PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
Taylor Kempkes Architects
210 Central Ave. Suite 3 Hot Springs, AR 71901
Ellie Isaacs, Historic Preservationist
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
Introduction February 16, 2016 On March 3, 2015 Hempstead County Judge, Haskell Morse, contracted Taylor Kempkes Architects located at 210 Central Ave., Suite 3, Hot Springs, AR to prepare a Preservation Plan for the historic Hempstead County Courthouse located at 400 S. Washington Street, Hope, AR 71801. The goal of the Preservation Plan is to assess the structure’s existing historic fabric, determine the preservation goals, and guide the future stabilization and restoration. The Plan also addresses the possible funding opportunities in order to make this plan a reality. The history of the Courthouse, a determined period of significance, and historic images are presented in Part 1 of the Preservation Plan. The current uses of the Courthouse and potential expansion, or utilization, of space is presented in Part 2 of the Preservation Plan. The three project goals: Stabilize, Restore and Enhance, were carefully chosen to overarch the scope of work and are detailed in Part 3 of the Preservation Plan. Site visits were conducted to verify the Courthouse’s dimensions and assess the condition of the building elements. The results of those assessments are presented in Part 4 of the Preservation Plan. How to treat the building elements with preservation methods are presented in Part 5 of the Preservation Plan. Recommendations were made regarding the American with Disabilities Act for areas such as signage, approach, and restroom facilities. The recommendations are presented in Part 6 of the Preservation Plan. The Preservation Plan concludes with project phasing prioritized by need, a detailed cost estimate for the scope of work, and possible funding opportunities in order to proceed with restoration. These are presented in Part 7 of the Preservation Plan. The final Preservation Plan was presented to Judge Haskell Morse on February 17, 2016.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
TABLE OF CONTENTS PART 1 - Period of Significance A. History of the Building B. Historic Images of the Building
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PART 2 - Planned Uses A. Current Uses of the Building B. Potential Expansion, or Utilization, of Space
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PART 3 - Project Goals A. Stabilize B. Restore C. Enhance
PAGES 7-8
PART 4 - Scope of Work A. Site Plan B. East Facade C. West Facade
PAGES 9-11
PART 5 - Preservation Treatments A. Cleaning and Water Repellent Treatments for Historic Masonry Structures B. Repointing Mortar Joints in Historic Masonry C. Repair of Historic Wooden Windows D. Preservation of Historic Concrete E. Repairing Historic Flat Plaster Walls and Ceilings
PAGES 12-30
PART 6 - ADA Compliance A. Synopsis with Code Review B. Women’s Restroom Renovations C. Men’s Restroom Renovations
PAGES 31-37
PART 7 - Phasing, Cost Estimates and Funding Opportunities
PAGE 38-43
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 1 - PERIOD OF SIGNIFICANCE After a six decade long campaign, in 1938 the county seat of Hempstead County was moved from Washington, Arkansas to Hope where the Hempstead County Courthouse was built. The Courthouse was built under the Public Works Administration. This agency was created in response to the Great Depression in Roosevelt’s New Deal, or more specifically the National Industrial Recovery Act of 1933. A PWA grant funded forty-five percent of the new $200,000 courthouse, and the county funded $110,000 with bond sales. The grant required the project to be under contract by October 1, 1938; however, due to the vote controversy surrounding the relocation of the county seat, Hope missed the deadline. Senators Hattie W. Caraway and John E. Miller convinced the PWA to extend the deadline and honor the $90,000 grant. The Courthouse was designed in the Art Deco architectural style by McAninch and Anderson, Architects of Little Rock, and built by B.W. Edwards, contractor. The Art Deco style was most popular in the United States during the 1930s – 1940s. It is uncommon to see a building with such high design style in a rural area, which further contributes to its significance. During a ceremony on November 29, 1939, the Grand Lodge of Arkansas Masons set the building’s cornerstone. The Masons placed an airtight copper box behind the cornerstone. It contained various items, including a Bible, Masonic documents, a centennial edition (1936) of the Hope Star newspaper, and watermelon seeds from Hempstead County. The capsule is still in place today. The Courthouse was formally presented on April 30, 1940 by B. W. Edwards to Judge Frank Rider and Commissioner R. M. LaGrone. Court proceedings started May 13, 1940, which marked the beginning of the Courthouses’ first term. Over the years, the Courthouse has been threatened by fire twice. On December 12, 1947, a boiler caught fire. The fire was able to be contained and no structural damage was caused. On July 10, 1979, lightning struck the courthouse, causing a fire that completely gutted the third floor courtrooms. They were back in operation on April 22, 1980, following a $265,000 reconstruction project. On May 11, 1947, a granite War Memorial located on the front lawn was dedicated. In 1994, the county hired Architects Wittenberg, Deloney and Davidson with contractor Ideal Construction Company for a city-county complex that is attached to the north facade of the courthouse. In 2012, the addition was remodeled and expanded 2,000 sq./ft. to become the new office for the county sheriff. The complex now includes the original courthouse, the addition, and the Hope-Hempstead County Health Center. The Courthouse was listed on the National Register of Historic Places on May 19, 1994. The period of significance for this structure is that of the Public Works Administration Era when many Art Deco style public buildings were constructred with the financing provided by the Federal government, this one built in 1939.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
