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HomeMy WebLinkAboutPackets - Historic Preservation Commission (80)       AGENDA HISTORIC PRESERVATION COMMISSION SPECIAL SESSION February 10, 2020 COUNCIL CHAMBERS 11000 N. LA CAÑADA DRIVE        SPECIAL SESSION AT OR AFTER 5:00 PM   CALL TO ORDER   ROLL CALL   CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or respond to criticism made by speakers. However, the Commission may not discuss or take legal action on matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card.   COUNCIL LIAISON COMMENTS   INFORMATIONAL ITEMS   1.Current information for Historic Preservation Commissioners      2.Report from Oro Valley Historical Society President      3.Report from Gail Munden, Historic Preservation Commission liaison to the Oro Valley Historical Society      SPECIAL SESSION AGENDA   1.REVIEW AND APPROVAL OF THE JANUARY 13, 2020 SPECIAL SESSION MEETING MINUTES   2.REVIEW AND APPROVAL OF THE 2019 ANNUAL REPORT   3.PROGRESS REPORT ON WORK PERFORMED RESULTING FROM THE 2014 STEAM PUMP RANCH CONDITION ASSESSMENT   4.LOCAL REGISTRY REPORT      5.ELECTION OF CHAIR AND VICE CHAIR      6.DEPARTMENT REPORT      FUTURE AGENDA ITEMS   ADJOURNMENT   POSTED: POSTED: When possible, a packet of agenda materials as listed above is available for public inspection at least 24 hours prior to the Commission meeting in the Town Clerk's Office between the hours of 8:00 a.m. – 5:00 p.m. The Town of Oro Valley complies with the Americans with Disabilities Act (ADA). If any person with a disability needs any type of accommodation, please notify the Town Clerk’s Office at least five days prior to the Commission meeting at 229-4700. INSTRUCTIONS TO SPEAKERS Members of the public have the right to speak during any posted public hearing. However, those items not listed as a public hearing are for consideration and action by the Commission during the course of their business meeting. Members of the public may be allowed to speak on these topics at the discretion of the Chair. If you wish to address the Commission on any item(s) on this agenda, please complete a blue speaker card located on the Agenda table at the back of the room and give it to the Recording Secretary. Please indicate on the speaker card which item number and topic you wish to speak on, or if you wish to speak during “Call to Audience,” please specify what you wish to discuss when completing the blue speaker card. Please step forward to the podium when the Chair announces the item(s) on the agenda which you are interested in addressing. 1. For the record, please state your name and whether or not you are a Town resident. 2. Speak only on the issue currently being discussed by the Commission. Please organize your speech, you will only be allowed to address the Commission once regarding the topic being discussed. 3. Please limit your comments to 3 minutes. 4. During “Call to Audience”, you may address the Commission on any issue you wish. 5. Any member of the public speaking must speak in a courteous and respectful manner to those present. Thank you for your cooperation. “Notice of Possible Quorum of the Oro Valley Town Council, Boards, Commissions and Committees: In accordance with Chapter 3, Title 38, Arizona Revised Statutes and Section 2-4-4 of the Oro Valley Town Code, a majority of the Town Council, Board of Adjustment, Historic Preservation Commission, Parks and Recreation Advisory Board, Stormwater Utility Commission, and Water Utility Commission may attend the above referenced meeting as a member of the audience only.”    Historic Preservation Commission 1. Meeting Date:02/10/2020   Requested by: Maritza Valenzuela, Parks and Recreation  Submitted By:Maritza Valenzuela, Parks and Recreation SUBJECT: REVIEW AND APPROVAL OF THE JANUARY 13, 2020 SPECIAL SESSION MEETING MINUTES RECOMMENDATION: N/A EXECUTIVE SUMMARY: N/A BACKGROUND OR DETAILED INFORMATION: N/A FISCAL IMPACT: N/A SUGGESTED MOTION: I MOVE to approve (approve with changes) the 01/13/2020 Special Session Meeting minutes. Attachments 01132020_DRAFT_MINUTES  D R A F T MINUTES HISTORIC PRESERVATION COMMISSION SPECIAL SESSION January 13, 2020 COUNCIL CHAMBERSS 11000 N. LA CAÑADA DRIVE            SPECIAL SESSION AT OR AFTER 5:00 PM   CALL TO ORDER    The Historic Preservation Commission Special Session was called to order at 5:00 p.m. by Chair Huff.   ROLL CALL Present: Michael Wilson, Commissioner Dan Huff, Chair Dan Biel, Vice Chair Steve Hannestad, Commissioner Gail Munden, Commissioner Eric Thomae, Commissioner Absent: Timothy Bohen, Commissioner CALL TO AUDIENCE - at this time, any member of the public is allowed to address the Commission on any issue not listed on today’s agenda. Pursuant to the Arizona open meeting law, individual Commission members may ask Town staff to review the matter, ask that the matter be placed on a future agenda, or respond to criticism made by speakers. However, the Commission may not discuss or take legal action on matters raised during "Call to Audience." In order to speak during "Call to Audience", please specify what you wish to discuss when completing the blue speaker card.    Paul Loomis addressed the "Motion to Reconsider" and referenced the rules and guidelines of Robert Rules, HPC Rules, and Town Council Rules. Mr. Loomis asked if the rules are still applicable and if the any changes were approved by the Town Council.   COUNCIL LIAISON COMMENTS    Council Liaison Steve Solomon stated that Steam Pump Ranch will be discussed at the January 22, 2020 Council Meeting.   INFORMATIONAL ITEMS   1.Current information about Historic Preservation Commissioners    Mrs. Lynanne Dellerman-Silverthorne asked for a correction on the agenda, replacing the word about  Mrs. Lynanne Dellerman-Silverthorne asked for a correction on the agenda, replacing the word about with for. Mrs. Dellerman-Silverthorne shared that due to her absence, she was not able to attach the Oro Valley Historical Society newsletter. Ms. Dellerman-Silverthorne reported the following: Insurance estimates for weather damages at Steam Pump Ranch were received Received estimates for the break-in damages at the Pusch House from Mario Durazo. Additional lighting will be added by the entrance of the Steam Pump Ranch property to increase safety The straw maze at Steam Pump Ranch was replaced by Boy Scout Troops Planning for the Celebrate Oro Valley event is ongoing Next historic trip to the Arizona State Museum is scheduled for Saturday, January 18, 2020 at 9:00 a.m. April 25 is this year's Arbor Day; planting of heritage trees will take place behind the Proctor Leiber house Reminded the commission of nominations for Chair and Vice Chair Reminded the commissioners that volunteers are needed for judging of the student essays   2.Report from Oro Valley Historical Society President    Oro Valley Historical Society President Roxy Johnson reported the folllowing: Their board meetings are currently held at the Library, however, the sessions will be held at the fire station during the Spring. Letters for donors for Z Mansion were sent out Mentioned that Gail Munden asked the Town of Oro Valley Parks & Recreation for an update on funds Stated that the Pusch House is not safe and therefore, the projector and laptop should be secured as they are at risk for theft They have not received a report yet from the Christkindl event Jim Click fundraiser is over Catherine Barron, antique business owner, will be appraising the items that are brought in. This will be a fundraising event at the Oro Valley Country Club   3.Report from Gail Munden, Historic Preservation Commission liaison to the Oro Valley Historical Society    Commissioner Gail Munden stated that Roxy Johnson covered most of the items. Stated that she would like a timeline regarding the funds. Mrs. Dellerman-Silverthorne asked Commissioner Munden to hold off her item for future agenda items.   