20210927 Carriage House and Gardeners Cottage Conditions Assessment.pdf

National Park Service, Northeast Regional Office

Historic Architecture, Conservation and Engineering Center

115 John Street, 4th Floor

Lowell, MA 01852-1195

CONDITIONS ASSESSMENT REPORT

From: HACE Team (Karen Fix – Project Specialist, Millan Gilland – Historical Architect)

Re: Coltsville National Monument (COLT), Hartford, CT Carriage House and Gardener’s Cottage

Date: September 27, 2021

Background Information

This report concerns two buildings: the Gardener’s Cottage and the Carriage House. These are city-owned buildings and are listed as significant and contributing structures as part of the National Historic Landmark of the Coltsville Historic District in Hartford, Connecticut. The buildings’ proposed use was assumed to be a continuation of its existing, i.e., the Carriage House is to be used for storage and the Gardener’s Cottage is to be used for office space.

The interior and exterior of both buildings were examined at a macro level and photographed to identify unsafe conditions and areas needing repair, and to provide an initial cost estimate for treatment. No materials testing or sampling was carried out.

The windows and doors of the Gardener’s Cottage are normally kept boarded up with plywood, but the main entrance was opened for the purposes of the site visit on July 29, 2021. We were accompanied by

Andrew Long, COLT Program Manager, and an intern from his office.

Architectural drawings were provided however they appear to be slightly outdated or incorrect as some partition walls and openings as drawn were different and/or missing from what is present in the building.

The drawings provided were a photocopy of the original and didn’t contain a scale bar. No measurements were taken during the site visit, therefore cost estimates provided are based upon dimensions postulated from online maps and photographic assessments.

We did not undertake a detailed building systems (MEP) investigation, just a visual assessment and an assumption that those systems present were no longer operable and/or would require updating. All systems should be inspected prior to use. HACE can provide a detailed assessment and design services for upgrades once a PMIS project has been formulated.

Windows and doors of the Carriage House were boarded up and no investigation of their condition or operability was conducted except to see where there was broken or missing glass. Estimates for both buildings are based upon an assumption that all windows and exterior doors will need replacement or full restoration. This is likely not the case, however.

Priorities were assigned to our Recommendations, with a Priority 1 given to those items which are required before the building should be considered for occupancy. Those given a Priority 2 should be considered for action as soon as possible to both preserve the historic elements of the building and to make its occupancy as safe and comfortable as possible; however, the condition wouldn’t preclude the use of the building. Priority 3 items can wait for repair but should not be neglected long-term.

Short-Term General Recommendations:

• Measured architectural drawings (plans and elevations) should be created. This ensures accuracy in identifying locations of conditions and where repairs are needed. Before doing so, the buildings should be cleared of all debris so that all surfaces can be accessed.

• Ensure that the buildings are watertight while their future use is being planned. This includes regrading of perimeter slopes to prevent continual water infiltration at the foundation, install roof gutters where they are missing, cover open windows, and inspect/cover any openings in the roof.

• A report identifying the buildings’ Character-Defining Features (CDF) will allow the park/city to ensure the preservation of architectural elements important to the history of the buildings before any restoration work is carried out which might inflict damage.

• Engage the services of a pest management company to prevent any further damage from rodents and animals.

COLT – Carriage House & Gardener’s Cottage: Site [1/3]

COLT – C. H. & G. C.: Conditions Assessment & Recommendations: digital images

[Refer also to Carriage House and Gardener’s Cottage Conditions Assessment & Recommendations tables & associated digital images]

Site elements common to both buildings: stone retaining wall, walkways & grading

Stone retaining wall, west elevation, spanning from Carriage House steps to Gardener’s Cottage wood porch

Stone retaining wall, looking south to Carriage House Stone retaining wall, looking north to Gardener’s Cottage

Stone walkway, parallel to the West Elevation Stone walkway, looking north to the Gardener’s of the Carriage House Cottage, in line with the stone retaining wall

COLT – Carriage House & Gardener’s Cottage: Site [2/3]

Stone walkway from main entry, Detail, stone wall showing displaced cap stones looking west, Gardener’s Cottage

Section of stone wall from the Carriage House, showing displaced Stone retaining wall, looking north towards G.C.

stonework and some missing stones

Detail of wall, showing cap stones, dry laid construction

COLT – Carriage House & Gardener’s Cottage: Site [3/3]

[E1.1] [E1.2] East Elevation: stone retaining wall / stairs to upper level

[E1.3] Detail of wall section above (E1.2) [E1.4] Damage / displacement of masonry by plants & associated root systems

[E1.5] Corner of wall / lower steps [E1.6] Looking up steps [E1.7] Top of wall capstones

Conditions include: displacement / cracking in stone-work & associated steps, erosion of grade at base of steps, displacement of stonework by plants & associated root systems

COLT Carriage House: Conditions Assessment & Recommendations

Priority 1 = High Priority: necessary before building can be considered for occupancy Priority 2 = Medium Priority: recommend repair be completed soon, but is not an immediate need if the building is used only for storage Priority 3 = Low Priority: can wait until funds are available and/or a need arises for use related to the repair

DIV – SECTION FEATURE EXISTING CONDITIONS RECOMMENDATIONS PRIORITY

DIV 2 – SITEWORK

• Stone staircase at north elevation [see also Gardener’s Cottage report]

• Brownstone steps appear to be dry-laid onto smaller stones;

many of the support stones are missing

• Plants are growing up and over the steps, as well as within an open mortar joint of the outer wall

• Because of the heavy vegetation cover, the upper landing has provided coverage for a homeless encampment; lots of trash present

• There is at least one diagonal crack along the outer face of the staircase wall

• Fairly heavy black algae growth present along outer wall. White deposits are possibly calcium deposits and/or efflorescence from a concrete core

• Replace missing stones; insert mortar at open joints within staircase and along wall to ensure water tightness of concrete core

• Dry brush the white deposits with a plastic bristle brush to loosen and remove

• Remove all vegetation and pull up roots; cut back areas at stair landing to increase visibility of the space

• Clean stone with D/2 Biological Solution, following manufacturer’s instructions

• Grading • Heavy water runoff along the slope of the south elevation has carved out a fairly deep channel in the ground less than a foot

• Install a gutter system. This channel appears to line up with the roofline and may be because of the lack of from the foundation wall;

somebody has laid bricks and slabs of stone along the trench to try and redirect water; water is abrading the stone and causing mortar loss in the lower courses

• Multiple burrowing holes in the ground surrounding the building; piles of animal scat (possibly raccoon) present in the building gutter on the roof, allowing heavy rain runoff to occur.

