Executive Summary
The cornerstone of the original courthouse dates 1899. The annex (attached to the courthouse) and jail (on the grounds) were both built in 1939. The courthouse building is in generally good condition, with some minor problems, with the possible exception of the windows. The exterior would benefit from a good cleaning and sealing of the stone to prevent further deterioration. The courthouse building is approximately 100-120,000 square feet, three stories, with basement, clock tower, and domes. The jail is on site and is currently in use, but it will be vacated once the prisoners are relocated to the regional jail facility. Plans have been proposed to convert the jail building into another annex.
The foundation of the courthouse is stone, the annex and jail are concrete. There is some evidence of settlement on the steps leading to the main entry and the sidewalk at the front right corner of the left wing. Moss and mold are present on the exterior stone walls and water damage is evident throughout the building in the spalling of the stone. The mortar is in fair condition, with some being worn away and crumbling at the entry stairs. We recommend the stone be cleaned by an acceptable method and sealed with a clear sealer to prevent further damage to the stone. The damage at the entry stairs should be repaired. The jail suffers considerable moisture damage on the outer walls due to the window air conditioners leaking condensate down the sides.
The roof is a cross between pitched slope and low/no slope. Parts of the roof are original, but other areas have been repaired/replaced on unknown date(s). The roof materials are rubber membrane (EPDM) and copper/gold gilding on the domes. The roof suffers from damaged flashing, bubbles in the membrane, no walk pads to roof top equipment, and ponding of water. There are 5-6 known roof leaks. We recommend the roof be repaired and replaced where needed.
The windows are aluminum frame, single pane, double sash. The windows were replaced on an unknown date. There is evidence of windows causing plaster wall damage at the jambs, bowing and rusting of the spandrel panel. Our recommendation is to replace the windows with aluminum thermal break double pane windows. The outer doors are aluminum/glass and are generally in good condition.
There is some cracking in the floor
on the inside of the building. There are
radial cracks under the rotunda, on the main and second floors. These appear to be old and unchanging, so no
action need be taken at this time, but they should be monitored regularly.
There are two accessible parking spaces, but the accessible symbol is painted on the sidewalk instead of the pavement and there are handicap signs, but they do not warn of state fine for illegal parking. The sidewalk is sloped to the parking spots and exceeds the acceptable pitch. There is a 4’ x 5’ level space in front of the entrance door. There are no signs inside building with raised letters or Braille. There are no fire alarms or strobe lights. There is elevator access to all floors, with Braille lettering on the control panel. Because this is a historic structure we recommend that a unisex accessible toilet be installed on the main entry level.
Several fire safety issues were noted in the inspection and corrective recommendations have been made to exit lighting, alarms, fire stairs, storage, blocked and locked exits, misguided exits, and new fire wall separations. Lighted exit signs are not within code and those present are misleading or not visible from hallways. The building does not contain a sprinkler system or whole building fire alarm system, and has only a few battery operated emergency lights. There is one enclosed fire exit stair, but the fire doors were wedged open at the time of the inspection. The building contains a large open staircase in the rotunda. These stairs are winders with no fire wall or fire doors. There was storage under the stairs. Rooms able to hold more than fifty people did not have two properly spaced exits. In one case one exit door was locked, and in another, the exit was blocked by a bench. Panic hardware did exist on the fire stair, but not completely through the exit path. There is asbestos present and maintenance personnel recalled that there had been partial removal in the past, but no report could be found, therefore, it is recommended that a study be conducted to assure full removal.
The furnace for the building was a 9 unit pulse fired Hydrotherm system, model M-300, around 12 years old, in good condition (see pics 2-9, 2-10). There were two pumps, Bell & Gossett model 1510 2.5 BB, same age as the boilers (see pics 3-1, 3-2).
The domestic water heater was a B & W, model 0100T1993N, 199,999 Btu/Hr gas fired heater (see pic 3-3). The waterlines and sewer lines were mostly cast iron, with few problems. Some waterlines were copper. Equipment in the mechanical room looked in good condition. The room was clean and adequately lit.
The electrical system is adequate for present use. The HVAC is provided by a collage of various systems installed over the years. It is recommended for comfort and cost efficiency that a new central system be installed.
There are several security deficiencies, including unattended entrance doors. It is recommended, therefore, that an entry-level screening system be installed, allowing use of the existing walk-through metal detector and an X-ray machine. In addition, all exit doors should be secured by installing an audible alarm system, magnetic contacts, and crash bars. A closed circuit television system should be installed for viewing throughout the building along with a security console.
Approximate cost is $16,458,900.
