Bresee repairs could top $800,000
Engineering report calls building a ‘high priority’
BY JENNIFER BAILEYCommercial-News
DANVILLE — A recent update on Bresee Tower repair costs provides more of a breakdown.
The costs come from Mary Brush, formerly with Klein and Hoffman Inc. Structural and Restoration Engineers of Chicago and now a preservation group leader with Holabird & Root LLC Architecture Engineering Interiors of Chicago.
This breakdown follows a final summary report on Bresee Tower that provided no cost breakdowns on restoration phases, as city officials expected.
The only monetary reference previously made is to allow for a minimum budget of $800,000.
“To do what?” Mayor Scott Eisenhauer questioned. “We can’t make any decisions.”
Eisenhauer had not yet seen the latest report as of Friday, but said the city will stay involved in the building process at some level. He didn’t know whether it’d be more of a resource or financial partner.
“We need to stay involved,” he said.
Klein and Hoffman Inc. representatives and David Algozine, CEO of Algozine Masonry Restoration of Griffith, Ind., reported on initial findings of their façade condition survey last month before local officials. They said the 12-story downtown building, 4 N. Vermilion St., could be saved, but maintenance concerns must be addressed.
“I would consider this building a high priority,” Brush said.
She said the building is out of hazardous condition now and into a high priority state of repair. Ideally there could be a phased restoration approach, they said.
Brush said the strapping and plywood now applied to the building will limit the potential of future falling pieces of terra cotta in the time between the completed investigation and façade restoration. However, if plywood remains on the building in the fall of 2009, it will be necessary to re-inspect those areas in order to determine material anchorage and condition.
She said taking aesthetic issues into account, a higher priority of replacement is typically applied to the lower floors for pedestrian views and more repair on upper floors.
Material options worthy of consideration due to the coloration of the building include terra cotta or an alternate material of Glass Fiber Reinforced Concrete (GFRC), she said.
“The latter material is acceptable for restoration projects as a potentially cost-effective alternative to terra cotta,” Brush said in her follow-up letter. It’s also beneficial on a project with a tight time constraint, with a more effective delivery system.
The glaze of the material is a potential challenge.
“Assumptions were made for the cost estimate on quantities for replication versus repair. With a conservative approach to the options, the terra cotta replacement estimate was $560,000 and the GFRC was $450,000. The estimate for units to be repaired on the building or removed and reinstalled was $150,000,” she stated.
Brush said the north and west elevations are in “good condition” with minor repairs required. Anticipated brick repairs are estimated at $9,000, not including the removal of the fire escape.
In addition, granite repairs will be required and can range from $2,000 to $5,000, and general provisions and mobilization for the contractor has been assumed to be $80,000 regardless of the material and repair quantity choices.
Professional services for the design documents and construction administration by the architect haven’t been calculated.
“In an effort to provide professional guidance toward the varied solutions for this building, it is typically better to work slowly toward the better solutions, than to put good money after a short-term repair,” Brush said.
Downtown Danville Inc. Executive Director Rachael Dietkus said after more specific cost estimates were received, those involved will have to determine the next step.
Algozine said the building’s cracking and broken pieces are caused by water that’s entered the building and has rusted the steel behind the terra cotta. The steel expands and creates the pressure, causing the terra cotta cracks. There is no failure of steel. Everything they’ve seen on Bresee, they’ve been able to fix on other buildings, Algozine said.
Algozine Masonry Restoration started analyzing the building and fixing more dangerous sections just after Thanksgiving. It finished in January.
Bresee was built in 1917 and was to be a steel frame skyscraper, but was switched to a concrete frame due to steel costs during World War I, they said.
Developers have expressed interest in the building.
A market study shows the building could support mixed residential, professional and retail uses.
2 comments:
$800 large really isn't bad for a "restoration" estimate, assuming it's structurally sound and simply needs some repairs and a facelift... and assuming of course that $800k will do it. If there's any asbestos in that 81-year old building (and you just know there is) then 800k isn't even close. Unquestionably it would also cost more than 800k to demolish it.
High-rise "loft" apartments would be a great idea, but you're not going to be able to do that for 800k - and once done they're going to have to rent (or be saleable) for enough each to assure sufficient exclusivity as to attract the affluent buyer you need to get in there as well as be in sufficient demand as to sell out.
Are there even that many affluent people left in town?
No, there aren't any affluent people left in town. I went up in that building about ten years ago and it scared the hell out of me, I can only imagine what it is like now.
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