Narrative_Residence_Q1_TLAS_-_7.docx
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- DEMOLITION OF SIX STRUCTURES AT TLAS
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- 140G0226R0002
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This is a building assessment narrative for the Residence at the Thorne-Sagendorf/Lime Hollow-Arnot School (TLAS), a pre-1900 two-story residential structure with partial basement located in Cortlandville, New York. The approximately 1,719 square-foot building, acquired by the U.S. Government in 1931, is currently leased to a local nature center for educational programs and is no longer used as a residence. The assessment strongly recommends demolition, concluding that the structure is not critical to the research center's mission and investment in repairs cannot be justified given the building's age, condition, and construction challenges.
The narrative details extensive deficiencies across all building systems. Structural issues include a wood frame on stone rubble foundation with settlement, unleveled floors, and reduced load-bearing logs requiring additional support columns. The roof requires complete replacement of deteriorated asphalt shingles, with missing flashing and inadequate drainage. Exterior walls exhibit peeling paint and a deteriorated bay window. Interior conditions are marginal with damp basement walls of unknown source, worn carpet and flooring, mold growth, and peeling paint. HVAC consists of a failed 32-year-old fuel oil furnace with undersized ductwork. Plumbing systems are beyond serviceable life and require complete replacement; water pressure tanks are rusted; fixtures are non-ADA compliant. Electrical distribution is outdated with insufficient receptacles, no GFCI protection, and non-compliance with current codes. Additional deficiencies include inadequate fire suppression capability, missing fire alarm components, pervasive lead-based paint, potential asbestos, complete lack of ADA accessibility, and an aging septic system likely requiring replacement within 5–10 years. The assessment estimates significant costs to restore the building to good repair, but concludes these investments are not justified given the structure's marginal condition and non-critical status to the facility's operations.
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Narrative_ResidenceQ1_TLAS System Narrative
| General | Located on Gracie Road in the Town of Cortlandville in the county of Cortland, New York. |
| This is a two-story residence with a partial basement and is also known as Lime Hollow. It is approximately 1,719 SF (first and second floors). It is leased to a local nature center for use in educational programs for children and is no longer used as a residence. The building was constructed sometime before 1900 (actual date is unknown) and was acquired by the US Government in 1931. It has been added on to over the years. The basement appears to be under the original structure and is used for mechanical equipment and storage. The foundation is primarily constructed of stone rubble. | |
| In general, the building has been in service well beyond what might have been anticipated. 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. Furthermore, the nature of the structure’s construction and condition encourages our recommendation that it be demolished. As requested by USGS, we have priced the work needed to restore it to a state of good repair. | |
| Civil and Site | The building is located in the valley on Gracie Road. Although the area topography is comprised of a series of low rolling, wooded hills, the immediate site for this building is essentially flat. Landscaping consists of mature lawn and trees. |
Hardscape consists of a gravel driveway and concrete walks to the front and back doors. The hardscape is generally in good condition.
| Building Sitework | Site Improvements: |
| Grading: The building foundation along the north face is slightly exposed. It is recommended that the grade be raised along the north face of the building and a minimum 2% slope away from the building be maintained. This area should be reseeded after re-grading. | |
| Architectural | The building is two-story and both floors total about 1,719 SF. There is a partial basement with about 890 SF. Construction dates back to pre-1900’s. Between 2001 and 2008, the cabinets in the kitchen were painted and countertops replaced. |
| Exterior Enclosure | Roofing: |
| The roof is sloped and covered with asphalt shingles. Shingles over two of the porches were replaced in September of 2007. The remaining shingles on the main roofs are in poor condition and need to be replaced. Roof drainage is not controlled or collected. This has resulted in minor depressions beneath the eaves. During replacement, gutters, downspouts and splash blocks should be installed. As part of the roof replacement, flashing should be installed at roof to wall transitions. Chimney flashing should also be installed; it is currently missing. The metal roof at the east side porch is faded and peeling. The roof should be repainted. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Asphalt Shingles (porches) = 20 years |
Asphalt Shingles (main building) = 5 years Metal Flashing = 20 years Sealants = 3 years
| Exterior Envelope | The exterior walls are wood frames with painted wood horizontal lap siding; paint is peeling off the siding at various locations around the house. The north and west elevations should be scraped and repainted. Soffits and fascias are painted wood and in good condition. It is assumed that exterior walls are insulated although this could not be confirmed. |
