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HomeMy WebLinkAboutFEEDER SUPPLY - PDP - PDP130012 - REPORTS -Feeder's Supply Study - 8 Thank you for asking us to assist you in evaluating the Feeder's Supply Building. Please call if you have any questions. Sincerely, ALLER•LINGLE•MASSEY ARCHITECTS P.C. David B. Lingle, AIA, LEED AP /DBL Alter. Lingle -Massey Architects P.C. 1 1 I I i I I 1 E 0 • Doors Likewise, the western additions contain only a few doors. Addition A has an elevated, outswinging barn - style door located in the north facade, in an opening that is nearly the same size as the two windows located to the west. It is constructed of wood cross buck framing, sheathed in painted vertical wood planks and hung on two gate type strap hinges. This door is covered over to the inside with unpainted plywood and is no Longer used, but may remain operable.. w. . r1mile!RrIt Functionality Feeder's Supply Study - 7 The modern personnel" door in the reconfigured opening in the south facade is a residential quality, insulated 6- panel embossed metal door with residential door hardware and a prefinished aluminum storm door. The east wall contains a solid core wood personnel door in the original exterior wall of the warehouse addition. This door opening has an arched double rowlock header that matches the window openings in this earlier addition. Addition 8 contains only one door, an 8'-2" high single ._ leaf sliding service door in the east facade of the southern end of the addition. The door is built-up of beaded plank over a W wood buck frame, suspended on a heavy duty steel rail. The door openings between the interior rooms of Additions C and D from Addition B contain no doors. The program for the ground floor of the redeveloped Community Marketplace cads for this portion of the building to house the proposed relocation of the Fort Collins Food Co-op. This function requires an open floor plan with limited walls or structural support spacing, and sufficient clear ceiling height to support a retail store use. The load -bearing brick masonry and cast -in -place concrete exterior and interior walls of _—__.__th�rresterzrugst-,additions donat_lend thetas esto the intemded use,. even if th_e buildings were in_ good____.__.__ . structural condition. The clear ceiling height is also deficient to meet the programmed needs of the redevelopment. The building additions contain no permanent mechanical heating or cooling systems, and no, plumbing. Lighting and power distribution are minimal to support the current warehouse storage uses. In conclusion, while the western additions to the Feeder's Supply Building are likely old enough to be considered historical, their structural condition, lack of contributing architectural character to the balance of the historic complex, and adaptability to the intended redevelopment of the property do not warrant their continued use as a cost-effective part of the Community Marketplace redevelopment. Alter- Lingle -Massey Architects P.C. Feeder's Supply Study - 6 • As described above, the roof of Addition A slopes with the structure to the northwest, where it drains through the raised north parapet wall via a crudely constructed wood scupper, sheathed in the same single -ply roof membrane. Both roof sections of Additions B-D overhang the exterior walls to the west and north, respectively, but without gutters or downspouts to collect the roof runoff and divert it away from the building's watts and foundations. The roof eave edges are lined with simple, unfinished galvanized gravel stop flashings, which create slight dams that will pond some water onto the roof membrane before overflowing the roof edge. The other roof edges are flashed up and over the tops of the parapet walls, although it could not be verified whether the flashing termination details are weatherproof and well constructed. Windows The western additions contain only a few windows. None appear to be the original windows, although most of the openings are original. Addition A contains two openings in the north facade, a raised door opening that —is described below, and a small 1 over 1 single -hung vinyl replacement window that has been fitted into a larger origint window opening with newer wood buck framing. The balance of the opening has been infilled with various wood trims to the exterior. The interior of the window has not been cased. An original overhead or sliding door opening in the south facade has been infilled with a combination of a painted steel sash window and a residential 6-panel door. The window is a 3 over 4 steel sash fixed unit, containing a 3 over 2 operable outswinging awning section in the center, which appears to be operable. The opening is spanned by a header built up of multiple 2x wood members, but supported on each end by a single 2x wood jamb buck. 0 B contains no windows. Additions C and D have two identical both located on the north facade. They appear to be non- 'ixed glass units, site built into the original 2x wood bucks. The are glazed with- single 4/44'- clear- glass- set-in fixed wood -stops — e significant gaps between the wood frames and the adjacent owing light and moisture to penetrate into the interior. r1 L_J Alter•Lingle•Massey Architects P.C. • Roof Construction Feeder's Supply Study - 5 The roofs of the