Weldon Auditorium Renovations Bid Doc. Proj. Man Vol 3 - 01.31.25.pdf

PROJECT MANUAL VOLUME 3

WELDON AUDITORIUM

RENOVATIONS

Manning, South Carolina Architect’s Project No. 21-0024 County’s Project No. ITB 2024-014

Bid Document Set January 31, 2025

MEADORS, Inc.

2811 Azalea Drive, Charleston SC, 29405 PHONE: 843-723-8585 | WEBSITE: meadorsinc.com

P.O. Box 30247 · Charleston, SC 29407 · 843.817.7313 www.ElkinEng.com

November 24, 2021

Jeremy Tate, AIA Meadors, Inc.

2811 Azalea Drive North Charleston, SC 29405

Re: Testing Observations & Results Weldon Auditorium 7 Maple Street Manning, SC 29102 Elkin Project No. 1000.13004

Dear Mr. Tate;

Pursuant to your request, representatives of Elkin Engineering & Diagnostics, LLC (Elkin) performed a field investigation at the subject property from September 27, 2021 to September 30, 2021. This investigation included infrared (IR) thermography, water spray testing and destructive test cuts at locations of suspected water intrusion. The purpose of this investigation was to identify and evaluate areas of possible water and/or air intrusion through the building’s exterior envelope. This document presents our results.

Background

The subject structure is 1093-seat auditorium that was originally built in 1954 as part of a high school. It has since been repurposed into a commercial auditorium whose most recent renovations were completed around 2010. The structure is built on a concrete slab foundation and features double wythe solid brick exterior walls and eight connected roof assemblies. Each roof is identified and labeled from an aerial view in Photograph 2. For orientation purposes, the front elevation of the auditorium will be known as the East Elevation.

Procedure

Our field investigation included the following:

Visual surveys of interior and exterior building components Infrared thermography Destructive test cuts (DT’s) to interior and exterior building components Water spray tests (ST’s) to exterior building components

Weldon Auditorium Elkin Project No. 1000.13004

Photo 1: Front (East) Elevation of subject structure

Photo 2: Aerial view of subject structure with each roof area labeled

R1 R2 R3 R4 R5

R6

R7 R8

Photo 3: DT & ST locations at R8 & R7

Photo 4: DT & ST locations at R7

DT-1

DT-2

ST-1

ST-2

ST-3

ST-4

ST-5

ST-3

Photo 5: DT & ST locations at R5

Photo 6: DT & ST locations at R3

ST-6

ST-7

ST-8

ST-9

Photo 7: DT & ST locations at R2

Infrared Thermography

A FLIR T420 thermal imaging camera was used during our testing procedures to help identify areas for spray testing and/or DT’s. Thermal tracing indicative of air infiltration was most significant at the exterior walls at the south elevation. Air appeared to infiltrate the space most significantly from the attic.

A DJI Mavic 2 Enterprise Dual unmanned aircraft system (drone) equipped with an infrared camera was flown around the exterior of the auditorium at sundown. IR photos taken during this drone survey revealed thermal tracing indicative of water within the roof system over the main auditorium. The water was most severe around the rooftop air handling units. During our visual inspections, numerous deficiencies were found with the condensate disposal systems for air handlers RTHP-4 and RTHP-6.

Additionally, leakage indicative of unit malfunction was noted at the air handler labeled RTHP-5.

ST-10

ST-11

Photos 8-9: IR Photos at interior of south-facing exterior wall

Photo 10: Drone IR photo displaying thermal tracing indicative of water in the roof system at R3

Photo 11: Typical view of thermal tracing indicative of standing water around air handling unit (RHTP-5 at R2)

Destructive Test Cuts

Nearly all DT’s were executed into drywall to allow clearance to observe results from spray testing. Three exploratory test cuts to were performed outside of these spray testing procedures:

1. Drywall was removed at an interior bump-out in the hall of fame area (DT-3). It was found that behind this drywall was an unsupported brick wall spanning over the interior walkway between the hall of fame and the gallery. It was noted that steel lintels were installed but provided no support at the auditorium-side of the hallway. (Ref Photograph 6)

2. One section (roughly a 12”x12” square) of exterior cladding (DT-1) was removed from just below the stucco-to-brick transition at the wall accessible by R8. It was found that the exterior cladding was cement board with a stucco-like textured top coat. The assembly behind the stucco included exterior grade gypsum sheathing (no weather barrier) supported by steel studs with fiberglass bath insulation. Despite this being a barrier wall assembly, no damage was found in the immediate area.

a. This procedure was repeated at the enclosed window at the wall accessible by R7 (DT-2) and similar results were achieved.

Photo 13: View from below unsupported brick wall at DT-3

Photo 14: View of DT-2 at exterior cladding

Spray Testing

Eleven locations were spray tested using an AAMA 501.2 spray nozzle in general accordance to the procedures set forth by AAMA and ASTM standards. Photographs referenced from each test may be found through the Photo Log included at the end of this document.

ST-1: Water was directed towards the metal flashing located at the cement-to-brick transition proximate to R8. After roughly 5 minutes of testing, water was observed from within the ceiling assembly near the east-facing entrance to the Hall of Fame.

Photos 15-16: Exterior and interior views of ST-1

ST-2: Water was directed towards a section of TPO on R7 that appeared to have the letter “E” carved through the membrane. No water intrusion was observed.

Photo 17: Location of ST-2

ST-3: Water was sprayed towards the parapet wall that joined R6 and R7. After approximately 5 minutes of testing, water was observed entering the space through the unsupported brick wall in the hallway between the Hall of Fame and the auditorium.

Photos 18-19: Exterior and interior views of ST-3

ST-4: The floorline intersection of R5 and R6 was sprayed. Water was observed entering the space from above the ceiling tiles in the galley.