| The front and back doors are metal insulated (date of installation unknown) and are in good condition. Windows are painted wood, double-hung, single pane with storm sashes most of which are in good condition. The bay window at what used to be the living room is a wood casement assembly. It has deteriorated and should be replaced. | |
| A portion of the foundation at the northeast corner of the house is missing and needs to be replaced. The skim coating on the stone foundation walls is coming off along the north side of the building. The skim coating should be repaired. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Wood Siding = 50 years |
Wood Soffits/Fascias = 50 years Metal Insulated Doors = 25 years Wood Windows = 10 years Aluminum Storm Doors and Windows = 50 years Caulking/Sealants = 2 years
| Interiors | The interior has been updated in a piecemeal way over the years. Some areas are in better condition than others, but the overall condition is marginal. |
| The basement is accessed by a cellar-type stair from the outside and an interior stairway. Damp walls and wet floors were noted around the basement. It is unknown where the water is coming through the walls. An investigation should be done to determine the source of the leaks. | |
| Carpet is worn at the first floor rear vestibule and should be replaced. The east side entrance vestibule wood floor is worn and should be repainted. | |
| Mildew growth was observed at window frames and insect residue has accumulated at window sills. The wood window frames need to be cleaned, scraped and repainted. General cleaning is recommended. | |
| Paint is peeling off of the wood staircase and guardrail. The stair and guardrail should be repainted. | |
| The existing kitchen vinyl floor tile is worn and should be replaced. The existing kitchen ceiling is in poor condition and should be replaced. | |
| The vinyl flooring in the upstairs bathroom is in poor condition and needs to be replaced. Paint is peeling off of the ceiling in the upstairs bathroom. The ceiling should be patched and the area repainted. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Drywall = 75 years |
Plaster = 75 years Interior Wood Doors = 4 years Carpet = 2 years Vinyl Flooring = 10 years Wood Flooring = 15 years Wood Cabinets = 10 years Plastic Laminate Countertops = 20 years
| Structural | The structural system is wood frame on a stone rubble foundation. An addition to the back entry area includes a toilet room. It is the only area of the building that is slab on grade. The rubble foundation walls have been parged in some locations (date of this work is unknown). The roof and floors are wood framed. First floor framing includes full logs used as beams and columns in some locations. Logs vary in size and many have been reduced to the size of a 4 x 4 at the point of bearing. Adjustable steel pipe columns have been added for support in various locations. Most framing lumber is older and therefore full dimension. The age of the original construction and the number of additional support columns encourage our recommendation to demolish the building. |
| The basement floor is poured concrete, and is not level. | |
| Over the years the building has settled. The first and second floors are not level. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Rubble Foundation = 40 years |
Concrete Foundation = 40 years Slab On Grade = 40 years Roof System =20 years
HVAC
| Heat Generating Systems | One fuel oil-fired upflow furnace in the basement provides space heating. The furnace has failed and the building is no longer heated in winter. |
| Furnace F-1 – Basement: |
Williamson “Temp-O-Matic” – force air.
Model T164-15-1; Serial C8216016.
Fuel oil consumption 1.0 gph; atmospheric vent.
| The furnace vent is connected to the existing brick chimney. The flue does not appear to be lined with stainless steel, which is probably needed due to the age of the chimney. | |
| The supply duct system is uninsulated galvanized steel. The supply ducts to the first floor are undersized and appear to have been designed for a high temperature, low airflow furnace; that type of equipment is no longer manufactured. It is unlikely that the first floor can be heated successfully in extremely cold weather using this ductwork. The supply ductwork to the second floor appears to be properly sized. | |
| The furnace was installed in 1982, making it 32 years old. It has failed. | |
| Most buildings on the site have been converted from fuel oil to propane. If this building still needs heat, we recommend removing the existing furnace and oil tank; installing exterior propane tanks and a high efficiency, direct vent propane-fired furnace; capping the chimney flue at both ends; replacing the first floor supply ductwork and registers; and sealing and insulating the remaining ductwork. | |
| Ventilation | Restrooms do not have exhaust fans. Fans should be installed to remove moisture and odors. |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Gas/Oil furnaces = 15 years |
Plumbing
| Domestic and Process Water Distribution System | Domestic water enters the building through a 1” galvanized steel underground water line from the domestic water well located on the south side of the building in the back yard. A vertical well water pump with a well pressure tank located in the basement provides water. The domestic water line from the well system does not have a filter. A chlorine injection pump has been added to the water system because the building is used as a day care center. |
| Domestic Water Pump P-1: |
Vertical well pump. Controlled by pressure switch.