western additions are broken into several sections, all framed as "flat" roofs, with the roof joists sloped slightly to provide drainage The roof of Addition A is framed as two separate sections, both warped to slope toward the northwest. The northern 3/4 of the room is framed with Zx8 wood joists at 24" o.c. spanning east -west, with the joists framed level along the east wall and warping down to the northwest corner of the room. The southem 1/4 is framed with 2x4 joists at 24" o.c. spanning north -south. These 2x4s are supported on a 2x4 ledger attached to the side of a single 2x8 joist, and also warp to the northwest. Both sections are sheathed with 1x7t wood plank roof sheathing. While the roof sheathing and joists now appear dry, there is considerable evidence of past moisture penetration and deterioration. The southern Addition B is framed with 2x10 wood joists at 15' o.c. spanning east -west, with the joist span broken over a steel wide -flange beam that runs north -south down the center of the room. There is a noticeable "break" in the roof pitch on either side of the beam. The beam bears into the concrete wall on the south, and is supported by a steel haunch on the Interior north wall. The beam is spliced, with a tension rod below that helps the spliced beam span the length of the room. The northern portion over Additions C and D is framed with + i Zx1D wood joists at 24" o.c., bearing on the interior east - west wall and sloping to the north. Both sections are sheathgd.with 1x wood plank roof sheathing in random widths. Similar to Addition A, the roof sheathing and joists now appear dry, but there is considerable evidence of past moisture penetration. The wood joists at both of these areas extend through the brick masonry walls, supporting the roof eaves that extend approximately 8" beyond the walls. The exposed ends of these joists are severely weathered from exposure to the elements for many years. No structural analysis was done to evaluate the structural capacity of the roof framing, but certain sections (such as the 2x4 framing) would appear to be deficient in meeting current code requirements. ---------Roofine•and�lashines=—:--:.— :- _ ___:.::.. _ _: _:._ _ _.., _ . • The existing roofing as viewed from the ground is a newer single -ply membrane system, probably EPDM, although this could not be confirmed. It is not known whether there is any roof insulation above the roof decking and below the membrane, but there is no insulation exposed on the interior of the' building, additions., The roofing appears to remain in fair to good condition, with no noticeable evidence of ongoing roof leaks. Alter-Ungle•Massey Architects P.C. Feeder's Supply Study - 4 The lower portions of the northeastern exterior wall and most of the east -west interior walls are constructed of unreinforced brick masonry up to the elevation of the door and window headers. The walls above are j board -formed cast -in -place concrete. The interior east -west wall is l failing structurally, with severe diagonal cracking up to 2"-Y wide, and the bearing of the upper concrete wall has separated from the brick masonry below to the point that it is now supported primarily by the 2x wood buck of the door opening. Large trees have been allowed to grow along both the north and west sides of the addition, and are now encroaching into the walls and foundations of the building. The north wall bows outward up to 6', which may be at least partially caused by undermining of the building's foundations by tree roots. NO excavation was performed, so the depth and structural capacity of the foundations cannot be assessed. Floor Construction • The floors of all the western additions are constructed as concrete slab -on -grade. The floor of Addition A js constructed three stair risers down from the older warehouse addition to the east. The three rooms in Additions B-D are all on the same elevation, but it cannot be determined if the floor of Addition A matches this elevation. Although many of the floor surfaces are covered with palettes and bagged feed, the construction that is exposed appears to be adequate for the storage loads placed on the slabs, and they are generally in fair to good condition. E Aller•Lingle•MasseyArchitects P.C. • • • Feeder's Supply Study - 3 slurry. The exterior parge coating is in fair condition, with numerous surface cracks and sections that are spatting off of the underlying brick masonry. The walls of the southwestem Addition B are board -formed, cast -in - place concrete over a concrete foundation, in a random board pattern varying from 5-1 /2" to 14' high. The walls are approximately 8" thick and most likely unreinforced, painted on the exterior but unfinished on the interior. This construction is only of average to below average quality, a reflection of the utilitarian use of the additions. A 17" square brick chimney is located just north of the southwest comer of the addition, with a flue hole remaining through the wall that once served a now -missing stove. There are several significant cracks in these walls, two on the south on either side of the bearing point of the steel roof beam, and at least two in the west wall in random locatiops. There is some evidence where repairs have been attempted at these cracks. The brick chimney has separated from