The following is posted courtesy of Brittain Thompson Bray Brown, Inc., Architects and Planners.
FEASIBILITY STUDY
FORMER MILLER HIGH SCHOOL
OUTLINE SUMMARY OF PHASE I:
Existing Conditions
- Floor Plan - This facility comprises approx. 45,930 gross square feet. Of that area, approximately 32,000 square feet is available as net useable area.
- Exterior Elevation – The front elevation is a prominent façade of face brick, stone banding and detailing, and metal window systems.(1)
Existing Systems
- Structure – The condition of the building structure is good. The floors consist of concrete slabs over metal deck on bar joist framing. The framing spans from the exterior masonry walls to interior load-bearing structural clay tile walls. In general, problems with structural deterioration appear to be caused primarily by roof leaks.
- Roof – There are significant problems with the roof, a fact made quite obvious by the presence of numerous roof leaks and further confirmed by the roof report. The report also identifies the presence of asbestos-containing materials. These issues come as no surprise, however, as one would expect that a renovation of a building of this age and general condition would include complete roof replacement.
- HVAC, Plumbing, & Electrical – These systems are outdated and will require total system replacement.
Other Issues
- Environmental – Not surprisingly, this building contains flooring,(25) insulating materials, etc., that have ACM (Asbestos Containing Materials). The random sampling further indicates the presence of ACM’s in window caulking and in gypsum board joint compound. The joint compound issue would be limited to walls that were added during later modifications, as the original walls are plaster.
- Code Issues – The Building Code issues primarily involve the necessity for fire ratings and compartmentalization, although the extent of such issues is dependent on the ultimate use of the building. The impact of these issues would further be alleviated by the installation of a sprinkler fire protection system, which will most likely be a “given” as a part of any renovation.
FEASIBILITY ISSUES – PHASE I
Based solely on this information and without the knowledge to address any other factors that may be determined by subsequent phases of a feasibility study, there are no overwhelming factors in the evaluation of the existing facility that would preclude its renovation and reuse as a part of a larger Central facility.
OTHER OBSERVATIONS
Given the age of this building and minimal attention to maintenance, at least since it has been vacated, there are certain elements of a renovation plan that can be expected regardless of the building’s ultimate use. Those elements include environmental abatement, some structural repairs (often due to later modifications), system replacement (HVAC, plumbing, electrical), roof replacement, etc.
With regard to the interior finishes, corridor floors are a combination of terrazzo and tile. Although they are covered and not fully visible, these floors appear to be in reasonably good condition. The classroom floors are primarily wood floors, later overlaid with tile or carpet. Again, areas that are visible indicate that the floors are in a reasonable condition that could allow for refinishing after some inevitable patching and repairs. Given the evidence of significant roof leaks, it can be expected that at least some of the wood floors at the second floor are irreparable.
The roof leaks mentioned herein have also caused considerable damage to the interior plaster walls.(23, 24) At a number of locations the plaster has turned to powder. Most likely, the solution will entail removal of the loose and damaged plaster, and the walls will be subsequently furred and covered with new gypsum board.
There appears to be a number of original wood panel doors remaining.(20) While these doors will not provide the necessary fire ratings noted in the Code section, the installation of a sprinkler fire protection system will negate the requirement for fire-rated doors in many locations. Further, the existing transoms over the classrooms doors could remain if a sprinkler fire protection system were included as a part of the building renovation.
The exterior of the building does raise some further concern that will surely have a significant impact on the project budget. The existing metal windows are deteriorated and have contributed to moisture damage in the building.(7) The windows should be replaced with historically appropriate windows. Such replacement could allow for the installation of more energy-efficient glazing. The steel angle lintels supporting the masonry above the windows are in very poor condition and will need to be replaced as well.(17, 18) The extent of the window openings will also definitely impact the HVAC equipment cost as well as operating costs.
Moisture damage that has penetrated the exterior walls, primarily through the parapet walls at the roof level, has caused deterioration of the masonry at many locations. The brick facades of the building will require replacement of bricks at some locations, primarily adjacent to windows, etc.(18) The masonry should also be cleaned and the mortar joints tuck-pointed.
Of particular concern, the stone banding and panels, particularly at the roof level, are severely deteriorated due to moisture penetration. There are numerous signs of cracking and spalling of the face surfaces, at places exposing corroded reinforcing.(12, 13, 14, 15) Intricately detailed stone panels at the ground level have been destroyed by vandalism. Replacement of the damaged stone veneer panels could well be cost-prohibitive, which could lead to a less satisfactory and time-consuming process of on-site grouting and patching.
Such repairs would require sealing to prevent moisture penetration through the face of the stone. Water penetration through the parapet walls could be eliminated through proper flashing during the roof replacement process.(19)
These issues not withstanding, there appears to be no insurmountable issues that have been determined through this phase of the study that would preclude renovation and reuse of this building.
All footnote numbers refer to the original text.
Return to the Miller Feasibility Study, Phase I index page.
