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Antioch College Buildings Consultant Team Report
October 1, 2009
The Buildings Consultant Team
comprises… , 4
John Feinberg
The Collaborative Inc.
Overall Project Coordinator and
Architectural Conservator
Mike Schuller
Atkinson-Noland & Assoc., Inc.
Structural Engineering
Paul Seward
Seward Mechanical
Mechanical Engineering
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Objectives
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No. 1: The property assets will be protected
from the elements and secured from
unwanted entry.
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No. 2: Each property asset will contribute
to an overall perspective of positive curb
appeal for the campus, regardless of use
level.
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No. 3: Every building asset will be managed
to maintain @ positively healthy interior
environment.
No. 4: The property assets will be brought
into compliance with current building and
health codes over a reasonable penod of
time.
No. 5: The maintenance, renovation, and
operation of the campus land and its
structures will be accomplished with a high
level of sustainability.
Antioch College
Buildings Consultant
Team Report
October 1, 2009
No. 6: The selection of re-use activities
and priorities will reflect the curriculum
needs, finances, and alumni feelings
about the buildings and site.
No. 7: Building re-use and
programming will take into
consideration partnering opportunities.
No. &: Selection of repair techniques,
materials, and systems will include
consideration of initial cost and
maintenance/energy costs, and the
potential for re-use of materials used
as a bridging measure.
No. 9: The consideration of the loss of
a Building by demolition and
deconstruction shall include all of the
other objectives with intentionality.
The scales must be overwhelmingly in
favor of loss, for once lost, it cannot be
regained.
No. 10: Decisions will be transparent,
the decision process will be considered
reasonable, intelligent, and creative.
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Some Examples of Main
Building’s Conditions
Problems and Causes
Green stain adjacent to
downspout. Causes are a
combination of blocked or
constricted underground drains,
blocked downspouts (from plastic
snow guards), undersized gutters
and downspouts, and inadequate
deflector at valley intersection with
gutter.
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Antioch College Builc
October 1, 2009
Detail of Roof Downspout, header box, feeder downspouts, and deflectors.
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Antioch College Buildir
October 1, 2009
ultant Team Report
Detail View of Uncontrolled Roof Drainage from Back of Turret. Note black stains and green
stains. Also note that the top surface of the lower copper detail is dished inward. Probable cause
is ice impacts from above or workmen standing on the
surface.
Antioch College Buildings Consultant Team Report
October 1, 2009
Salts can blow off the face of a brick as seen here at the base of the west wall of the
south wing.
Antioch College Buildings Consultant Team Report
October 1, 2009
Salt at top of wall, rising damp and freeze/thaw at mid-height, and copper staining at
bottom.
Antioch College Buildings Consultant Team Report
October i, 2009
Spring Point of Arch Damage. Snow sits on the original detail, now lost, melts, and resultant
freeze/thaw destroys brick.
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Crack. The displacement from
the crack in the stone below
has radiated up through the
brick. Cracks such as this are
generally cause for concern so
we tested to determine what
were the stresses in the wall.
Antioch College Buildings Consultant Team Report
October 1, 2009
Crack. Notice the similarity to the previous photograph. However, in this case there is some
downward deflection in the brick courses to the left of the window sill.
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Antioch College Buildings Consultant Team Report
October 1, 2009
Detail to Illustrate Common Condition of Historic Window Frames. Paint samples were taken in
order to determine original color.
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Antioch College
Buildings Consultant
Team Report
October 1, 2009
Investigation Techniques
– Visual survey
* Microwave radar
: Infrared thermography
– Deep-scan moisture
meter
– Pachometer
– Fiber optic borescope
* In situ flatjack test
Laboratory Testing
– Efflorescent salt typology
* Brick characterization
* Mortar characterization
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Antioch Hall
Evaluation Results
Brick Erosion
* Base of building – throughout
* Isolated areas above
« Moisture-related phenomenon
» Freeze-thaw cycles
« Salt crystallization,
cryptoflorescence
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Antioch Hall
Evaluation Results
– Metal ties connecting facade
to brick backup
Moderate corrosion
Corrosion-related expansion: brick
damage at one location
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Antioch Hall
Evaluation Results
Infrared thermography scans
» Moisture saturation shows as cooler zones
– Gutter leaks
– Roof valley runoff
– Ledges, rosette windows
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Antioch College
Buildings Consultant
Team Report
October 1, 2009
One can easily see that the
gutter has leaked by
overtopping as its drain point
was Clogged. As a result, the
brick has been saturated below.
Antioch College
Buildings Consultant
Team Report
October 1, 2009
The differential heat signature
of the stained and moistened
brick adjacent to the
downspout is evident.