Photos 20-21: Exterior and interior views of ST-4

ST-5: Water was directed towards a mechanical penetration at R6. Water intrusion was observed within five minutes of testing.

Photos 22-23: Interior and exterior views of ST-5

ST-6: The white flashing at the intersection of the roof of the loading dock and brick was sprayed. Water was observed entering the space and entering through the roof of the loading dock.

Photos 24-25: Exterior and interior views of ST-6

ST-7: Testing was conducted at the mid-section of the wall structure above the location of ST-6. Water was observed entering the space through the ceiling assembly at the entrance doors at the south elevation.

Photos 26-27: Interior and exterior views of ST-7

ST-8: Water was directed below the parapet at the metal railing at the south elevation. Water was found entering through the brick and into the attic through the attic vent openings. This water was accumulating and dripping down the wall into electrical components and eventually into the conditioned space through the openings for the electrical components.

Photos 28-29: Interior and exterior views of ST-8

ST-9: Water was sprayed from the head of the enclosed window to the field of wall just above the window. After approximately 30 minutes, water leaked through the wall assembly and was visible on the interior of the wall.

Photos 30-31: Interior and exterior views of ST-9

ST-10: Testing was conducted at the south elevation of R2. The brick wythe was tested with the stone cap of the parapet isolated. Water was observed entering the envelope directly through imperfections in the brick masonry.

Photos 32-33: Interior and exterior views of ST-10

ST-11: Testing was conducted at the wall-to-parapet intersection proximate to the location used for ST-

11. The stone cap of the parapet was covered with plastic sheeting. Water was directed at the brick wall above the parapet. After 10 minutes, water was observed entering the envelope directly through imperfections in the brick masonry.

Photos 34-35: Interior and exterior views of ST-11

This concludes the results of our testing procedures. This report was prepared based on information available at the time. Procedures given in this document were based upon the information referenced, our education, training, and experience with similar issues. We reserve the right to make revisions should additional information become available that affects our recommendations.

Please let us know if you have any questions.

Best regards, Elkin Engineering & Diagnostics, LLC

J. Lawrence Elkin, PE

Larry Marks

C. Reid Phillips

Manning, SC

Prepared By:

Meadors, Inc.

po box 21758 charleston, sc 29413

2021-2022 Assessment Prepared for:

Ted Felder Deputy Administrator

Clarendon County Manning, SC 29102 date: 02.18.2022

Meadors, Inc.

Project: Weldon Auditorium - 2021-2022 Assessment

Date: 02.18.2022

The following is a summary of the project history at Weldon Auditorium in Manning, SC prior to the assessment during the week of September 16, 2021.

Building History

Weldon Auditorium was constructed in 1954 as the auditorium for the Manning High School. The auditorium was initially constructed as a separate structure to the west of the high school. Manning High School destroyed by fire in 1984. After the fire, the building continued to be used for productions. In 2008-2009, the Auditorium was renovated, and a new Grand Atrium Lobby and Hall of Fame were added to the building.

Project History

In 2013, Meadors, Inc. and Elkin Engineering conducted a field assessment of the Auditorium. The objective of the assessment was to determine the causes of moisture intrusion and to specify remedies for these conditions. The assessment report dated August 13, 2013 identified multiple locations of water intrusion along the Art Hall, main roof, parapet walls, and HVAC penetrations. Steel lintels supporting the brick masonry above the infill windows were found to be actively corroding. An infrared roof survey completed by Meadors in 2015 identified areas of moisture intrusion in several different locations throughout the Weldon Auditorium roofs. In 2016, Meadors, Inc. completed an update to the original 2013 assessment and performed selective demotion of the exterior stucco and Art Walk roof flashing to evaluate the construction details from the 2008/2009 renovation. Meadors provided an additional assessment report dated April 7, 2016.

Meadors issued Bid Documents for limited roof replacement on May 9, 2018. The Bid Documents contain drawings, specifications, and the two assessments mentioned above.

Meadors will continue to reference these Bid Documents and especially the drawing set in conjunction with this Executive Summary.

The Clarendon County engaged the services of Guy Roofing in 2019 to replace the roofs over the stage and dressing rooms (Roof C and F on sheet A001 in the drawing set). The main auditorium roof parapet coping stones were covered in metal cap flashing in the summer of 2020. However, Weldon retains the existing gravel built-up roofs over the main auditorium (Roof A), balcony (Roof B), and Art Walk and corridor (Roof G). The

Project History and Previous Findings

Date: 02.18.2022 roof over the Hall of Fame (Roof H & I) is a membrane roof applied around 2008-2010 as part of the most recent renovation work to convert the previously vacant former school auditorium into the Weldon Auditorium. Roofs D and E are membrane roofs over loading dock and south auditorium egress doors that were part of the 2008-2010 renovation project. The roof over the Social Services building has been more recently replaced with new Asphalt Shingles. The roof over the Breeden Garden Room (Roof K) is a newer membrane roof that exhibits severe ponding water issues.

The 2021 assessment was conducted in order to confirm the ongoing issues and to establish a baseline condition of the building. The assessment was conducted over the week of September 16, 2021. A detailed explanation of the described conditions and accompanying photographs can be found in the respective assessment sections. Where possible, a hands-on inspection was performed to determine the condition of the exterior and interior elements.

Date: 02.18.2022

Roof Reference Drawing

Project: Weldon Auditorium - 2021-2022 Assessment Date: 02.18.2021

DN

DN

ROOF A

ROOF B

ROOF CROOF F

ROOF E

R O

O F

G

ROOF I

ROOF J

ROOF H

ROOF D

A502A

A

ZA

LE

A

D R

IV

E

C H

AR

LE

ST

O

N , S

C

3.

3.

PR

IN

TE

D

FI

LE

L

O C

AT

IO

N

M

EA

D O

R S, IN

C

PROJ.

