Logan County Courthouse comprehensive restoration estimated $8.6 million

 

[December 05, 2019] 

For the past several months, the Logan County Board has been considering how to move forward in restoring the Logan County Courthouse.

Restoration specialist Bill Walter has assisted in seeking financing and helped set bid specs for the work to restore the historic structure.
After doing studies for the past few months, Bill Walter has also developed a restoration plan with the items listed in a relative order of priority.

Restoration plan items

The major components of the restoration plan for the courthouse are the exterior dome, attic floor surfaces, courthouse floor systems, new HVAC and energy control systems, courtroom and interior courthouse renovations and repurposing of third floor spaces.

Other components include renovation for the reutilization of basement space, exterior and interior lighting systems, upgrades to existing elevator and addition of a new elevator, enhanced entrance security, replacement of windows and doors, entrance steps and perimeter concrete, membrane roof system, restoration of interior wood doors and trim, personnel access in attic spaces, historic stained glass dome restoration and restoration of the exterior sandstone façade.

Since the courthouse roof and dome have been a growing issue for the past number of years, the dome is the major area of concern. Walter said the fiberglass applied to the dome in 1974 “is in total failure mode and is cracking and delaminating in large areas causing significant leaks to the interior dome spaces and interior stained-glass dome.”

In May, these leaks caused roof and ceiling failures on the third floor, affecting the courtroom and chamber room with continued safety concerns.

The copper under the fiberglass has weak areas with some seams coming loose and Walter said although concrete panels under the copper seem to be in fair condition, there are weak areas from “water infiltration and freezing.”

The steel dome structure is currently in good condition, but Walter said it is showing minor rusting in some spots “causing concern for future stability if moisture intrusion is left unchecked.”

As far as the dome’s interior, Walter said, “parts of the “cement-based fireproofing” applied to the dome’s interior surface” enclosing parts of the steel support are failing and “falling to the attic area” over the interior dome.
At the dome’s base, Walter said the window, glass and wood frames are failing and “allowing water and air passage making energy controls and water tightness in these areas impossible.”

Walter has several recommendations for repairs to these areas starting with building exterior scaffolding to allow access to the roof and cupola. Next would be the removal of “fiberglass and copper from concrete panels and roof framing system” and then repair of the frame and support system.

To make the concrete panels stronger and repel water, Walter said, a “chemical consolidate” needs to be applied to them after repairs are made.

There are plans to install a new window system at the base of the dome and Walter said they would be “storm rated with thermal and tempered glass” that would allow “maximum light passage to illuminate the stained-glass dome with natural light when available” and help with energy management.

To manage the water and how it moves away from the base, Walter said “copper metal control ridges and evacuation channels” are needed. To provide “solid weather resistant surfaces,” Walter said, “all vertical and non-copper base structure will be repaired.”

Walter said, “it is possible that there will be a need to encapsulate the steel scaffolding” so work can “continue through inclement weather,” which will be an option “written into the requirements.”

The total cost estimate for the dome repair is $2 million.

Next on the list is the attic floor surfaces and third floor ceiling, which have been damaged by the dome issues. Walter said the surfaces need to be sealed and insulated to stop water entry and energy loss and some additional framing and plywood may be needed for the new insulation put over areas that need this protection. The roof deck may be extended “to function as a walking, working and storage section.” The costs for these surfaces would be $180,000.

The courthouse floor systems have some fractures and deterioration in the tiles and Walter said some “major work” may be necessary for “structural integrity and safety.” There are no current structural issues, and the fractures appear to be in “the bedding mortar for the tile.” Walter said the plans would be to “remove tile and bedding mortar just inside red tile” to the “coal concrete level,” “apply consolidate chemical” and then “new bedding mortar and tile to repaired surfaces.” The estimated costs for this part would be $475,000.

New HVAC and Energy control systems are needed to provide better climate control. Walter said the lack of climate control and “constant changes in humidity and temperature” has contributed to the flooring and wood issues. The new system would balance temperature and humidity, provide energy savings and allow more comfort for employees and the public. The work would be done “in tandem with the attic work” to integrate “duct work” between the third-floor ceiling and attic.” The total estimated costs for these systems would be $1,650,000.