the concrete wall, with a gap of up to 2". The walls of the northwestern Additions C and D are a combination of cast -in -place concrete and unreinforced brick masonry. The two rooms in this end of the building may have been constructed as two separate additions, due to the difference in foundation construction. The eastern room has a stone rubble foundation similar to ----Addition _ Addition A,_ while the western room has a -concrete. foundation that matches the balance of the western additions. The exterior wall of the eastern room also has been parge-coated similar to the exterior watts of Addition A. The brick, wall common to the adjacent Addition A to the east is in very poor condition, as noted above, with significant cracking, spatting, toss of mortar and damaged sections of masonry. • J Alter. Ungle-Massey Architects P.C. • CJ that is proposed to remain as part of the Community Marketplace redevelopment. These simple, unadorned additions are a combination of cast -in -place concrete and unreinforced brick masonry construction, with light wood framed roofs and concrete floor slabs. They enclose a total of approximately 1,620 sq. ft. of net usable area, although broken into four rooms. Feeder's Supply Study - 2 The west additions create a total of four separate interior rooms, which may also represent four distinct additions, and are all currently used for storage of bagged and bulk feed products in support of the site's use as an agricultural feed supply business. Only the western three rooms are interconnected; the eastern room has no direct interior access to the western additions, but does contain a door from the warehouse addition to the east. For orientation purposes, these rooms/additions are identified on the sketch below and throughout the balance of this report as Additions A through D. "Aaaf fe11 ***WA m , Wall Construction The walls of Addition A are all constructed of unreinforced brick masonry over a stone rubble foundation. The foundation is only exposed to view on the exterior north facade. The exterior of the brick masonry has been covered with a thin parge coat of painted plaster or stucco on both the exposed north and south facades. The south and a small portion of the west interior brick walls have also been painted. The brick walls of this addition are in fair to poor condition, with evidence of past moisture damage and deterioration of the mortar joints on all four walls. The construction quality of the west wall is significantly poorer (particularly when compared to the west wall of the warehouse addition), constructed with many of the brick units laid as sailors or using broken, half units. This section of wall is in very poor condition, with significant cracking, spatting, loss of mortar and damaged sections of masonry. Portions of the wall near the bearing of the wood roof joists have been patched with a concrete l J KI 40 Aller•Lingle•Massey Architects P.C. • • ALLER 4,LINGLE� MASSEY `J ARCHITECTS�1L) P.C. May 25, 2011 Mr. Matt Robenalt Downtown Development Authority 19 Old Town Square Fort Collins CO 80524 RE: Feeder's Supply Study Fort Collins, Colorado Project No. 1143.01 Dear Matt DRAFT Ader•Lingle•Massey Architects P.C. was asked to evaluate the architectuml and structural conditiorr of the west additions to the Northern Colorado Feeder's Supply Building, 359 Linden Street in downtown Fort Collins. The building and surrounding land are being evaluated as the site for a new Community Marketplace, with parts of the original historic building proposed to be preserved and supplemented with new construction and site redevelopment. • While our scope did not include any research into the construction history of the complex, it is believed that the west additions were all built prior to 1950. In general, the west additions are of inferior construction quality and workmanship to both the original portion of the building and the warehouse addition immediately to the west of the original building, both of which are proposed to be preserved in the Community Marketplace redevelopment. Additionally, the architectural character of these west additions is not of the same style or significance as the original building or the warehouse addition. While their structural conditions vary somewhat, they all have a level of structural deficiency that would require significant repair or total reconstruction, to the extent that we cannot recommend their continued -—use-as-part of-the-proposed--Eonimnnity-Marketplace.—Additionally; tiv--"bstandard=ceiling heights -and= .-_- interior bearing walls that form very small interior rooms do not, lend themselves to the programmatic needs of the marketplace redevelopment. The following are our findings, based on field assessments of these portions of the complex on March 29 and May 5, 2011. The Northern Colorado Feeder's Supply Building consists of the original, historic multi -level gabled building fronting Linden Street, and up to five flat roofed additions to the west of the original building. The subject • of this assessment is the westemmost additions, attached to the west end of the larger warehouse addition. 712 WHALERS WAY i BLDG. B, SUITE 100 u FORT COLLINS a COLORADO f 80525 (970) 223-1820 phone a (970) 223-1833 fax u ofriceftler-lingle-masseycom a www.aller-lingle-mmeycom F,