White River County Park Barn Study

448 FALCON RIDGE DRIVE—SUITE B

BURLINGTON, WISCONSIN 53105

TELE: 262.758.6064

WHITE RIVER COUNTY PARK BARN STUDY

JUNE 18, 2014

Walworth County Wisconsin

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WHITE RIVER COUNTY PARK BARN STUDY

INTRODUCTION The farm property located at 6503 Sheridan Springs Road in Walworth County along the White River was recently acquired by Walworth County to create a new County Park. The new park will be named the White River County Park and will allow residents access to the river. On the acquired property there is a house, barn, and small out building. This study focused solely on the barn. Recognizing the need to address immediate maintenance issues to save and protect the barn for a future to be determined use, Walworth County has

commissioned this study .

SCOPE OF STUDY The scope of this study was to visually inspect the existing condition of the barn’s foundations, structural components, and exterior finishes for the purpose of identifying basic improvements and repairs appropriate to making the barn structurally sound and protect it from further deterioration along with identifying current safety and security deficiencies. A schematic drawing of the existing structure is also provided for use in future planning. It should be noted that this study was limited to “basic improvements and repairs”. This study did not include identification of potential facility “enhancements”. This report is structured in six sections:

Section 1: Barn Exterior Deficiencies Section 2: Barn Interior Deficiencies Section 3: Identification of Potential Safety Issues Section 4: Identification of Potential Security Issues Section 5: Budget Summary Section 6: Schematic Drawings

Budget figures are based on 2014 projected construction costs. Potential cost escalation should be taken into account for a phased multi-year implementation plan.

We appreciate the opportunity to develop this report for your use and look forward to working with the County as best we may as this great project moves to implementation.

Respectfully submitted, The Peter Scherrer Group Inc.

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 1—BARN EXTERIOR DEFICIENCIES

Foundation:

Description: The existing stone foundation of the barn appears to be structurally sound, except for the SW corner. There is a significant crack in the foundation wall from grade level to the top of the wall showing signs of movement and separation. There are also various locations where the mortar on the exterior side of the stone wall has eroded away allowing the potential for smaller stones to fall out which could over time jeopardize the structural integrity of the foundation. On the East wall of the tunnel that connects the silo to the barn there are two large holes in the concrete foundation that have been temporarily boarded up and are in need of repair.

Solution: The foundation crack in the SW corner should be tuck-pointed and monitored for further movement. If further movement is noticed, a structural engineer should be contacted to review and analyze the foundation. The areas where the mortar has eroded away should be tuck-pointed to repair. The East side silo tunnel wall should be formed, reinforced, and patched with concrete. Budget: $7,500.00

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Siding:

Description: The existing wood siding has shrunk and weathered over time, there are also some holes and splintering that keep it from being weather tight, as can be seen from the pictures from the inside showing the light coming through. The nails that fasten the siding down are backing out in places. The siding on the South and East elevation is in a poor state. In the NE corner above the foundation there is a hole from missing/deteriorated corner boards. The siding on the South wall of the added shed where the dog kennels were previously located is severely deteriorated and rotten.

Solution: Not knowing the future use of the building at this time, we would recommend covering up the larger holes in the siding by applying a roofing mastic around the hole on the interior side and fastening a new board

on the inside to cover the opening and squeeze the mastic around to prevent further water penetration, thus leaving the exterior with its weathered look. On the exterior we would recommend refastening the nails back in and adding a longer ring shanked nail where nails have completely worked out. We would also recommend repairing the hole in the NE corner with reclaimed barn wood to cover the opening. For the deteriorated siding on the added South shed we recommend removing all the rotten wood and reconstructing with new siding to match. Budget: $7,000.00 - To cover holes in siding where light shines through $4,000.00 - To refasten nails $ 500.00 - To repair NE corner $3,500.00 - To repair siding at South shed

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Windows:

Description: The existing windows are wood framed with wooden sashes and glass. Some of the above grade windows have broken or missing glass with plexiglass panels screwed over the top to cover openings. A few windows have broken or missing glass without a plexiglass panel. Most above grade window frame trim and sills are deteriorated or missing. Area well windows in stone foundations are also deteriorated from debris inside the wells, especially sills, and have missing or broken glass.

Solution: Replace all windows with new wood/fiberglass windows. A short term option would be to repair deteriorated wood framing as necessary and place plexiglass covers over damaged windows to temporarily make watertight.