PART 1 - HISTORIC PHOTOGRAPHS
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 2 - PLANNED USES
The Courthouse contains approximately 34,200 square feet and currently houses: the Circuit and County Clerk, the County Judge, two courtrooms, the Department of Veterans Affairs, the Tax Assessor, Real Estate Office, Tax Collector, Juvenile Court Officers, Emergency Management Office, District Clerk and Judge, Treasurer, 911 Coordinators Offices, Public Defenders Offices, the University of Arkansas Division of Agriculture Cooperative Extension Office, and the Sheriff’s Office. It is not anticipated that any of these offices, agencies or volunteer groups will require additional space for operations in the foreseeable future. However, there is room for expansion as the fifth floor is currently used partially for storage and contains approximately 4,265 square feet. This space could be used for additional offices, meeting rooms, climate controlled archival storage rooms, or a museum space.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 3 - PROJECT GOALS 1. Stabilize the building from deterioration a. Replace the roofs. b. Install new HVAC system c. Mold abatement d. Rebuild exterior door and window frames that are rotted; replace glazing as needed; add interior storm windows e. Repair back facade concrete overhangs f. Repoint and repair brick as needed g. Repoint/correct previous work done 2. Restore the building to its period of significance a. Repoint/regrout stone flooring and wall caps at the main entrance; repair/replace as needed b. Clean all exterior masonry and stone c. Restore closed window openings with original window design d. Interior Bathrooms - replace missing or repair broken wall tile, repair stone partitions as needed, reconfigure to comply with ADA e. Main entry - repair water damaged plaster ceiling f. Complete a photogrammetry paint analysis to determine the original paint colors of the window sashes and frames. g. Asbestos removal in steam piping and in boiler/mechanical room.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 3 - PROJECT GOALS
3. Enhance the building’s exterior and interior a. Trim or remove bushes surrounding the base of the building and at memorial. b. Remove all window air conditioner units and their associated conduit. c. Repaint all exterior window framing and steel hand rails d. Replace current light fixtures at entry on the front facade with replicas made to match the original fixtures. e. Clean the two original interior entry light fixtures f. Make bathrooms ADA accessible by adding ADA grab bars, create acessible stalls and lavatories. g. Replaster interior walls as needed and repaint all walls. h. Stone located on interior walls - ensure stability to wall; fill in cracks or gaps as needed with grout and caulk. i. Strip and repaint steel handrails at interior back stairs j. Repair damage to tile flooring as needed
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 4 - SCOPE OF WORK SITE PLAN 2. Trim or remove bushes at the building. Trim trees as necessary. 25. Replace current light fixtures at entry with replicas made to match the original fixtures. *
2.
26.
2.
N
Add new site furniture and landscaping as needed once exterior work is completed.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 4 - SCOPE OF WORK AND TREATMENT EAST (FRONT) FACADE
1. 7.
10. 1.
1. 6.
3.
11.
10. 7.
EAST (FRONT) ELEVATION
1. Replace all roofs with a white single ply membrane over mopped down protection board. 3. Remove all AC window units and their associated conduit. 6. Repoint and repair exterior masonry; repoint previous work to be done with correct grout color. 7. Repoint and regrout stone details, flooring and caps at entrance; repair as needed. 8. Repair concrete overhangs by sandblasting area to expose raw steel, coat with epoxy, then fill void with two part epoxy mix, seal. SCALE: 1/8" = 1'-0"
9. Clean all exterior masonry and stone. 10. Rebuild rotted window and door frames; repaint all; replace glazing as needed. 11. Restore all window openings with original window design. Complete a Photogrammetry paint analysis to determine original paint 12. colors of window frames and sashes. 13. Repaint all exterior window framing and steel hand rails.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 4 - SCOPE OF WORK AND TREATMENT WEST (BACK) FACADE
7.
1.
3.
1.
1.
6.
12.
8.
all roofs with a white single ply membrane over mopped down 1. ReplaceWEST (REAR) ELEVATION protection board. 3. Remove all AC window units and their associated conduit. 6. Repoint and repair exterior masonry; repoint previous work to be done with correct grout color. 7. Repoint and regrout stone details, flooring and caps at entrance; repair as needed. 8. Repair concrete overhangs by sandblasting area to expose raw steel, coat with epoxy, then fill void with two part epoxy mix, seal. SCALE: 1/8" = 1'-0"
8.