DATE

DRAW N

7/ 8/

:1

2:

A M

P:

\A ut oC ad \1

6-

1 2 W el do n A u di to riu m

A rc hi te ct ur e C o n st ru ct io n

D oc um en ts \M od el

\W el do n

Au di to riu m C en tra l M od el _6

.1 3 .

U pg ra de .rv t

A104

ROOF KEY PLAN

16-0002

W el do n

Au di to riu m

M ap le S t.

M an ni ng , S

C

Issue Date

Author

Project Status

1/8" = 1'-0"1 Existing Roof

REVISIONS

NO. DATE NOTES

ROOF G

Date: 02.18.2022

2021 Existing Conditions:

Exterior

Date: 02.18.2022

Figure 1: Weldon Auditorium: Overview of the East Front Facade.

Figure 2: Weldon Auditorium: View of Southeast Corner.

Date: 02.18.2022

Figure 3: Weldon Auditorium: South Elevation.

Figure 4: Weldon Auditorium: South Auditorium Elevation.

Date: 02.18.2022

Figure 5: Weldon Auditorium: South Elevation and Loading Dock.

Figure 6: Weldon Auditorium: Southwest Corner.

Date: 02.18.2022

Figure 7: Weldon Auditorium: Overview of the Northeast Corner.

Figure 8: Weldon Auditorium: North Auditorium Elevation.

Figure 9: Weldon Auditorium: Northwest Corner.

Date: 02.18.2022

2021 Existing Conditions:

Interior

Date: 02.18.2022

Figure 10: Weldon Auditorium: Overview of the Main Lobby.

Figure 11: Weldon Auditorium: Lobby looking North to the Art Walk.

Date: 02.18.2022

Figure 12: Weldon Auditorium: Overview of the Front Lobby.

Figure 13: Weldon Auditorium: Overview of the Auditorium from the Balcony.

Date: 02.18.2022

Figure 14: Weldon Auditorium: Auditorium Interior, Looking South.

Figure 15: Weldon Auditorium: Auditorium Interior, Looking North.

Date: 02.18.2022

Figure 16: Weldon Auditorium: Art Walk Interior, Looking East.

Figure 17: Weldon Auditorium: Hall Of Fame Corridor Looking East.

Date: 02.18.2022

Figure 18: Weldon Auditorium: Hall of Fame Corridor Looking West.

Figure 19: Weldon Auditorium: View of Ceiling Damage in Corridor Looking Southwest.

Date: 02.18.2022

2021 Findings:

Elkin Engineering & Diagnostics Report

P.O. Box 30247 · Charleston, SC 29407 · 843.817.7313 www.ElkinEng.com

November 24, 2021

Jeremy Tate, AIA Meadors, Inc.

2811 Azalea Drive North Charleston, SC 29405

Re: Testing Observations & Results Weldon Auditorium 7 Maple Street Manning, SC 29102 Elkin Project No. 1000.13004

Dear Mr. Tate;

Pursuant to your request, representatives of Elkin Engineering & Diagnostics, LLC (Elkin) performed a field investigation at the subject property from September 27, 2021 to September 30, 2021. This investigation included infrared (IR) thermography, water spray testing and destructive test cuts at locations of suspected water intrusion. The purpose of this investigation was to identify and evaluate areas of possible water and/or air intrusion through the building’s exterior envelope. This document presents our results.

Background

The subject structure is 1093-seat auditorium that was originally built in 1954 as part of a high school. It has since been repurposed into a commercial auditorium whose most recent renovations were completed around 2010. The structure is built on a concrete slab foundation and features double wythe solid brick exterior walls and eight connected roof assemblies. Each roof is identified and labeled from an aerial view in Photograph 2. For orientation purposes, the front elevation of the auditorium will be known as the East Elevation.

Procedure

Our field investigation included the following:

Visual surveys of interior and exterior building components Infrared thermography Destructive test cuts (DT’s) to interior and exterior building components Water spray tests (ST’s) to exterior building components

Date: 02.18.2022

R5

Date: 02.18.2022

R5

Date: 02.18.2022

DT-2

ST-1

ST-2

ST-3

ST-4

Date: 02.18.2022

DT-2

ST-1

ST-2

ST-3

ST-4

Date: 02.18.2022

ST-7

Date: 02.18.2022

ST-7

Date: 02.18.2022

Photo 7: DT & ST locations at R2

Infrared Thermography

A FLIR T420 thermal imaging camera was used during our testing procedures to help identify areas for spray testing and/or DT’s. Thermal tracing indicative of air infiltration was most significant at the exterior walls at the south elevation. Air appeared to infiltrate the space most significantly from the attic.

A DJI Mavic 2 Enterprise Dual unmanned aircraft system (drone) equipped with an infrared camera was flown around the exterior of the auditorium at sundown. IR photos taken during this drone survey revealed thermal tracing indicative of water within the roof system over the main auditorium. The water was most severe around the rooftop air handling units. During our visual inspections, numerous deficiencies were found with the condensate disposal systems for air handlers RTHP-4 and RTHP-6.

Additionally, leakage indicative of unit malfunction was noted at the air handler labeled RTHP-5.

ST-10

ST-11

Date: 02.18.2022

Photos 8-9: IR Photos at interior of south-facing exterior wall

Photo 10: Drone IR photo displaying thermal tracing indicative of water in the roof system at R3

Date: 02.18.2022

Photo 11: Typical view of thermal tracing indicative of standing water around air handling unit (RHTP-5 at R2)

Destructive Test Cuts

Nearly all DT’s were executed into drywall to allow clearance to observe results from spray testing. Three exploratory test cuts to were performed outside of these spray testing procedures:

1. Drywall was removed at an interior bump-out in the hall of fame area (DT-3). It was found that behind this drywall was an unsupported brick wall spanning over the interior walkway between the hall of fame and the gallery. It was noted that steel lintels were installed but provided no support at the auditorium-side of the hallway. (Ref Photograph 6)

2. One section (roughly a 12”x12” square) of exterior cladding (DT-1) was removed from just below the stucco-to-brick transition at the wall accessible by R8. It was found that the exterior cladding was cement board with a stucco-like textured top coat. The assembly behind the stucco included exterior grade gypsum sheathing (no weather barrier) supported by steel studs with fiberglass bath insulation. Despite this being a barrier wall assembly, no damage was found in the immediate area.

a. This procedure was repeated at the enclosed window at the wall accessible by R7 (DT-2) and similar results were achieved.

