Courthouse Study Shows Restoration Could Reach $1.3 million

The Washington County Commissioner received an updated study they commissioned earlier this year from Fishers-based Arsee Engineering and Fritz Herget showing three phases of work to restore the structure of the courthouse that could top $1.3 million. 

Of that, Herget recommended the county courthouse undergo about $500,000 in emergency repairs in the next five months. 

A new roof was also suggested over the next few years that could add another $200,000 to the costs. 

Herget split the study into three areas based on these three factors: 

1. Immediate public safety
2. Short term performance/durability (one to three years)
3. Long term performance/durability (five to ten years)

The first priority is public safety, said Herget. 

Earlier this year he discussed problems with the limestone exterior of the courthouse, which was built 1886. 

Herget said the limestone was spalling, which is when the limestone cracks and pieces begin to fall off. Several pieces have fallen off over the years, and that’s a concern to the courthouse employees as well as the public. 

The larger danger is the courthouse clocktower and steeple, which have cracks in support columns.

Herget had outlined in earlier studies that a strong wind or seismic activity could cause the top of the courthouse to break off and fall into the yard and street on the Southwest side.  

In a report to the Commissioners, Harget states, “Our analysis efforts have focused on the third, fourth, and fifth levels [of the tower]. These are the levels where the tower stands independent from the main building structure, and where the various windows, clock faces, and arched openings considerably reduce the masonry walls’ ability resist lateral loads.

“As discussed in our initial report, the eight limestone columns at the belfry level were damaged during a fire in the early 1900’s and have undergone a number of subsequent repairs. The overstressing of these limestone columns is even more of a concern given the failed prior repairs and numerous unrepaired cracks in the columns and arches. In general, our analysis has determined that the tower’s unreinforced masonry walls, particularly at locations adjacent to wall openings, can only resist approximately 20% of the required lateral design load prescribed by the current code.

“While building codes incorporate various factors of safety for different load conditions, these typically range from 1.33 to 2.0 – not 5 as would be required for the tower to be able to withstand a design seismic event in its current form.”

The Priority One repairs, Herget estimated, would cost around $500,000 and should be done as soon as possible. 

First District Commissioner Phil Marshall said the county would begin looking at where to get the money for those repairs. 

The work, which Herget recommended be done this year, includes the following:

1. Install shoring in the arched openings of the belfry and restore the eight limestone columns to their original configuration, appearance and load carrying capacity.
2. Install supplementary steel framing inside the belfry, clock level and attic level of the tower to withstand current code requirements for wind and seismic events as described above. Construct masonry shear walls behind the four clock faces to transfer lateral loads loads further down inside the tower.
3. Remove loose stone shards from throughout the four elevations of the courthouse that are at risk of falling and hurting Courthouse personnel and the public.
   1. Remove approx. 30 larger stone shards.
   2. Remove approx. 40 thin stone delaminations, particularly in areas over main entrances.
   3. Remove and replace approx. 20 cracked or displaced pieces of limestone.
4. Repair and repaint the galvanized steel sheet metal below the conical roof of the clock tower when scaffolding is in place for the other work.

That work is estimated at $400,000 with another $100,000 to be added for architectural and engineering fees and paperwork as well as contingency money and other soft costs. 

Herget recommended the second phase of repairs to the masonry, roofing and chimneys be done in the next year to three years at a proposed cost of about $330,000. 

A final priority of masonry work that could be done within 5-10 years would cost an estimated $500,000; bringing the total to $1,330,000 without the cost of a new roof. 

With the new roof figured in, the cost could end up at $1.5 million. 

In conclusion, Arsee Engineering recommended to the board, that the emergency work be performed yet this year to stabilize and reinforce the masonry in the clock tower and to remove loose shards present through the building.

“We anticipate the cost of these repairs will be in the range of $400,000. A budget of $500,000 should, therefore, be sufficient to include A/E fees to prepare the documents, provide a construction contingency and other soft costs,” Herget noted in his proposal.

“We recommend a combined roofing/masonry repair project then be performed over the next 1-3 years,” Herget wrote. “These repairs will address the known remaining problems which are generally associated with minimizing water intrusion inside the building. Without such repairs, further deterioration should be anticipated which may in turn lead to additional life safety issues developing. The anticipated costs of these repairs is $330,000 in 2017 dollars.”

Herget also suggested to the board that they suspend the tuckpointing work that has been done on the courthouse this spring and summer.

“Finally, we still question whether the recent tuckpointing efforts and the shingled roof will perform as intended,” Herget pointed out in his study. “Both are critical to keeping water out of the building and minimizing further deterioration. We recommend maintenance budget be set up with the intent to be able to fund $500,000 of masonry and roofing maintenance 5-10 years from now.”

NEW STUDY OUTLINED

Here’s a look at the completed Arsee Engineering Study as presented to the Commissioners.

Priority 1 – Immediate Life Safety Issues

1. Install shoring in the arched openings of the belfry and restore the eight limestone columns to their original configuration, appearance and load carrying capacity.
2. Install supplementary steel framing inside the belfry, clock level and attic level of the tower to withstand current code requirements for wind and seismic events as described above. Construct masonry shear walls behind the four clock faces to transfer lateral loads loads further down inside the tower.
3. Remove loose stone shards from throughout the four elevations of the courthouse that are at risk of falling and hurting Courthouse personnel and the public.
   1. Remove approx. 30 larger stone shards.
   2. Remove approx. 40 thin stone delaminations, particularly in areas over main entrances.
   3. Remove and replace approx. 20 cracked or displaced pieces of limestone.
4. Repair and repaint the galvanized steel sheet metal below the conical roof of the clock tower when scaffolding is in place for the other work.

Priority 2 – Masonry and Roofing (1-3 years)

1. Remove, salvage and reset the limestone coping throughout the perimeter of the building. Incorporate a through wall flashing and new counter-flashing to provide a watertight assemblage from the face of the exterior limestone back to the new shingle roofing.   
2. Perform repairs to the masonry below the level of the coping.
   1. Dutchman repairs at spalled stone.
   2. Repair narrow cracks in limestone with Polyurethane Grout Resin Injection (PGR)
   3. Repair large cracks in limestone with epoxy injection (EI)
   4. Remove abandoned metal embedments and patch.
   5. Clean organic growth.
3. Perform repairs to the main roof
   1. Rework the slope of the gutters to provide more positive slope
   2. Remove and replace the EPDM gutter liners. Reseal termination bar attachments.
   3. Enlarge the scupper openings to permit proper drainage.
   4. Spot repairs to individual shingles in the main body of the roof. .
   5. Replace torn, nail punctured and missing shingles.
   6. Remove and rework flashing around roof hatch.

Anticipated cost of construction – $250,000

Priority 2 – Chimney (1-3 years)

1. Remove, salvage and reconstruct Chimneys B and D. Reword Chimney B to accommodate venting for boiler. Rework Chimney D to accommodate venting for the bathrooms.
2. Properly tuckpoint exposed exposed surfaces of Chimneys A, C and E.
3. Recap chimneys A, C and E to prevent water intrusion while providing ventilation to prevent condensation on the interior.

Anticipated cost of construction – $80,000

Priority 3 – Masonry (5-10 Years)

1. Provide access to the exterior of the clock tower and main body of the building.
2. Inspect the wall and perform the repairs.
   1. Tuckpointing
   2. Crack repair
   3. Remove newly formed stone shards and retexture fracture surfaces or install repairs.
   4. Replace any failed sealant.
3. Inspect the shingled roofing and make repairs.

Projected costs for budgetary purposes – $500,000   ($200,000 for a new roof)