9. Clean all exterior masonry and stone. 10. Rebuild rotted window and door frames; repaint all; replace glazing as needed. 11. Restore all window openings with original window design. Complete a Photogrammetry paint analysis to determine original paint 12. colors of window frames and sashes. 13. Repaint all exterior window framing and steel hand rails.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
CURRENT ROOF CONDITION PHOTOGRAPHS
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
CURRENT RADIATOR CONDITION PHOTOGRAPHS
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 5 - PRESERVATION TREATMENT CLEANING AND WATER REPELLENT TREATMENTS FOR HISTORIC MASONRY BUILDINGS The current condition of exterior face brick and cast/carved stone require that a thorough cleaning and waterrepellent treatment be part of this preservation plan. The following synopsis of the procedure which should be followed for this work is excerpted from Preservation Brief #1 by the National Park Service. 1. General A. The courthouse façade is composed of face brick and decorative panels apparently cast in concrete from molds used in other typical Depression era public works art deco courthouses across the country. Some of the decorative panels may be cast concrete, some may be either sandstone or limestone. The initial step in the cleaning process is to determine what the least abrasive method of cleaning is that can be used effectively. We recommend that test panels be cleaned on the north side of the northwest corner of the building near the existing generator. Beginning with Water Washing, proceed through the listed methods until reaching a method that provides a sufficiently clean surface. Clean both brick and concrete/stone areas with each method. 2. Water Cleaning A. “Water Washing - Washing with low-pressure or medium-pressure water is probably one of the most commonly used methods for removing dirt or other pollutant soiling from historic masonry buildings. Starting with a very low pressure (100 psi or below), even using a garden hose, and progressing as needed to slightly higher pressure – generally no higher than 300-400 psi – is always the recommended way to begin. Scrubbing with natural bristle or synthetic bristle brushes – never metal – which can abrade the surface and leave metal particles that can stain the masonry - can help in cleaning areas of the masonry that are especially dirty.”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
B. “Water Washing with Detergents: Non-ionic detergents – which are not the same as soaps – are synthetic organic compounds that are especially effective in removing oily soil. (Examples of some of the numerous proprietary non-ionic detergents include Igepal by GAF, Tergitol by Union Carbide and Triton by Rohm & Haas.) Thus, the addition of a non-ionic detergent, or surfactant, to a low- or medium-pressure water wash can be a useful aid in the cleaning process. (A non-ionic detergent, unlike most household detergents, does not leave a solid, visible residue on the masonry.) Adding a non-ionic detergent and scrubbing with a natural bristle or synthetic bristle brush can facilitate cleaning textured or intricately carved masonry. This should be followed with a final water rinse.” C. “Steam/Hot-Pressurized Water Cleaning: Steam cleaning is actually low-pressure hot water washing because the steam condenses almost immediately upon leaving the hose. This is a gentle and effective method for cleaning stone and particularly for acid-sensitive stones. Steam can be especially useful in removing built-up soiling deposits and dried-up plant materials, such as ivy disks and tendrils. It can also be an efficient means of cleaning carved stone details and, because it does not generate a lot of liquid water, it can sometimes be appropriate to use for cleaning interior masonry.” 3. Potential Hazards of Water Cleaning: Make sure that all mortar joints are sound and the building is water tight. -No traces of iron or copper in the water supply. It may be necessary to add a chelating or complexing agent to the water, such as EDTA (ethylene diamine tetra-acetic acid). -Conduct no water cleaning within a week of expected freezing weather. -Do not use water at too high a pressure. Keep nozzle a proper distance from the masonry to prevent etching of the masonry surface.
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
4. Chemical Cleaning A. “Acidic Cleaners: Acid-based cleaning products may be used on non-acid sensitive masonry, which generally includes: granite, most sandstones, slate, unglazed brick and unglazed architectural terra cotta, cast stone and concrete. Most commercial acidic cleaners are composed primarily of hydrofluoric acid, and often include some phosphoric acid to prevent rust-like stains from developing on the masonry after the cleaning. Acid cleaners are applied to the pre-wet masonry which should be kept wet while the acid is allowed to ‘work’, and then removed with a water wash.” B. “Alkaline Cleaners: Alkaline cleaners should be used on acid-sensitive masonry, including: limestone, polished and unpolished marble, calcareous sandstone, glazed brick and glazed architectural terra cotta, and polished granite. (Alkaline cleaners may also be used sometimes on masonry materials that are not acid sensitive – after testing, of course – but they may not be as effective as they are on acid-sensitive masonry.) Alkaline cleaning products consist primarily of two ingredients: a non-ionic detergent or surfactant; and an alkali, such as potassium hydroxide or ammonium hydroxide. Like acidic cleaners, alkaline products are usually applied to pre-wet masonry, allowed to dwell, and then rinsed off with water. (Longer dwell times may be necessary with alkaline cleaners than with acidic cleaners.) Two additional steps are required to remove alkaline cleaners after the initial rinse. First the masonry is given a slightly acidic wash – often with acetic acid – to neutralize it, and then it is rinsed again with water.”
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
C. Potential Hazards of Chemical Cleaning: -Do not use in temperatures below 40 degrees F. Check specific product instructions, as some may have higher temperature cutoffs. -Chemical cleaners can be dangerous to cleaning operators and the environment. -Always test specific cleaners in an inconspicuous location prior to complete application. -Never use hydrochloric (muriatic) acid on historic masonry. 5. Water Repellent Coating - A water repellent coating is not recommended if the proper roof replacement, mortar joint replacement, caulking and window repair tasks are performed correctly.