Date: 02.18.2022

Photo 13: View from below unsupported brick wall at DT-3

Photo 14: View of DT-2 at exterior cladding

Date: 02.18.2022

Spray Testing

Eleven locations were spray tested using an AAMA 501.2 spray nozzle in general accordance to the procedures set forth by AAMA and ASTM standards. Photographs referenced from each test may be found through the Photo Log included at the end of this document.

ST-1: Water was directed towards the metal flashing located at the cement-to-brick transition proximate to R8. After roughly 5 minutes of testing, water was observed from within the ceiling assembly near the east-facing entrance to the Hall of Fame.

Photos 15-16: Exterior and interior views of ST-1

ST-2: Water was directed towards a section of TPO on R7 that appeared to have the letter “E” carved through the membrane. No water intrusion was observed.

Photo 17: Location of ST-2

Date: 02.18.2022

ST-3: Water was sprayed towards the parapet wall that joined R6 and R7. After approximately 5 minutes of testing, water was observed entering the space through the unsupported brick wall in the hallway between the Hall of Fame and the auditorium.

Photos 18-19: Exterior and interior views of ST-3

ST-4: The floorline intersection of R5 and R6 was sprayed. Water was observed entering the space from above the ceiling tiles in the galley.

Photos 20-21: Exterior and interior views of ST-4

Date: 02.18.2022

ST-5: Water was directed towards a mechanical penetration at R6. Water intrusion was observed within five minutes of testing.

Photos 22-23: Interior and exterior views of ST-5

ST-6: The white flashing at the intersection of the roof of the loading dock and brick was sprayed. Water was observed entering the space and entering through the roof of the loading dock.

Photos 24-25: Exterior and interior views of ST-6

Date: 02.18.2022

ST-7: Testing was conducted at the mid-section of the wall structure above the location of ST-6. Water was observed entering the space through the ceiling assembly at the entrance doors at the south elevation.

Photos 26-27: Interior and exterior views of ST-7

ST-8: Water was directed below the parapet at the metal railing at the south elevation. Water was found entering through the brick and into the attic through the attic vent openings. This water was accumulating and dripping down the wall into electrical components and eventually into the conditioned space through the openings for the electrical components.

Photos 28-29: Interior and exterior views of ST-8

Date: 02.18.2022

ST-9: Water was sprayed from the head of the enclosed window to the field of wall just above the window. After approximately 30 minutes, water leaked through the wall assembly and was visible on the interior of the wall.

Photos 30-31: Interior and exterior views of ST-9

ST-10: Testing was conducted at the south elevation of R2. The brick wythe was tested with the stone cap of the parapet isolated. Water was observed entering the envelope directly through imperfections in the brick masonry.

Photos 32-33: Interior and exterior views of ST-10

Date: 02.18.2022

ST-11: Testing was conducted at the wall-to-parapet intersection proximate to the location used for ST-

11. The stone cap of the parapet was covered with plastic sheeting. Water was directed at the brick wall above the parapet. After 10 minutes, water was observed entering the envelope directly through imperfections in the brick masonry.

Photos 34-35: Interior and exterior views of ST-11

Date: 02.18.2022

This concludes the results of our testing procedures. This report was prepared based on information available at the time. Procedures given in this document were based upon the information referenced, our education, training, and experience with similar issues. We reserve the right to make revisions should additional information become available that affects our recommendations.

Please let us know if you have any questions.

Best regards, Elkin Engineering & Diagnostics, LLC

J. Lawrence Elkin, PE

Larry Marks

C. Reid Phillips

Date: 02.18.2022

2021 Findings:

Additional Assessment

Images

Date: 02.18.2022

Figure 20: Weldon Auditorium: Hall of fame ceiling damage.

Figure 21: Weldon Auditorium: Damage is present at the intersection of the original auditorium building and the Hall of Fame Addition.

Date: 02.18.2022

Figure 22: Weldon Auditorium: View of staining within ceiling.

Figure 23: Weldon Auditorium: Detail of drywall tape failure due to moisture intrusion.

Date: 02.18.2022

Figure 24: Weldon Auditorium: Detail of corrosion within the decking above the drop tile ceiling.

Date: 02.18.2022

Figure 25: Weldon Auditorium: Overview of the catwalk and ceiling above the stage. Plaster damage is evident along this wall.

Figure 26: Weldon Auditorium: Detail of ceiling above the catwalk. Note ceiling damage.

Date: 02.18.2022

Figure 27: Weldon Auditorium: South stair to balcony. ceiling damage present at the balcony level.

Date: 02.18.2022

Figure 28: Weldon Auditorium: View above balcony stair ceiling. The exterior masonry wall is at left and has been waterproofed with a black coating. White efflorescence is visible within the mortar joints indicating active water intrusion through the masonry and black coating.

Figure 29: Weldon Auditorium: Exterior view of water testing above the south balcony stair hall.

Date: 02.18.2022

Figure 30: Weldon Auditorium: View of water actively migrating through the masonry above the balcony ceiling (arrow) during the dynamic water testing.

Date: 02.18.2022

2021 Existing Conditions Exposed Unsupported Lintel

Date: 02.18.2022

Figure 31: Weldon Auditorium: Detail of the ceiling within the vestibule between the lower and upper galley.

Figure 32: Weldon Auditorium: Detail of masonry following removal of the drywall. The existing steel lintel and masonry were found to be unsupported and were structurally unsafe.