Goulds.
Model 7GS05422; Serial L0305675.
Capacity unknown.
Pump and new plastic piping installed 3/4/2004.
Domestic Well Water Pressure Tanks:
Two – vertical tanks.
Model unknown; Serial unknown.
First tank is 22” dia x 60” high; second tank is 24” dia x 36” high.
| Age of the tanks is unknown. The tanks are rusted and should be replaced. A filter should be installed. | |
| The domestic water supply, drain, waste and vent piping is in poor condition, beyond its service life and needs complete replacement. There are no vacuum breakers at the hose bibs. The water heater has no shut-off valves. An open waste connection was noted in the basement; this should be capped to prevent potentially explosive sewer gas from entering the building. | |
| Plumbing Fixtures | The plumbing fixtures are in fair to poor condition and do not comply with ADA. The water closets are older and not of the low flow type. All flush slowly. Assuming that a complete renovation of the building is not planned, we recommend selective repair and replacement. |
| Main floor restroom; one counter mount, non-ADA, one-piece lavatory top, 4” center faucet. One white, vitreous china, floor mount, flush tank, non-ADA water closet. One unused bathtub. | |
| The lavatory is in fair condition and can remain in service if accessibility is not required; however, the trap is corroding and needs to be replaced, and the faucet aerator is missing, resulting in excessive flow. | |
| Replace water closet with low-flow 1.6 gpf fixture; ADA compliant if building is upgraded. | |
| Public restroom accessible from porch on the south side of the building; one wall hung, non-ADA, lavatory, 4” center faucet. One white, vitreous china, floor mount, flush tank, non-ADA water closet. One non-ADA drinking fountain. | |
| Replace water closet with low-flow 1.6 gpf fixture; ADA compliant if building is upgraded. | |
| Kitchen; one counter mount, non-ADA, stainless steel double bowl sink and mixing faucet in fair condition This can remain in place unless the building is upgraded for accessibility. | |
| Upper floor restroom; one wall hung; one counter mount, non-ADA, one-piece lavatory top, 4” center faucet, in poor condition, mounted in rotting particleboard vanity base. One white, vitreous china, floor mount, flush tank, non-ADA water closet. | |
| Replace vanity base, sink and faucet. | |
| Replace water closet with low-flow 1.6 gpf fixture. | |
| Domestic Water Heaters | One small electric storage type water heater provides hot water. It is adequate for hand washing but not for bathing or laundry. |
| Water Heater #1 in Basement: |
A.O. Smith, storage type, electric water heater.
Model ELJF-15-917; Serial GH01-0136792-917.
15 gallon; 1,500 watts; 120/1/60; non-simultaneous elements.
No shut-off valves.
Hot water system does not have a recirculating pump.
