Condition Assessment Work Sample by ashleydanielson

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CENTRAL SCHOOL CONDITION ASSESSMENT

FEBRUARY 2020

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TABLE OF CONTENTS Acknowledgments ........................................................................1 Executive Summary ......................................................................3

1. Background ...............................................................................9 1.1 Design & Construction ................................................9 1.2 Code .......................................................................... 12

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2. Existing Floor Plans ................................................................ 13 Basement ........................................................................ 15 First Floor ........................................................................ 17 Second Floor ................................................................... 19 Building Section with BFE ..............................................21

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Report Overview ...........................................................................7 Methodology ....................................................................7

3. Site ........................................................................................25 3.1. Site History...........................................................................25 3.2. Site Conditions & Recommendations .....................25

4. Central School Exterior ..........................................................33 4.1. Masonry ...................................................................33 4.2. Wood Components ..................................................35 4.3. Roof and Gutters .....................................................35 4.4. Cupola and Bell........................................................37 4.5. Windows and Doors and Louvers ...........................39

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5. Central School Interior ........................................................... 41 5.1. Overall Building Considerations .............................. 41 5.1.1. Accessibility .......................................................... 41 5.1.2. Structural Systems ...............................................43 5.1.3. Mechanical, Electrical and Plumbing Systems ....49 5.1.4 Fire Protection and Security Systems ...................53 5.1.5. Vertical Circulation ...............................................55 5.1.6. Doors and Hardware .............................................55 &KDUDFWHU 'HĂĽQLQJ )HDWXUHV .................................59 5.1.8. Floors .....................................................................59 5.1.9. Walls .....................................................................61 5.1.10. Ceilings ................................................................63 5.1.11. Attic......................................................................65 6. Proposed Floor Plans ..............................................................67 Basement ........................................................................69 First Floor ........................................................................ 71 Second Floor ...................................................................73 Site Plan ..........................................................................75

Appendix A: FEMA Reference Documents ................................79 Appendix B: Mechanical Assessment and Schematic Design Narrative .....................................................................................81

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South Elevation, 2020

South and East Elevations, 2020

Central School Condition Assessment

EXECUTIVE SUMMARY Built in 1935 with a gymnasium addition in 1973, the Central School is widely regarded as a fine example of the Colonial Revival Style. The two-story building with raised basement features red brick and limestone banding. The addition is also comprised of red brick but with a simple functional design that does not detract from the historic school. The building retains a high degree of integrity. This document identifies the existing conditions for the Central School and is intended to provide direction and guidance for the building’s proposed reuse into a daycare facility.

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The property was listed in the National Register of Historic Places in 1991 as a contributing resource in the Cambridge City Historic District. It is recommended that all treatments for the property be designed with consideration for the period of significance of the 1935 building.

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The parcel is primarily a grass lot that retains little historic plant material but it does contain a few mature trees that should be retained wherever possible. Concrete walkways and paved asphalt areas are generally in poor condition, with the exception of the sidewalk running along East Main Street and to the main entry on the south. A chain link fence at the rear of the property is in poor condition. Appropriate exterior and site lighting are recommended to allow for the safe operation of the facility during winter season. The building and site are located in the floodway of the Whitewater River with basement and gymnasium levels both located below the base flood elevation (BFE). Any construction outside the existing building, including “at-grade” site improvements will require a Construction in a Floodway Permit from the Indiana Department of Natural Resources Division of Water. The National Flood Insurance Program (NFIP) gives special consideration to historic buildings and allows relief to flood requirements required for new construction or substantial improvement. However, consideration should be given to mitigate the impact of flood damage and safe evacuation of the occupants.