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 5 - PRESERVATION TREATMENT REPAIRING MORTAR JOINTS IN HISTORIC MASONRY BUILDINGS The Courthouse will require repairing of mortar joints on the exterior brick, stone and concrete. The following synopsis of the procedure which should be followed for this work is excerpted from Preservation Brief #2 by the National Park Service. 1. General A. “Repointing, also known simply as “pointing” or— somewhat inaccurately— “tuck pointing”, is the process of removing deteriorated mortar from the joints of a masonry wall and replacing it with new mortar. Properly done, repointing restores the visual and physical integrity of the masonry.” B. “Preliminary research is necessary to ensure that the proposed repointing work is both physically and visually appropriate to the building. Analysis of unweathered portions of the historic mortar to which the new mortar will be matched can suggest appropriate mixes for the repointing mortar so that it will not damage the building because it is excessively strong or vapor impermeable.”
C. “In creating a repointing mortar that is compatible with the masonry units, the objective is to achieve one that matches the historic mortar as closely as possible, so that the new material can coexist with the old in a sympathetic, supportive and, if necessary, sacrificial capacity. The exact physical and chemical properties of the historic mortar are not of major significance as long as the new mortar conforms to the following criteria: -The new mortar must match the historic mortar in color, texture and tooling. (If a laboratory analysis is undertaken, it may be possible to match the binder components and their proportions with the historic mortar, if those materials are available.) -The sand must match the sand in the historic mortar. (The color and texture of the new mortar will usually fall into place if the sand is matched successfully.) -The new mortar must have greater vapor permeability and be softer (measured in compressive strength) than the masonry units. -The new mortar must be as vapor permeable and as soft or softer (measured in compressive strength) than the historic mortar. (Softness or hardness is not necessarily an indication of permeability; old, hard lime mortars can still retain high permeability.)”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
2. Execution of Work A. Test Panels - “These panels are prepared by the contractor using the same techniques that will be used on the remainder of the project. Several panel locations—preferably not on the front or other highly visible location of the building—may be necessary to include all types of masonry, joint styles, mortar colors, and other problems likely to be encountered on the job. These panels establish an acceptable standard of work and serve as a benchmark for evaluating and accepting subsequent work on the building.” B. Joint Preparation - “Old mortar should be removed to a minimum depth of 2 to 2-1/2 times the width of the joint to ensure an adequate bond and to prevent mortar “popouts.” Any loose or disintegrated mortar beyond this minimum depth also should be removed. Although some damage may be inevitable, careful joint preparation can help limit damage to masonry units. The traditional manner of removing old mortar is through the use of hand chisels and mash hammers. Mortar should be removed cleanly from the masonry units, leaving square corners at the back of the cut. Before filling, the joints should be rinsed with a jet of water to remove all loose particles and dust. At the time of filling, the joints should be damp, but with no standing water present. For masonry walls—limestone, sandstone and common brick—that are extremely absorbent, it is recommended that a continual mist of water be applied for a few hours before repointing begins.”
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C. Mortar Preparation - “Mortar components should be measured and mixed carefully to assure the uniformity of visual and physical characteristics. Dry ingredients are measured by volume and thoroughly mixed before the addition of any water. Sand must be added in a damp, loose condition to avoid over sanding. Repointing mortar is typically pre-hydrated by adding water so it will just hold together, thus allowing it to stand for a period of time before the final water is added. Half the water should be added, followed by mixing for approximately 5 minutes. The remaining water should then be added in small portions until a mortar of the desired consistency is reached. The total volume of water necessary may vary from batch to batch, depending on weather conditions. It is important to keep the water to a minimum for two reasons: first, a drier mortar is cleaner to work with, and it can be compacted tightly into the joints; second, with no excess water to evaporate, the mortar cures without shrinkage cracks. Mortar should be used within approximately 30 minutes of final mixing, and “retempering,” or adding more water, should not be permitted.”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
D. Filling the Joint - “Where existing mortar has been removed to a depth of greater than 1 inch, these deeper areas should be filled first, compacting the new mortar in several layers. The back of the entire joint should be filled successively by applying approximately 1/4 inch of mortar, packing it well into the back corners. As soon as the mortar has reached thumb-print hardness, another 1/4 inch layer of mortar—approximately the same thickness—may be applied. Several layers will be needed to fill the joint flush with the outer surface of the masonry. It is important to allow each layer time to harden before the next layer is applied; most of the mortar shrinkage occurs during the hardening process and layering thus minimizes overall shrinkage.