| Water heater is approximately 12 years old and has reached its estimated service life; however, since hot water is used only for hand washing on a seasonal basis this heater is not likely to need replacement for many more years. | |
| Storm Water Drain System | The sloped roof drains to grade. |
| Sanitary Drainage System | The sanitary drainage system consists of a septic tank and dry well to the west of the building. This system is older and almost certainly does not meet current regulations. Although it is pumped regularly and no problems were reported, it is likely to need replacement within the next 5-10 years if this building will continue in use. |
| Fuel Oil System | A single wall, saddle type fuel oil tank is in the basement with galvanized steel fill and vent lines through the foundation wall. The tank interferes with the safe working clearance required by code around the electrical panelboard. The soft copper fuel oil supply line to the furnace is exposed on the basement floor. |
| If this building still needs heat, we recommend removing the oil tank and converting to propane. | |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Electric storage water heaters = 10 years |
Faucets = 10 years Flush valves = 25 years Lavatories = 40 years Piping and fittings = 30 years Service sinks (CI) = 35 years Sewage ejectors = 15 years Shower mixing valve = 10 years Sinks = 40 years Tanks – metal = 25 years Valves = 15 years Water closets = 40 years
| Fire/Life Safety | The building meets the purpose for which it was originally built, a residence. However, if the building continues in its present use as a day care center for children, other life safety codes need to be reviewed and it is foreseen that extensive upgrades would be necessary. That review has not been done. |
| Fire Sprinkler System | This building does not have an automatic fire sprinkler system or access to a water supply that can provide the required fire flow. |
| Due to the age and condition of this building and the fact that it is not critical to the site’s mission, the investment needed to retrofit an automatic fire sprinkler system and provide an adequate fire protection water supply is difficult to justify. |
Electrical
| Electrical Distribution | Power is supplied from a 120/240 volt, single-phase overhead service. The service feeds a single Square D QO load center with a 100 ampere main circuit breaker located in the basement. The load center is in poor condition, and the NEC required safe working clearance is not maintained due to the oil tank located adjacent to the load center. Distribution throughout the residence is by means of non-metallic sheathed cable, some of which is old enough to have the cloth outer sheath typically used before 1965. |
| Most of the electrical system is beyond its safe working lifespan and does not comply with current codes. There are insufficient receptacles, too widely spaced. Receptacles are not tamper resistant. Ground fault (GFCI) and arc flash protection are not provided. Light fixtures are worn out. The kitchen light switch is poorly located behind a door. | |
| We recommend rewiring the entire house to meet current code. Provide a new panelboard, light fixtures, wiring devices and hard-wired smoke and carbon monoxide detectors. | |
| Until the electrical system can be replaced, interim repairs should be made to keep the system safe and functional. Fluorescent lights in the rear vestibule and over the range do not start and should be replaced. The first floor rear half bath receptacle and basement ceiling receptacle are not GFCI type. Seal 1 open junction box and 3 knockouts in basement electrical work. | |
| Lighting | Lighting in the residence is generally accomplished via incandescent and a few fluorescent fixtures. Many lighting fixtures are in poor condition, while other fixture wiring does not comply with the NEC and should be upgraded. |
| Fire Alarm | There are battery operated smoke detectors installed at the entrance, one in the basement, one at the top of the stairs on the second floor and one each in two of the four former bedrooms. Current codes require a smoke detector in each sleeping room, and outside of each separate sleeping area in the immediate vicinity of the bedrooms on each floor. Additional detectors should be installed in the other former bedrooms. |
| Telephone and CATV | Telephone and cable television services are provided from an overhead feed to a weather head on the exterior of the residence. Cabling is routed from the demarcation point on the exterior wall to outlets within the residence. |
| USGS Life-Cycle Estimates of Serviceable Life: | |
| Distribution Equipment = 20 years |
Circuit Breakers = 50 years Light Fixtures = 20 years Ballasts = 10 years Fire Alarm = 15 years
| Elevators | None. |
| Energy | We have recommended replacing some of the heating ducts and sealing and insulating the duct system. Most of the lighting is relatively efficient compact or linear fluorescent. |
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 accessibility standards in any of its aspects. Neither the first nor the second floor is accessible. The ramp entrances to the rear toilet room and the front porch do not meet 2010 ADA requirements. Ramp handrails do not comply and do not have the required extensions. The low points of the ramps do not provide a smooth transition from the sidewalk. The ramp at the toilet room has a slight step. The installation of a concrete ramp at both locations is suggested. The bedrooms are on the second floor. Door hardware does not comply, neither do clearance requirements. The guardrail at the bottom of the stair was measured at 20 inches high, which does not meet 2010 ADA requirements. |
| Currently the restrooms and showers lack maneuverability clearances and features for wheelchair accessibility; they do not meet 2010 ADA requirements. | |
| No cabinetry or work surfaces comply with accessibility standards. | |
| Because this building is not being used by USGS and is not mission critical, but is leased to others, it can be argued that it does not support the mission to spend the money for ADA upgrades. We have priced the upgrades needed to support the current use as an educational center. | |
| Historic Preservation Summary | This building is believed to have been built before 1900. The exterior appears to be mostly original, except for the bay window on the front elevation. It has not had major original finishes altered, but it has been added onto during its history. |
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