Date: 02.18.2022

Figure 33: Weldon Auditorium: Additional view of existing orange steel lintel and unsupported masonry.

Figure 34: Weldon Auditorium: View of temporary stabilization.

Date: 02.18.2022

FINDINGS AND

RECOMMENDATIONS

Date: 02.18.2022

2021-2022 Findings

The following deficiencies were noted during the September 2021 Assessment.

• The exterior mortar on all elevations was observed to allow liquid water to enter the interior of the building. While the mortar is designed to be a sacrificial element in the masonry, mortar should prohibit liquid water from entering the building. Elkin Engineering noted that the masonry leaked at numerous locations during dynamic water testing. Approximately 60% of the mortar throughout the Auditorium was found to be deficient.

• Metal flashing at the cement to brick transition above the Art Walk & Hall of Fame roof was observed to leak during dynamic water testing.

• Infrared thermography confirmed the presence of wet insulation around the rooftop air handling units. Deficiencies were noted on the condensate drains at units RTHP-4 and RTHP-6 and a unit malfunction at RTHP-5.

• Gym window infill and exterior stucco cladding was found to contain exterior grade gypsum sheathing with steel studs and fiberglass insulation. No weather barrier was found at this location. This is considered an inappropriate detail and should be replaced.

• Humid unconditioned air was observed to enter attic space above the auditorium via the open vents. Evidence of active condensation was observed during the assessment.

• During selective demolition of the art walk ceiling, an unsupported brick lintel was found within in Art Walk space at the transition between the 1954 building and the 2008/2009 addition. The unsupported lintel was temporarily stabilized at the end of the assessment field work.

• Dynamic Water testing identified water intrusion at the following locations:

• Top of enclosed windows

• Art Walk roof flashing to brick wall

• Art Walk roof parapet wall flashing

• Mechanical penetrations on Art Walk roof

• Loading Dock Roof addition roof

• Main Roof Parapet wall (water entered attic)

• Brick wall at south balcony interior stair

• The wall to parapet intersection above south balcony interior stair

Date: 02.18.2022

Recommendations

The following recommendations have been adapted from the Executive Summary and Scope of Work memo produced by Meadors dated March 1, 2021. The on-site assessment found that the existing roof deficiencies were still active and moisture pathways through the brick masonry were more extensive than previously thought. The following recommendations need to be addressed as part of a comprehensive repair project. It is imperative to the health of the building and the success of the Weldon Auditorium that each of these areas are properly addressed in an upcoming repair project.

1. Roof A – Main Auditorium Roof: The existing gravel built-up roof system shall be completely removed down to metal pan decking. A new PVC membrane roof shall be installed consisting of appropriate layers of rigid insulation, cover board, air barrier, membrane, and all terminations and associated flashings to create watertight and weathertight system. As part of this work four HVAC roof mounted units will need to be lifted and reset during the roof work. New roof system shall flash into existing “new” metal coping cap on perimeter parapet walls.

2. Roof B – Balcony Roof: The existing gravel built-up roof system shall be completely removed down to metal pan decking. A new PVC membrane roof system shall be installed consisting of appropriate layers of rigid insulation, cover board, air barrier, membrane, and all terminations and associated flashings to create a watertight and weathertight system. As part of this work two HVAC roof mounted units will need to be lifted and reset during the work. New metal parapet wall coping flashing to be installed. New metal wall panels to be installed at the west edge of roof where roof transitions up to Roof A Main Auditorium Roof (This wall is currently penetrated with electrical and HVAC and is a current source of water infiltration to the finished spaces below.

3. Main Auditorium Attic and Balcony Attic: The current attic vents are still in use and allowing non climate-controlled air to enter the attic where it mixes with conditioned air from the auditorium below. This causes a dew point that condenses and allows moisture to deteriorate the interior finishes. All attic vents to be sealed off and rendered inactive. Dehumidification systems to be sized and installed in attics to “condition” the attic to prevent condensation.

4. Main Auditorium Infilled Windows: The lack of weather barrier in the infilled windows in combination with rusted and failing steel lintels above the openings is a source of water migration and infiltration into the finished spaces behind. All ten (10) openings shall have their steel lintels replaced with stainless steel or Hot-Dipped Galvanized (HDG) lintels. The associated brick work shall be repaired. Note: there are two lintels per opening (back-to-back); one to hold the exterior veneer and the second pointing interior to hold the inner wythes. Lintels are spot welded together. All infill cement board to be removed down to sheathing.

An appropriate liquid applied Weather Resistive Barrier (WRB) to be installed

Date: 02.18.2022 and flashed properly onto and within brick veneer. Closed spray foam should be installed within the cavity to insulate the openings. New EIFS to be installed over proper weep channels and tied into base of wall weeps at existing windowsills or at through wall flashing above Roof H on the north side.

5. Main Auditorium Masonry Walls: The existing masonry walls have localized areas mortar loss throughout the building. As shown during the dynamic water testing, the existing mortar provides a direct pathway for liquid water to enter the masonry. Mortar shall be repointed (contractor to plan for 60 percent of wall surface area). Due to the porous nature of the existing mortar, a sealant is not recommended. The repointing shall not alter the appearance of the masonry but shall act to repel and slow the absorption of water. Of significant concern is the solar drive of water on the south façade caused by high amounts of rainwater on that exposure and then the sun warming the surface to drive the vapor inward. The repointing selected should be vapor permeable to allow for proper drying of the wall assembly to both the interior and exterior.

6. Main Auditorium and Balcony downspouts on north wall: The downspouts on the north wall form the upper main auditorium, stage, and balcony roofs dump significant amounts of water on the lower art walk and hall of fame roofs (Roofs G, H, and I). These downspouts should be piped over the lower roofs and into larger collection boxes/leader heads to allow this discharged water to bypass the roofs below. This will prolong the life of these lower roofs.

