Ratify Emergency Contract - State Theater Roof Repairs Proj No 125-030 - Slatile Roofing (2)

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K I L P a g e 13 ARCHITECTURE P L A N N I N G www.kilarchitecture.com 1 1 2 6 L I N C O L N W A Y E A S T S O U T H B E N D I N 4 6 6 0 1 ( 5 7 4 ) 2 8 8 . 2 6 5 4 V O I C E 2 8 9 . 2 4 2 0 F A X 4. Masonry The building’s masonry can be divided into two categories. The primary façade facing west is made of a light yellow colored brick with white terracotta details and ornamentation, along with red brick and plaster accents. These materials compose the entire west façade and the first 35’ +/- of the south façade returning down the side alleyway. The north elevation does no t have this finished masonry as there is an adjacent building. The rest of the building is made of a yellow/orange common brick with no ornamentation, or articulation. There are several metal fire escapes attached to the masonry of the building as well. The west façade brick and terracotta is in very good condition. There is limited damage and pointing necessary currently. The surface is dirty, and there is a small amount of graffiti. The most notable damage is at the first-floor cornice where the crown molding is a series of recessed panels with consistent round holes which have been filled, these were likely exposed bulb light fixture, which have since been removed and infilled. The terracotta units with these holes are consistently fractured and cracked, but not spalling at this time. Within the open loggia of the third level, there is a red brick and yellow brick lattice detail, in good condition, which is surmounted by plaster bas reliefs, which have been protected from the elements are also in good condition overall. The base of the west façade is a black terracotta panel, generally in serviceable condition, there are several cracked panels, and at the southwest corner there is a missing terracotta panel, which has exposed structural steel to the elements and sidewalk salt – the steel does not look delaminated yet but is rusted. For mothballing, we recommend not changing or altering these facades. Upon development, these materials would benefit from cleaning and routine maintenance level repairs, and a more in-depth repair or restoration of the first-floor cornice. At the base, we recommend all open cavities exposing the structural steel to the elements be covered and protected from further exposure. For the rest of the building the masonry is generally unadorned and is in good condition from the exterior, where it is exposed on the interior it does not appear to be failing dramatically at this time, through it has been thoroughgoingly saturated in some areas, which may lead to extensive spalling if not addressed immediately. Around the building the localized areas where exterior spalling and mortar loss is apparent occurs consistently where downspouts are located in small recesses in the masonry wall. At present this damage appears to be concentrated on the surface, there is not extensive evidence of fissures or large cracks in these walls allowing water into the internal masonry structure, causing further internal damage to the bricks. This observation carries true at the exposed areas of the interior as well, however, due to the amount of water, regularly entering the building, the condition of the masonry will begin to degrade rapidly, particularly through prolonged freeze thaw cycles. There is also e fflorescence associated with the areas of damage. The base of these walls is the cast in place concrete basement walls and foundation, which is generally in good condition. For mothballing we recommend anticipating some masonry rebuilding and re-pointing at the roof level, where the roof is compromised, and storm water is pouring into the building and running down the walls. Most of the masonry needed can be done as part of a later phase, since there are not any major cracks areas where the masonry is disin tegrated into large swaths. The key is to get the walls dry from above. A large -scale re-pointing and replacement of damaged masonry units should be planned for within the next five years as either an intermediate phase between stabilization and development, or as a part of a larger redevelopment of the building. The fire escapes around the building all appear to be in serviceable condition and should be retained where possible as they may be needed for future development egress. These do not pose a hazard presently.