Possible additional options include:

the use of a geotextile to hold the soil in place; applying seed or sod to the area to allow vegetation to grow which would then stabilize the soil and prevent further erosion

• call for Pest Management services to carry out pest control; fill holes with new soil; compact and seed (if desired)

• Vegetation • Heavy vine growth along north and west elevations

• Cut down all vines and remove at the roots; gently pull all tendrils from the building face and use a plastic bristle brush to scrape off stubborn bits

DIV 2 – DEMO

• Debris • Some rooms have old office equipment and piles of sports equipment, damaged paper products, old exhibit signs and photographs; some sections of rooms are blocked by large drums and stacks of wood

• Remove and dispose of unusable items

DIV 3 – CONCRETE

• • N/A •

DIV 4 – MASONRY

• Brick • Sections of displaced brick

• Inappropriate hardness of repointing mortar causing surface loss of brick (water which enters the wall cannot exit through the mortar, where it’s meant to)

• Cracks at upper left corner of 1st story projecting course on north elevation and within

• Prior to dismantling displaced portions, accurately record (through photographs, diagrams) existing conditions; cut out displaced bricks, taking care not to damage the brick; reset in the same orientation; reset and repoint;

cracked brick can be replaced in kind or, if the crack is wide enough it can be filled with mortar brownstone belt (both areas are below the brick ‘pilasters’); large area of brick loss at base of wall (now covered with vines)

• Corner of upper course of brick well in front of 1st floor door, west elevation, is cracked and has loose/displaced brick

• Rake eroded mortars (to a depth 2- 1/2 times the width of the joint;

repoint open joints or those with inappropriate mortar selection with mortar of appropriate hardness, color, and width; have an architectural conservator carry out a mortar analysis and recommend an appropriate mix; refer to NPS Preservation Brief 2 for guidelines on repointing (Preservation Brief 2:

Repointing Mortar Joints in Historic Masonry Buildings (nps.gov))

• Replace missing brick in kind

• Brownstone foundation wall on west elevation

• Stone loss occurring where mortar is excessively hard, leaving it standing proud

• Open joints

• Rake mortar joints and repoint;

engage an architectural conservator to provide recommendations on mortar type and mix and locations needing repointing

DIV 5 – METALS

• • Steel beams are painted black but some exhibit signs of corrosion

• Steel window lintels are rusted

• Character-defining features such as fireproof door

• 1

DIV 6 – WOOD

• • Rafters are wet

• Character-defining features such as beadboard wall finish, ceiling slats, interior decorative molding around hay loft and railing at top

• 2x4 boards are placed as braces, at close spacing, to hold up several ceiling joists

• 1 https://www.nps.gov/tps/how-to-preserve/briefs/2-repoint-mortar-joints.htm

DIV 7 – THERMAL

• Roof (not accessed)

• Small tree visible from ground appears to have taken root at southern elevation where east building (flat roof) meets west building (hipped roof)

• Google Maps image of 2021 shows possible roofing damage all along the center line between the two buildings

• Soffit boards missing in several locations

• Downspout on north elevation is broken off at mid-point and unattached at top; no other downspouts present; no gutters visible on the building

• Rafters have several failures and have been repaired

• Eaves are open; several boards are inserted to shore up roof framing

• Remove tree and its roots

• Reinstall a gutter and downspouts where missing; the lack of a gutter is likely contributing to the water infiltration in the basement at the northeast corner of the building, especially since it’s at the downward slope of the building

• Reinstall a drip edge and soffit boards where missing

DIV 8 – OPENINGS

• Windows • Numerous broken or missing window panes; many windows now covered with plywood so conditions of window is not known

• Exterior paint is alligatored or gone

• Remove broken glass and reglaze

• Inspect the frames and sash; refer to NPS preservation guidance on wood window repair (Preservation Brief 9: The Repair of Historic Wooden Windows (nps.gov))

• Doors • West elevation, brownstone sill of 3rd story wood door (above rolling door) has large loss at center and is worn away to the point where there’s a large gap

• Dutchman repair or full replacement in kind https://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htm https://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htm between it and the bottom of the door

• Left side of painted wood frame of rolling door is missing

• Bottom of metal (padlocked) door on south elevation is rusting

• Two door openings on east building, 1st story, are enclosed with plywood

• West elevation, southwest corner, 2nd story door is separating at the bottom

DIV 9 - FINISHES • Flooring • 3rd floor: area with railing (hay loft?) is missing numerous floorboards; others are warped and split; large hole in the floor walkway adjacent to this

• This area of the building (and the ceiling trim below, on 2nd floor) is a character-defining feature and should be preserved; repair floorboards which are salvageable;

replace in kind those which are missing

• Ceiling • 3rd floor: area with railing has slat finish ceiling; boards are bowed, broken and hanging free

• Secure and repair existing boards;

replace in kind those missing

DIV 22-33 • • • Obtain appropriate electrical, mechanical, civil engineers to assess existing conditions and propose recommendations based on planned use.

COLT - Carriage House: digital images [1/15]

COLT – Carriage House: Conditions Assessment & Recommendations: digital images

[Refer to Gardener’s Cottage and Site Conditions Assessment & Recommendations tables and associated digital images]

East & North Elevations

South Elevation [West block] South Elevation [from SE corner]

COLT - Carriage House: digital images [2/15]

East Elevation

West Elevation - composite

North Elevation [partial]: condition of flat roof, back side of the masonry parapet, & entire sloping roof section unknown [no access / not observable during site visit].

