Narrative_GarageQ1_TLAS.docx
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- Attached to
- DEMOLITION OF SIX STRUCTURES AT TLAS
- Solicitation number
- 140G0226R0002
About this file
This is a facility condition assessment narrative for the Garage Q1 structure at the Terrestrial Laboratory and Analysis System (TLAS) research center located in Cortlandville, New York. The building is a one-story, 520 square foot structure originally constructed in 1980 as a two-car garage and subsequently converted to classroom space for a local nature group. The facility features wood framing with metal siding, a slab-on-grade floor, and sloped metal roof. The assessment concludes that the building is not critical to the center's mission and could be demolished without adversely impacting operations.
The narrative identifies multiple deficiencies requiring remediation across architectural, structural, HVAC, electrical, and life safety systems. Key issues include: roof damage requiring repair along perimeters; rotted wood windows on the north wall requiring replacement; deteriorating wood door frames and porch posts requiring replacement with metal components; inadequate ventilation creating musty conditions; fire hazards from improperly positioned electric baseboard heaters; electrical service insufficient for code compliance with inadequate clearance at the 60-ampere load center; and significant life safety code deficiencies including absence of fire sprinkler systems and only one battery-operated smoke detector. The building also does not meet 2010 ADA accessibility standards and lacks plumbing facilities. Environmental concerns include potential lead-based paint and asbestos in building materials. The assessment notes that because funds are limited and this structure is not critical to mission operations, resources should be redirected to other structures rather than continued investment in this building.
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Narrative_GarageQ1_TLAS System Narrative
| General | Located on Gracie Road in the Town of Cortlandville in the county of Cortland, New York. |
| This is a one-story structure that was, at one time, a two-car garage. It has been converted and is now leased by a local nature group which holds classes for children. The date of this conversion is not known. It is 520 SF and records indicate that it was constructed in 1980. The structure is wood framing with metal siding. | |
| It could easily be argued that this structure is not critical to the mission of this research center. Because funds are limited, they should be diverted to other more critical structures and no longer invested in this one. This building could be demolished without adversely impacting the center’s mission. | |
| Civil and Site | The building is located to the west of Residence Q1. The building is surrounded by mature lawn. There is a mulch covered driveway leading to it from Gracie Road, as well as a concrete walk to Residence Q1 |
| Architectural | The building is a one-story, insulated wood frame structure clad in metal panels. It has a slab on grade floor and sloped metal roof. The floor is in good condition. The roof, however, at some areas is bent along the perimeter. The damaged areas of roof should be repaired. Gutters and downspouts along with splash blocks should be installed to promote positive drainage away from the building. |
| There are windows on the south, west, and north walls. The north windows are wood framed, single pane with screens; the windows and window frames have rotted and should be replaced. The west and south windows are wood frame with insulated glass. | |
| There are two man-doors, one wood door on the south and one metal insulated door on the east. Both are in good condition. The wood door frame along the east elevation is rotten at the base. The door frame should be replaced with a metal frame. | |
| The existing south wood porch posts are rotting at the base due to constant contact with the ground. The posts should be replaced with steel posts. During replacement, a concrete surface should be installed at the porch. Re-grade the area to promote positive drainage away from the porch and building entrance. | |
| The frame around the attic vent is damaged. The frame should be replaced and sealant around it should be provided. | |
| The interior finish is painted gypsum board that should be repainted. There is carpet on the floor, which is in fair condition. We recommend that the carpet be removed and vinyl tiles be installed as this will also help to prevent mold growth. There is a musty smell in the building which is probably due to a lack of ventilation in this damp, humid climate. The interior of the building is in good condition, but surfaces are showing general wear and tear. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Metal Roofing = 30 years |
Metal Siding = 30 years Wood Windows = 40 years Wood Door = 30 years Metal Door = 45 years