7. Roof H and I over Hall of Fame and north entry: The membrane roof covering over Roof H and I are two of the newest roofs dating from the 2008- 2010 renovation project. However, due to their north exposure, lack of slope, and discharge from upper roofs A and B, these membranes are experiencing significant aging and penetration/failure issues. Meadors recommends the complete removal of the roof covering and associated cover board. Any damaged insulation shall be replaced. It is advisable that new tapered insulation is installed to increase the slope of the roof to encourage water runoff and prevent ponding. This will require the counter flashings along the masonry wall and EIFS to be raised. It is imperative that this work is performed in conjunction with scope item 4 above.

With the implementation of scope item 6 above, the new roof will have more longevity than currently exists. The existing roof is littered with gravel from the upper gravel built-up roof. This gravel travels down the downspouts at a high velocity and deteriorates the existing membrane roof covering.

8. Roof G over Art Walk and back corridor: The existing gravel built-up roof system shall be completely removed down to metal pan decking. A new PVC membrane roof system shall be installed consisting of appropriate layers of rigid insulation with proper tapered insulation to slope water off roof, cover board, air barrier, membrane, and all terminations and associated flashings to create a watertight and weathertight system. Special attention should be directed to the flashing at the Art Walk roof parapet wall and the roof flashing to Auditorium wall.

Date: 02.18.2022

As part of this work one (1) HVAC roof mounted units will need to be properly incorporated into this work. New metal parapet wall coping flashing to be installed.

9. Social Services Building: To provide better long-term outlook for Roof G, a gutter and downspout shall be installed on the south and portions of the east and west edges of the Social Services Building. The gutter is to divert runoff water away from being discharged on the Art Walk (Roof G). Downspouts should be placed along the east and west sides of the building so that they travel vertically down to grade avoiding Roof G.

10. Gymnasium and Breeden Garden Room: To prolong the roof over the Breeden Garden Room (Roof K), it is advisable to install a gutter on the north roof edge of the gymnasium building. Currently half the roof of the gymnasium dumps water onto Roofs K and G which adds significant water to these low and improper sloped roofs. Roof K is a membrane roof that was installed in 2012/2013 and has significant ponding water along the gymnasium intersection and intersection to Roof G. This has led to ongoing roof leaks. A gutter on the gymnasium with downspouts installed to carry the water over and off Roof K and avoid Roof G will assist in the current issues. Cvili engineering may be necessary to ensure the downspout runoff drains away from the building without affecting the adjacent buildings.

Roof K was installed with very little slope and in many cases, a negative slope that does not shed the water off. At a minimum these low spots should be opened, and tapered insulation added to shed the water. However, due to the minimal slope, this may push ponding water around and the best solution is to replace the entire roof covering and add tapered insulation across entire surface. This will raise the roof at the gymnasium, Social Services Building, and other locations and will need proper coordination.

11. Interior Repairs: Once all exterior water intrusion issues are dealt with as outlined above, the County could proceed with interior repairs. Interior repairs involve the following scope of work:

a. Repair auditorium plaster walls and repaint

b. Repair auditorium plaster ceilings and repaint. Note the existing plaster ceilings are structurally supported off steel runners and channels and suspended from the roof framing. During the 2010 renovation project, many of these structural runners were inappropriately cut to install recessed lighting and HVAC supply/return grilles. The cutting of these supports leads to cracking of the plaster ceiling and compromises the integrity of the ceiling.

The contractor shall make repairs as necessary to correct these issues. Interior scaffolding will be necessary to repair the plaster walls and ceiling following repointing and roof repair.

Date: 02.18.2022

c. Repair and repaint plaster and gypsum in the stair leading to the balcony

d. Repair and repaint gypsum in the Hall of Fame

e. Replace minimal floor tile at north entry lobby of the Hall of Fame

f. Replace ceiling tile in the Art Walk and back (west) corridor adjacent to gymnasium

12. Unsupported Interior Lintel: During selective demolition of the art walk ceiling, an unsupported brick lintel was found within in Art Walk at the transition between the 1954 building and the 2008/2009 addition. The unsupported lintel should be adequately supported. The stabilization should be designed by a licensed structural engineer.

13.. Miscellaneous: There are minor parts of the project that will be complied and included in the bid set. One large item is the requirement for scaffolding within the auditorium to provide access to repair plaster ceiling. Scaffolding will also be required for the exterior repointing mentioned above.

Proposed Costs

This section outlines the probable construction costs associated with repairing Weldon Auditorium in accordance with the previous recommendations. When preparing the cost analysis submittal, Meadors reviews current market conditions. Annual inflation is a key driver of construction costs. Increases in global demand for construction products, cost of raw materials, and the unavailability of scaled labor make forecasting the total cost of construction challenging. Additional project-specific factors to consider (when applicable) are difficult conditions, phasing, Liquidated Damages, limited or set-aside contracting requirements, etc. These multiple factors should be considered whenever the project is delayed and/or market conditions change significantly.

Meadors, Inc. cannot guarantee that proposals, bids, or actual construction costs will be within a certain range of the probable cost estimate developed for this project. The probable cost estimate provided is intended for planning purposes.

In response to the dynamic construction and planning costs, it is anticipated that the total repair costs for Weldon Auditorium will be in a range between $1,250,000.00 to $1,450,000.00. The range includes all major items including exterior and interior scaffolding, exterior repointing, all recommended roofing and drainage repairs, and restoration of the interior plaster.