Varying conditions include: brick damage, eroded mortar joints, cracks in portions of the masonry, boarded up window openings, deteriorated wood windows with broken glazing, missing downspout section, surface-mounted conduit, staining of masonry (environmental)

COLT - Carriage House: digital images [3/15]

[N1.1] [N1.2] North Elevation: masonry conditions

[N2.1]

COLT - Carriage House: digital images [4/15]

[E 2.1] East Elevation, horizontal crack in line with flat roof behind parapet

VERTICAL MATCH-LINE

[E 2.2] East Elevation, horizontal crack in line with flat roof behind parapet

[S3.1] [S3.2] Examples of severe masonry deterioration: erosion of mortar joints, disintegration of brick faces, and disintegration of whole brick units (accelerated by inappropriate use of high-content Portland cement mortar mixes(s) used during repointing campaigns).

COLT - Carriage House: digital images [5/15]

N. elevation: severely corroded steel lintel over double door, with resultant displacement / damage of brick units at areas of bearing, both ends

COLT - Carriage House: digital images [6/15]

Interior: open area between top of brick wall & roof

All roof and floor framing should be evaluated by a structural engineer after determining proposed use of building & associated dead / live loads

Retrofitted steel plates reinforcing wood Top of brick wall, revealing loose brick units. Deteriorated original roof wood framing system roof sheathing

COLT - Carriage House: digital images [7/15]

Collapsed tongue & groove wood ceiling due to deterioration of wood framing from roof-related leaks

Deteriorated wood flooring collecting at lower level from roof leaks

Roof drains & associated leaking around wood deck, steel floor & roof framing components, with subsequent deterioration of floor finish (hardwood strip) & floor framing (wood / steel) below

COLT - Carriage House: digital images [8/15]

Severe deterioration of wood stair & associated steel floor framing, wood flooring, wall framing, & wall finishes from leaking around flat roof drain above

Loose wood window frame assembly in masonry opening

Debris on sill from corroding steel window Top of double steel window

COLT - Carriage House: digital images [9/15]

Steel window lintels exhibiting minor corrosion

Corrosion at base plate of steel Addition of steel framing to support second floor column on concrete floor above [date unknown]

Steel columns & steel H-beams framing system supporting heavy timber roof framing at center of west block, 2nd floor

COLT - Carriage House: digital images [10/15]

Character-Defining Features:

Remnant of decorative architectural wood trim

Significant architectural details, interior trim around balcony over filled in floor opening

Floor filled in over previous opening with perimeter railing Newel post of perimeter railing

COLT - Carriage House: digital images [11/15]

Poor fit of boarded-up windows (plywood) allowing rain, animals, etc., to enter the building

Various utility lines, surface-mounted conduit, piping, galvanized ducts, etc.

Interior: incomplete wall finish at enclosed fire stair

COLT - Carriage House: digital images [12/15]

Wall-mounted cast iron radiators, garage bay Dehumidifier, lower level

Standing water, debris, storage of supplies, etc.

Weathervane: copper & steel Chimney: displaced cap, eroded mortar joints Recent flashing work [date unknown] Missing eave trim

COLT - Carriage House: digital images [13/15]

South elevation of west block, showing various stages of deterioration of sandstone (brownstone) elements

Original stippling of sandstone (brownstone) face Severely eroded face of sandstone, inappropriately hard mortar standing proud

South Elevation: eroded sandstone blocks, erosion of Partially displaced brick areaway at door entrance, Grade garage block

COLT - Carriage House: digital images [14/15]

South Elevation: erosion of grade Displacement of stone areaway, erosion of adjacent to building grade, several rodent burrows

West Elevation: blocked up door, vegetation attached to masonry wall

COLT - Carriage House: digital images [15/15]

West elevation: vegetation attached to Vine tendrils, open window opening, building surface surface-mounted conduit

Function / configuration of under-ground drains unknown

COLT Gardener’s Cottage: Conditions Assessment & Recommendations

Priority 1 = High Priority: necessary before building can be considered for occupancy Priority 2 = Medium Priority: recommend repair be carried out soon, but delayed repair does not preclude occupancy Priority 3 = Low Priority: can wait until funds are available and/or a need arises for use related to the repair

DIV – SECTION FEATURE EXISTING CONDITIONS RECOMMENDATIONS PRIORITY

DIV 2 – SITEWORK • Stone retaining wall [See also Carriage House;

repair estimate is included with CH]

• The retaining wall is severely displaced in many areas. The capstones appear to consistently slope downwards towards the built-up berm behind. A portion of the wall located directly adjacent to building at the southwest corner has fallen and is no longer extant, possibly due to tree growth from within body of the wall

• Obtain landscape architect to determine if negative slope of capstones is intentional original design. Obtain civil engineer services to assess stone wall structurally.

• Cut down the tree and pull out roots

• Rebuild the wall using existing stones;

provide weepholes or some other drainage method (per landscape architect’s direction);

ensure that the soil being supported on the opposite site is sufficiently compacted; clear excessive overlaying plant growth from the top of the wall and from the front exposed face

• Vegetation • Vines are growing up the east and north elevations of the building and up the chimney;

the roots can dig into mortar and brick and cause cracking and material loss and trap moisture against the wall; vines on the chimney could cause it to become structurally unstable; small trees and vines are embedded in the window security grills on east side;

growth reaches over onto flat roof of east extension

• Cut down all vines and remove at the roots;

gently pull all tendrils from the building face and use a plastic bristle brush to scrape off stubborn bits

• Grading • Some areas are built up while others are worn down; area is disturbed by rodent digging;

these large holes are allowing water to channel directly against the downward side of the basement walls; areas of the basement floor are extremely wet, particularly at the northeast corner (where the exterior brick has recently been rebuilt) for the above reasons

• Regrade for negative slope away from building

• Investigate the cause for continual moisture infiltration at this area; install gutters to ensure that roof runoff is redirected;

perhaps install a French drain at this area

• Call for Pest Management services to carry out pest control; fill animal holes with new soil

DIV 2 – DEMO

• Wood porch (Access to interior of porch was not obtained but was viewed from a window with a metal security grill)

• Severely deteriorated, with displaced framework; cross-bracing has been (haphazardly) attached to the base support posts, suggesting it may not be structurally stable; this is a potential danger to park personnel and the public