SPECIAL SESSION AGENDA   1.WELCOME NEW COMMISSIONER ERIC THOMAE    Chair Huff introduced returning Commissioner Eric Thomae, and gave some enlightening words about Commissioner Thomae. Commissioner Thomae stated that he is excited to be on board once again, and is motivated with our Town Council's motivation for Steam Pump Ranch.   2.REVIEW AND APPROVAL OF THE DECEMBER 2, 2019, REGULAR SESSION MEETING MINUTES       Motion by Commissioner Gail Munden, seconded by Chair Dan Huff  Vote: 6 - 0 Carried  Other: Commissioner Eric Thomae (ABSTAIN)   3.REVIEW AND APPROVAL OF THE 2019 ANNUAL REPORT    Motion by Chair Dan Huff, seconded by Commissioner Steve Hannestad  Vote: 6 - 0 Carried  Other: Commissioner Eric Thomae (ABSTAIN)    Commissioner Gail Munden mentioned that Maritza Valenzuela was responsible for completing the 2019 Annual Report. Chair Huff asked that this item be tabled for the next meeting. Item was tabled.   4.DISCUSSION AND POSSIBLE ACTION TO APPROVE THE STAFF RECOMMENDED PRIORITIZATION OF THE FY 19/20 STEAM PUMP RANCH CAPITAL IMPROVEMENTS WITH ADDITIONAL INFORMATION       Town Attorney Tobin Sidles stated that if this is a reconsideration, this must be done by a member who was on the prevailing side. Attorney Sidles asked members for a reconsideration. Chair Huff stated that he dissented at the September meeting. Attorney Sidles asked the commission if they were willing to reconsider. Vice Chair Biel voted No Commissioner Michael Wilson voted no Commissioner Stephen Hannestad voted no Commissioner Gail Munden voted no Chair Huff asked Oro Valley Resident Paul Loomis if he wanted to address this item, per his blue card. Mr. Loomis asked any of the commissioners if they needed a copy of his letter. Commissioner Thomae stated he did want a copy. Mr. Loomis asked the commission to reject staff's request to re-prioritize the recommendation, and is asking for a reconsideration due to there being new information that has occurred since the September HPC meeting, such as the damages that have recently occurred at Steam Pump Ranch. Mr. Loomis also stated that the number of visitors at Steam Pump Ranch has increased. Mr. Loomis stated that there are new exhibits erected at Steam Pump Ranch, which has helped bring in larger numbers of visitors at the ranch, with new events such as Christkindl German Market. Mr. Loomis referenced Oro Valley Historical Society reports by President Roxy Johnson. Mr. Loomis stated that there is no guarantee that there will be money coming in for the repairs during next year's budget, which is why the commission needs to work hard to have the funds approved by Town Council and allocated accordingly. Mr Loomis also mentioned the deterioration of the houses that needs to be addressed.   FUTURE AGENDA ITEMS    Election of Chair and Vice Chair1. Staff assessment2. Window Treatments3. Expansion on the Master Plan of 2008 and condition report and as a commission .4. Status update on the staff's direction for the RFI of the outside interest and investment5.    Motion by Chair Dan Huff, seconded by Commissioner Michael Wilson  Vote: 7 - 0 Carried   ADJOURNMENT      Chair Huff adjourned the meeting at 5:50 p.m.     I hereby certify that the foregoing minutes are a true and correct copy of the minutes of the regular session of the Town of Oro Valley Historic Preservation Commission of Oro Valley, Arizona held on the ____ day of ____________________, 2019. I further certify that the meeting was duly called and held and that a quorum was present. Dated this _____ day of ____________________, 2019. ___________________________ Maritza Valenzuela Senior Office Specialist    Historic Preservation Commission 2. Meeting Date:02/10/2020   Submitted By:Maritza Valenzuela, Parks and Recreation SUBJECT: REVIEW AND APPROVAL OF THE 2019 ANNUAL REPORT RECOMMENDATION: N/A EXECUTIVE SUMMARY: N/A BACKGROUND OR DETAILED INFORMATION: N/A FISCAL IMPACT: N/A SUGGESTED MOTION: I MOVE to approve (approve with changes) the 2019 Annual Report. Attachments 2019 HPC ANNUAL REPORT     Historic Preservation Commission 3. Meeting Date:02/10/2020   Submitted By:Maritza Valenzuela, Parks and Recreation SUBJECT: PROGRESS REPORT ON WORK PERFORMED RESULTING FROM THE 2014 STEAM PUMP RANCH CONDITION ASSESSMENT RECOMMENDATION: EXECUTIVE SUMMARY: BACKGROUND OR DETAILED INFORMATION: FISCAL IMPACT: SUGGESTED MOTION: Attachments SPR 2014 ASSESSMENT  for the Town of Oro Valley December, 19 2014 the architecture company Steam Pump Ranch Condition Assessment Report at The Silverbell Ranch 2625 N. Silverbell Road Tucson, Arizona 85745 p. 520-622-4506 / f. 520-620-6097 p. 3 Steam Pump Ranch Condition Assessment | December 2014 Steam Pump Ranch Condition Assessment Report Table of Contents: Project Team I. Executive Summary II. Introduction III. Condition Assessment and Cost Estimate 1. Pump House 2. Pusch Ranch House 3. Bunk Houses 4. Garage / Workers Housing 5. Procter / Leiber Residence 6. Carlos’ House / Former Barbecue Pavilion 7. Chicken Coops tac# 14046 p. 4 Table of Contents Steam Pump Ranch Condition Assessment | December 2014 Table of Contents p. 5 Steam Pump Ranch Condition Assessment | December 2014 Project Team Oro Valley Parks and Recreation i. Lynanne Dellerman, Recreation & Cultural Resources Manager ii. James Gardner, Parks Manager Consultants Team The Architecture Company i. Richard Fe Tom, AIA, Architectural Historian ii. Kegan Tom, AIA, LEED AP BD+C iii. Bernard Buford, Cost Estimator Hess Structural Engineering i. Steven Hess, PE Steam Pump Ranch Condition Assessment | December 2014 p. 6 p. 7 Steam Pump Ranch Condition Assessment | December 2014 I. Executive Summary Condition Assessment SummaryThis report provides an updated condition assess-ment report on all of the existing buildings within the historic core as established by the 2014 Oro Valley Cultural Heritage Preservation Plan and the 2008 - Steam Pump Ranch Master Plan. The report includes both current conditions and recommenda-tions for temporary structural stabilization to allow future restoration of the historic buildings. General Conditions and Recommendations: The most at-risk building to the least at-risk building is as follows: i. Pump House ii. Chicken Coops iii. Bunk House iv. Procter / Leiber House v. Carlos’ House / BBQ and Garage / Workers Housing vi. Pusch Ranch House All recommendations provided for the buildings, un- less noted specifically in the condition assessment section of the report are for temporary stabilization in which restoration and permanent stabilization of the structures would occur by the end of 2017. In all buildings, adobe walls were being destroyed by animals. For all of the structures we recommend locating hardware cloth along the perimeter of the buildings to prevent the rodents burrowing into the walls. This detail is provided in the Pusch Ranch House Section. For buildings that are vacant, we recommend locating traps to catch the rodents that come inside. For all buildings, we also recommend keeping wa- ter 2’ to 3’ away from the building to prevent further basal coving and settlement. Some of the cracks developing in the walls are due to water collecting near the base of the building. Locations of exposed adobe should be covered with tarp or a thin lime plaster 1/8” to 1/4” thick to prevent further erosion of the adobe. Tops of adobe walls are critical to protect and keep water out to prevent the entire wall from eroding. Windows and doors should be sealed wherever there are cracks or openings that are allowing water to enter and deteriorate adobe walls. Where adobe has cracked around windows or deteriorated under windows, is where water is entering around the window frame. With the site being located close to the Canada del Oro Wash and with so many cracks in the existing buildings, we recommend a soils report and drain- age study prior to any long term stabilization per- formed to the buildings. A soils report is not neces- sary for the temporary stabilization of the buildings. Each section of this report should be reviewed for more in-depth conditions, recommendations and cost options specific to each structure. Cost Estimate: Below is the cost range for each structure. This range reflects the spread from the total sum of criti- cal costs to the combined sum of critical costs and recommended repair costs: i. Pump House: $24,500 to $178,500 ii. Pusch Ranch House: $3,500 to $5,000 iii. Bunk Houses: $10,000 to $14,700 iv. Garage / Workers Housing: $4,000 to $6,500 v. Procter / Leiber House: $11,500 to $22,000 vi. Carlos’ House / Former BBQ: $4,000 to $4,500 vii. Chicken Coops: $19,500 to $23,000 p. 8 Steam Pump Ranch Condition Assessment | December 2014 Steam Pump Ranch Site Plan Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/1/2014 3:25:14 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Pump House Existing Floor Plan 4' 0' 4'16'8' 1/8" = 1' - 0" Tac#: Date:p. 520.62 2. 