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The exterior of the building remains in fair to good condition overall, with some elements in need of rehabilitation. Masonry repairs and rehabilitation of wood components are recommended to return the exterior to its original appearance. Wood sash windows are character-defining features of the 1935 building and should undergo restoration. At the interior, these windows could be fitted with magnetic storm sashes to improve thermal performance. The original slate roof is in fair condition with failure most prevalent at ridge lines. The base of the historic cupola remains and presents a disproportional appearance. It is recommended that a new unit be replicated based on historic images. The copper gutters appear to be in fair condition; however, the majority of downspouts are missing. Standing seam metal roofs located on the 1973 addition appear to be in poor condition with evidence of water infiltration. The school’s entry doors have all been replaced with aluminum units, it is recommended these be removed and replaced with units more compatible to the overall aesthetic. The existing ramp to the gymnasium level does not possess an appropriate slope for accessibility. The boiler room in poor condition with floor level below the base flood elevation. It is recommended that that the exterior walls be structurally stabilized with the interior reworked to house mechanical systems above the base flood elevation. The existing mechanical, electrical, and plumbing systems are of varying ages and conditions, most being non-operational and at the end of their expected service lives. Replacement of heating and cooling systems should be anticipated. All plumbing fixtures should be replaced. Electrical system will need to be upgraded. Life safety features such as the fire alarm system and smoke detectors also require updates. ©2020 RATIO Architects, Inc.

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North and East Elevations, 2020

North and East Elevations of 1973 Addition, 2020

Central School Condition Assessment

Overall, the Central School has maintained a high level of integrity. The Owner has engaged a professional group to conduct an environmental assessment in regard to hazardous materials. Asbestos abatement has occurred prior to this report. The school’s layout and interior characterdefining features, including coat closets, chalkboards, doors and transoms, along with general configuration should be retained. The interior is in good to fair condition requiring minimal repairs and updates to finishes.

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Improvements are needed to make the Central School accessible and compliant with state accessibility code and the Americans with Disabilities Act of 1990. Currently, there is no complaint means to access the first, second or basement levels. It is recommended that a new elevator be provided at rear (northwest) side of the building, allowing all visitors to utilize all upper levels. Additional investigation will need to occur to determine if basement access is viable. The building should be provided with a new addressable digital automatic fire alarm system to protect the building and its users. A fire suppression system should be installed and life safety features such as the fire alarm system and smoke detectors require updates.

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The Central School remains in fair to good condition overall and specific repair and rehabilitation work will help to ensure that the property’s preservation and continued productive use into the future. The proposed treatments are recommended to enable the property to operate as a daycare facility while preserving its historic integrity. To be noted, multiple regulations will need to be navigated to create a successful project including the following: o Indiana Building Code with focus on: Chapter 11: Accessibility Chapter 34: Existing Buildings

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o Indiana Department of Natural Resources Division of Water Floodway Regulations x Historic Building Status o DNR Letter of Authorization/Approval x Construction in a Floodway Permits o Site Modifications

o Town of Cambridge City Alteration to Town Code Chapter 154 Protective Covenants Local Permits Flood Emergency Operation Plan

o Daycare License Requirements Indiana Daycare Center or Registered Ministry Child Care Provider

o Historic Structure Status Maintain Contributing Status in a National Register of Historic Places District Historic Preservation Certification (Tax Credits) x Adhere to Secretary of the Interiors Standards for Rehabilitation

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West Elevation of 1973 Addition, 2020

East Elevation, 2020

Central School Condition Assessment

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Original Central School circa 1866, The Cambridge City Tribune, January 1934

New Central School Rendering by McGuire and Shook, The Richmond Item, October 1934