• Fascia boards are pulling away;

a corner post of the railing is split at the bottom

• Some of the floor joints, esp.

near the ground level stairway going up to the porch, appear to have burn marks; some are split at the end and slipping down (near the southeast corner)

• Roof flashing is gone with a remnant of heavy tar across the brick wall; shingles are damaged or missing; a piece of plywood covers part of the roof;

• Prior to any removals, record configuration, materials, design and dimensions

• Identify time period of construction so as to understand the historical significance (or lack thereof) of the porch; it’s unlikely to be original to the building (note the location of the staircase directly in front of a window)

• If there’s a desire to keep the porch and use it, a structural engineer should examine it for stability and to provide recommendations on repair/replace; otherwise, it should be torn down to remove any life safety risks roof cover is missing entirely at east side; paint is peeling from rafters

• Floorboards are missing; floor is covered with debris

• Southwest corner of the porch appears to rest on a haphazard stack of bricks laid onto the top slope of the ground; opposite this, a vertical support beam is cut off and left hanging in mid-air

• Debris • Extensive amounts of trash throughout the building

• Remove and dispose of all old furniture and trash; treat it as possible hazardous material until it can be verified that it is not

DIV 3 – CONCRETE

• CMU • Concrete block used to fill a window opening on north elevation

• Appears stable but should be monitored to be sure the surrounding brownstone foundation wall is not experiencing undue compression/expansion and resulting cracking; it would be better to replace the block with brownstone

DIV 4 – MASONRY

• Brick

• Sections of displaced and/or cracked brick

• Inappropriate hardness of repointing mortar

• Loose bricks reported in 2014 at northeast corner ground level have been repaired however the mortar is a different color, a smoother texture, and the joints are slightly wider than original; there appears to be a residual cement coating over the bricks (presumably when the joints were wiped down during application)

• Prior to dismantling displaced portions, accurately record (through photographs, diagrams) existing conditions; cut out displaced bricks, taking care not to damage the brick; reset in the same orientation;

reset and repoint; cracked brick can be replaced in kind or, if the crack is wide enough it can be filled with mortar

• Rake eroded mortars (to a depth 2-1/2 times the width of the joint; repoint open joints or those with inappropriate mortar selection with mortar of appropriate hardness, color, and width; have an architectural conservator carry out a mortar analysis and recommend an appropriate mix; refer to NPS

• Brick in basement interior walls is powdering, with extensive surface material loss; there appears to be a cement parge coating over some areas (which is trapping moisture and could be the cause of the powdering)

Preservation Brief 2 for guidelines on repointing (Preservation Brief 2: Repointing Mortar Joints in Historic Masonry Buildings (nps.gov))

• The dirt floor in the basement is contributing to excess moisture content in the basement brick; the floor should be leveled and compacted, then covered with plastic and a layer of gravel as ballast

• Remove the cement parge coat

• Brownstone Foundation

• The left face of brownstone blocks directly adjacent to the chimney have extensive mortar loss at the vertical joints

• There are a couple brownstone blocks laying loose against the foundation, on top of a granite (?) block, on the south elevation

• Repoint open joints with appropriate mortar mix; obtain architectural conservator services to make recommendations for the mortar mix

• If these loose blocks are covering holes, either in the foundation wall or in the ground near the foundation, they should be removed and kept for safekeeping and the holes should be remedied

• Brownstone window sills

• Several are eroding fairly severely

• Look at architectural elements above the sills and ensure they do not channel water runoff directly onto their surface

DIV 5 – METALS

• Security grills • Most appear to have a slight amount of corrosion

• Scrape loose paint or use abrasive blasting (remove grills from the building first); repaint

• Steel window lintels

• The lintel on the 1st floor (entry level), north elevation, is sagging; the brick above it is displaced and mortar joints are cracked/open; there is a diagonal crack radiating upward from the left top corner

• Lintel above basement door on east elevation is sloping downward on left side and

• Remove bricks along the crack and above the lintel; remove the lintel; replace the lintel in kind; rake mortar joints and reinstall bricks;

repoint https://www.nps.gov/tps/how-to-preserve/briefs/2-repoint-mortar-joints.htm mortar joints are open; brick below is cracked

DIV 6 – WOOD

• Roof framing • Water spots present on attic floorboards

• Roof framing should be investigated by qualified structural engineer, especially in areas where water ingress has compromised the wood and/or metal framing system (including floor framing below existing leaks)

• Doors • Wood vertical panel door on east elevation is splitting at the bottom

• Attach a wood horizontal brace to the inside face of the door; paint the exterior to help protect the wood

• Exterior trim elements

• The gable trim is splitting on several elements; the trim cross beam joint has shifted downward on one side

• Hand scrape remaining paint off; realign and secure cross beam trim, window arches

• Window arches are beginning to split and come away on 2nd floor windows, west elevation

• 2

• Porch • Wood porch is without any paint cover; appears that this was painted white but a majority of that paint cover is now gone except on areas protected from weathering (e.g., support posts installed against the building wall)

• If the porch is to be kept and rebuilt using existing wood, scrape any loose paint; apply primer appropriate for outdoor wood;

repaint

DIV 7 – THERMAL

• Roof • Shingle gable roof appears to be in good condition

• Copper chimney flashing is loose, as are surrounding shingles; shingles and flashing are damaged

• North elevation: appears to be a drip edge along north elevation that continues around

• Reinstall a gutter where missing; the lack of a gutter is likely contributing to the water infiltration in the basement at the northeast corner of the building, especially since it’s at the downward slope of the building

• Reinstall a drip edge where missing the corner to the east elevation but stops at the chimney and doesn’t continue

• East elevation: gutter is missing but straps are hanging along the south side of the chimney

• West elevation: south eave has gutter straps but no gutter;

west eave has gutter and downspout which dumps directly onto the roof of the wood entrance addition; the eave for that addition also lacks gutters and the fascia boards are damaged as a result

• South elevation: both eaves at southwest corner have gutter straps but no gutter

• Condition of flat roof on east extension of building is unknown but the vines appear to cover a large portion

