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GOODHUE STREET - WDDO -I�n Dr+u E� sem'-�-r- - MJ L L- . Deo' D Zva� Ld C,ttle- ONIVERSAL. UNV-12113 MADE IN USA SUSTAINABLE MIN.RECYCLID FORESTKY COMENf IO% INITIATIVE POSTLUNSUMER CNIfieE pro mmSou'¢'90 vrvw.�pro0rem.orp swtaan Aharonian B Associates,Inc. 6 Blackstone Valley Place, Suite 110, Lincoln, RI 02865 PROJ"c" . PROPOSED MIXED USE DEVELOPMENT PROJECT AT THE NORTH RIVER CANAL Goodhue Street — Salem, Massachusetts AA No. 0411 REPORT on the ARCHITECTURE and PHYSICAL CONDITION of the EXISTING BUILDING REPORT DATE: 4/14/04 dNSPECTLON DA7E TIME WEATHER TEMPERATURE 3/24/04 10:00 AM Sunny +/- 45 degrees F PRESENT AT SITE. Tom Grafe, PE - C A Pretzer Associates Inc. Mark Humphrys, RA - Aharonian & Associates Inc. INTRODUCTION Aharonian & Associates Inc. (Architect) and C. A. Pretzer Associates (Structural Engineer) conducted an inspection of the main building to assess its Architectural value and present structural condition. The subject parcel of land is approximately 1.6 acres in area and has 2 existing structures on it. The main building is a 4 story structure with a footprint of approximately 32,500 square feet and is currently unoccupied. The secondary building is a 1 story structure that had a footprint of approximately 8,200 square feet until a recent fire reduced that area to approximately 5,000 square feet. This building is currently occupied by a small automotive repair shop. The following are our findings from the visual inspection of the main building. The Structural Report is attached to the end of this report. OBSERVATIONS; 11 The main building is a typical flat roof mill style structure with an " L " shaped configuration and a 1 story boiler building appendage located at the internal corner of the "L" . The majority of the building is 4 stories in height but there is also a 2 story and a 1 story section located to the south and a 1 story section located to the northwest. These lower sections appear to have been additions that were made to the main " L " shaped building over the years. The main building is wood frame construction with metal clapboard siding or transite shingle siding and a punched wood window pattern. The 1 story boiler building is brick construction with large linteled door openings and a few small arched windows. There is a chimney attached, consisting of a brick base and a tall metal stack. The 2 story section is CMU construction with a larger punched steel window pattern that extends from pier to pier. The southern 1 story section is precast concrete construction, also with a larger punched steel window pattern that extends from pier to pier. The 1 story section to the northwest is CMU construction, again, with a larger punched steel window pattern that extends from pier to pier. See Photos 1 — 3, 5 — 8, 11 & 14. 2) While the basic building design and the subsequent additions are fairly typical of period mill buildings, they unfortunately have none of the wonderful architectural detailing also typical for those buildings of that period. There are no ornamental cornices, detailed window and door trim, water tables, cornerboards or other similar detailing typical of period mill building architecture. The brick boiler building does have stone lintels and brick arches at the door and window openings, however, Page 1 of 3 Aharonian 8 Associates,Inc. 6 Blackstone Valley Place, Suite 110,Lincoln,RI 02865 the detailing stops there. There is no differentiation in the brick coursing, quoins, corbelling, cornices or other similar brick detailing of the period. See Photos 1 - 3, 5 - 8, 11 & 14. • 3) The lack of any historical architectural significance aside, the overall physical condition of this structure is a major concern. The building is racked in several locations and appears to have significant structural and settlement issues. The exterior envelope of the main building and its additions are dilapidated and beyond repair. The metal siding is severely rusted, the transite shingles are falling off in several locations and the exterior walls are bulging at many locations due to the racking of the building structure. The CMU and precast concrete walls have major structural cracks and the built-up tar and gravel roofs are no longer viable systems. The brickwork is in very poor condition. The mortar joints are severely deteriorated, bricks have been displaced and have fallen out as have the brick arches over the windows. The windows are in poor condition or have failed completely as viable systems. See Photos 1 - 10,12, 13,15 & 16. 4) The interior of the building is in a similar state of disrepair. The structure and walls have sagged and settled. The concrete floor slabs and wood floors have heaved and settled. The wood stairways also have the same problems. Because the building envelope has deteriorated, there is a significant amount of water damage to both the building structure and its interior components. See Photos 17 - 38. 