SHEET NUMBER

OF

EN

VI

RO

NM

EN

TA

L

EN

GI

NE

ER

IN

G

S

UR

VE

YI

NG

En gin ee rin g

LL

C a m em be r o f T

HE

G

EL

G

RO

UP

IN

C pr ob lem so lve d

2 R ive rch as e W ay Le xin gto n, So uth C ar oli na , 2

Te lep ho ne

3.9

.47 ww w.

ge l.c om m :\c lie nt file s\ m \m ec o-m ea do rs c on st ru ct io n\ p ro je ct s\ m ec o0 we ld on a ud ito riu m d ra in ag e ev al ua tio n\ ca d\ su rv ey \m ec o0

-s ur ve y.

dw g

: 2 x

(P lo tte d:

1/

/2

:5 7:

A

M)

PROJECT NUMBER

DRAWING FILENAME

DATE SURVEYED

JUNE 26, 2024

MECO00224

meco00224-Survey.dwg

W E

L D

O N

A U

D

IT

O R

IU

M

C O

U R

T Y

A R

D S

U R

V E

Y

M A

N N

IN

G

, S O

U T

H C

A R

O

LI

N A

GRAPHIC SCALE

N

LIMITED, PRE-RENOVATION ASBESTOS AND LEAD-BASED

PAINT ASSESSMENT

WELDON AUDITORIUM

7 MAPLE STREET

MANNING, SOUTH CAROLINA 29102

Submitted to:

Meadors Construction Company, Inc.

2811 Azalea Drive Charleston, South Carolina 29405

Prepared by:

GEL Engineering, LLC 2040 Savage Road Charleston, South Carolina 29407 Phone: 843-769-7378

Asbestos Building Inspector: Sarah Browning, E.I.T., C.I.E.C.

Date Asbestos and Lead-Based Paint Assessment Performed: June 5, 2024 Date of Report: July 3, 2024

Limited, Pre-Renovation Asbestos and LBP Assessment Report Weldon Auditorium – 7 Maple Street

Manning, South Carolina 29102 P a g e | i i

TABLE OF CONTENTS

Section Subject Page Signature Page……………………………………………………………………………………ii

Executive Summary…………………………………………………………………………….iii

1.0 Introduction

2.0 Limited, Pre-Renovation Asbestos Assessment

2.1 Asbestos Investigative Procedures

2.2 Asbestos Homogenous Area Summary

2.3 Asbestos Assessment Results

2.4 Asbestos Conclusions and Recommendations

3.0 Limited, Pre-Renovation Lead-Based Paint Assessment……………..…..…..4

3.1 Lead-Based Paint Assessment Procedures…………………………….4

3.2 Lead-Based Paint Assessment Results……………………………………4

3.3 Lead-Based Paint Conclusions and Recommendations………….5

4.0 Deviations or Limiting Conditions

5.0 Appendices

5.1 Table 1: Asbestos Results - PLM and TEM Analyses

Table 2: Lead-Based Paint Results

5.2 GEL's "Pre-Renovation, Limited Asbestos and Lead Based Paint" Report Dated February 21, 2023

5.3 Asbestos and Lead-Based Paint Chain-of-Custody Records and Certificates of Analyses

5.4 Asbestos Inspector's License and Training Certificate

5.5 Lead Inspector and Risk Assessor Training Certificates

P a g e | ii ii

SIGNATURE PAGE

This document titled, “Limited, Pre-Renovation Asbestos and Lead-Based Paint Assessment”, has been prepared and reviewed by the undersigned at the request of and for the exclusive use of Meadors Construction Company, Inc. (Meadors), which is located at 2811 Azalea Drive in Charleston, South Carolina. It has been prepared in accordance with the United States Environmental Protection Agency (EPA), the United States Occupational Safety and Health Administration (OSHA), and the South Carolina Department of Health and Environmental Control (DHEC) asbestos and lead regulations.

Sarah Browning, E.I.T., C.I.E.C.

Project Manager and Asbestos Building Inspector

Ronald S. Sharpe, C.I.H., R.S.

EPA-Trained Lead inspector & Risk Assessor & Asbestos Building Inspector

P a g e | iii iii

EXECUTIVE SUMMARY

The following executive summary is a summation of the overall project and should not be used as a stand-alone document. This executive summary does not contain all of the information that is found in the full report. The report should be read in its entirety to obtain a more complete understanding of the information provided and to aid in any decisions made and/or actions taken based on this information.

GEL Engineering, LLC (GEL) conducted a limited, pre-renovation asbestos and Lead- Based Paint (LBP) assessment on June 5, 2024, of the Weldon Auditorium, which is located at 7 Maple Street in Manning, South Carolina. This report supplements our previously asbestos and LBP assessment of the window and wall materials as GEL report titled, “Pre-Renovation, Limited Asbestos and Lead Based Paint”, dated February 21, 2013, which is attached in Appendix 5.2. This current 2024 asbestos and LBP assessment was limited solely to the areas of renovation as given, and as physically delineated to GEL by Mr. Jon Pennington, A.I.A., with Meadors on June 5, 2024.

No suspect Asbestos-Containing Materials (ACMs) sampled tested positive for the presence of asbestos in the 2024 and in the 2013 asbestos and LBP assessments.

Although reasonable effort was made to sample all suspect ACMs in the areas of renovation, there is a potential that some areas of suspect ACMs introduced into the areas of renovation by undocumented renovations, and/or repairs may not have been detected. If additional suspect ACMs are identified during repair, renovation, demolition, and/or any other disturbance activities, GEL should be notified, and all work should cease until the suspect ACM(s) is/are sampled by a licensed asbestos inspector and laboratory analysis results have been reviewed.

In addition to the limited, pre-renovation asbestos assessment, GEL performed an LBP assessment of the areas of renovation in the Weldon Auditorium on June 5, 2024. The concentration of lead in the paint chips collected and analyzed during the LBP assessment of the areas assessed during both the 2013 assessment and the 2024 assessment were all below the EPA limit of 0.5% and the DHEC limit of 0.06%, both defining LBP with the exception of the following painted surfaces:

1. Beige Paint on plaster wall system in Auditorium (0.24%)

2. White/Green Paint on plaster ceiling system in Auditorium (0.071%)

Please note, OSHA Lead regulations (29 CFR 1910.1025 and/or 29 CFR 1926.62) will apply to any person subject to disturbing these paint coatings.