DIV 8 – OPENINGS

• Windows • Broken panes and windows without any glass

• Unknown if windows are in working order

• Exterior paint is alligatored

• Remove and replace broken glass; install new glass where none is presently; scrape and repaint; inspect the frames and sash;

refer to NPS Preservation Brief 9 to repair and maintain windows (Preservation Brief 9:

The Repair of Historic Wooden Windows (nps.gov))

DIV 9 - FINISHES • Walls, ceilings • Nearly all wall and ceiling paint is flaking and hanging loosely from surfaces; paint debris covers floors; paint used may have been an inappropriate type (or a combination of incompatible types) and the wall surface perhaps had not

• Have several areas of painted surface tested for lead before proceeding; because there is so much paint debris on the floor, it may be difficult to pinpoint origination of any lead paint so any detection of lead at all should trigger a lead abatement project for the whole building https://www.nps.gov/tps/how-to-preserve/briefs/9-wooden-windows.htm been prepped; areas where paint is peeling off in sheets may actually have wallpaper under the paint

• Plaster wall and ceiling surfaces are cracked; numerous areas of total loss (and exposed lathe) and/or loose areas ready to break away from substrate.

Some plaster walls appear to be only a 2-coat scratch and brown coat without a finish coat. The presence of horsehair in the plaster indicates it is an early application, likely original, and should be preserved as much as possible.

• “Decorative” ceiling finish in 2nd floor blue room has large areas of loss; fiberboard ceiling panels in 1st floor blue room have a large hole

• Particle board acoustic ceiling tiles found in at least one room;

these may contain asbestos

• Pull down all areas peeling off in sheets;

scrape all surfaces to remove loose paint, taking care not to gouge the plaster wall or wood elements; prep wall based on surface material (patch holes, apply primer) then repaint with paint type appropriate for wall surface material

• Remove loose plaster while retaining as much of original as possible; apply plaster to the back side of any loose keys surrounding the loss to help secure them and prevent further loss; apply new plaster to areas of loss using like mix; apply a finish coat of plaster over all surfaces not having one so as to prep the wall for painted finishes; obtain architectural conservator services to identify the original plaster type and an appropriate replacement mix

• Reapply a matching ceiling decorative finish coat to those areas lost

• Enlist an environmental services firm to test for hazardous materials in acoustic ceiling tiles; if present, an abatement is necessary if the tiles are to be removed; alternatively, leave them in place and replace missing tiles

• Exterior trim • All wood elements suffer from partial or total loss of paint cover; areas below painted surface have chalking from the paint above as it loses binder and pigment runs off onto the brick

• Scrape loose paint; lightly sand; prime and paint; scrub brick surfaces below with soft plastic bristle brush to remove chalking

• Flooring • Attic floor has some missing boards, exposing the joists and ceiling lathe for rooms below;

• Replace missing floorboards in kind or, at a minimum, cover all open sections with plywood some areas are covered with sheet plywood

• First floor entry room floor is tiles that are possibly linoleum and may contain asbestos (floor is heavily covered in debris so detailed examination wasn’t possible); other rooms also have a linoleum (?) tile cover

• Wood flooring in majority of rooms is dirty, stained, and dry but otherwise appears sound

• Determine the soundness of the linoleum (?)

tile floor; if not salvageable, obtain services of an environmental services firm to identify any hazardous materials before removal/replacement; alternatively, install carpet over the flooring without disturbing the tiles

• Engage a floor refinishing firm to clean and buff the floors and apply a polyurethane protective finish

DIV 22 - 33 • • • Obtain appropriate electrical, mechanical, civil engineers to assess existing conditions and propose recommendations based on planned use.

COLT – Gardener’s Cottage [1/11]

COLT – Gardener’s Cottage: Conditions Assessment & Recommendations: digital images [Refer also to Carriage House and Site Conditions Assessment & Recommendations tables & associated digital images]

General Views, Exterior:

Northwest corner, enclosed porch / main entrance Southwest corner, attached covered wood porch

West elevation, main entry West elevation

East elevation: wood porch on south end South elevation: covered wood porch

COLT – Gardener’s Cottage [2/11]

Northeast corner of main roof showing decorative wood details

Detail of roof edge trim, covered SW corner, wood porch to Main roof, evidence of previous gutter entry to main block main block installation

North elevation: pointed arched windows & wood head trim attached to masonry wall over window, with metal screening applied over entire opening

COLT – Gardener’s Cottage [3/11]

North elevation: underside of roof edge trim & attic window

North elevation: corrosion of flat steel lintel over double window resulting in extensive deflection below masonry

Detail of wood trim over window head of double window, both sides

Exterior door, steel plate lintel with deteriorated/missing mortar, cracked brick units

COLT – Gardener’s Cottage [4/11]

Example of severely eroded sandstone (brownstone) Sandstone (brownstone) window sill, showing window sill original stippled finish & multiple cracks

Northeast corner: example of recent masonry repair work NE corner, base of brick / sandstone masonry wall Note expansive poison ivy plant attached to masonry wall

Example of severely eroded mortar joints in Transition from original NE corner: extent of depth of masonry sandstone blocks building to covered entry below grade unknown

COLT – Gardener’s Cottage [5/11]

North elevation: covered areaway Stone pavers connecting main entrance to roadway

Recently repointed mortar joints & mortar left unwashed from finished work Open electrical junction box surface mounted, exterior

Misc. sensors / surface-mounted Masonry infill of previous opening with smaller conduit window unit & security grille

COLT – Gardener’s Cottage [6/11]

Chimney: extensive loss of mortar joints

Chimney: sloppy patching of step flashing, evidence of missing gutter (brackets still in place at roof edge)

Chimney: vines obscured full inspection of chimney

COLT – Gardener’s Cottage [7/11]

Attic interior, roof peak Attic, west elevation

Attic interior, roof peak Attic, west elevation

COLT – Gardener’s Cottage [8/11]

South elevation: covered wood porch, a significant architectural feature in mass & scale, but compromised by pervasive deterioration, which also presents a hazard to the safety of park personnel / public

Underside of wood porch, looking west NE corner: wood porch

North end of stone wall between CH & GC North end of stone wall under wood porch

COLT – Gardener’s Cottage [9/11]

Conditions: Interior Finishes:

Peeling paint on woodwork, walls, ceilings Plaster w/ embedded horsehair over wood lath

Stair to 2nd floor Stair to Basement

Varied window configurations: rectangular & Gothic arched Detached plaster ceiling from wood lath

COLT – Gardener’s Cottage [10/11]

Mechanical, Plumbing & Electrical Conditions:

Toilet fixture & cast iron radiator Toilet & sink, bathroom

Linear cast-iron radiator, base of wall, 1st floor

Sink, bathroom Free-standing cast Misc. piping enclosed by iron radiator unidentified insulation covering

COLT – Gardener’s Cottage [11/11]

Basement, oil-fired burner, ducted heated air Basement, oil storage tank

Basement: main electrical panel & sub-panels, communication panels, etc.

