not extend to the second and third stories of the structure. Savoy Hotel, Ground Floor Entrance 2
Savoy Hotel, Second Floor Savoy Hotel, Third Floor and Skylight 3
Savoy Hotel, Third Floor Mezzanine Savoy Hotel, Third Floor 4
Savoy Hotel, Typical Room and Contents Savoy Hotel, Roof 5
Savoy Hotel, Whippoorwill Exposure Summation The amount of past water damage that has occurred to the structure has left the Savoy s interior in a poor condition. However, the structure presents no readily discernible signs of collapse or failure. The structure is secure, its openings are sealed and its windows are either intact or covered over. The second and third floors of the structure are for the most part devoid of contents. The primary threat to the Savoy is from fire originating in the occupied first floor or spreading from an adjacent structure or wild lands. In the event of fire the unusual design of the structure coupled with its wooden interior will allow flames to move rapidly through the second and third floors ultimately venting through the atrium skylight. Report Continues Next Page 6
The Thompson Building The Thompson Building located at 338 Central Avenue is a landmark structure in downtown Hot Springs. Constructed circa 1901, the Thompson is a five story structure of Type II Construction. Type II Construction means that the building is composed of non combustible materials in its load bearing assemblies and also in its interior finish. Its exterior load bearing walls are composed of four to six courses of brick and masonry. The structures interior walls are primarily composed of plaster over steel studs, floors are composed of tile laid over six inches of concrete, ceiling assemblies are plaster over a suspended metal frame. The structures interior layout features a vertical shaft that extends through the top four stories of the structure and terminates at a roof top skylight. The designer of the structure made generous use of glass and tile throughout the structures interior spaces. Much of these original materials are intact and in place. There is however evidence of unsuccessful attempts to separate the means of egress and exit corridors from the rest of the structure. Additionally there are also some areas where wood paneling and sheetrock have been added to the interior finish. The structures windows are intact and in good condition, wired glass is in place in the windows that could be exposed to a fire originating in an adjacent building. The second through fifth floors of the structure are unoccupied and have no contents. 7
Thompson Building, Typical Hallway Thompson Building, Typical Open Stairwell 8
Thompson Building, attempt to Separate Stairwell Thompson Building, Hallway, Note Generous Use of Tile on Floors and Walls 9
Thompson Building, Vertical Shaft, Perspective from the Third Floor Looking Up Thompson Building, Vertical Shaft, Perspective Looking Down to the Second Floor 10
Thompson Building, Remodeled Room, Note Drop Ceiling and Wood Paneling Thompson Building, Hallway in Original Condition 11
Thompson Building, Hallway with Attempted Modifications to Means of Egress Thompson Building, Typical Ceiling Support Assembly, Original Construction 12
Thompson Building Roof Thompson Building Roof 13
Thompson Building Roof Summation The Thompson Building is in fair/good condition. There was very little evidence of past water damage to the structure, no apparent signs of structural instability or degradation of the structures load bearing assemblies. The interior of the structures second through fifth floors appear to be in their original condition except for the addition of sheet rock and wood paneling in some of the spaces. The structures utility service terminates at the first floor and does not extend into the upper stories. The roof is intact and demonstrates no signs of penetration. The lack of contents on the second through fifth floors coupled with the structures original type of construction would normally limit fire spread within a building of this type. This lack of fire load is a distinct advantage for the fire department when conducting operations in vacant buildings. However, the addition of wood paneling will foster increased levels of fire spread in spaces where paneling is a component of the interior finish. The primary threat to the structure is from a fire originating in the occupied first floor. Fire spread would be facilitated by the four story vertical shaft that transcends the structure and terminates at a roof top sky light and the structures five story open stairwell. Report Continues Next Page 14
The Dugan Stewart Building The Dugan Stewart Building located at 260 Central Avenue is a circa 1895 five story structure of Type II Construction. The Dugan Stewart has a unique U shaped design built around a single central core staircase located in the center hallway that connects the two wings of the structure. The structures noncombustible exterior walls are composed of six to eight courses of brick and mortar. The structures load bearing system is composed primarily of columns placed strategically throughout the building. These columns are composed of steel I beams encased in concrete and plaster. The floor/ceiling assembly is composed of steel I beams supporting poured concrete floors. The structures interior is finished in plaster, hallways and staircases are finished in plaster and marble. The internal means of egress within the structure is limited to the single staircase previously described. There is however an exterior metal staircase that serves the structure as a secondary means of egress. This staircase, depicted in the above picture, connects the two wings of the structure to provide a means of fire escape from the building. The staircase is accessed from each wing by traveling through a guest room and opening an exterior window. The exterior staircase terminates on the structures first floor roof and provides no direct access to ground level. The structure had no observed unsecured openings. Wired glass is in place in all of the structures windows that could be exposed to a fire occurring in an adjacent building. The structures utilities terminated on the first floor and did not extend into the upper floors. 15
Dugan Stewart, Typical Hallway, Note Marble Finish Dugan Stewart, Typical Guest Room 16
Dugan Stewart, Typical Guest Room Dugan Stewart, Ceiling Decoration Encasing Steel Beam 17
Dugan Stewart, Standpipe Dugan Stewart, Typical Stairwell, Note Marble Finish 18
Dugan Stewart, Note Fire Escape between Wings of the Structure Dugan Stewart, Termination of Fire Escape on First Floor Roof 19
Dugan Stewart, Connection between the Structures Wings Summation The Dugan Stewart is in fair/good condition and has fewer issues than the Savoy Hotel and the Thompson Building. There was one location, room 511, where evidence of water damage was apparent. The property owner s representative stated that a new roof had been installed on the structure eight months prior to our evaluation. It is probable that the damage occurred prior to the roof repairs. During the inspection there were no observed signs of structural instability or degradation of the structures load bearing assemblies. The interior of the structures second through fifth floors appear to be in their original condition. The Structure is devoid of contents and has an unaltered non combustible interior finish. The only vertical shaft within the structure is the single stairwell located at the structures Whippoorwill exposure. The primary threat to the structure is from fire originating in the occupied first floor or in an adjacent structure. Fire spread will be limited due to the lack of combustible materials in the structures upper floors. Sincerely Edward V. Davis Fire Chief 20