4 5 0 6 | f. 520. 6 2 0. 6 0 9 7 | 26 2 5 n ort h silv er b ell r o a d | t u cs o n, ari z o n a 8 5 7 4 5 | at T h e Silv er b ell Ranc h the arc hit ect ur e c o m pa ny Scale: 12/1/ 2 0 1 4 3: 2 5: 1 4 P M 1/8" = 1'- 0" 14046 Steam P u m p R a n c h 1/8" = 1'-0"1Pump House Existing Floor Plan4' 0' 4' 16' 8' 1/8" = 1' - 0" Project North True North Oracle Pump House Ruins Pusch Ranch House Bunk Houses Procter Leiber House Carlos’ House, Former BBQ Garage / Worker’s House Chicken Coops p. 9 Steam Pump Ranch Condition Assessment | December 2014 II: Introduction Scope of WorkThe Architecture Company was commissioned to provide an updated condition assessment report on all of the existing buildings within the historic core as established by the 2014 Oro Valley Cultural Heritage Preservation Plan and the 2008 - Steam Pump Ranch Master Plan. The buildings in the historic core include the following structures: i. Pump House ii. Pusch Ranch House iii. Bunk Houses iv. Garage / Workers Housing v. Procter / Leiber Residence vi. Carlos’ House / Former Barbecue Pavilion vii. Chicken Coops This assessment addresses areas of critical work and recommendations for temporary structural stabilization for the next two to three years on those portions of the buildings that Oro Valley has determined to be preserved. The portions of the buildings that are not to be preserved were not reviewed. The Pusch Ranch House and the Procter / Leiber House were also assessed for previous work performed. The cost estimates are presented where the items with the highest priority are listed first and the least priority are listed last. The cost estimate items are also separated by Critical Repairs and Recom- mended Repairs. This will allow the Town of Oro Valley to address the most critical repairs first and proceed with the recommended repairs as funding allows. Capital Needs Assessment Process Richard Fe Tom, AIA and Kegan Tom, AIA with The Architecture Company (TAC) held a kick off meet- ing on November 20, 2014 with Oro Valley Parks and Recreation, James Gardner, Parks Manager and Lynanne Dellerman, Recreation & Cultural Re- sources Manager to allow TAC to understand the general intent of the master plan, possible changes to the master plan and where critical areas of dete- rioration have been noted. An on-site meeting on November 25, 2014 with all of the above mentioned parties and Steven Hess, structural engineer, met to assess the 7 historic structures on site. An additional site meeting was performed on December 3, 2014 by TAC to review the Steam Pump House with the tarp removed. A final site meeting was performed on December 16, 2014 to verify all items were identified. The current conditions and deficiencies have been identified through photo documentation for each structure. A floor plan, based on the floor plans provided in the Steam Pump Ranch Master Plan and our visual assessment, have been provided for all structures except the chicken coops. The floor plans have been provided to identify locations of photos and areas of repairs only. The recommendations provided in this report are not intended for long-term stabilization. The long-term solutions will be resolved when each structure starts to be fully restored. The critical issues and recommendations throughout this report focus on retaining as much of the original buildings as identified by Oro Valley to be preserved. The recommendations are based on keeping the repair and maintenance costs low with the practicality of solutions and the understanding that future preser-vation and construction for long term stabilization will be performed within one to three years. There are many locations where the cracks in the walls and deterioration of the adobe are not ad-dressed in this report as they are not deemed criti-cal to the structural stability of the building. Once the recommendations were established, a cost estimate for each item identified was deter-mined. The cost estimate, provided in the assess-ment of each building, includes labor, material cost, project management and structural engineering fees where applicable. The cost does not include archeological costs as there can be a wide range for archeological fees depending on what is dis-covered. Estimates for archeological fees should be verified with archeologists if SHPO requires archeological research to be completed prior to any grading. The Architecture Company (TAC) applies diligence and judgment in locating and using reliable sources of information. This statement of probable cost is made on TAC’s knowledge of this project and past experience. TAC has no control over the costs of labor, equipment of materials or the contrac-tor’s method of pricing and makes no warranty expressed or implied as to the accuracy of such opinions as compared to the bid or actual costs. A review of the report with James, Lynanne and TAC was completed on December 18, 2014. Steam Pump Ranch Condition Assessment | December 2014 p. 10 II. Introduction Historic OverviewMuch of the general history of Steam Pump Ranch can be found in the Steam Pump Ranch Master Plan and the National Register of Historic Places. The history of this site and the historic buildings should continue to be preserved to allow the story and history of the site to be told. Any work to the buildings, especially to the exte-rior, must meet the Secretary of Interior’s Standard for Treatment of Historic Properties as the site is currently registered under the National Register of Historic Places. Definitions 1. Definitions of Conditions: Excellent: Component of system is in “as new” condition, requiring no rehabilitation and should function in accordance with expected performance. Good: Component or system is sound and performing its function, although it may show signs of normal wear and tear. Some minor rehabilitation work may be required. Fair: Component or system falls into one or more of the following categories: a) Work- manship not in compliance with commonly accepted standards, c) Obsolete, and/or d) Approaching end of expected performance. Repair or replacement is required to prevent further deterioration or to prolong expected life. Poor: Component or system has either failed or cannot be relied upon to continue perform- ing its original function as a result of having exceeded its expected performance, exces- sive deferred maintenance, or state of dis- repair. Present condition could contribute to or cause the deterioration of other adjoining elements or systems. Repair or replacement is required. Resources: The following resources were used in developing this report i. Poster Frost Associates, Steam Pump Ranch Master Plan, Draft Final Report, April 2008. ii. Town of Oro Valley and Oro Valley Historic Preservation Commission, Oro Valley Cul- tural Heritage Preservation Plan: Develop- ing and Sustaining a Community Sense of Place, Revised 2014. iii. National Register of Historic