Central School Condition Assessment

1. BACKGROUND 1.1. DESIGN AND CONSTRUCTION

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Central School is significant as the single remaining historic school building in Cambridge City and as the work of the architecture firm McGuire and Shook. The first known school to be constructed on the half-block parcel was constructed circa 1866 and also named Central School.1 The Italianate public grade school was a masonry structure three stories in height with a raised basement. A northto-south corridor down the center of the building gave access to two classrooms on either side of each floor. Windows lined the south, east, and west elevations and the tin roof included a centered wood cupola with a bell. In January of 1934, state engineers and architects were called to inspect the school after sagging ceilings and shifting of walls had been observed. The school was called "...beyond repairs and may collapse without the least warning at any time..."2 The building was demolished shortly after being condemned. The only feature to be salvaged from the building was the Civil War era bell. Construction of the new Central Grade School, in the Colonial Revival style on the same site, began in October 1934 by Mueller and Co., contractors out of Richmond, Indiana.3 The building designed by the Indianapolis architecture firm McGuire and Shook was designed to hold around 300 first through sixth grade students, but also created opportunities for future additions to be easily integrated into the structure.4 By the completion of the project in the spring of 1935, cost of the new building had reached $51,000. Though the building was already occupied for the beginning of the 1935 school year, the building was dedicated on October 11, 1935.5 Work completed in the 1972 by R.W. Clinton & Associates, an architecture and engineering firm in Richmond, Indiana, included an overhaul of the mechanical, electrical and plumbing systems along with a remodeling of restrooms.6 The original bell was removed from the site in the circa 2013. It has since been located and the current ownership intends to return it to the building. Central School was dissolved in 1995 and the building has remained vacant since.7 SugarCreek, a food manufacturer originating from Ohio, purchased the Central School in 2019 to be used as a daycare for their employees in their near-by facility with the potential to extend services to the Cambridge City community.

“Central School Building Unsafe Declares State Inspection,” 7KH &DPEULGJH &LW\ 7ULEXQH, 18 January 1934, accessed 16 January 2020, www.newspapers.com. 2 ,ELG 3 “Work Begun Last Week on New Central School Building; to be Completed May 15,” 7KH &DPEULGJH &LW\ 7ULEXQH, 18 October 1934, accessed 16 January 2020, www.newspapers.com. 4 “New School to be Erected at Cambridge City,” 7KH 5LFKPRQG ,WHP, 7 February 1934, accessed 16 January 2020, www.newspapers.com. 5 “New Cambridge School Dedicated,” 3DOODGLXP ,WHP, 12 October 1934, accessed 16 January 2020, www.newspapers.com. 6 “To remodel Central school: School Board continue building fund,” 7KH 1DWLRQDO 5RDG 7UDYHOHU, 8 March 1972, accessed 16 January 2020, www.newspapers.com. 7 “Former School is Real Estate Opportunity,” Indiana Landmarks, 28 June 2018, accessed 16 January 2020, https://www.indianalandmarks.org/2018/06/central-school-cambridge-city-real-estate-opportunity/. ©2020 RATIO Architects, Inc.

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Central School, 1940s Postcard

Central School, 2001, Note: cupola 10

Central School Condition Assessment

McGuire and Shook was a prominent Indianapolis architecture firm known for schools and hospitals during the Works Progress Administration era. The firm was established in 1916 by engineer and architect Wilbur Briant Shook (1889-1961), a graduate of Rose Polytechnic (now Rose-Hulman Institute of Technology) in Terre Haute, and William C. McGuire (1888-1960), an engineer from Indianapolis. Their firm designed several buildings across central Indiana including Indiana’s State Teachers’ Association Building, Arlington High School and Thomas Carr Howe High School. Within Cambridge City, McGuire and Shook designed the Public Library in 1936.8 The firm remains in business as Odle McGuire Shook Inc.9

1973 GYMNASIUM ADDITION

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R.W. Clinton & Associates returned to the Central School in 1973 to design an addition on the north elevation of the building. The architecture and engineering firm completed a variety of projects, but primarily focused on K-12 and higher education. In 2002, the firm was acquired by the Ohio firm of Lorenz Williams and subsequently renamed Lorenz Williams Clinton (LWC).

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Though the addition is not considered historic, its restrained aesthetic makes it a compatible extension of the original building. Its primary use as a gym added to the programming of Central School and has become a significant feature to everyday use while the school was in operation. Concrete block walls and concrete slabs on metal trusses make up the structure of the addition. The primary space consists of the gymnasium. Flanking this are a kitchen and locker rooms, which have been stripped of most fixtures. The gym itself has retained its wood floor and basketball hoops. The second floor of the addition is divided in half by a single wall to create a library and classroom.