Budget: $30,000.00 - Replace windows or $10,000.00 - Temporary repairs to make watertight

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Doors:

Description: The exterior doors that are overhead sliding for the main barn are constructed out of wood, have inside latching hardware, and no weather tight seals. The lower level West door has an outside pad lock hasp for secure entry. These doors are weathered with most deterioration towards the bottom or edges of the door. All doors were operable except the lower level door on the South face which was nailed closed. The added shed on the South side of the barn has two manually operable overhead doors which have no locking hardware and are not weather-stripped. There is also one homemade wooden door on the West face of the shed next to the overhead door that is unsecured. The Milkhouse door is extremely weathered with the bottom half of the door falling apart, but still functional with a padlock hasp. Solution: Since the sliding doors on the main barn are functional and period correct, we would only recommend refastening loose boards and possibly replacing damaged bottom and edge boards with reclaimed weathered barn wood to keep with the aesthetics. Providing weather tight doors is not an option with this door system type. The overhead doors on the added shed on the south side are in a fair condition and could be made weather tight by adding weather-stripping around the exterior. For the Milkhouse door we recommend reconstructing and fastening the lower portion back together for occasional use. If this door is to require daily use a new door would need to be constructed and installed. Budget: $3,000.00 - Rework sliding doors on main barn $ 500.00 - Rework overhead doors on added South side shed $ 800.00 - Rework Milkhouse door

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Roofing:

Description: The roofing systems on all areas of the building have surpassed their life

expectancy and are in extremely poor shape. There are large holes is some areas along with

considerable damage to the wood spaced sheathing underneath. If roof is not replaced soon,

costly damage to the barns roof sheathing will result.

Solution: Remove existing

asphalt shingles and cedar

shakes along with replacing

damaged wood sheathing and

reroof. Budget includes Main

Barn, added South Side Shed

and Milkhouse.

Budget: $45,000.00 - Fiberglass/Asphalt shingle replacement with new sheathing

$50,000.00 - Pole Barn Metal Panels

$62,000.00 - Standing Seam Metal Panel

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 2—BARN INTERIOR DEFICIENCIES

Floors:

Description: The wood floor system in the upper level of the main barn appears to be in good

shape and structurally sound. There is one small area around the SE corner of the barn that

has some soft decayed boards. The concrete floor in the lower level of the main barn is also in

good shape. The concrete floor in the added South side shed, pictured below, is in relatively

poor condition with a lot of irregularity in the levelness of the surface along with a lot of

cracking in the center section of the floor.

Solution: The area of decay in the upper level wood floor should be cut out and removed with

new wood boards added to replace. The concrete floor on the lower level does not visually

require any additional work at this time. If a level structurally sound floor is desired in the

added South side shed, the existing floor and base should be removed in its entirety and a

new compacted stone base and concrete slab should be poured.

Budget: $ 780.00 - Replace decayed wood floor in upper level of main barn

$7,000.00 - Remove and replace concrete floor in the added South side shed

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Walls:

Description: Most of the interior walls in the barn appear to serve a function of a working

animal barn and appear to be in relatively good shape for that specific use. The inside of the

foundation wall on the North side of the main barn on the lower level, pictured below, is very

damp with efflorescence on the surface of the stones along with areas of eroded away mortar

leaving the edges of the stones in the foundation exposed.

Solution: For the interior walls we do not recommend any changes until a specific use for the

building can be determined.

For the lower level South foundation

wall we recommend sandblasting or

water blasting the wall surface to

remove the efflorescence, white

wash, and any loose mortar. Once

this is complete we recommend tuck

-pointing the wall with a hydraulic

cement to hold the stones in place

and to help prevent further water

infiltration.

Budget: $10,000.00 - Tuck-point South foundation wall on lower level

Stairs:

Description: The interior stair from the lower level to the upper

level in the main barn and the ship ladder to the hayloft is not

code compliant.

Solution: Since access can be gained from grade for both the

upper level and lower level of the main barn, modification of the

stair to become code compliant is not believed to be a

requirement. However, we would recommend adding railings and

closing off the stair risers to the existing stair that provides access

between the lower and upper level of the main barn. This stair

should be readdressed once a use for the building is determined.

The ship ladder to the hayloft should be removed at this time

preventing access to this area.

Budget: - $1,800.00 Stair modifications

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Electrical:

Description: The main electrical service for the barn appears to be fed from a pole mounted

panel to the West of the barn. This also feeds the house. A sub panel is located on the lower

level West wall in the North corner stall. Outlet and switch cover plates are missing in some

locations.

Solution: An electrician should be brought in to add missing cover plates for switches and

outlets and review current wiring for any deficiencies.

Budget: $800.00 - Electrician to add cover plates and review wiring.

Liquid Spill:

Description: In the upper level workshop there appears to be some type of liquid spill that has

leaked down through the wood floor, support beams, and onto the lower level floor. Visually,

we have not observed any structural damage.

Solution: At this time we would not

recommend any remediation. Once a

use for the building is determined an

Environmental Consultant should be

contacted.

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 3—IDENTIFICATION OF POTENTIAL SAFETY ISSUES

Fall Hazard Recommendations:

Silo Tunnel: On the East side of

the silo tunnel there is a drop off

of 4 to 5 feet that is a potential

fall hazard if somebody was to

walk between the barn and the

silo. We would recommend that

a railing be installed to reduce

this risk.

Budget: $2,400.00

Upper Level Main Barn Entry: The main entry to the upper level of the barn is ramped up from

the exterior grade. The concrete ramp

sides are severely deteriorated and they

also create a potential fall hazard for

someone walking or for someone to

potentially drive over the side entering or

exiting the barn. We would recommend

that the ramp sides are reconstructed

with a level top. To that level top a railing

should be installed.

