Ordinance Slide - JOEL

Ordinance Slide

On October 3, 2013, O&N performed a faade inspection of the subject property via industrial rope access.

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PHOTO 1: Deteriorated brownstone unit.

PHOTO 2: Loose brownstone, pointing, and patch material.During the course of investigation, loose brownstone material, masonry bulging and displacement, and improper patch repairs were observed. Loose brownstone material has been a typical condition of most late-19th century brownstone church buildings inspected during this inspection cycle. These conditions were determined to be unsafe and removal of loose material was required to make safe.

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PHOTO 3: Deteriorated patch repairs and vertical cracks in brownstone.

PHOTO 4: Deteriorated patch repair after manual removal.

During the course of investigation, loose brownstone material, masonry bulging and displacement, and improper patch repairs were observed. Loose brownstone material has been a typical condition of most late-19th century brownstone church buildings inspected during this inspection cycle. These conditions were determined to be unsafe and removal of loose material was required to make safe.

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PHOTO 5: Deteriorated brownstone and vertical cracks.PHOTO 6: Masonry bulge and displacement, bowing of masonry pier, and vertical cracking.

Palmer Restoration Inc. was contracted to remove loose brownstone and patch repair material and began work on October 11, 2013. During the course of removal, large vertical cracks were observed in the towers and masonry piers, severe brownstone deterioration on the north elevation, and bowing of the east and west turrets.

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PHOTO 7: Deteriorated brownstone and vertical cracks.

PHOTO 8: Previously installed masonry anchor and deteriorated patch repair.Palmer Restoration Inc. was contracted to remove loose brownstone and patch repair material and began work on October 11, 2013. During the course of removal, large vertical cracks were observed in the towers and masonry piers, severe brownstone deterioration on the north elevation, and bowing of the east and west turrets.

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PHOTO 9: Bowing of turret.

PHOTO 10: Sidewalk protection and retention netting.Sidewalk protection scaffolding and retention netting was installed to protect pedestrians.7

PHOTO 11: Retention netting.

PHOTO 12: Exploratory removal location and exposed schist backup.Sidewalk protection scaffolding and retention netting was installed to protect pedestrians.

On November 21, 2013, Palmer Restoration Inc. removed sections of brownstone cladding at two locations on the north and east elevations. 8

PHOTO 13: Exploratory removal location and exposed schist backup.

PHOTO 14: Exposed schist backup material.On November 21, 2013, Palmer Restoration Inc. removed sections of brownstone cladding at two locations on the north and east elevations.

Masonry Composition PHOTO 14, DRAWING 15

existing masonry back-up is composed of rubble stone schist masonry

exterior brownstone masonry appears to be anchored to the schist backup with brownstone headers.

header stones are turned horizontally (perpendicular to the face of the wall) and mortared directly into the back-up material.

specific quantity, locations, and spacing of headers are not known.

rubble stone is irregular fragmented pieces of rock, schist is a rock that consists of easily split planes of mica, and brownstone is a soft brownish-red sandstone material.

Brownstone Deterioration60% to 70% of the exposed brownstone on the towers and masonry piers is not salvageable due to surface deterioration as a result of chronic water infiltration of the towers and masonry piers.

The stones are deteriorated to the point that we observed severe surface exfoliation, delamination, large cracks, spalling and failure of stones.

Stones that appear to be in fair to good condition are compromised by the deterioration of adjacent stones.

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Masonry Composition

existing masonry back-up is composed of rubble stone schist masonry

exterior brownstone masonry appears to be anchored to the schist backup with brownstone headers.

header stones are turned horizontally (perpendicular to the face of the wall) and mortared directly into the back-up material.

specific quantity, locations, and spacing of headers are not known.

rubble stone is irregular fragmented pieces of rock, schist is a rock that consists of easily split planes of mica, and brownstone is a soft brownish-red sandstone material.

Brownstone Deterioration60% to 70% of the exposed brownstone on the towers and masonry piers is not salvageable due to surface deterioration as a result of chronic water infiltration of the towers and masonry piers.

The stones are deteriorated to the point that we observed severe surface exfoliation, delamination, large cracks, spalling and failure of stones.

Stones that appear to be in fair to good condition are compromised by the deterioration of adjacent stones.

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PHOTO 16: Turret deflection.

PHOTO 17: Turret deflection.