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Antioch Hall
Evaluation Results
Microwave Radar, Borescope
» Wall construction solid
masonry throughout entire
wall thickness
» Small internal voids present
at some locations
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compression overload
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Antioch Hall
Evaluation Results
– Overall: building in good condition, no major distress
» Some items require attention, maintenance
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Recommendations: os Lot
» Roof drains, gutters
: Eroded brick
-Base of wall
-Elsewhere on building
» Cracks
» Stitching
» Localized mortar repointing ja
» Retrofit ties
: Isolated locations only
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Central Steam Plant
Pro’s
‘Pumping of steam not required
-Centralization can reduce overall
maintenance
Con’s
-24 hour personnel required
‘Excessive loss of energy in tunnels
‘Loss of steam in tunnels (make-up
expensive)
‘Will never exceed 80% efficiency
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of) U,-U, GOO = SOW k= © 10M kl
« and the First Law of Thenmnclynamics is satiafied |
BUT, we kieow hen! trotaler (0) occurs PROM a warmer body TO the cooler surroundings
ti
We peed o way to test the FEASIBILITY of a process which will come from the SECOND Law of
Thermodynamics,
« First, consider where O comes from or joes to for a process,
« Thermal Energy Reservoirs: can absorb O without changing temp, and can supply O without
changing temp,
« Remember the coffee cup, NH actially cools off, The surrounding air in the room absorbs the
heat bail Perrine at 10°C
« Thermal Energy Reservoirs need to be “large” with reapect to the system boing stuclicd,
* SOURCE: a thermal energy reservoir which SUPPLIES heat
» SINK: a thermal enerpy reservoir which AN SORBS heat
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Antioch C ‘olleg ge
Buildings Conmit
Team Report
October 1, 2009
Individual Boiler
Pro’s
‘Condensing boilers can attain 95%
efficiency
‘Minimal system heat loss
‘Hydronic systems require less
maintenance
«North Hall basement mechanical room
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Geothermal Systems
-Provides both heating and cooling
-Exterior air cooled chillers no longer on
campus
«Bore field is “invisible”
-Coefficient of Performance COP =
Beneficial Energy Received /
Energy Purchased
«COP of 3 to 4 common
-COP of 4 + Four units for the price of
one,
IE three free units
-Byproduct of producing heat is cooling
-Byproduct of producing cooling is heat.
-If Cooling and Heating can be consumed
at same time, COP is Additive,
IE 343 =6
«Bore Field on Quad could
serve 5 buildings
Antioch College Buildings Consultant Team Report
October 1, 2009
McGregor Possible Mechanical Systems
(Geothermal)
«Convert Dual Duct Air
Handling Unit to VAV
-“Fire’ Hot Deck and Cold Deck
with Geothermal
‘Geo HW and CHW water to
water heat pumps
«Convert Dual Duct boxes to VAV
‘Ductwork and zoning remains
the same
OF
‘Replace Dual Duct boxes with
Geo Heat pumps
‘Remove AHU and ductwork to
Dual Duct Boxes
-Provide minimum outside air
system
‘Ductwork and zoning down stream
of the pumps remains
the same.
Antioch College Buildings Consultant Team Report
October 1, 2009
South Hall Possible Mechanical
Systems
‘Replace Steam Convertor Rn ; << ky :
with Boiler a
In the future.....
-Provide Geo central plant
producing HW & CHW
or
‘Replace VAV reheat boxes
with heat pumps
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Library
Investigation Techniques
» Visual survey
» Microwave radar
- Infrared thermography
- Pachometer
- Fiber optic borescope
Evaluation Results
- Brick cracking throughout
» Foundation cracks at corners
Brick expansion towards
corners:
» Moisture expansion
» Thermal movement
» Freezing expansion
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Library
Evaluation Results
: Joint reinforcement near tops
of walls severely corroded
« Remove corroded joint
reinforcement
» Install retrofit ties for new
connection
Install new expansion joints
» Rebuild severely displaced
masonry at south elevation
: No foundation work required
» No structural work required
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Library
Evaluation Results
- Corrugated ties used at most of the building
- Improper tie spacing, ties not placed in mortar joints, ties missing altogether at
some locations
‘Retrofit ties needed at missing locations
Antioch College
Buildings Consultant
Team Report
October 1, 2009
Library
Evaluation Results
» Drainage cavity construction
» No flashing or weep holes
- Install flashing and weeps at
window lintels, base of wall?
Antioch College Buildings Consultant Team Report
October 1, 2009
Library's South Wall Bulge
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Antioch College
Buildings Consultant
Team Report
October 1, 2009
Student Union
Investigation Techniques
» Visual survey
– Infrared thermography
– Pachometer
– Fiber optic borescope
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Antioch Co
Buildings Conall ta ant
Team Report —
October 1, 2009
Student Union
Investigation Results
: Minor foundation
movement at southeast
corner
: Monitor crack opening –
to determine necessity
for repairs
Antioch College
Buildings Consultant
Team Report
October 1, 2009
ACCOMPLISHED TO DATE
– Reviewed Stanley report
:- Developed Supplemental Report; Recon Condition Surveys of exteriors of 11 Core Buildings
: Developed detailed scope of work for Rehabilitation of Units and Commons/Gathering Space/CSK Center
– Described rehabilitation Activities for Birch
Assessed Conditions of Roofs on 11 buildings, set detailed description of work, retained contractor to
execute work
» Assessment of underground drain system underway 50 roof drainage will flow away from structures.
‘ Detailed Assessment of Exterior Masonry of Main Building, report in preparation. Same for Library and
Student Union.
= Design Underway of boiler plant for South Hall.
Master concept plan for campus HVAC systems in early development.
Underway: tree pruning and removal campus wide, graffiti removal, broken glazing replacement, site lighting
reactivated.
> Underway: Detailed description of the tasks to restore South to pre-flood stage.
» Underway: Plans for ventilation and drying of Main, and ventilation and drying of other buildings. Complete
repairs to remove the sources of moisture intrusion: roofs, gutters, downspouts, underground drainage
systems, re-grading adjacent to building, and clearing of areaway drains.
Underway: Concept design and pricing of geothermal heating system for McGregor, Spalt, North, and Main.
– Tracking State grant program for financial assistance.