Places, July 24, 2009. p. 11 Steam Pump Ranch Condition Assessment | December 2014 II. Introduction Steam Pump Ranch Condition Assessment | December 2014 p. 12 Current Floor PlanTac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranchthe architecture companyScale:12/1/2014 3:25:14 PM 1/8" = 1'-0"14046Steam Pump Ranch 1/8" = 1'-0"1Pump House Existing Floor Plan4' 0' 4'16'8'1/8" = 1' - 0"Adobe walls still standing Estimated locations of failed and removed adobe walls Fig. 1.01 Southwest Corner of the Pump Room Fig. 1.02 Southeast Corner of the Pump Room and South RoomTac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/1/2014 3:25:14 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Pump House Existing Floor Plan 4'0'4'16'8' 1/8" = 1' - 0" Project North Pump Room254 sf Engine Room131 sf Blacksmith Room 410 sf p. 13 Steam Pump Ranch Condition Assessment | December 2014 HistoryThe Pump House, built around 1875 is one of the oldest structures on the site and one of the most historically signifi-cant. It is also in the most critical condi-tion of all of the buildings. Oro Valley’s Proposed Treatment The Town of Oro Valley is planning to work on the Pump House in two phases. Phase 1 will stabilize the adobe struc- ture. Phase 2 will construct a protec- tive structure or “ghosted” structure that allows the existing adobe structure to stay intact while remaining protected. Stabilization of the structure is expected to start by April of 2015. Once stabiliza- tion is complete the construction of the “ghosted” structure will begin. The Town of Oro Valley expects this project to be on-going into July of 2015. Permanent stabilization of the adobe, stabilization of the adobe during and after construc- tion of the new protective structure is not covered in this report and will be determined by others. Summary of Current Conditions and Deficiencies There has been minimal work performed on the Pump House. The roof has collapsed and a small portion of the East, South and West walls of the Pump Room are still standing. Currently plywood caps are placed at the top of the remaining para- pets and plastic tarp has been attached around these remaining adobe walls to help prevent water from eroding the remaining adobe wall. Wood bracing supports have been added to the East wall to prevent the adobe from further collapse. These wood bracing supports have failed and are not sufficient. See additional notes in the Photo Docu- mentation of Current Conditions, Deficiencies and Recommendations section on the following pages. The existing tarp has been moderately adequate and has deteriorated. New tarp needs to be added with care to ensure no water enters from the top of the walls or if water or moisture enters, the mois- ture can be released until permanent stabilization can occur. Plywood boards located on the top of the parapet have dried and are cupping. The remaining walls are in critical condition and a large wind storm could blow down the remaining walls. Repairs and remediation must occur as soon as possible to prevent losing the remaining adobe structure. Repairs identified in the recommendation section are for temporary stabilization only. The permanent stabilization will be determined by the design team providing the long term stabilization plan. Summary of Recommendations The recommendations listed below are critical and in order of priority. These recommendations should be completed as soon as possible. i. Provide new temporary wall bracing sup- ports on all walls to prevent the structure from falling to either side. Refer to the following pages for additional explanation of required supports and Fig. 1.13. Pro- vide additional support for the East wall at the lintel where the lintel has lost support on one side and is very fragile. The lintel needs additional supports to stabilize it. This includes better vertical support for the cantilevered lintel along with the horizon- tal bracing. These wall bracing supports should remain in place until permanent stabilization of the walls occur. ii. Provide new tarp over the top of the structure to prevent the top of the wall from getting wet and melting the wall. Carefully adjust the tarp to allow some relief along the sides of the wall to permit the walls to breath. If construction of the ghosted structure and the III. Condition Assessment|1. Pump House Fig. 1.03 View Looking at the Existing Pump Room of the Pump House Steam Pump Ranch Condition Assessment | December 2014 p. 14 III. Condition Assessment | 1. Pump House permanent stabilization of the adobe walls does not occur by April of 2015, we recommend the follow- ing repair: i. Repair the basal coving and provide a new concrete footing and stem wall under the existing adobe wall. Locate the top of stem wall 6” above the highest finish grade. Lay adobe block on the stem wall and up to the portion of adobe removed to pour in the new footing. This is typically completed in 3’ lengths. Use unstabilized adobe from the surrounding site. This repair, unlike the rec- ommendations above, will provide a long term stabilization to the adobe structure. We strongly recommend using a contractor that is familiar with unstabilized adobe and has successfully completed similar work on other historic projects. Additional long-term stabilization items need to be determined by the design team providing the long-term stabilization repairs. Because the basal coving has a critical impact to the struc- tural stability and has a high cost, we are recommending this repair only if long term stabilization does not start by April of 2015. ii. If funding is not available to provide the permanent foundation as described above prior to the construction of the ghosted structure, the work done around the re- maining adobe walls must be completed with care. Vibrations and grading near the structure can damage the ruins and poten- tially cause the adobe walls to fall down. The contractor should also work closely with a structural engineer, a contractor who understands how to work with adobe and the architect to determine if minimal areas, such as the corners where there is basal coving, should be fixed prior to starting construction to ensure that the remaining walls will not be damaged during construc- tion. Additional recommendations that are not critical, but should be considered if construction does not start by April of 2015 and if erosion of the adobe starts to appear: i. Regrade around the small corner walls at the Blacksmith Room if water appears to be flowing towards or ponding near the adobe walls ii. Regrade around the Pump Room walls only if water appears to flow towards those walls. Summary Cost Estimates Critical Repair Costs: i. Temporary wall bracing supports: $19,000 ii. New tarp: $5,500 Critical Repair Costs (If construction of the ghosted structure will not start by April 2015): i. Repair the basal coving and provide a new concrete footing and stem wall: $151,000 Optional Repair Costs (If construction of the ghosted structure will not start by April 2015): i. Regrade around the small corner walls at the Blacksmith Room: $500 ii. Regrade around the Pump Room walls: $2,500 III. Condition Assessment | 1. Pump House Steam Pump Ranch Condition Assessment | December 2014 p. 15 Conditions/ Deficiencies Recommendations Fig 1.04: Pump Room, Looking at the Southeast Corner Fig 1.05: Pump Room East Wall Wall: Existing wood support is not touch- ing the ground, preventing support from fully supporting building. See recommenda- tion above. Wall: Major wall separation due to East wall pulling away from structure. See recommenda-tion above. Roof: Roof is completely gone. Remaining joists are in fair condition. Due to roof hav- ing fallen down the adobe walls have lost support at the top of the wall and are more susceptible to collapse from a windstorm. Provide new, im- proved wall bracing on the East, South and West Walls. See