Turret Deflection PHOTOS 16 17

Brownstone turrets at the corners of the east and west towers are deflecting as much as 6 at the top of each turret.

The deflection is visible from a vantage point on the top of the sidewalk protection.

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PHOTO 18: Cracking on the interior of east tower.

PHOTO 19: Cracking on the interior of west tower.Crack patterns visible on the interiors of both west and east towers indicate masonry movement above. PHOTOS 18 - 19

The deflection of exterior brownstone away from the schist backup material is an indication that the header stone ties are failed.

Observed deflection cannot be corrected without removal and rebuild of the brownstone.

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PHOTO 20: Interior separation of schist backup in northeast turret of east tower.

PHOTO 21: Interior separation of schist backup in northeast turret of east tower. East Tower Backup PHOTOS 20 - 2180% - 90% of the backup is in solid condition.

Vertical displacement of schist stones and separation was observed at the outermost radii of the northeast and southeast turrets of the east tower.

This condition is consistent with the overall turret deflection at these locations.

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PHOTO 22: Interior separation of schist backup in west tower.

PHOTO 23: Opening in masonry and roof of west tower. West Tower Backup PHOTOS 22 30

we were able to gain access on January 10, 2014.

we were informed that the tower had been sealed for the past 10 years.

70%- 80% of the backup is in solid condition.

vertical displacement of schist stones and separation was observed at the outermost radii of the northeast, northwest, and southwest turrets of the west tower.

This condition is consistent with the overall turret deflection at these locations.

Water infiltration was observed at a large opening on the northwest turret where the copper roof cap meets the masonry. The path of infiltration is consistent with vertical cracking, deteriorated brownstone cladding and schist backup, and a brownstone bulge at the northwest corner of the building.

A void in the schist backup, approximately 2 feet by 2 feet, was observed in the west wall. Exterior brownstone cladding and daylight was observed in the void. Vertical cracks were observed above and below the void location.

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PHOTO 24: Water infiltration into west tower.

PHOTO 25: Path of water infiltration into west tower.West Tower Backup PHOTOS 22 30

we were able to gain access on January 10, 2014.

we were informed that the tower had been sealed for the past 10 years.

70%- 80% of the backup is in solid condition.

vertical displacement of schist stones and separation was observed at the outermost radii of the northeast, northwest, and southwest turrets of the west tower.

This condition is consistent with the overall turret deflection at these locations.

Water infiltration was observed at a large opening on the northwest turret where the copper roof cap meets the masonry. The path of infiltration is consistent with vertical cracking, deteriorated brownstone cladding and schist backup, and a brownstone bulge at the northwest corner of the building.

A void in the schist backup, approximately 2 feet by 2 feet, was observed in the west wall. Exterior brownstone cladding and daylight was observed in the void. Vertical cracks were observed above and below the void location.

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PHOTO 26: Path of water infiltration into west tower and masonry separation.

PHOTO 27: Path of water infiltration into west tower.West Tower Backup PHOTOS 22 30

we were able to gain access on January 10, 2014.

we were informed that the tower had been sealed for the past 10 years.

70%- 80% of the backup is in solid condition.

vertical displacement of schist stones and separation was observed at the outermost radii of the northeast, northwest, and southwest turrets of the west tower.

This condition is consistent with the overall turret deflection at these locations.

Water infiltration was observed at a large opening on the northwest turret where the copper roof cap meets the masonry. The path of infiltration is consistent with vertical cracking, deteriorated brownstone cladding and schist backup, and a brownstone bulge at the northwest corner of the building.

A void in the schist backup, approximately 2 feet by 2 feet, was observed in the west wall. Exterior brownstone cladding and daylight was observed in the void. Vertical cracks were observed above and below the void location.

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PHOTO 28: Void in schist backup in west tower. Brownstone cladding and daylight visible from interior.

PHOTO 29: Void in schist backup in west tower. Brownstone cladding and daylight visible from interior. West Tower Backup PHOTOS 22 30

we were able to gain access on January 10, 2014.

we were informed that the tower had been sealed for the past 10 years.

70%- 80% of the backup is in solid condition.

vertical displacement of schist stones and separation was observed at the outermost radii of the northeast, northwest, and southwest turrets of the west tower.

This condition is consistent with the overall turret deflection at these locations.