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E. Curing Conditions - “Periodic wetting of the repointed area after the mortar joints are thumb-print hard and have been finish tooled may significantly accelerate the carbonation process. When feasible, misting using a hand sprayer with a fine nozzle can be simple to do for a day or two after repointing. Local conditions will dictate the frequency of wetting, but initially it may be as often as every hour and gradually reduced to every three or four hours. Walls should be covered with burlap for the first three days after repointing. (Plastic may be used, but it should be tented out and not placed directly against the wall.) This helps keep the walls damp and protects them from direct sunlight. Once carbonation of the lime has begun, it will continue for many years and the lime will gain strength as it reverts back to calcium When the final layer of mortar is thumb-print hard, the joint should carbonate within the wall.” be tooled to match the historic joint. Proper timing of the tooling is important for uniform color and appearance. If tooled when too soft, the color will be lighter than expected, and hairline cracks may occur; if tooled when too hard, there may be dark streaks called “tool burning,” and good closure of the mortar against the masonry units will not be achieved. If the old bricks or stones have worn, rounded edges, it is best to recess the final mortar slightly from the face of the masonry. This treatment will help avoid a joint which is visually wider than the actual joint; it also will avoid creation of a large, thin featheredge which is easily damaged, thus admitting water. After tooling, excess mortar can be removed from the edge of the joint by brushing with a natural bristle or nylon brush. Metal bristle brushes should never be used on historic masonry.”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
F. Cleaning the Repointed Masonry - “If repointing work is carefully executed, there will be little need for cleaning other than to remove the small amount of mortar from the edge of the joint following tooling. This can be done with a stiff natural bristle or nylon brush after the mortar has dried, but before it is initially set (1-2 hours). Mortar that has hardened can usually be removed with a wooden paddle or, if necessary, a chisel. Further cleaning is best accomplished with plain water and natural bristle or nylon brushes. If chemicals must be used, they should be selected with extreme caution. Improper cleaning can lead to deterioration of the masonry units, deterioration of the mortar, mortar smear, and efflorescence. New mortar joints are especially susceptible to damage because they do not become fully cured for several months. Chemical cleaners, particularly acids, should never be used on dry masonry. The masonry should always be completely soaked once with water before chemicals are applied. After cleaning, the walls should be flushed again with plain water to remove all traces of the chemicals. Several precautions should be taken if a freshly repointed masonry wall is to be cleaned. First, the mortar should be fully hardened before cleaning. Thirty days is usually sufficient, depending on weather and exposure; as mentioned previously, the mortar will continue to cure even after it has hardened. Test panels should be prepared to evaluate the effects of different cleaning methods. Generally, on newly repointed masonry walls, only very low pressure (100 psi) water washing supplemented by stiff natural bristle or nylon brushes should be used, except on glazed or polished surfaces, where only soft cloths should be used. New construction “bloom” or efflorescence occasionally appears within the first few months of repointing and usually disappears through the normal process of weathering. If the efflorescence is not removed by natural processes, the safest way to remove it is by dry brushing with stiff natural or nylon bristle brushes followed by wet brushing. Hydrochloric (muriatic) acid, is generally ineffective, and it should not be used to remove efflorescence. It may liberate additional salts, which, in turn, can lead to more efflorescence.
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 5 - PRESERVATION TREATMENT REPAIR OF HISTORIC WOODEN WINDOWS The Courthouse will require repairing of its windows. Many have suffered significant damage caused by missing window panes, rot, lack of maintance and improper methods. The following synopsis of the procedure which should be followed for this work is excerpted from Preservation Brief #9 by the National Park Service. 1. Physical Evaluation - “The key to successful planning for window treatments is a careful evaluation of existing physical conditions on a unit-by-unit basis. A photographic system may be devised to record existing conditions and illustrate the scope of any necessary repairs. Another effective tool is a window schedule which lists all of the parts of each window unit. Spaces by each part allow notes on existing conditions and repair instructions. When such a schedule is completed, it indicates the precise tasks to be performed in the repair of each unit and becomes a part of the specifications. In any evaluation, one should note at a minimum: window location, condition of the paint, condition of the frame and sill, condition of the sash, glazing problems, hardware, operational soundness, and the overall condition of the window.” 2. Repair Class I - Routine Maintenance A. “Normally includes the following steps: some degree of interior and exterior paint removal, removal and repair of sash (including reglazing where necessary), repairs to the frame, weatherstripping and reinstallation of the sash, and repainting.” B. “If a paint color anaysis is desired, it should be conducted prior to the onset of the paint removal.”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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C. “ Historic windows have usually acquired many layers of paint over time. Removal of excess layers or peeling and flaking paint will facilitate operation of the window and restore the clarity of the original detailing. Some degree of paint removal is also necessary as a first step in the proper surface preparation for subsequent refinishing.