Stabilization detail, Fig. 1.13. Wall: Horizontal 2x bracing support is falling down and is not sized or located correctly. See recommenda- tion in Fig. 1.04. Wall: Existing para- pet is covered with plywood cap. Adobe has separated from the bond beam / plate and adjoining wall. Not critical to short term structural stabil- ity. Photo Documentation of Current Conditions, Deficiencies and Recommendations Wall: Evidence of wall deterioration from water leaks from roof. Portions of adobe wall not covered with tarp during the initial visit. Loosely cover walls with tarp to prevent adobe from erod- ing from driving rain. Attach tarp in a manner to allow water and moisture to escape. Steam Pump Ranch Condition Assessment | December 2014 p. 16 III. Condition Assessment | 1. Pump House Conditions/ Deficiencies Recommendations Wall: Top of adobe wall is not covered with tarp. Any tops of parapets that are exposed, cover with tarp to make sure the top of the wall is protected to prevent further erosion. Walls: Basal coving occurring along the base of all walls. Repair the basal coving and provide a new concrete footing and stem wall under the existing adobe wall. Locate the stem wall 6” above the highest finish grade. Lay adobe block on the stem wall and up to the portion of adobe removed to pour in the new footing. This is typi- cally completed in 3’ lengths. Use new unstabilized adobe made with soils from the surrounding site. Because the basal coving has a critical long term impact to the structural stabil- ity, we are recom- mending this repair only if long term stabilization does not start by April of 2015. Fig 1.07: Existing Corners at Blacksmith Room Fig 1.08: Typical Basal Coving, Image from South Wall of Pump Room Fig 1.06: Pump Room East Wall Door Header and Current Supports Door: Minimal sup- port under existing door header at the East wall. Supports are standing on a barrel. Provide 2 additional wood 4x posts under door header and horizontal bracing to provide support of the header and wall above the header. Door: Header at doorway and door frame are not stable. Adobe under the header has separat- ed from the adobe. See recommenda- tion below. Grade: Water might be ponding around adobe walls. Carefully grade dirt away from adobe walls so water does not flow near walls. III. Condition Assessment | 1. Pump House Steam Pump Ranch Condition Assessment | December 2014 p. 17 Conditions/ Deficiencies Recommendations Fig 1.09: Southwest Corner at Joists Roof: Existing joists See recommenda- tions from Fig. 1.04. Wall: Existing, origi- nal tie rods to hold adjacent structure that has since fallen. The steel rods used to anchor wall has little value against lateral resistance. Fig 1.10: South Wall of Pump Room, Looking into the Pump Room Wall: Basal coving occurring along the full length of the wall See recommenda- tions in Fig. 1.04 and 1.08. Fig 1.11: South Wall of Pump Room, Looking into the Pump Room Wall: Plywood cap at top of adobe wall appears to be pro- tecting the top of the adobe. Continue to cover the top of the wall with tarp to help keep water out. Roof and Walls: Southwest corner appears to be in fair condition. Minor de-terioration of adobe from water getting in at the top of the parapet. See recommenda-tions from Fig. 1.05. Door: Header and frame supports ap- pear to be stable. Steam Pump Ranch Condition Assessment | December 2014 p. 18 III. Condition Assessment | 1. Pump House Fig 1.13: Bracing DetailH (height of wall)3/4 (H)Existing adobe wall 4x6 wood post 4x6 wood Thru bolts Temporaryconcretefooter Post base Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/5/2014 10:06:43 AM 1/2" = 1'-0" 14046 Steam Pump Ranch 1/2" = 1'-0"1 Pump House Stabilization Detail Fig 1.12: West Wall of Pump Room, Looking East Wall: Cracks in adobe wall Stabilize wall as indi-cated in detail below in Fig. 1.13. Wall: Plywood cap at top of adobe wall appears to be pro- tecting the top of the adobe. Continue to cover the top of the wall with tarp to help keep water out. Wall: No stucco on any of the adobe walls. Cover with tarp, see recommendation in Fig. 1.05. Grade: Dirt appears to slope away from the building. If water is ponding within 2’ of adobe walls, carefully re- grade to prevent wa- ter from sitting near or flowing towards to adobe walls. Stabilization Detail Note: Locate bracing every 8’-10’ O.C. on all walls. Provide bracing at the end of each wall, each side of openings and at corners. Contractor to work closely with a Structural Engineer on-site to help identify the best locations for supports and have the Structural Engineer design the bracing. III. Condition Assessment | 1. Pump House Steam Pump Ranch Condition Assessment | December 2014 p. 19 Steam Pump Ranch Condition Assessment | December 2014 p. 20 Current Floor Plan Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/2/2014 11:07:17 AM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Pusch Ranch House Existing 4' 0' 4'16'8' 1/8" = 1' - 0" Fig. 2.01 Southeast Corner Fireplace Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/2/2014 11:07:17 AM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Pusch Ranch House Existing 4'0'4'16'8' 1/8" = 1' - 0" Project North West Open Porch Entry 219 sf Pusch / Ranching Exhibits 219 sf Basement Below Rotating Exhibits / Office Space 450 sf Meeting Room 219 sf Research Library 232 sf East Open Porch p. 21 Steam Pump Ranch Condition Assessment | December 2014 HistoryThe Pusch Ranch House is a Sonoran Style House built out of adobe around the 1880s. It was the second structure built on the Steam Pump Ranch and served as the Pusch Family Residence. Over the years, the open porch was enclosed and several additions were made to the house. In 2010, work began to return the Pusch Ranch house back to the original core. Six rooms and the basement were restored, where 2 of the rooms were combined, the porches were re-opened and the newer additions were removed. Assessment of Previous Work Performed The recent work completed, around 2010 at the Pusch Ranch House appears to be in good condi- tion, however there are cracks that have developed since the recent construction. Summary of Current Conditions and Deficiencies The structural condition of the house is stable. There are cracks developing on the South wall, West wall and North wall. These cracks do not appear to impact the structural stability of the house at this time. There is rodent activity around the house, which is creating damage to the exte- rior walls. There is deterioration under the South window at the Research Library, which might be caused from water leaking through the window. Summary of Recommendations We have identified three critical repair items in order of priority: i. The recommendation with the highest priority for this building is to stop the rodent damage. Close all openings in the base- ment with wire hardware cloth and install wire hardware cloth with 1/2” x 1/2” holes or smaller located along the perimeter of the building that is adjacent to dirt (mostly the North and South elevations) to prevent the rodents from digging into the walls. The cloth should be at least 8” to 12” below and above the ground and extend 12” to 24” away from the building. See detail in Fig. 2.09. Keep the grade lower than the finished floor elevation and allow the water to flow away from the building. ii. Some of the cracks at the Pusch Ranch House have been hand marked. These marks/crack detectors need to be able to identify the date and size of the crack and the extent of movement in the wall over time. The cracks in this building are not con- sidered a critical stabilization item for the Steam Pump Ranch Site, however the movement in the building should be continuously monitored. If large movement occurs, a structural engineer should review this structure in more depth and review a soils report to determine if the soils under the building needs