RIA_Attachment_G_PropertyConditionReport.pdf

Quarters One is an Italianate-style mansion that has been designated as a National Historic Landmark.

Sitting on approximately 6.25 acres of land, with over 50 rooms and just under 23,000 square feet of space, it was the second-largest federal residence in the United States, behind only the White House.

Once the home of the Arsenal's commanding officer, today Quarters One is used to host conferences, corporate outings, weddings and receptions, family reunions, and other special events.

There are several restrooms located on each floor of the structure including the basement. Only two of the restrooms, located on the first floor, appear to be operational.

In one restroom on the upper floor and the restroom in the basement, the plumbing fixtures have already been removed.

The remainder of the restrooms are in need of updating. However there are some fixtures, such as the Bear Claw Tub, that should be retained for historical appearance.

The kitchen arrangement is a large residential style. There are no commercial fixtures, such as a three compartment sink or commercial dishwasher or grease trap, presently installed.

Two water heaters are provided in the basement. One water heater is natural gas and the other is electric. The water heaters are piped in parallel. Stands have not been provided for the water heaters.

As such the bases of the water heaters are starting to deteriorate.

The existing water service to the building appears to be a 2” lead pipe. A majority of the piping in the basement has been changed to copper.

The original sanitary piping was bell and spigot cast iron. As repairs were required to the piping, the piping was changed to PVC.

There is evidence of a lawn irrigation system. However the condition or extent of the system is not known.

The original copper gutters and downspouts appear to be intact for drainage of the roof. The downspouts dump the water directly on to grade.

Paved surfaces for the structure are a combination of concrete sidewalks and asphalt driveways and parking areas. There are no curbs; drainage is accommodated via river rock shoulders.

The landing under the canopy was recently redone in 2015 with colored and stamped concrete. This section of pavement in is good condition.

The width of the drive and gate along the main entrance does not meet current standards for two directional traffic.

Asphalt is deteriorated the driveway, circle drive, and parking areas and large sections are in failed or failing condition.

Large portions of the sidewalks are in failed or failing condition.

The walkway down to the flagpole northeast of the structure is in failed or failing condition.

Missing weather resistance covers on exterior of structure.

A Simplex Fire Alarm System has been installed in the building. However the smoke detectors do not cover all areas of the building. The kitchen does not contain a make-up air system, hood capture system or appropriate fire suppression system for commercial operations.

Central air conditioning have not been installed in this structure. Several window air conditioners have been installed on First Floor only.

Construction drawings from 1932 also show cast iron radiators being installed on First, Second and Third Floors.

As part of this project, a large ventilating fan was installed in the basement to draw air from outdoors and blow it through the air tunnels in the walls noted above.

Enclosed steam tempering coils were provided at the base of each air tunnel to preheat the air. The cast iron radiators were installed at the discharge of the air tunnels. The vast majority of this equipment is still in use. However several of the preheat coils have failed over time and are disconnected.

1999 Revision:

Over time, electric control valves were added to the preheat coils to allow for automatic temperature control. In 1999, the system was changed from a vapor steam system to a standard gravity condensate return system. However there are no indications in the documents that the condensate pipe sizing was adjusted accordingly. Several repairs were made to the exposed piping and the control valves.

The steam boiler was replaced in 2017. At the same time, a boiler feed pump was installed.

The cast iron radiators have been removed from third floor.

Several of the cast iron radiators have been replaced over time with steam convectors.

Overall the house is in decent condition but upgrades to the facility would better preserve and increase its functionality.

B22

B36

311DR