5) The existing heating, plumbing and electrical systems are outdated or have been cannibalized to the extent that they are no longer viable systems. The sprinkler main assembly has a few new components that are probably salvageable, such as the backflow preventors, but the distribution piping and sprinkler heads are old and the pipe sizes and head spacing pattern would not be appropriate for the proposed use. 6) Although a full code review has not been performed, it is readily apparent from this inspection that the building is also in gross violation of the current State Building, Fire, Life Safety • and Handicapped Accessibility Codes. Besides the obvious structural deficiencies which are addressed in the Structural section of this report, violations also include inadequate egress facilities, non-fire rated stairways and egress corridors, no fire separation assemblies between tenants and different use groups, inadequate finish material classifications for fire resistance requirements, inaccessible spaces and building systems (ADA) and generally hazardous conditions, just to list a very few. 7) See the attached Structural Report prepared by C. A. Pretzer Associates Inc. for more specific and detailed observations relative to the structural integrity of this building. CONCLUSIONS: Based on the above observations and those contained in the attached Structural Report, we offer the following recommendations: 1) There is no section or element of the existing building that has any Architectural significance to the project or the community at large that would dictate that the entire building or any portion of the building be salvaged for adaptive reuse. 2) Given the overall deteriorated condition of the building's envelope, structural systems, mechanical and electrical systems, the extensive Code violations and the concern over building settlement issues, salvaging the building or any portion of the building for adaptive reuse would not be feasible nor practicable, either physically or financially. 3) Since it appears there are significant building settlement issues that need to be addressed, a • Geotechnical investigation should be performed to determine the viability of the soils relative to Report on the Architecture and Physical Condition of the Existing Building Page 2 of 3 Aharonian B Associates,Inc. 6 Blackstone Valley Place,Suite 110,Lincoln,RI 02865 bearing capacity, water table elevation and similar related issues to ensure that that proposed project could be properly constructed on this site. 40 4) Therefore, we recommend that the entire existing building be demolished down to the existing foundation level and the proposed Mixed Use Development be built on top of the existing foundation footprint, assuming that the foundations and soil characteristics are suitable to accommodate this scope of work. REPORTBY: Mark Humphrys, RA Project Architect • Report on the Architecture and Physical Condition of the Existing Building Page 3 of 3 ��tAO C. A. PRETZER ASSOCIATES, INC. 50 Freeway Drive,Cranston, 8102920 Fn STRUCTURAL ENGINEERS C.ANDREW PRETZER, PHD., P.E. 2r• DESIGN,CONSULTATION,INVESTIGATION MICHAEL R GRAFE, P.E.n (401)785-2690 FAX(401)461-9360 THOMAS P.GRAFE, P.E. • • DAVID GRANDPRE,P.E. �t'5 email: mail®capretzer.com PETER W.GRAFE North River Canal Mill Building Salem, MA CAPA File No. 204402.20 Structural Report/April 13, 2004 On March 24, 2004, Mr. Mark Humphrys from Aharonian & Associates, Inc., Architects, and I visited the referenced site. The purpose of our visit was to determine the condition of the building structure. This report will summarize our findings, as well as comment on the suitability of the building for reuse. Attachment 1 contains photos I took during our visit. GENERAL BUILDING DESCRIPTION The main part of the building is a four-story, wood-framed, "L"-shaped structure. The longer leg of the "L" runs east to west between the street on the west and the canal on the east. The shorter leg runs north, roughly parallel to the street. The columns and floor beams are constructed with heavy timber and the floors with tongue and groove wood plank. The walls are constructed with wood studs and wood sheathing and are generally sided with shingles and strip windows. See photos 1 through 16 for views of the entire building exterior. To the south of the longer leg of the main building is a two-story, steel-framed structure with masonry exterior walls and wood floor joists spanning between steel beams and columns. At the southwest comer of the main building is a one-story, cast-in-place concrete structure. There is another one-story structure with masonry exterior walls