to be modified to pre- vent further damage to the structure. iii. Repair water infiltrating at office window. An additional item that is recommended, but not critical is: i. After the hardware cloth is installed as described in Critical Repair Item i, pro- vide large rocks to match the color of the decomposed granite around the perimeter of the building to hide the hardware cloth. This will reduce the visual impact of the metal screen while allowing access to the metal screen when maintenance is re- quired. Summary Cost Estimates Critical Repair Costs: i. Prevent rodent damage: $2,500 ii. Installation of crack detectors: $500 iii. Repair South window at Office: $500 Recommended Repair Costs: i. Rocks to cover hardware cloth: $1,500 III. Condition Assessment|2. Pusch Ranch House Fig. 2.02 Northwest Corner Steam Pump Ranch Condition Assessment | December 2014 p. 22 III. Condition Assessment | 2. Pusch Ranch House Conditions/ Deficiencies Recommendations Fig 2.03: Southeast Corner Roof: Built up roof, no leaks apparent. Roof appears to be in good shape. Wall: Crack in wall. Markings on wall indicate that crack on wall is being mea- sured. Continue to monitor crack. This crack is not seen as a critical repair. Fig 2.06: West Open Porch Fig 2.05: East Open Porch Floor: Minor cracks in concrete floor. Roof: LED Lights. Window/Wall: Crack in wall at window al- lowing water to enter adobe. Seal any cracks around the window and patch stucco to prevent water from entering. Fig 2.04: South Window at Research Library Photo Documentation of Current Conditions, Deficiencies and Recommendations III. Condition Assessment | 2. Pusch Ranch House Steam Pump Ranch Condition Assessment | December 2014 p. 23 Conditions/ Deficiencies Recommendations Fig 2.08: North Wall Rodent Damage Fig 2.09: Suggested Location of Wire Hardware Cloth Fig 2.07: North Wall Rodent Damage Wall: Rodents dig- ging holes at base of wall. This hole appears to lead into the basement. Cracks on the interior wall by fire place are possibly caused from fire- place settling due to rodent activity under fireplace. Replace torn screen in basement to prevent rodents from entering. Locate wire hardware cloth, similar to material installed near the basement stairs, along perimeter of wall. See detail be- low. Refill hole.8" - 12"8" - 12"12" - 24" Existing adobe wall Existing foundation insome locations Existing floor slab Wire hardware cloth with1/4"x 1/4" holes, minimum Slope grade away frombuilding Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/18/2014 2:32:02 PM 1/2" = 1'-0" 14046 Steam Pump Ranch 1/2" = 1'-0"1 Hardware screen detail Provide large rocks to match the color of the surrounding decomposed granite to reduce the visual impact of the metal screen at the Pusch Ranch House. Steam Pump Ranch Condition Assessment | December 2014 p. 24 III. Condition Assessment | 2. Pusch Ranch House Conditions/ Deficiencies Recommendations Fig 2.11: South Wall in Rotating Exhibits / Office Space Fig 2.10: Southeast Corner in Rotating Exhibits / Office Space Wall: Crack at intersection of wall and ceiling along south exterior wall and East wall of the Research Library. Monitor crack for movement. Doors: Basement access door. Fig 2.12: Access to Basement in Rotating Exhibits / Office Space Basement: Holes under beam covered with hardware cloth. Appears to be keep- ing rodents out. Floor: Wood floor in good condition. III. Condition Assessment | 2. Pusch Ranch House Steam Pump Ranch Condition Assessment | December 2014 p. 25 Conditions/ Deficiencies Recommendations Fig 2.14: Baseboard at Wall in the Pusch / Ranching Exhibits Fig 2.15: Baseboard at Wall in the Meeting Room Fig 2.13: View Above Fire Place in the Pusch / Ranching Exhibits Wall: Crack above fire place due to pos- sible settlement at fire place. Fill rodent hole and grade water to flow away from building to help prevent water from getting into the base of the build- ing. See additional recommendations in Fig. 2.07 and 2.08. Wall: Baseboard is separating along the north wall in the Meeting Room and the Pusch Family and Ranching Ex- hibit room. Possibly due to settlement occurring or rodent activity along that wall. Current separa- tion of baseboard appears minor. Not a critical repair at this time. Wall: Wall Wall: Baseboard Steam Pump Ranch Condition Assessment | December 2014 p. 26 III. Condition Assessment | 2. Pusch Ranch House Conditions/ Deficiencies Recommendations Fig 2.17: South Wall in the Meeting Room Fig 2.16: East Wall in the Pusch / Ranching Exhibits Wall: Crack along east wall near fire- place. Fig 2.18: Southeast Corner in the Research Library Wall: Crack on south wall in the Research Library. Crack on the South wall above the door III. Condition Assessment | 2. Pusch Ranch House Steam Pump Ranch Condition Assessment | December 2014 p. 27 Conditions/ Deficiencies Recommendations Fig 2.20: Northwest Corner in Basement Fig 2.19: North Wall Basement Basement: Screen in Basement along North wall is torn. Other openings in basement have been secured. Replace torn screen in Basement with wire hardware cloth to prevent rodents from entering. Basement: Dirt collecting at base of wood column. Pos- sible Rodent activity. Clean debris and close opening and any cracks to pre- vent animals from coming in. Steam Pump Ranch Condition Assessment | December 2014 p. 28 Current Floor Plan Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/2/2014 1:11:38 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Bunk House Existing 4' 0' 4'16'8' 1/8" = 1' - 0" Fig. 3.01 South Elevations of Bunk HousesTac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/2/2014 11:07:17 AM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Pusch Ranch House Existing 4'0'4'16'8' 1/8" = 1' - 0" Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/2/2014 1:11:38 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Bunk House Existing 4'0'4'16'8' 1/8" = 1' - 0" Fig. 3.02 North and East Elevations of Bunk Houses, Pusch Ranch House Beyond Project North Bunk House A 339 sf Bunkroom 154 sf North Bunkroom 104 sf Bunk House B 336 SF Bathroom 45 sf South Bunkroom 104 sf Shared Bathroom 42 sf p. 29 Steam Pump Ranch Condition Assessment | December 2014 HistoryThe bunk houses are two small adobe structures, built around the 1940s and originally constructed for worker housing. A ramada was originally con-structed between the two houses. Summary of Current Conditions and Deficiencies Both bunk houses are in poor condition and should be the top priority in terms of stabilization. The roof was recently redone. Due to the short roof eave, the water from the roof appears to be landing near the base of the wall and causing additional water damage at the base of the wall. Basal coving is occurring on both structures and water appears to be coming in through the doors and windows. Stucco has fallen off in some loca- tions, creating pockets to allow water to enter the adobe walls. Due to water entering the adobe walls, portions of the adobe walls have started to erode. Due to the lack of a concrete or rock foundation, rodent activity around both of these buildings are significant and is adding to the deterioration of the exterior adobe walls. The interior walls appear to be 2x4 wood construc- tion and seem to be in fair condition. The North Bunkroom of Bunk House B was not entered. The Shared Bathroom in Bunk House B was also dif- ficult to see due to the debris and the amount of items currently stored in Bunk House B. The floor in both bunks was difficult to observe due to debris on the floor. There is evidence of water coming in through the front doors of both Bunk Houses into the interior rooms. The wood roof structure is exposed on the interior. Summary of RecommendationsThese recommendations are to provide temporary stabilization of the structure for the next 2-3 years. We have identified the following critical repair items in