| Structural | The building is a one-story, two-car, wood framed garage structure that has been converted to a classroom. It has a slab on grade floor and sloped metal roof. The walls are wood framed with metal exterior siding and gypsum board on the interior. |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Concrete Foundation = 40 years |
Concrete Slab = 75 years Wood Framing = 125 years Metal Roofing = 40 years
HVAC
| Heating | Two electric baseboard heaters, one on the west wall and one on the east wall, provide space heating. They are controlled by wall mounted thermostats. |
| One heater is installed directly beneath and behind wooden cabinets. This is a fire hazard; this type of heater can produce high temperatures and must be kept clear of combustible materials. Relocate the cabinets or the heater. | |
| Cooling | This building does not have a cooling system, and there is no need for one. |
| Ventilation | The building has a strong musty smell. It is normally used in warm weather. The operable sash windows are relatively small and don’t provide much ventilation. We recommend installing an exhaust fan to supplement the windows. |
| Plumbing | None. |
| Fire/Life Safety | The building has been remodeled and its use has been changed substantially. Under its former use, the building complied with applicable codes; however, under its current use as a classroom for younger children, other life safety codes need to be reviewed and it is foreseen that upgrades would be necessary. That review has not been done. |
| Fire Sprinkler System | This building has no fire sprinkler system or access to an adequate fire fighting water supply. In view of the considerable investment that would be required to install these systems and the fact that this building is not critical to the center’s mission, a cost estimate has not been provided. |
Electrical
| Electrical Distribution | The electrical service consists of a 120/240-volt, single-phase, 60 ampere feed from the adjacent housing quarters. The service feeds a single Square D, 24 circuit load center with a 60 ampere main circuit breaker, located within the building. The panel appears to be in fair condition. Electrical systems within the building include connections for electric heaters, duplex receptacles, and lighting. |
| The NEC required safe working clearance for the load center is not maintained, due to bookshelves installed in front of the panel. These should be re-located. | |
| Some of the circuit breakers are not marked as required by code. | |
| On the east exterior wall, a PVC conduit serving a light fixture is sagging and has a broken connection. The connection should be repaired and supports should be added. | |
| Lighting | Fluorescent surface mounted acrylic wraparound fixtures are the primary interior lighting source. The fixtures appear to be in fair condition. Floodlights in fair condition are mounted on the exterior. |
| Fire Alarm | The fire alarm system for the building consists of one battery-operated smoke detector. |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Distribution Equipment = 20 years |
Circuit Breakers = 50 years Underground Service Conductors = 30 years Light Fixtures = 20 years Ballasts = 10 years Fire Alarm = 15 years
| Elevators | None. |
| Energy | We recommend installing an occupancy sensor to turn the interior lights off when the building is un-occupied. |
Environmental
| Lead Based Paint | Due to the pre-1978 construction date, lead based paint is likely to be present in this building, especially on trim. Before existing paint is disturbed it should be tested for lead, to determine whether precautions need to be taken. Since no positive lead test results were provided, per USGS policy the cost estimates in this report do not include an allowance for the costs associated with disturbing or removing lead based paint. |
| Asbestos | Asbestos may be present in building materials, although no evidence was noted. Typical asbestos-containing materials include older fiber cement siding, roofing, wallboard and piping; vinyl flooring; mastic; caulking; glazing compound; plaster; air cell pipe covering; and insulating paper on heating ducts. Appropriate safety precautions must be taken when handling asbestos-containing material (ACM), which is hazardous if the fibers become airborne. It may be managed in place until the building is demolished or renovated, when it should be removed and disposed of at a location approved to accept it as waste. |
| Accessibility and Other | The building does not meet 2010 ADA accessibility standards. This was not an issue under its former use. However, under its current use as a classroom, additional standards need to be met, such as new compliant door hardware, cabinets and work surfaces, having an accessible toilet room and signage. There is no toilet in this building. |
| Because this building is not being used by USGS, but rather is leased to others at no cost, accessibility upgrades probably do not make financial sense. | |
| Historic Preservation Summary | This building was constructed in 1980. It has had major original finishes altered. It has been added onto during its history. |
File details come from the government source that posted it. Updated .