Courtroom and interior courthouse renovations would include a new and upgraded security system with a long list of items that would include a large screen television, monitors, closed circuit between court rooms, better security cameras and video conferencing between the courthouse and jail and courtrooms among other items. The estimated costs for these renovations would be $550,000.

Other possible renovations

Repurposing of third floor spaces, which Walter said could be utilized better to create more offices, legal meeting rooms, judge quarters and storage. Current walls and partitioning can be removed to open areas for larger venues and eliminating walls can create larger offices. In the common third floor areas not being used, Walter said smaller offices could be created or current ones made larger. Total costs for this work would be $400,000.

Renovation for the reutilization of basement spaces:

Walter said the basement could be used for repurposing offices and storage from within the courthouse and other county buildings. There could be a possible increase in office spaces for 10-12 individuals. Not having to maintain secondary buildings would save money and these buildings could possibly be sold or leased. Costs for this work would be $350,000.

Exterior and interior lighting systems. Walter said many look at converting to LED as a must and technology has driven prices down. The LED interior packages would illuminate better, complimenting natural light and saving on energy costs. Exterior lighting would highlight the work done. Costs for this work would be $200,000.

Existing elevator upgrades and new elevator. The existing elevator components would be upgraded with controls converted to “newer electronic controlling system.” A second elevator could possibly be installed and used for prisoners. Walter said he is still researching the feasibility and practicality. Costs for this would be $500,000.

Entrance security is a major component and Walter said the checkpoint should be upgraded. Extending the entrance by adding 1,200 to 1,400 square foot stone structure would keep it looking the same as the courthouse. A metal detection system may also potentially go in this area. Total costs for this would be $325,000.

Replacement of windows and doors would help with climate control. Walter said there is a need to look at the insulation in the ceiling and energy efficiency of windows. Wood replacement windows is one idea as it would “match [the] original historic wood window design.” Doors would also be wood “to return to original design and material with current safety and security hardware and thermal glass.” Costs would be $575,000.

Entrance steps and perimeter concrete need to be repaired, realigned and restored due to leaks and safety issues. Walter said, “Mortar is missing in step and foundation areas contributing to the future unstable stone condition.” Costs for this would be $125,000.

Membrane roof system has an inferior drainage system and poor roof pitch design at “parapet wall areas.” As a result, Walter said there is poor water management due to “poor flow of water to drains.” Plans include “redirecting” the flow to drains, make sure the drains and pipes are large enough and redo flashing to help with the problem. Costs for this would be $130,000.

Restoration of interior wood doors and trim. Walter said humidity from “lack of climate control” has affected the wood and “years of applications of sealers, waxes and urethanes have compromised the finish of most wood surfaces.” In addition, doors need to be adjusted and new “hardware with appropriate electronic security lock systems” installed. Costs would be $125,000.

Personnel access in attic spaces needs to be made safe and reliable. Walter said it could be combined with the protection for the interior dome. Installing a new structure “will allow maintenance staff safe access to clocks and cupola when needed.” Costs would be $150,000.

Historic stained-glass dome restoration and renovation. Walter said many come from Route 66 just to see the dome and amazing rotunda. The stained glass in the dome was disassembled and put into storage Once the stained glass is restored and reinstalled, Walter said there is “a need for a metal/aluminum framing and screen system that would provide access and also protect the historic stained glass… from any irritation that would cause damage.” Catwalks around it would allow for maintenance. Costs would be $90,000.

The actual restoration and reinstallation of stained-glass dome. It would be “economically prudent if combined [this restoration] with other aspects of restoration to mitigate scaffold and labor costs.” Costs would be $350,000.

Walter said the exterior stone façade is overall one of the better condition elements of the courthouse, but some sandstone is peeling. The salt used in the winter has gotten into the foundation stone causing much of this activity. Mortar is also missing or deteriorating in some areas. The stone would be cleaned, and any dead stone (stone that is delaminating into layers) and some of the mortar joints removed. New mortar “that matches the historical mortar in composition, color and texture” would be installed. A “preservation chemical” would be applied to the “cleaned and repaired stone surfaces.” The costs for this work would be $425,000.

Total estimated costs are $8,600,000. However, Walter said if everything is done under one contract, the costs could be reduced to $7,740,000.

If the public facilities sales tax referendum passes, it would enable the county to secure bonds to pay for the entire restoration.

[Angela Reiners]