order of priority:i. Provide gutters with downspouts on both bunk houses. Locate downspouts with ex-tensions away from the building such that water flows away from the building. ii. Make windows and door frames water tight by resealing around all doors and windows. If windows continue to leak after sealing providing flashing above the windows and doors where windows appear to continue leaking. This should be done prior to ap- plying the thin lime plaster. iii. Install wire hardware cloth along the perim- eter of the building. We would recommend the same solution described in the Pusch Ranch House (see Fig. 2.09) without the rocks to hide the wire mesh. After the hardware cloth is installed, set rodent traps inside to reduce additional damage. iv. Provide a thin lime plaster, 1/8” to 1/4” thick on exposed, interior and exterior adobe walls of both bunk houses. Apply plaster over flashing to help make windows and doors watertight. Make patches obvious to indicate where the temporary repair has occurred to indicate future repair is re- quired in that location. Additional items that are recommended, but not as critical are: i. Remove all of the dirt, debris and items stored inside the bunk houses to allow the interior of the building to be monitored for stabilization, termites and rodent activity. ii. Lower grade around both Bunk Houses to be slightly lower than the finish floor of the house, especially at the exterior doors. Due to the lack of foundation, this must be graded very carefully to prevent the walls from moving or getting damaged. Regrade around building to ensure good drainage away from buildings so that water does not collect within 2’ -3’ of the building. iii. Reattach blocking that is falling out at the roof/wall location. Summary Cost Estimates Critical Repair Costs: i. Gutters and downspouts: $2,000 ii. Seal and flash windows and door frames: $1,500 iii. Prevent rodent damage: $3,500 iv. Lime plaster: $3,000 Recommended Repair Costs: i. Remove debris: $2,000 ii. Lower grade: $2,500 iii. Reattach blocking: $200 III. Condition Assessment|3. Bunk Houses Steam Pump Ranch Condition Assessment | December 2014 p. 30 III. Condition Assessment | 3. Bunk Houses Conditions/ Deficiencies Recommendations Fig 3.04: Bunk House A, North Elevation Roof: New roof Walls: Stucco start- ing to fall off and cre- ating a pocket where water can enter. Patch stucco with a 1/8” to 1/4” lime based stucco, typical for the exterior of both bunk houses where adobe is exposed. Make patches obvious for future repairs to know where patches have been made. Fig 3.06: Bunk House A, East Elevation Fig 3.05: Bunk House A, North Elevation Windows / Walls: Water leaking along window and creating erosion at header and under the win- dow. This is typical at all windows in both bunk houses. Add plaster to reduce any gaps or cracks. Seal around window frame to prevent water from entering and/or provide flashing at the head of the window to reduce the amount of water getting trapped into the wall. Both flash- ing and sealing the frame of the window will create the most water tight system. If budget will not allow for both, at a mini- mum seal around the windows to reduce the water into the walls. This is typical for all windows and doors on both bunk houses. Roof: New roof.Provide gutters and downspout along the eaves of both roofs to drain water away from building. Openings: Water appears to be getting in around vent. Provide flashing at top of vent. Fig 3.07: Bunk House A, East Elevation Base detail Walls: Basal coving and rodent activity. Place a thin lime plaster 1/8” to 1/4” thick over exposed walls at base. This is a temporary patch. Install wire hardware cloth along perimeter of the building. Photo Documentation of Current Conditions, Deficiencies and Recommendations III. Condition Assessment | 3. Bunk Houses Steam Pump Ranch Condition Assessment | December 2014 p. 31 Conditions/ Deficiencies Recommendations Fig 3.09: Bunk House A at South Elevation Door, View from Inside Looking Out Fig 3.10: Bunk House A, Southwest corner Fig 3.08: Bunk House A, South Elevation Openings: Water infiltrating around openings. See recommenda- tions from Fig. 3.04 and 3.05 Grading: Grade around both Bunk Houses is higher than the interior fin- ish floors. Re-grade exterior dirt to be slightly low- er than interior finish floor. Grade dirt so water flows away from adobe walls. Walls: Adobe miss- ing at corner. Patch stucco with a 1/8” to 1/4” lime based stucco. Refer to recommendation in Fig. 3.04. Doors: Cracks around door frame due to water get- ting in around door frame. Refer to recommen- dations on Fig. 3.05. Steam Pump Ranch Condition Assessment | December 2014 p. 32 III. Condition Assessment | 3. Bunk Houses Conditions/ Deficiencies Recommendations Fig 3.13: Bunk House A, Near Southwest Corner Fig 3.12: Bunk House A, West Elevation Walls: Vegetation near adobe walls. Remove the larger bushes and trees whose trunks are within 2’ of the build- ing. Smaller plants (aloe vera, agave, etc) might hinder drainage. Remove smaller plants adja- cent to adobe. Walls: Damaged adobe. Same loca- tion as Fig. 3.11. See recommenda- tion in Fig. 3.07. Fig 3.11: Bunk House A, Northwest Corner Walls: Large amount of adobe missing at corner. See recommenda- tion in Fig. 3.07. III. Condition Assessment | 3. Bunk Houses Steam Pump Ranch Condition Assessment | December 2014 p. 33 Conditions/ Deficiencies Recommendations Fig 3.15: Bunk House A, South Elevation, Interior of Bunkroom Fig 3.16: Bunk House A, Bunkroom Floor Fig 3.14: Bunk House A, South Elevation, Interior of Bunkroom Walls: Crack near South door. Patch with a 1/8” to 1/4” lime based stucco, typical for the interior of both bunk houses where adobe is exposed. Make patches obvious for future repairs to know where patches have been made, in- dicating a damaged area that needs further repair. Walls: Crack by South window and crack by South door. Caused by water collecting at base of wall and/or water leaking from window Refer to recommen- dations in Fig. 3.14 Floor: Floor is full of dirt. Difficult to full see condition of floor. Refer to recommen- dation in Fig. 3.09. Remove debris and dirt from the interior. Floor: Cracks in concrete floor. Not critical to stabili- zation. Steam Pump Ranch Condition Assessment | December 2014 p. 34 III. Condition Assessment | 3. Bunk Houses Conditions/ Deficiencies Recommendations Fig 3.18: Bunk House B, North Elevation Fig 3.17: Bunk House A, Closet and Bunkroom Floor / Walls: Large amount of dirt, pos- sibly from rodent activity. Refer to recommen- dations in Fig. 3.07 and 3.14. Fig 3.19: Bunk House B, East Elevation Roof: Mesquite tree can hit roof during wind storms. Trim lower tree branches so no branches within 2’ to 3’ of the roof. Stored items located throughout the Bunk- room and Closet Remove all unused items to allow space to be maintained. Windows / Walls: Possible water dam- age to adobe under window from water getting in around window frame. Refer to Fig. 3.05 for recommendations. Walls: Possible ro- dent damage. Dirt is located higher than floor interior. Refer to Fig. 3.07, 3.08 and 3.09 for recommendations. Walls: Erosion at corner from water damage. Refer to Fig. 3.06 for recommendations. Roof: New roof. III. Condition Assessment | 3. Bunk Houses Steam Pump Ranch Condition Assessment | December 2014 p. 35 Conditions/ Deficiencies Recommendations Fig 3.21: Northwest Corner in Basement Fig 3.20: Bunk House B, Southwest Corner Walls: Stucco falling off due to water leak- ing around windows. For recommenda- tions refer to Fig. 3.04. Walls: Stucco falling off. For recommenda- tions refer to Fig. 3.06 and 3.07. Roof / Walls: Tree branches hitting building. For recommenda- tions refer to Fig. 3.19. Walls: Not able to see behind plywood support. Erosion at corner possibly due water coming off of room and lack of gut- ter and downspout. Support