Budget: $4,000.00

Area Well Windows: The area well

windows on the North side of the main

barn have the potential of being a fall

hazard. We would recommend that steel

grating is installed over the top of the area

wells to eliminate the fall hazard. This

would also provide an additional level of

security to the building.

Budget: $1,000.00

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Fall Hazard Recommendations: (continued):

Upper Level Floor Openings:

In the main barn on the upper level there are two floor openings that allowed hay to be

dropped into the lower level animal stalls from above.

We would recommend that the railings around these openings be reconstructed similar to a

deck railing or be wood infilled and blended into the floor to eliminate the fall hazard.

Budget: $1,000.00

Upper Level Sliding Doors:

On the North and East elevation of the main barn, the sliding doors on the upper level when

open have no platform to step out on when open creating a fall hazard to an unaware person.

We would recommend installing a series of safety chains across the opening to protect a

person from falling when these doors are open. These safety chains could be latched on one

end to allow temporary access into the building through these openings if required.

Budget: $500.00

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Exterior Grade Trip Hazards:

Exposed Railroad Ties: Near the SW corner of the

building there is a line of exposed railroad ties that

stick out of the grass creating a trip hazard for the

public walking around.

We would recommend that these railroad ties are

removed and infilled with soil to blend the grade

and eliminate the trip hazard.

Budget: $400.00

Concrete Raised Pad: On the South side of the

project there is a raised concrete slab that is

approximately 24’ by 18’ that projects up more than

12” that could be a possible fall hazard.

We would recommend blending the grade around

the pad to within 8” or less equal to the maximum

rise of a stair. Bushes/plantings could also be

planted around the perimeter of the pad to help

detour the public to controlled entry points.

Budget: $400.00 to blend grade, additional $2,500 to add bushes/plantings.

Lower Level Barn Entry: On the East end of

the main barn there is a concrete path that

projects up out of the grass that could be a

potential trip hazard.

We would recommend adding topsoil

around the perimeter of the concrete to level

off the area eliminating the hazard.

Budget: $400.00

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 4—IDENTIFICATION OF POTENTIAL SECURITY ISSUES

Main Barn: Entry into the main barn is through the lower level single sliding door on the West

side. This door is restricted by an exterior pad lock hasp. All other exterior sliding doors on the

upper and lower levels are restricted by internal latching hardware and pad lock hasps. On the

North side of the barn there are (4) doors near the top of the wall that open in an upward

direction that are unsecured. We would recommend adding internal latching hardware to

secure these openings.

Budget: $500.00

Added South Side Shed: Entry into this area is currently unrestricted through the overhead

doors on the East & West side. The man door on the West side next to the overhead door is

also unrestricted. New overhead door hardware could be added to restrict entry into this area

along with adding a pad lock hasp to the man door. Since access to this area is currently

unrestricted, access into the main barn is also unrestricted through the internal two door

openings between these spaces. Access could be restricted by adding padlock hasps to these

doors also.

Budget: $750.00

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 5—BUDGET SUMMARY

The projected cost of all of the maintenance and improvements items identified on the preceding pages is between $113,530.00 and $153,030.00 dependent upon the choices made relative to options outlined.

All budget figures are based on the year 2014 construction costs. Should a phased implementation plan be developed, potential cost escalation should be taken into account.

Category Page # Description Budget

2 Foundation Repairs $ 7,500.00

3 Siding - Cover Holes 7,000.00

3 Siding - Refasten Nails 4,000.00

3 Siding - Repair to NE Corner 500.00

3 Siding - Repair at South Shed 3,500.00

4 Window Replacement 30,000.00 options

4 Window Repairs 10,000.00

5 Rework Sliding Doors 3,000.00

5 Rework Overhead Door 500.00

5 Rework Milkhouse Door 800.00

6 Roofing Repair - Shingles 45,000.00

options 6 Roofing Repair - Pole Barn Panels 50,000.00

6 Roofing Repair - Standing Seam 62,000.00

7 Repair Decayed Barn Floor 780.00

7 Replace South Shed Floor 7,000.00

8 Interior Tuckpoint South Foundation 10,000.00

8 Stair Modifications 1,800.00

9 Electrical Repairs 800.00

10 Silo Tunnel Railing 2,400.00

10 Upper Level Main Barn Entry Railings 4,000.00

10 Area Well Grating 1,000.00

11 Barn Floor Opening Railings 1,000.00

11 Sliding Door Chains 500.00

12 Railroad Tie Trip Hazard 400.00

12 Raised Pad Trip Hazard 400.00

12 East Side Lower Level Barn Entry 400.00 +$2,500 option

13 Main Barn Security 500.00

13 South Shed Addition Security 750.00

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 6—SCHEMATIC DRAWINGS

FLOOR PLANS

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WHITE RIVER COUNTY PARK - BARN STUDY SECTION 6—SCHEMATIC DRAWINGS

ELEVATIONS

Documents

White River County Park Barn Study