Basement, haphazard tangle of electrical conduit / wiring Basement: extensive accumulated debris over floor

Preliminary Estimate, by estimates Karen Fix

JOC/SABER/IDIQ - JOC/SABER/IDIQ - Basic Contract Year - 1/01/2021 to 12/31/2021

COLT Carriage House & Gardener's Cottage - 8-31-2021

Estimator: Karen Fix COLT Carriage House Division Summary (MF04) 01 - General Requirements 26 - Electrical 02 - Existing Conditions $3,840.00 27 - Communications 03 - Concrete 28 - Electronic Safety and Security 04 - Masonry $21,575.00 31 - Earthwork $1,109.70 05 - Metals 32 - Exterior Improvements 06 - Wood, Plastics, and Composites 33 - Utilities 07 - Thermal and Moisture Protection $305,702.04 34 - Transportation 08 - Openings $32,489.50 35 - Waterway and Marine Transportation 09 - Finishes $3,234.00 41 - Material Processing and Handling Equipment 10 - Specialties 44 - Pollution Control Equipment 11 - Equipment 46 - Water and Wastewater Equipment 12 - Furnishings 48 - Electric Power Generation 13 - Special Construction Alternate $1,790.60 14 - Conveying Equipment Trades 21 - Fire Suppression Assemblies 22 - Plumbing FMR 23 - Heating, Ventilating, and Air-Conditioning (HVAC) MF04 Total (Without totalling components) $369,740.84 25 - Integrated Automation

Totalling Components Priced Line Items $369,740.84 Nonpriced Line Items RSMeans HARTFORD, CT CCI 2021Q2, 110.40% $38,453.05 Nonpriced Contractors Coefficient () Contractors Coefficient (27.5000%) $112,253.32

Material, Labor, and Equipment Totals (No Totalling Components) $205,687.45 $150,514.09 $13,539.30

Labor:

Equipment:

Other: $0.00 Laborhours: 3,341.80 Green Line Items: $17,075.001

Material:

Priced/Non-Priced Total Priced Items: 15 $369,740.84 Total Non-Priced Items: 0 $0.00 0.00%

15 $369,740.84

Grand Total $520,447.21

Page 1 of 3 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:33AM v2.642

Estimator: Karen Fix COLT Carriage House

Item Quantity Unit CostDescription UM Total Book

02 - Existing Conditions P 1 02-41-19-19-2005 Selective demolition, rubbish handling, 0'-50' haul, load, haul, dump and return, wheeled, cost to be added to demolition cost

C.Y. 200.0000 $19.20 $3,840.00 RSM21MCOM

L, B

02 - Existing Conditions Total $3,840.00

04 - Masonry P 2 04-01-20-20-0300 Pointing masonry, tuck, cut and re-point, hard mortar, running bond S.F. 500.0000 $5.92 $2,960.00 RSM21MCOM

M, L, B

P 3 04-01-20-52-2040 Cleaning masonry, steam, heavy soil, biological and mineral staining, excludes scaffolding

S.F. 100.0000 $1.16 $116.00 RSM21MCOM

L, E, B

P 4 04-27-10-30-0800 Brick walls, alternate method of estimating by square foot, face brick, 6.75 brick per square foot, 4" thick wall, incl mortar, 3% brick waste and 25% mortar waste, excl scaffolding, horizontal reinforcing, vertical reinforcing and grout

S.F. 100.0000 $14.24 $1,424.00 RSM21MCOM

M, L, B

P 5 04-41-10-10-0600 Rubble stone, wall, up to 18" thick, in mortar bed C.F. 500.0000 $34.15 $17,075.00 RSM21MCOM Grn, M, L, B

04 - Masonry Total $21,575.00

07 - Thermal and Moisture Protection P 6 07-53-23-20-3800 Ethylene-propylene-diene-monomer roofing, (EPDM), 0.28 psf, fully adhered with adhesive, 45 mils Sq. 1,800.0000 $167.50 $301,500.00 RSM21MCOM

M, L, E, B

P 7 07-71-23-30-2100 Copper clad stainless steel gutters, K type, 5" wide L.F. 361.0000 $11.64 $4,202.04 RSM21MCOM M, L, B

07 - Thermal and Moisture Protection Total $305,702.04

08 - Openings P 8 08-17-23-10-1642 Doors, prehung, exterior, entrance door, flush, birch, solid core, 5-5/8" solid jamb, 1-3/4" x 6'-8" x 3'-0" wide Ea. 5.0000 $399.50 $1,997.50 RSM21MCOM

M, L, B

P 9 08-52-10-65-0400 Windows, wood sash, custom, 7'-0" x 4'-6", 1" double glazed, 1/4" thick lites, incl.

glazing, excl. trim

Ea. 44.0000 $693.00 $30,492.00 RSM20MCOM M, L, B

08 - Openings Total $32,489.50

09 - Finishes P 10 09-64-29-10-0400 Wood strip flooring, fir, flat grain, grade C & better, 1" x 4", excl. finish S.F. 600.0000 $5.39 $3,234.00 RSM21MCOM

M, L, B

09 - Finishes Total $3,234.00

31 - Earthwork P 11 31-22-13-20-0100 Rough grading sites, 400 S.F. or less, hand labor Ea. 2.0000 $540.00 $1,080.00 RSM21MCOM