that runs along the east side of the shorter leg of the main building. Finally, there is a one-story brick structure with a wood- framed roof that extends out from the north side of the longer leg of the main building. BUILDING CONDITION Main Four-Story Structure The condition of the structure of the main four-story, "L"-shaped section of the building is poor. This is mainly because of problems related to settlement of the underlying soil. The first floor slab has cracked and settled throughout the building, in some places in excess of 1 foot, (see photo 17). Sections of the exterior foundation walls have cracked and settled to a lesser degree, (see photo 4). As a result, the upper floors are uneven and tilted. There are locations, especially on the upper floors, where water infiltration has caused deterioration of some of the structural wood members, (see photos 18 and 19). The entire shorter leg of the main building is racked as much as I foot out of plumb at the north end, again, due to differential settlement of the foundation from one side of the building to the other. The interior main columns are tilted, and the joints between the main framing members have opened up to accommodate the racking, (see photos 21, 22, and 23). The upper floors of the shorter leg are severely out of level, (see photos 24 and 25). Water infiltration has caused a roof beam and section of roof and fourth floor planking to rot and sag, (see photos 26 and 27). C. A. PRETZER ASSOCIATES, INC. North River Canal Mill Building April 13, 2004 Page 2 The fust floor of the shorter leg of the main building was covered with steel plates in some areas in an attempt to level the concrete floor. Water from the sprinkler main in the same location has caused the base of some of the wood columns to rot, (see photo 28). Two-Story Steel-Framed Structure The condition of the structure of the two-story section of the building is poor. The first floor slab is cracked and pitched due to settlement of the underlying soil of nearly 2 feet. A section of the first floor slab was cut away to reveal another slab 14 inches below. The lower slab had been filled over to accommodate settlement, and the newer slab continues to settle, (see photo 29). The tops of the main center steel columns have been shimmed about 10 inches. Even so, they have settled an additional foot, causing the second floor and roof structure to be severely out of level, (see photos 30, 31, and 32). Rusting reinforcing steel has caused all of the exterior concrete lintels to crack, and in some cases, fail, (see photo 9). There are numerous cracks in the masonry blocks, especially near the roof line, (see photo 33). • One-Story Concrete Structure The structure of the one-story, cast-in-place concrete section of the building is in poor condition. There are numerous exposed and rusted reinforcing bars on the exterior where concrete has spalled off, (see photos 11, 12, and 13). Settlement and cracking of the floor make it difficult to walk in the building without tripping. The roof structure along the west side has slid an inch or so to the east and is hardly bearing on the west wall, (see photo 34). One- to Masonry Structure The exterior walls of the one-story section of the building along the east side of the short leg of the main section have numerous open cracks, (see photo 36). The roof has sagged. I expect the roof was not designed to support snowdrift from the adjacent four-story main building section. One-Story Brick Structure The one-story brick structure is in very poor condition. Mortar joints have deteriorated to the point that bricks have started to fall to the ground, (see photos 15 and 16). The wood roof framing members are severely rotted. The center of the roof has been shored up with steel posts and a beam to prevent it from collapsing, (see photos 37 and 38). C. A. PRETZER ASSOCIATES, INC. North River Canal Mill Building April 13, 2004 Page 3 SUMMARY All sections of the building structure have been significantly affected by settlement of the underlying soil, and to a lesser degree by wear and tear and water infiltration. Even the best portions of the building are out of plumb and in poor condition. It is my professional opinion that none of the building structure is suitable for rehabilitation and reuse. It would be my recommendation to remove the building super-structure in its entirety. Reuse of the existing foundation or even a new foundation should be considered only after a geotechnical investigation of the underlying soil is performed. C. A. PRETZER ASSOCIATES, INC. .A o" Thomas P. Grafe, P. • Vice President Enc.(1): Attachment 1 —Photos taken March 24, 2004, by TPG C. A. PRETZER ASSOCIATES, INC. North River Canal Mil] Building April 13, 2004 Attachment 1 —Photos taken March 24, 2004,by TPG North River Canal Mill Building Salem, MA • CAPA 204402.20 .. Photo 1 r North elevation of the longer WL �� � — �' leg of the main building section. 