The sash can be stripped of paint using appropriate techniques, but if any heat treatment is used, the glass should be removed or protected from the sudden temperature change which can cause breakage. Deteriorated putty should be removed manually, taking care not to damage the wood along the rabbet. If the glass is to be removed, the glazing points which hold the glass in place can be extracted and the panes numbered and removed for cleaning and Paint removal should begin on the interior frames, being careful to reuse in the same openings. With the glass panes out, the remove the paint from the interior stop and the parting bead, remaining putty can be removed and the sash can be sanded, particularly along the seam where these stops meet the jamb. This patched, and primed with a preservative primer. Hardened putty can be accomplished by running a utility knife along the length of in the rabbets may be softened by heating with a soldering iron at the seam, breaking the paint bond. It will then be much easier to the point of removal. Putty remaining on the glass may be softened remove the stop, the parting bead and the sash. The interior stop by soaking the panes in linseed oil, and then removed with less may be initially loosened from the sash side to avoid visible risk of breaking the glass. Before reinstalling the glass, a bead of scarring of the wood and then gradually pried loose using a pair of glazing compound or linseed oil putty should be laid around the putty knives, working up and down the stop in small increments. rabbet to cushion and seal the glass. Glazing compound should With the stop removed, the lower or interior sash may be only be used on wood which has been brushed with linseed oil and withdrawn. The sash cords should be detached from the sides of the primed with an oil based primer or paint. The pane is then pressed sash and their ends may be tied in a knot to prevent them from into place and the glazing points are pushed into the wood around falling into the weight pocket. the perimeter of the pane. Removal of the upper sash on double-hung units is similar but the parting bead which holds it in place is set into a groove in the center of the stile and is thinner and more delicate than the interior stop. After removing any paint along the seam, the parting bead should be carefully pried out and worked free in the same manner as the interior stop. The upper sash can be removed in the same manner as the lower one and both sash taken to a work area (in order to remove the sash the interior stop and parting bead need only be removed from one side of the window). Window openings can be covered with polyethylene sheets or plywood sheathing while the sash are out for repair.
The final glazing compound or putty is applied and beveled to complete the seal. The sash can be refinished as desired on the inside and painted on the outside as soon as a “skin” has formed on the putty, usually in 2 or 3 days. Exterior paint should cover the beveled glazing compound or putty and lap over onto the glass slightly to complete a weather-tight seal. After the proper curing times have elapsed for paint and putty, the sash will be ready for reinstallation.”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
D. “While the sash are out of the frame, the condition of the wood in the jamb and sill can be evaluated. Repair and refinishing of the frame may proceed concurrently with repairs to the sash, taking advantage of the curing times for the paints and putty used on the sash. One of the most common work items is the replacement of the sash cords with new rope cords or with chains. The weight pocket is frequently accessible through a door on the face of the frame near the sill, but if no door exists, the trim on the interior face may be removed for access. Sash weights may be increased for easier window operation by elderly or handicapped persons.” 3. Repair Class II - Stabilization A. “One established technique for repairing wood which is split, checked or shows signs of rot, is to: dry the wood, treat decayed areas with a fungicide, waterproof with two or three applications of boiled linseed oil (applications every 24 hours), fill cracks and holes with putty, and after a “skin” forms on the putty, paint the surface.” B. “When using any technique of building up or patching a flat surface, the finished surface should be sloped slightly to carry water away from the window and not allow it to puddle. Caulking of the joints between the sill and the jamb will help reduce further water penetration.” C. “Wood may also be strengthened and stabilized by consolidation, using semirigid epoxies which saturate the porous decayed wood and then harden. The surface of the consolidated wood can then be filled with a semirigid epoxy patching compound, sanded and painted. Epoxy patching compounds can be used to build up missing sections or decayed ends of members. Profiles can be duplicated using hand molds, which are created by pressing a ball of patching compound over a sound section of the profile which has been rubbed with butcher’s wax. This can be a very efficient technique where there are many typical repairs to be done.”
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
4. Repair Class III - Splices and Parts Replacement A. “When parts of the frame or sash are so badly deteriorated that they cannot be stabilized there are methods which permit the retention of some of the existing or original fabric. These methods involve replacing the deteriorated parts with new matching pieces, or splicing new wood into existing members. The techniques require more skill and are more expensive than any of the previously discussed alternatives. It is necessary to remove the sash and/or the affected parts of the frame and have a carpenter or woodworking mill reproduce the damaged or missing parts.” B. “Another alternative may be considered if parts replacement is required, and that is sash replacement. If extensive replacement of parts is necessary and the job becomes prohibitively expensive it may be more practical to purchase new sash which can be installed into the existing frames. Such sash are available as exact custom reproductions, reasonable facsimiles (custom windows with similar profiles), and contemporary wooden sash which are similar in appearance.” 5. Complete Window Replacement - “Although the retention of original or existing windows is always desirable, there is a point when the condition of a window may clearly indicate replacement. Attempt to understand the contribution of the window(s) to the appearance of the facade including: the pattern of the openings and their size; proportions of the frame and sash; configuration of window panes; muntin profiles; type of wood; paint color; characteristics of the glass; and associated details such as arched tops, hoods, or other decorative elements. Search for a replacement which retains as much of the character of the historic window as possible.”