L, B

Page 2 of 3 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:33AM v2.642

Estimator: Karen Fix COLT Carriage House

31 - Earthwork

Item Quantity Unit CostDescription UM Total Book

P 12 31-22-16-10-3310 Fine grading, slopes, steep, finish grading S.Y. 110.0000 $0.27 $29.70 RSM21MCOM L, E, B

31 - Earthwork Total $1,109.70

Alternate P 13 01-57 Pest & Animal Control/Removal Ea. 1.0000 $500.00 $500.00 CUSTOM

L, B

P 14 09-03-50 Remove, repair, replace wood slat ceiling S.F. 600.0000 $1.83 $1,098.00 CUSTOM M, L, B

P 15 31-31-16-13-3100 Chemical herbicide, weed pulling S.Y. 60.0000 $3.21 $192.60 CUSTOM M, L, E, B

Alternate Total $1,790.60

Estimate Grand Total 520,447.21

Page 3 of 3 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:33AM v2.642

Karen Fix

JOC/SABER/IDIQ - JOC/SABER/IDIQ - Basic Contract Year - 1/01/2021 to 12/31/2021

COLT Carriage House & Gardener's Cottage - 8-31-2021

Estimator: Karen Fix COLT Gardener's Cottage Division Summary (MF04) 01 - General Requirements 26 - Electrical 02 - Existing Conditions $46,027.00 27 - Communications 03 - Concrete 28 - Electronic Safety and Security 04 - Masonry $5,884.30 31 - Earthwork $14.70 05 - Metals $243.20 32 - Exterior Improvements 06 - Wood, Plastics, and Composites $333.00 33 - Utilities 07 - Thermal and Moisture Protection $31,501.60 34 - Transportation 08 - Openings $17,933.00 35 - Waterway and Marine Transportation 09 - Finishes $7,137.50 41 - Material Processing and Handling Equipment 10 - Specialties 44 - Pollution Control Equipment 11 - Equipment 46 - Water and Wastewater Equipment 12 - Furnishings 48 - Electric Power Generation 13 - Special Construction $325.00 Alternate $1,796.30 14 - Conveying Equipment Trades 21 - Fire Suppression Assemblies 22 - Plumbing FMR 23 - Heating, Ventilating, and Air-Conditioning (HVAC) MF04 Total (Without totalling components) $111,195.60 25 - Integrated Automation

Totalling Components Priced Line Items $111,195.60 Nonpriced Line Items RSMeans HARTFORD, CT CCI 2021Q2, 110.40% $11,564.34 Nonpriced Contractors Coefficient () Contractors Coefficient (27.5000%) $33,758.98

Material, Labor, and Equipment Totals (No Totalling Components) $69,934.20 $38,422.70

$26.70 Labor:

Equipment:

Other: $2,812.00 Laborhours: 764.34 Green Line Items: $243.202

Material:

Priced/Non-Priced Total Priced Items: 30 $111,195.60 Total Non-Priced Items: 0 $0.00 0.00%

30 $111,195.60

Grand Total $156,518.92

Page 1 of 4 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:48AM v2.642

Estimator: Karen Fix COLT Gardener's Cottage

Item Quantity Unit CostDescription UM Total Book

02 - Existing Conditions P 1 02-41-19-19-2005 Selective demolition, rubbish handling, 0'-50' haul, load, haul, dump and return, wheeled, cost to be added to demolition cost

C.Y. 200.0000 $19.20 $3,840.00 RSM21MCOM

L, B

P 2 02-82-13-39-0100 Asbestos remediation, plans and methods, building survey, commercial Ea. 1.0000 $2,200.00 $2,200.00 RSM21MCOM B

P 3 02-83-19-21-0400 Lead paint remediation, plans and methods, lead paint testing, X-ray fluorescence Ea. 12.0000 $51.00 $612.00 RSM21MCOM B

P 4 02-83-19-23-0220 Encapsulation of lead-based paint, water based polymer coating, interior, walls, roller, drywall or plaster, 14 mil DFT

S.F. 30,000.0000 $1.02 $30,600.00 RSM21MCOM

M, L, B

P 5 02-83-19-23-0250 Encapsulation of lead-based paint, water based polymer coating, interior, ceilings, roller, drywall or plaster, 14 mil DFT

S.F. 7,500.0000 $1.17 $8,775.00 RSM21MCOM

M, L, B

02 - Existing Conditions Total $46,027.00

04 - Masonry P 6 04-01-20-20-0300 Pointing masonry, tuck, cut and re-point, hard mortar, running bond S.F. 500.0000 $5.92 $2,960.00 RSM21MCOM

M, L, B Removal of hard mortar and repointing of open joints; includes chimney

P 7 04-01-20-52-1400 Cleaning masonry, sandblast, dry system, light soil, excludes scaffolding S.F. 70.0000 $1.09 $76.30 RSM21MCOM M, L, E, B

Soft abrasive blasting to remove roofing tar and underlayment on wall above porch

P 8 04-27-10-30-0800 Brick walls, alternate method of estimating by square foot, face brick, 6.75 brick per square foot, 4" thick wall, incl mortar, 3% brick waste and 25% mortar waste, excl scaffolding, horizontal reinforcing, vertical reinforcing and grout

S.F. 200.0000 $14.24 $2,848.00 RSM21MCOM

M, L, B

Includes cut out around steel lintels

04 - Masonry Total $5,884.30

05 - Metals P 9 05-12-23-45-2700 Lintel angle, structural, unpainted, 4"x3-1/2"x1/4" T, 9'-0" long, shop fabricated Ea. 1.0000 $95.00 $95.00 RSM21MCOM

Grn, M, L, B To be cut in half for 2 windows

P 10 05-42-23-60-1120 Roof rafter, w/ galvanized CF metal joist, 18 ga x 10" D, incl joists (2" flange) & fasteners, excl web stiffeners, ridge, bridging & bracing, materials only

L.F. 60.0000 $2.47 $148.20 RSM21MCOM

Grn, M, B sistering of damaged roof rafters

05 - Metals Total $243.20

06 - Wood, Plastics, and Composites P 11 06-05-05-10-3188 Selective demolition, wood framing, bracing, 2" x 4", let into studs 16" OC L.F. 100.0000 $0.44 $44.00 RSM21MCOM