4mi_J.. >; Photo 2 • �` 1 North elevation of the longer leg of the main building section. Note the"wave" in the exterior wall where the building is racked. d sl Mc Photo 3 South elevation of the longer i leg of the main building section. North River Canal Mill Building Salem, MA CAPA 204402.20 r�? Photo 4 - Open foundation crack at southeast corner of building f shown in photo 3. C 1, f r Photo 5 East elevation of the shorter leg of the main building ■ _L= — section. r North River Canal ' �L OMill Building Salem, MA • u,. CAPA 204402.20 I * I r ■■ ju i - — Photo 6 West elevation of the shorter f leg of the main building section. Photo 7 North end of shorter leg of • the main building section. Top of building is racked at least I foot to the east (left in photo). y Photo 8 Two-story building section a_ south of the longer leg of the f 19/1/0a ON - -- main building section. I i t + 'i North River Canal Mill Building Salem, MA • CAPA 204402.20 Photo 9 Cracked and failed concrete lintels on exterior of two- story building section. +e Photo l Cracked masonry on exterior of two-story building section. 04 1A u.- — Photo 11 i -- —— One-story cast-in-place —f L ., concrete building section at southwest comer of main — - building section. :r ,Q. 1, North River Canal Mill Building Salem, MA • _ _ - CAPA 204402.20 Photo 12 s Cracked and spalled concrete on exterior of building section shown in photo 11. td" d i i Photo 1 • _ Open crack and bowed wall n +r of building section shown in photo 11. _ - — Photo 14 es One-story brick building. L.y. North River Canal Mill Building • Salem, MA 1 CAPA 204402.20 Photo 15 Cracks and missing bricks on exterior of one-story brick building. Photo I J� 1JJ_ �J f Cracks and missing bricks on exterior arch of one-story brick building. Gds Photo 17 Cracked and severely settled concrete slab on first floor in main section of the building. North River Canal Mill Building Salem, MA i CAPA 204402.20 r Photo 18 Rotted wood beam and roof deck in main section of the building. 14 iAl i 1 i i Photo 19 +i. Rotted post on upper floor of n main section of the building. �y 5 )I 1, 1 , • 1 J CV7 North River Canal } Mill Building „ t Salem, MA = CAPA 204402.20 Photo 2 _ r Tilted first floor column in shorter leg of main building i section, due to racking of the building. • ? r c AFf i . Photo 21 r Separation of beam hanger due to racking of shorter leg �' of main building section. • North River Canal Mill Building Salem, MA • \ CAPA 204402.20 ate' holo 2 Separation ofjoints in the wood framing due to rack- _• - ing of shorter leg of main Y `mac building section. 'r ` f - � i a / • Photo 2 Racking of shorter leg of main building section has nearly pulled the floor beam off the supporting column. �I North River Canal Mill Building Salem, MA CAPA 204402.20 • Photo 24 Sagging second floor in s,. shorter leg of main building ` section. Photo 25 I Sagging second floor in shorter leg of main building +�'i ; section. North River Canal Mill Building Salem, MA • CAPA 204402.20 Photo 26 Rotted section of roof beam _ and plank in shorter leg of — main building section. • ,rrl Photo 27 Close-up view of rotted roo= beam and plank shown in photo 26. North River Canal Mill Building {_ Salem, MA • y CAPA 204402.20 N' Photo2 Base of first floor column rotted by water from sprinkler main in shorter leg of main building section. { I hoto 2 • Settled slab-on-grade in the two-story building section. Note original slab had settled before it was covered with crushed stone and a second slab placed. W, -6 Photo 30 9 inches of shims on top of _ the first floor column in the two-story building section. North River Canal Mill Building Salem, MA • CAPA 204402.20 e. Photo 31 Sagging roof steel in two- story building section,where the center columns have settled. • Photo 2 Steel connections have pulled apart at center .I columns shown in photo 31. North River Canal Mill Building Salem, MA • CAPA 204402.20 Photo 33 Large open cracks in the waa of the two-story building. • Photo k ' Roof slab has nearly pulled off the support column in the one-story concrete section of the building. �� a North River Canal Mill Building • Salem, MA CAPA 204402.20 Photo 35 Severely settled slab in the one-story concrete section of the building. ' F'a i k Photo 36 E Cracks in the exterior masonry walls of the one- { { story building section on the east side of the smaller leg of the main building section. I North River Canal Mill Building Salem, MA CAPA 204402.20 r Photo 37 Severely rotted wood roof _ framing in the one-story - brick building section. � L Y .F Photo 38 Wood roof framing in the one-story brick building section,held up by a steel beam and columns. Y.