P a g e | iv iv

The concentration of lead in the white paint on the plaster wall systems is 0.020%, which is below the EPA and DHEC limits defining LBP but is above the laboratory analytical limit of detection. In addition to the two paint coatings listed above, any person subject to disturbing this paint must comply with the applicable OSHA lead standards.

P a g e | 1

LIMITED, PRE-RENOVATION ASBESTOS & LBP ASSESSMENT

WELDON AUDITORIUM

7 MAPLE STREET

MANNING, SOUTH CAROLINA 29102

1.0 Introduction

Meadors requested that GEL perform a limited, pre-renovation asbestos and LBP assessment of the Weldon Auditorium, which is located at 7 Maple Street in Manning, South Carolina. This report supplements our previous asbestos and LBP assessment of the window and wall materials as GEL’s report titled, “Pre-Renovation, Limited Asbestos and Lead Based Paint” and dated February 21, 2013, which is attached in Appendix 5.2.

This current 2024 assessment was limited solely to the areas of renovation as given and as physically delineated to GEL by Mr. Jon Pennington, A.I.A., with Meadors on June 5, 2024.

GEL’s Ms. Sarah Browning, E.I.T., C.I.E.C., and a licensed asbestos inspector in the State of South Carolina, performed the limited, pre-renovation asbestos assessment on June 5, 2024. Her SCDHEC asbestos license and USEPA asbestos training certificate are included in Appendix 5.4.

The areas of renovation as given to GEL include the following:

1. Select renovations to wall, flooring, and ceiling areas throughout the auditorium in areas of water damage.

2. Specific areas of the roofing systems (identified as Roof Identification letters A, B, C, D, E, F, G, H, I, J, and K by Meadors) will be removed and replaced. Please see Appendix 5.2 for a diagram of roof identification letter locations.

The flooring systems in the areas of renovation are vinyl floor tiles and associated mastic, both installed over a poured concrete floor slab.

The wall and ceiling systems in the areas of renovation are either a drywall system comprised of a drywall layer and a joint compound layer, or a plaster system comprised of a skim coat layer and a base coat layer.

P a g e | 2

The roof systems that are scheduled for replacement are either a roofing materials, consisting of a single-ply white TPO (thermoplastic polyolefin) membrane layer and a foam insulation layer, a Built-Up Roof (BUR) system with bituminous and asphalt layers, or a metal-seamed roof. No caulking is present along the seams of the metal seamed roofs.

A gray caulking material is present along the metal flashing in various areas of the roof systems.

A gray coating material is located along the parapet walls and coping in various areas of the roof systems.

Please note that Roof identification “L” is not included in GEL’s asbestos assessment per Meadors. This roof system is a slightly pitched roof with asphalt shingles. If this material is disturbed during the upcoming renovation activities, GEL should be notified, and all work should cease until the roof materials are sampled by a licensed asbestos inspector and laboratory analysis results have been reviewed.

2.0 Limited, Pre-Renovation Asbestos Assessment

2.1 Asbestos Investigative Procedures

The asbestos assessment was performed by observing and sampling suspect ACMs in the areas of renovation in the Weldon Auditorium.

Although reasonable effort was made to sample all suspect ACMs in the areas of renovation, there is a potential that some areas of suspect ACMs introduced into the areas of renovation have not been detected. If additional suspect ACMs are identified during repair, renovation, demolition, and/or any other disturbance activities, GEL should be notified, and all work should cease until the suspect ACM(s) is/are sampled by a licensed asbestos inspector and laboratory analysis results have been reviewed.

Representative samples were collected from the areas of renovation. These samples were recorded on a Chain-of-Custody record and submitted to Scientific Analytical Institute, Inc. (SAI) laboratory in Greensboro, North Carolina for analysis. SAI is accredited with the National Voluntary Laboratory Accreditation Program (NVLAP), which is administered by the National Institute of Standards and Technology (NIST).

The bulk samples of suspect material were analyzed utilizing Polarized Light Microscopic (PLM) coupled with dispersion staining or Transmission Electron Microscopic (TEM)

P a g e | 3 techniques. The EPA recognizes a material as ACM if an asbestos content of greater than one percent by weight (> 1%) is detected in a representative sample.

2.2 Homogeneous Area Summary

The suspect ACMs were grouped into homogeneous areas. A homogeneous area is an area that contains suspect ACM that is uniform in color, texture, and appears identical in every respect. Also, each sample was determined to be either friable or non-friable. A friable material is one that, when dry, can be crumbled, pulverized, or reduced to powder by the forces expected to act upon it in the course of renovation, demolition, repair, and/or other disturbance activities. Non-friable materials are not expected to be crumbled, pulverized, or reduced to powder by the forces expected during renovation or demolition. Additionally, non-friable materials are those materials in which fibers have been “locked in” by a bonding agent, coating, binder, or other material so that the asbestos is bound and will not readily release fibers during normal handling or use.

However, non-friable materials may become friable if improperly used, handled, and/or become deteriorated or disturbed.

2.3 Asbestos, Pre-Renovation Assessment Results

No suspect asbestos-containing materials sampled tested positive for the presence of asbestos.

The location, description, and condition of the suspect ACMs sampled are included in Appendix 5.1, Table 1 for the PLM and TEM analyses. The Chain-of-Custody record and the Certificates of Analyses are included in Appendix 5.3.

2.4 Conclusions and Recommendations

If additional suspect ACM(s) are identified during future repair, renovation, demolition, and/or any other disturbance activities, GEL should be notified, and all work should cease until the materials are sampled by a licensed asbestos inspector and laboratory results reviewed.

As mentioned above, the roof system as Roof Identification Number “L” was not included in GEL’s asbestos assessment.