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 5 - PRESERVATION TREATMENT PRESERVATION OF HISTORIC CONCRETE The Courthouse will require repair of its decorative precast concrete. It has suffered significant damage caused by lack of maintance, improper methods and deteioration. The following synopsis of the procedure which should be followed for this work is excerpted from Preservation Brief #15 by the National Park Service. 1. Concrete Overhangs on West Facade-“The area of the concrete to be repaired and the exposed reinforcing steel are cleaned, usually by careful sandblast and air blast procedures applied only within the repair area. The areas are then primed, and painted with a corrosion-inhibiting coating.� The area will then be coated with an epoxy, the void filled with a two part epoxy, and sealed with a clear coat.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 5 - PRESERVATION TREATMENT REPAIRING HISTORIC FLAT PLASTER WALLS AND CEILINGS The Courthouse will require repair of its plaster walls and ceilings due to water damage, stress cracks, and repair from previous poor repair jobs. The following synopsis of the procedure which should be followed for this work is excerpted from Preservation Brief #21 by the National Park Service. 1. Common Plaster Problems: A. Stress Cracks - “Stresses within a wall, or acting on the house as a whole, can create stress cracks. Appearing as diagonal lines in a wall, stress cracks usually start at a door or window frame, but they can appear anywhere in the wall, with seemingly random starting points. Overloading and structural movement can cause plaster to detach from the lath. The plaster loses its key. When the mechanical bond with the lath is broken, plaster becomes loose or bowed.” B. Water Damage - “Plaster applied to a masonry wall is vulnerable to water damage if the wall is constantly wet. When salts from the masonry substrate come in contact with water, they migrate to the surface of the plaster, appearing as dry bubbles or efflorescence. The source of the moisture must be eliminated before replastering the damaged area.”
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
2. Repairs A. Stress Cracks - “Hairline cracks in wall and ceiling plaster are not a serious cause for concern as long as the underlying plaster is in good condition. They may be filled easily with a patching material. For cracks that reopen with seasonal humidity change, a slightly different method is used. First the crack is widened slightly with a sharp, pointed tool such as a crack widener or a triangular can opener. Then the crack is filled. For more persistent cracks, it may be necessary to bridge the crack with tape. In this instance, a fiberglass mesh tape is pressed into the patching material. After the first application of a quick setting joint compound dries, a second coat is used to cover the tape, feathering it at the edges. A third coat is applied to even out the surface, followed by light sanding. The area is cleaned off with a damp sponge, then dried to remove any leftover plaster residue or dust. When cracks are larger and due to structural movement, repairs need to be made to the structural system before repairing the plaster. Then, the plaster on each side of the crack should be removed to a width of about 6 inches down to the lath. The debris is cleaned out, and metal lath applied to the cleared area, leaving the existing wood lath in place. The metal lath usually prevents further cracking. The crack is patched with an appropriate plaster in three layers (i.e., base coats and finish coat). If a crack seems to be expanding, a structural engineer should be consulted.�
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
B. Water Damage - Plaster that has water damage will need to be removed carefully. “Workers undertaking demolition should wear OSHA-approved masks because the plaster dust that flies into the air may contain decades of coal soot. Lead, from lead based paint, is another danger. Long-sleeved clothing and head-and-eye protection should be worn. Asbestos, used in the mid-twentieth century as an insulating and fireproofing additive, may also be present and OSHA-recommended precautions should be taken. If plaster in adjacent rooms is still in good condition, walls should not be pounded—a small trowel or pry bar is worked behind the plaster carefully in order to pry loose pieces off the wall.” Only the water damaged or lath separated pieces of plaster are to the removed. The sections should be carefully cut out to reveal the original metal or wood lath, and be renailed and cleaned if necessary. “Because the old lath is dry, it must be thoroughly soaked before applying the base coats of plaster, or it will warp and buckle; furthermore, because the water is drawn out, the plaster will fail to set properly.” “Three coats of wet plaster are applied consecutively to form a solid, monolithic unit with the lath. The scratch coat keys into the metal lath; the second, or brown, coat bonds to the scratch coat and builds the thickness; the third, or finish coat, consists of lime putty and gauging plaster.” C. Painting New Plaster - “The key to a successful paint job is proper drying of the plaster. Today it is best to allow new plaster to cure two to three weeks. A good alkaline-resistant primer, specifically formulated for new plaster, should then be used. A compatible latex or oil-based paint can be used for the final coat.
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 6 - ADA COMPLIANCE Current Conditions: After an assessment, it has been determined that overall the Courthouse fails to provide equal accessibility for all. It is not clear at the front entrance to the Courthouse as to where the ADA entrance is located. Once the ADA entrance is located at the rear of the building, the user must call a security guard on the intercom in order to gain access. The door itself does not meet the 5 pound maximum pull force requirement of the ADA. Once inside the door, there is a proper ramp with bars present in order to move up to the first floor level. There is also an operational elevator that meets both the 5’ turn radius and entrance clearance codes. The bathrooms are currently not ADA accessible in terms of stall size, clear floor space, mounting heights and fixtures. Previous attempts have been made by expanding stalls and adding few ADA bars. However, these attempts were not done properly and the new pedestal sinks do not meet the ADA. Corrective Measures: To aid in providing an equal user experience for all, the following measures should be taken to correct the current non-compliance. New signage should be added to the exterior of the Courthouse to aid in finding and identifying the ADA entrance. The entrance door itself should have an ADA electronic push button door opener to allow easier independent access into the building. Lastly, two bathrooms need to be renovated to meet the ADA. The women’s restroom on the first floor and the men’s restroom on the second floor. Both restrooms will require the removal of a door, removal of a stall and toilet, the installation of a larger stall with grab bars, a new counter with sink, and proper clear floor space. The men’s restroom will also require a new ADA compliant urinal. *The visual diagrams on the next page have been provided for easy comprehension of the ADA.