L, B

P 12 06-05-05-10-3360 Selective demolition, wood framing, deck or porch decking L.F. 50.0000 $0.43 $21.50 RSM21MCOM L, B

P 13 06-05-05-10-3440 Selective demolition, wood framing, fascia boards, 1" x 8" L.F. 50.0000 $0.79 $39.50 RSM21MCOM L, B

Page 2 of 4 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:48AM v2.642

06 - Wood, Plastics, and Composites

Item Quantity Unit CostDescription UM Total Book

P 14 06-05-05-10-3940 Selective demolition, wood framing, joists, 1" x 8" L.F. 100.0000 $0.36 $36.00 RSM21MCOM L, B

P 15 06-05-05-10-5405 Selective demolition, wood framing, posts, 4" x 6" L.F. 100.0000 $1.29 $129.00 RSM21MCOM L, B

P 16 06-05-05-10-6130 Selective demolition, wood framing, wood framing, sheathing from walls, 1/2", from walls

S.F. 100.0000 $0.63 $63.00 RSM21MCOM

L, B

06 - Wood, Plastics, and Composites Total $333.00

07 - Thermal and Moisture Protection P 17 07-13-53-10-0300 Elastomeric sheet waterproofing, EPDM, plain, nylon reinforced sheets, 45 mils thick

S.F. 1,800.0000 $2.20 $3,960.00 RSM21MCOM

M, L, B

Waterproofing of basement floor with sheeting

P 18 07-53-23-20-4820 Ethylene-propylene-diene-monomer roofing, (EPDM), 0.40 psf, membrane only, 60 mils

Sq. 340.0000 $74.50 $25,330.00 RSM21MCOM M, B

For east extension of building

P 19 07-71-23-30-2100 Copper clad stainless steel gutters, K type, 5" wide L.F. 190.0000 $11.64 $2,211.60 RSM21MCOM M, L, B

07 - Thermal and Moisture Protection Total $31,501.60

08 - Openings P 20 08-17-23-10-1642 Doors, prehung, exterior, entrance door, flush, birch, solid core, 5-5/8" solid jamb, 1-3/4" x 6'-8" x 3'-0" wide Ea. 2.0000 $399.50 $799.00 RSM21MCOM

M, L, B

Basement door and Front door

P 21 08-52-10-65-0300 Windows, wood sash, custom, 7'-0" x 4'-6", 1" double glazed, 3/16" thick lites, incl. glazing, excl. trim

Ea. 26.0000 $659.00 $17,134.00 RSM21MCOM M, L, B

Assumes repair and/or replacement necessary for all windows; window survey should be carried out to identify actual needs

08 - Openings Total $17,933.00

09 - Finishes P 22 09-26-13-80-0012 Thin coat plaster, 1 coat veneer, excl. lath S.F. 300.0000 $0.66 $198.00 RSM21MCOM

M, L, E, B repair of losses & broken plaster and finish coat where needed

P 23 09-64-29-10-0400 Wood strip flooring, fir, flat grain, grade C & better, 1" x 4", excl. finish S.F. 50.0000 $5.39 $269.50 RSM21MCOM M, L, B

P 24 09-91-13-80-0410 Paints & coatings, trim, exterior, molding, primer + 2 coats exterior latex, brushwork, up to 14" wide

L.F. 500.0000 $1.34 $670.00 RSM21MCOM

M, L, B

P 25 09-91-23-72-0280 Paints & coatings, walls & ceilings, interior, concrete, drywall or plaster, latex paint, primer or sealer coat, smooth finish, spray

S.F. 30,000.0000 $0.20 $6,000.00 RSM21MCOM

M, L, B

09 - Finishes Total $7,137.50

Page 3 of 4 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:48AM v2.642

Item Quantity Unit CostDescription UM Total Book

13 - Special Construction P 26 13-05-05-75-0510 Steel tank, single wall, above ground, 275 gallon, selective demolition, excluding foundation, pumps or piping Ea. 1.0000 $325.00 $325.00 RSM21MCOM

L, B

13 - Special Construction Total $325.00

31 - Earthwork P 27 31-22-16-10-3300 Fine grading, slopes, gentle, finish grading S.Y. 70.0000 $0.21 $14.70 RSM21MCOM

L, E, B

31 - Earthwork Total $14.70

Alternate P 28 01-57 Pest/Animal Removal & Control Ea. 1.0000 $500.00 $500.00 CUSTOM

L, B

P 29 08-03-14 Conservation Treatment for Period Wood Doors Ea. 2.0000 $600.00 $1,200.00 CUSTOM M, L, B

P 30 31-31-16-13-3100 Chemical herbicide, weed removal S.Y. 30.0000 $3.21 $96.30 CUSTOM M, L, E, B

Alternate Total $1,796.30

Estimate Grand Total 156,518.92

Page 4 of 4 COLT Carriage House & Gardener's Cottage - 8-31-2021Printed 26 SEP 2021 11:48AM v2.642

COLT - CH + GC: MEP costs: ………………………………….……………………………………09.2021

Gardener’s Cottage Scope: for this report, as per direction from the City/Park, it is assumed that the Gardener’s Cottage (G.C.) will be rehabilitated to an office function.

DIV # - Section Item description Cost [Lump Sum]

2, 33 - DEMOLITION 10 - 30,000

Utilities, gas line Verify condition / Remove existing piping within building to City shutoff

Plumbing Verify condition / Remove existing water & sanitary lines and all fixtures (sinks, toilets, hot water heaters/tanks, etc.)

Electrical Verify condition / Remove existing lighting fixtures, switches, outlets, other appurtenances & associated wiring

2, 33 - UTILITIES 5 - 10,500

Gas line from City Verify condition / test existing line(s), replace as required

Water line from City Verify condition / test existing line(s), replace as

Power line from City (underground)

Verify condition / test existing line(s), replace as

Sanitary line from City Verify condition / test existing line(s), replace as

DIV 22 -

PLUMBING

30 - 55,000

Piping All new water & sanitary lines Toilet room fixtures Sink (w/ undercounter instant hot water…