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Laura Thayer, “Cambridge City Historic District,” National Register of Historic Places Registration Form, 1991 May 3, 15-16, Bodenhamer, 950

2. EXISTING/DEMOLITION FLOOR PLANS

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1913 Sanborn Fire Insurance Map

Site, looking northwest, 2020

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Google Earth, 2020

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1886 Sanborn Fire Insurance Map

Site, looking southeast, 2020

Site, looking southwest, 2020

Central School Condition Assessment

4. CENTRAL SCHOOL EXTERIOR 4.1. MASONRY 1935 CENTRAL SCHOOL

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The exterior building shell is comprised of three-wythe thick red brick walls on a limestone foundation. The brick is accentuated with limestone bands, windowsills and an ornate limestone entry surround on the south facade. Brick pilasters featuring quoins break up the long faĂ§ade and a limestone cornerstone displaying the construction date is located at southwest corner. In general, the masonry walls are in good condition and do not exhibit efflorescence, spalling, bulging, missing units or other common issues found in buildings of this vintage. Minimal open mortar joints and cracks were observed and are almost exclusively at lower level window heads. This is primarily due to the rusting expansion of the steel window lintels at the bearing ends referred to as rust-jacking. The steel lintels have suffered surface rust. This condition appears to be minimal and does not appear to be a structural issue. Masonry staining appears to be limited to locations of missing downspouts and at grade level. A brick masonry chimney on the east side has suffered a little more deterioration beyond that typical. The stone cap also looks to be in poor condition. The boiler room is also comprised to multi-wythe brick or concrete walls. It is in poor structural condition and will need to be rebuilt to restore integrity. Clay tile coping caps the east parapet wall but is missing on the north. Open mortar joints are prevalent. Parapet walls exhibit spalled and broken units at the inside face with an observable lean which may result in collapse. The concrete basement walls are cracked and leaking. The brick masonry is in need of significant restoration and the concrete roof is deteriorated to a degree that repair or replacement will be required.

Recommendations

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It is recommended to inspect the entire exterior and implement as masonry restoration package including cleaning and selectively repoint areas of brick with new mortar to match existing. Limited brick removal and replacement may also be necessary. Repair limestone units with cracks with either epoxy injections or dutchman repairs depending on the extent of damage. The east chimney will require 50 to 75% repointing and the cap should be replaced with a new watertight metal cap. The roof flashing will likely need replacement. Steel window lintels should be inspected, cleaned, and repainted to extend their life expectancy.

Exterior walls of the boiler room wing are in poor condition and will need to be rebuilt to restore integrity. This will provide an opportunity to stabilize the structure while maintaining the footprint and reworking the interior. It is suggested to raise the floor above base flood elevation and allow the room to continue its function as mechanical space.

1973 GYMNASIUM ADDITION The addition is concrete block with brick veneer on a concrete foundation. While the walls appear to be in fair to good condition, the brick is heavily stained with evidence of vegetative growth and water infiltration at both the exterior and interior. Damaged units appear to be limited to the north elevation in the vicinity of the mechanical equipment. There are some cracks in the north concrete block wall of the gym. These do not currently pose a serious structural issue, but repairs to the cracked CMU will be required. ÂŠ2020 RATIO Architects, Inc.

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1935 School, wood cornice & brackets, 2020

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1935 School, slate roof, 2020

1973 Addition, gutter and water damage, 2020

Typical gutters and downspouts, 2020

Central School Condition Assessment

Recommendations It is recommended to clean the masonry with repointing as required. Most importantly, the source of water infiltration must be corrected. Repairs to cracks in the concrete block will be required. Refer to Section 4.3: ROOF AND GUTTERS.

4.2 WOOD COMPONENTS

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1935 CENTRAL SCHOOL

While mostly masonry in composition, the deep projecting cornice featuring brackets is comprised of wood. The cornice appears to be in good condition with signs of deterioration at corners or the vicinity of missing downspouts.