Water infiltration was observed at a large opening on the northwest turret where the copper roof cap meets the masonry. The path of infiltration is consistent with vertical cracking, deteriorated brownstone cladding and schist backup, and a brownstone bulge at the northwest corner of the building.

A void in the schist backup, approximately 2 feet by 2 feet, was observed in the west wall. Exterior brownstone cladding and daylight was observed in the void. Vertical cracks were observed above and below the void location.

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PHOTO 30: Separation of schist backup in west tower. West Tower Backup PHOTOS 22 30

we were able to gain access on January 10, 2014.

we were informed that the tower had been sealed for the past 10 years.

70%- 80% of the backup is in solid condition.

vertical displacement of schist stones and separation was observed at the outermost radii of the northeast, northwest, and southwest turrets of the west tower.

This condition is consistent with the overall turret deflection at these locations.

Water infiltration was observed at a large opening on the northwest turret where the copper roof cap meets the masonry. The path of infiltration is consistent with vertical cracking, deteriorated brownstone cladding and schist backup, and a brownstone bulge at the northwest corner of the building.

A void in the schist backup, approximately 2 feet by 2 feet, was observed in the west wall. Exterior brownstone cladding and daylight was observed in the void. Vertical cracks were observed above and below the void location.

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OPTION 1:Dismantle/demolish and rebuild the towers. Modify existing structure and roof to accommodate new towers. Complete masonry repairs to the remainder of the building.

Due to the advanced deterioration of the existing brownstone, the exterior masonry at the main building entrance (north elevation) as well as the east and west towers will require significant repairs. Repairs will consist of replacement of deteriorated brownstone with new stone, rebuilding existing stone, 100% repointing of brownstone, and repair / rebuilding of backup masonry. Based on the overall general condition of the masonry elements, the below options are provided for your consideration:OPTION 1: Dismantle/demolish and rebuild the towers. Modify existing structure and roof to accommodate new towers. Complete masonry repairs to the remainder of the building.

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OPTION 2: Dismantle / demolish the towers and construct new low roof areas over tower bases. Modify existing structure and roof to accommodate new lowered towers. Complete masonry repairs to the remainder of the building.OPTION 2: Dismantle / demolish the towers and construct new low roof areas over tower bases. Modify existing structure and roof to accommodate new lowered towers. Complete masonry repairs to the remainder of the building.

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OPTION 3: Stabilize the existing towers, complete masonry repairs to the remainder of the building, and implement an ongoing exterior maintenance and repair program.

OPTION 3: Stabilize the existing towers, complete masonry repairs to the remainder of the building, and implement an ongoing exterior maintenance and repair program.

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OPTION 4: Demolish the towers and building.OPTION 4: Demolish the towers and building.

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Repair Recommendations and Opinion of Cost23

Repair Recommendations and Opinion of Cost

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Repair Recommendations and Opinion of Cost

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Repair Recommendations and Opinion of Cost

Decision GuidanceFundingEach of the above options presents unique challenges and associated costs, and must be weighed against the future use of the building. The design and construction effort to restore the existing building to a safe and functional condition is significant, and should be considered only if the parish will remain operational in the future. The determination of appropriate treatment should be based on available funding to perform the necessary safety repairs and potential short-term or long-term use of the facility. Use 50< yearsIf the intention is to utilize the structure for more than 50 years, we recommend selective masonry removal to the extent that is necessary; the extent may include all deteriorated exterior brownstone cladding as well as the schist back up or portions thereof. Any removed portions of masonry would require reconstruction. The scope of masonry cannot be quantified at this time and could result in partial or full demolition of the towers as shown in attached Option 1 or 2 scopes of work. A complete masonry study, sounding, and testing would be required. Use >20 yearsIf the desired use of the structure does not exceed 20 years, a stabilization program may be feasible, pending additional testing; specifically, further evaluation of masonry backup. While the stabilization program option may be unsightly, combined with on-going maintenance and masonry repairs of the existing structure, it may prolong the useful life of the building up to 20 years. However, partial or full demolition of the structure would likely result at the end of that term. The cost of the stabilization option would be comparable to full demolition. Safety repairs must be performed immediately to correct unsafe conditions as defined by the City of Philadelphia Property Maintenance Code Section PM-307.0. It is recommended that maintenance repairs be performed to prevent further deterioration or additional unsafe conditions. See attached photographs for the scope of work for each listed option.

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