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
CURRENT BATHROOM CONDITION PHOTOGRAPHS
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
ENLARGED FLOORPLAN OF WOMEN’S BATHROOM
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
ELEVATIONS OF WOMEN’S BATHROOM
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
ENLARGED FLOORPLAN OF MEN’S BATHROOM
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
ELEVATIONS OF MEN’S BATHROOM
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
PART 7 - PHASING It is recommended that the work to be done to the Courthouse be done in phases according to the list below. The phases have been carefully planned out according to scope of the work needing to be done, relation to other work, and potential cost. Phase 1: Replace Roofs Phase 2: Site Work, Remove all AC Window Units and associated Conduit, asbestos removal in boiler room/mechanical room, install new HVAC system, improvements to electrical Phase 3: Repoint Exterior Masonry, Repoint Stone, Repair of Concrete Overhangs, Clean all Masonry and Stone, Photogrammetry Analysis, Restore Windows, Exterior Painting, add storm windows Phase 4: Asbestos removal on steam piping, mold remediation, repair and paint perimeter plaster walls, restore entry ceiling, repaint steel handrails, miscellaneous plater repairs and paint Phase 5: ADA Exterior and Interior, Bathroom Repairs/Renovation, repair flooring as needed, stabilize marble on entry walls, clean entry lighting, recreate original exterior sconces
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 7 - COST ESTIMATE BY PHASE PHASE 1 Roofs - remove and dispose
foam
SF
3,950
$5.00
$19,750.00
Roofs - install single ply membrane
EDPM over 1/2" prot. Board
SF
3,950
$8.00
$31,600.00
Parapets - remove and dispose covering
foam
SF
2,335
$2.50
$5,837.50
Parapets - remove and replace coping
stone
LF
625
$15.00
$9,375.00
Parapets - instsall single ply membrane
EDPM over 1/2" prot. Board
SF
2,335
$5.00
$11,675.00
Architectural Fee
7% of construction cost
1
7%
Subtotal
$5,476.63 $83,714.13
PHASE 2 Remove/prune shrubberies at building
allowance
1
$2,500.00
$2,500.00
Remove conduits/HVAC units
allowance
1
$10,000.00
$10,000.00
1,200
$110.00
$132,000.00
80
$3,700.00
$296,000.00
Asbestos removal from boiler room
pipe insulation
LF
New HVAC units, flrs 1-3
mini-splits
each
New fresh air unit(s), flrs 1-5
RTU & ducts
allowance
1
$65,000.00
$65,000.00
Rearrange/improve electrical distribution
allowance
1
$12,000.00
$12,000.00
Engineering/architectural fees
6% of const.
1
$21,780.00
$21,780.00
Subtotal
$539,280.00
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 7 - COST ESTIMATE BY PHASE PHASE 3 Restore/replace windows, add storms
each
140
$450.00
$63,000.00
Photogrammetry paint analysis
each
1
$750.00
$750.00
Paint windows
each
140
$95.00
$13,300.00
Caulking
LF
2,925
$2.00
$5,850.00
Masonry restoration
SF
13,290
$8.00
$106,320.00
Subtotal
$189,220.00
PHASE 4 Asbestos removal on steam piping
pipe insulation
Remove radiators and piping
salvage value
LF
500
$110.00
$55,000.00
$0.00
$0.00
Mold remediation at perimeter walls
SF
17,190
$0.75
$12,892.50
R/R plaster at perimeter walls
SF
13,290
$7.00
$93,030.00
Paint perimeter walls
SF
13,290
$0.60
$7,974.00
Miscellaneous plaster repairs and paint
allowance
1
$12,000.00
$12,000.00
Subtotal
$180,896.50
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 7 - COST ESTIMATE BY PHASE PHASE 5 and beyond Remodel (2) toilets - ADA compliance
allowance
2
$6,500.00
$13,000.00
Rebuild existing ADA entrances
allowance
1
$5,000.00
$5,000.00
Miscellaneous floor and wall tile repairs
allowance
1
$5,000.00
$5,000.00
Repair marble at entrance walls
allowance
1
$1,500.00
$1,500.00
Miscellaneous painting and lighting repair
allowance
1
$2,500.00
$2,500.00
Subtotal
TOTAL PRESERVATION PLAN COST
$27,000.00
$1,020,110.63
PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
PART 7 - COST ESTIMATE BREAK DOWN
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PRESERVATION PLAN Stabilize, Restore, Enhance Hempstead County Courthouse Hope, AR - 02/16/2016
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PART 7 - FUNDING OPPORTUNITIES In order to fund the stabilization, restoration and enhancement of the Hempstead County Courthouse we have found the multiple avenues listed below: Arkansas Historic Preservation Program & Department of Arkansas Heritage - County Courthouse Restoration Grant - Application Workshop - January 7th, 2016 - Application Due - March 4, 2016 by 4:30 pm - Notification of Award - June 2016 - Please see full guidelines attached for complete information. EPA Brownfields - Cleanup Grant Government Issued Bonds