Recommendations

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It is recommended that all exterior woodwork be repaired and repainted. Deteriorated wood components should be repaired wherever possible. Note, lead paint is likely found at these locations and proper methods of removal and disposable should be adhered to. Epoxy repairs should be conducted or selectively replace components with new to match existing where necessary.

4.3. ROOF AND GUTTERS 1935 CENTRAL SCHOOL

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The slate roof has served the school well over the last 85 years; it exhibits signs of deterioration at the ridges and around penetrations. Missing slates can be observed in the field. While slate roofs have been documented to last over 200 years, it is really the fasteners and underlayment that dictate the lifespan of the roof. From the underside, very little daylight was observed, and the wood decking did not exhibit excessive water staining. The roof hatch currently has been modified with a piece of plexi-glass attached to the curb.

The original copper gutters wrap the perimeter of the historic school except at north where the addition connects to the building. Minor damage was observed, and the gutters appeared to be functioning properly with no loose or missing sections. The majority of copper downspouts are missing with only one remaining and connected to an inlet. The boiler house possesses a single-slope concrete roof. The roof is in poor condition and currently does not possess any roofing to protect it from further deterioration. The roof is deteriorated to a degree that repair or replacement will be required.

Recommendations It is recommended that the slate roof be repaired with materials to match. Replacement is not recommended at this time as the roof appears to be doing its job and repairing the existing slate will last longer than a 30-year warranty that accompanies a new asphalt roof. It is recommended that the gutters be inspected and repaired as required. Lining the gutters with an appropriate compound would prolong the life and prevent leaks. Copper downspouts should be replaced and reconnected to the existing inlets. A new roof hatch should be installed with appropriate safety

ÂŠ2020 RATIO Architects, Inc.

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Prefabricated Cupola, Cambellsville Industries

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1935 School, cupola base, 2020

1973 Addition, standing metal seam roof, 2020

1973 Addition, modified roof, 2020

Central School Condition Assessment

features. It is recommended that the boiler room roof structure be demolished and replaced with a new structural system, membrane roof, aluminum gutters and downspouts.

1973 GYMNASIUM ADDITION

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Original drawings indicate built-up single-slope roofs on structural metal roof decks were installed for the addition at gymnasium and 2nd floor levels. At an unknown time, a standing seam metal roof was installed, likely due to water infiltration. The new roofing does not appear to have resolved all issues as deterioration of walls and flooring can be observed both inside and out. Staining was observed at the roof perimeter, especially at the aluminum gutter locations on the north, which are in poor condition. The kitchen area also possesses a standing seam metal roof with a steep slope. It is assumed that this roof was altered when the metal roof was installed as the pitch does not match that of the original drawings. This roof is in fair condition. Aluminum downspouts connect to cast iron inlets at grade. The gutters and downspouts are in poor condition. The bottom of the steel beams and column supporting the northwest porch roof exhibit rust and paint loss. Access to the roof was not available at the time of this report.

Recommendations

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It is recommended that the roof be thoroughly inspected with replacement assumed. Membrane roofing systems would be recommended for the roofs over the gymnasium and 2nd floor classrooms. Replacement would also allow for insulation to be installed. An up-close examination will be required to determine if there is structural damage to the metal deck. It is likely replacement of the portions of the deck will be required. The northwest entry roof exposed steel should be blasted and cleaned with a new prime and paint coating. The kitchen roof would receive modifications with the proposed elevator and therefore should also be replaced to ensure a watertight envelope. Refer to 5.1.1: ACCESSIBILITY.

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1935 CENTRAL SCHOOL

4.4 CUPOLA AND BELL

The historic building featured a wood cupola which housed the bell from the first school on the site. Google Earth images indicate the cupola was removed circa 2013. Only the wood base remains in place, which has been capped with a simple metal gable. The Civil War-era bell that was a part of the first Central School was removed previously. The wood framing supporting the cupola appears to have suffered some water damage due to roof leakage.

Recommendations It is recommended that the cupola be recreated which would also allow for new flashing to create a watertight envelope. The Owner is in possession of the bell and intends to put it on display at ground level.

ÂŠ2020 RATIO Architects, Inc.

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