MFAC Report: Kellogg Hall

I'll be adding to this post, I'm still learning my way around setting the type in HTML. I also post some pictures and upload them to Google, so anyone can access them.

-Mb

"GRANBY TOWN HALL is a plainspoken sample of New England shingle-style architecture. It is a three-story wood framed structure constructed in early 1900 as a school. The exterior of the building exhibits the character of the original architecture with the exception of some small wood framed stair and masonry storage shed additions at the rear.

A proposed addition to Town Hall will remove these structures, make better use of the same area of the site and improve the appearance of the rear facade of the building. A new handicapped entrance and public lobby would be created at this location. In general, the exterior envelope is in fair condition and some painting and restoration work is required to address issues of deferred maitenance.

The interior of Kellogg Hall has, over the years, been subjected to multiple waves of renovation work to accommodate the changing needs of municipal office operations. The original character of the building is evident in locations where door and wood trim has survived. The main staircase at the front entry is also in good condition, however it does not comply with the Building Code to meet the requirements of a legal means of egress (i.e. emergency exit).

Proposed interior renovation work should preserve, wherever possible, the original detailing o f the building. Some of the interior modifications at Kellogg Hall have been done to address structural problems. Support walls have been added at the basement level to correct for sagging of the first floor structure above. At one time, the Police Department occupied the basement however the head room at that level does not meet the Building Code requirements for habitable space. The area could be used for storage only.

Use of Town Hall is also restricted at the second floor level due to insufficient carrying capacity of the floor structure. Correction of the structural problems noted can be addressed by locating new bearing walls to reinforce the structural support system.

SITE ISSUES

Parking

The Town Hall/Fire Station/Highway Department site consists of approximately 1.8 acres. While overflow parking is shared with Immaculate Heart of Mary, approximately 120 cars can be accommodated on the parcel without the Highway/Fire Department Garage, 50 cars with the garage remaining.

Water

The existing well on site services both the municipal building and adjacent residence, and may thus be considered a public water supply (a water supply is considered private if it is defined as having less than 15 connections and serving either less than 25 individuals or an average of 25 or more individuals daily for less tan 60 days per year). In addition to significant permitting issues, the constraints of the site (septic system, impervious surface, and highway equipment/materials) make it unlikely that a public water supply well which complies with DEP regulations, can be accommodated.

The existing septic system, which consists of leaching pits, will also need to be evaluated. If the Town Hall capacity is significantly enlarged or the system is determined to be failing, it will will need to be upgraded. Such improvement may also trigger a review of the site's water supply.

General site improvements include:

• Improve/provide handicapped accessibility
• Screen dumpsters from view
• Investigate/improve septic suitability
• Provide positive drainage away from foundation
• Replace leggy, unattractive plantings
• Provide site amenities: benches, picnic area, bicycle rack, decorative lighting
• Provide underground utilities (electrical telecommunications)
• Prune trees against building
• Secure formal agreement for shared access via church property

STRUCTURAL ISSUES

The building consists of two stones and a full attic level with a full basement below finished grade [a walk out basement]. The structure is timber and standard framing from the roof to the first floor level. The interior of the building is supported partially by an interior masonry-bearing wall which supports he timber framing. The basement level has an interior masonry bearing wall and multiple brick piers supporting heavy timber beams. The roof is supported by heavy timber trusses, which span to the exterior walls of the building.

Conclusions and Recommendations for Structure

Additional sistering of the existing joists or the construction of bearing walls will have to be installed in order for the intenor spaces to conform to loading requirements of the Masachusetts State Building Codes. Lateral loads can be resisted by interior shear walls by applying gypsum and/or plywood with screw and nail spacing schedules as required by Code.

MECHANICAL ISSUES

Plumbing

The plumbing systems still operate, however their age is well beyond the normal life expectancy and should be replaced.

Heating

The hot water heater(s) are fairly new and can be re-used. The heating system is a single pipe steam system common to this type and age of construction. It still operates, however the piping shows signs of deterioration. This type of system is very difficult to zone and is presently operated by a single thermostat for the entire building. The system should be replaced. The boiler is fairly new and could be re-used.

Ventilation

Basically, there is no ventilation system for this building. The growth of mold and other signs of lack of air movement are evident throughout the building. The vault space suffers from a severe lack of ventilation and a roof leak which has lead area to be condemned. The air conditioning system consists of individual window air conditioners. It seems to function adequately to meet present needs, however window air conditioning units are an inherently uncomfortable system in that the temperature between on and off will fluctuate considerably.

Electrical

The electrical building systems are original to the existing facility, and whereas casual field observation indicates that they were in Code compliance at the time of installation, any major renovation requires upgrading the electrical building. Systems to meet current requirements of the applicable Local, State and Federal codes. The electrical service is a service drop from the Massachusetts Electric Co.(MECO) overhead distribution system on State Street. The main distribution panelboard (MDP) serving the complex is located in the basement and has the following rating:200A, 120/240V, single phase, 3 wire. Based on field observations, the electrical distribution system appears to be in fair condition.

The wiring for Kellogg Hall is comprised primarily of conduits. Some modernization work was done on the first and second floors. There were also some circuits extended with the use of BX and Romex cables.

Town Hall's light fixtures are primarily surface mount fluorescent fixtures with T12 lamps and wraparound acrylic lens. Based on our observations all fixtures appear to be in fair condition. The original light fixtures are still present above the suspended acoustical tile ceiling on the first floor. These fixtures were not removed when the retrofit ceiling was installed. The emergency light system is comprised of wall packs augmented by power packs with remote heads. Casual field observation indicated that these were in fair condition.

To be continued...