seems suf- ficient for now. Roof: Blocking is starting to fall out. Replace or reattach where possible to prevent animals from entering. Fig 3.22: Northwest Corner in Basement Steam Pump Ranch Condition Assessment | December 2014 p. 36 III. Condition Assessment | 3. Bunk Houses Conditions/ Deficiencies Recommendations Fig 3.18: Bunk House B, South Bunkroom, Northwest Corner Fig 3.17: Bunk House B, South Bunkroom Window on East wall Walls / Windows: Cracks due to water infiltrating around window. Refer to recommen- dation in Fig. 3.05 and 3.14. Floor: Dirt and stored items. Unable to see condition of floor. Remove dirt, debris and stored items to reduce places for rodents to live. Walls: Vinyl wall covering. Remove to ensure there is no dam- age to adobe under covering. III. Condition Assessment | 3. Bunk Houses Steam Pump Ranch Condition Assessment | December 2014 p. 37 Fig 3.17: Bunk House B, Shared Bathroom Floors / Walls: Dirt and stored items. Possible rodent activity. Remove dirt, debris and stored items to reduce places for rodents to live. Steam Pump Ranch Condition Assessment | December 2014 p. 38 Current Floor Plan Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/18/2014 4:27:03 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Garage Workers Housing 4'0'4'16'8' 1/8" = 1' - 0" Existing Adobe walls to remain Walls to be demolished in the future Project North Entry / Exhibits208 sf Classroom / Western Movies Room526 sf Restroom / Storage 66 sf Site Storage 135 sf Small Kitchen 97 sf Native American Exhibits 179 sf Natural History Exhibits 135 sf Building Storage / Utilities 110 sf Closet p. 39 Steam Pump Ranch Condition Assessment | December 2014 HistoryThe Garage / Workers’ Housing was built in multiple stages between the 1930s to the 1960s. It was originally constructed as the garage for the Procter / Leiber House Summary of Current Conditions and Deficiencies The Classroom / Western Movies, Entry / Exhibits and Restroom / Storage rooms were reviewed for stabilization to prevent future deterioration. The adjacent rooms were only reviewed if they impacted the structure of the rooms to be preserved. Previous stabilization issues appeared to have been addressed at an earlier time. The critical issue in this building are the damages from rodent activity. Summary of Recommendations These recommendations are to provide temporary stabilization to the structure that will remain only. We have identified the following critical repair items in order of priority: i. Clean up debris and board up small openings in the walls if rodent holes are apparent after cleaning. Install wire hardware cloth along the perimeter of the portion of the building that will be preserved where possible. We would recommend the same solution described in the Pusch Ranch House (see Fig. 2.09) without the large rocks to hide the hardware cloth. Install rodent traps to help reduce the number of rodents. ii. Water appears to be collecting along the North exterior wall of the Restroom / Stor- age. Provide a thin lime plaster, 1/8” to 1/4” thick on exposed adobe. Make patch obvious to indicate where the temporary repair has occurred and that future repair is required in that location. iii. Direct water away from the corner by the Restroom / Storage and the Site Storage by adding gutters and downspouts to the roof around the portion of the building to be kept. Locate downspouts to direct water away from the building. Remove vine grow- ing in that corner. The following repair items are not critical to the stabilization of the structure, but should be consid- ered if rodent activity in the portion of the building to remain continues: i. The wall and structure between the Class- room / Western Movies Room and the Entry where an earlier roof leak deterio- rated the wall is currently stable, however if rodents begin to dig into that wall, provide a temporary thin lime stucco 1/8” to 1/4” thick on the exposed adobe wall. ii. Board up the West opening in the Class- room / Western Movies Room if rodents continue to enter the space after hardware cloth is installed around the perimeter of the building to be preserved. Summary Cost EstimatesCritical Repair Costs: i. Prevent rodent damage: $2,000 ii. Lime plaster: $500 iii. Gutter and downspout: $1,500 Recommended Repair Costs: i. Repair damaged wall: $2,000 ii. Board up openings: $500 III. Condition Assessment|4. Garage / Workers’ Housing Fig. 4.01: Southeast Corner Fig. 4.02: North Elevation Steam Pump Ranch Condition Assessment | December 2014 p. 40 III. Condition Assessment | 4. Garage / Workers Housing Conditions/ Deficiencies Recommendations Fig 4.03: North Elevation looking East Majority of the North elevation will be demolished in the future. Fig 4.04: Northeast Elevation Location of building that will be pre- served. Interior is in fair condition. Fig 4.05: North Elevation by Restroom / Storage, looking West Walls: Water collect- ing in the corner and eroding base of wall. Possible rodent activity, see Fig. 4.11 for view of this loca- tion at the interior. Place thin lime plas- ter, 1/8” to 1/4” thick over missing stucco. Add gutters to roof line above the area of the building that will be restored and locate downspouts to flow away from build- ing. Remove vine. Portion of building that will be demol- ished in the future. Photo Documentation of Current Conditions, Deficiencies and Recommendations III. Condition Assessment | 4. Garage / Workers Housing Steam Pump Ranch Condition Assessment | December 2014 p. 41 Conditions/ Deficiencies Recommendations Fig 4.07: South Elevation Fig 4.08: Southwest Corner of the Classroom / Western Movies Room Fig 4.06: South and East Elevations, looking Northwest Portion of building to be preserved. In fair condition. Portion of building to be preserved. This portion appears structurally stable. Wall: Crack in wall Not a critical repair at this time. Floors / Walls: Pile of dirt, appears to be rodent activity. Doors: Opening to the Native American Exhibit to the West. If the Native Ameri-can Exhibits Room to the West of the Classroom / Western Movies Room is hav-ing rodent problems, we recommend blocking the opening to prevent rodents from entering the Classroom. Roof: Roof in good condition. Lower building will be demolished in the future. Steam Pump Ranch Condition Assessment | December 2014 p. 42 III. Condition Assessment | 4. Garage / Workers Housing Conditions/ Deficiencies Recommendations Fig 4.11: Bathtub in Restroom / Storage Fig 4.10: Northeast Corner of Classroom / Western Movies Room Structure: Column added to support the beam. Support appears suf- ficient at this time. Walls: Adobe dete- riorated from earlier roof leak. Roof leak appears to be fixed. Stucco finish from other side still stand- ing. Wall is stable as is for short term. If rodent damage in wall creates more damage, provide a thin lime plaster 1/8” to 1/4” thick to prevent rodents from entering the wall. Fig 4.09: Northwest Corner of Classroom / Western Movies Room Floor: Cracks in concrete floor. Not critical to repair at this time. Walls: Cracks in at corner and on the North wall of Class- room / Western Mov- ies Room. Not critical to repair at this time. Floor / Walls: Large amount of dirt, pos- sibly due to rodent activity. Remove dirt and inspect adobe to ensure that large portions of adobe wall aren’t missing. Repair as needed and close rodent holes if any. III. Condition Assessment | 4. Garage / Workers Housing Steam Pump Ranch Condition Assessment | December 2014 p. 43 Conditions/ Deficiencies Recommendations Fig 4.13: Closet on the North Side of the Entry / Exhibits Room Fig 4.14: Center of West Wall of Entry / Exhibit Room Fig 4.12: Toilet in Restroom / Storage Wall: Wall is dam- aged near base. Possibly from water infiltrating from exte- rior or rodent activity. Refer to recommen- dation in Fig. 4.05. Walls / Floor: Closet in the Entry / Exhib- its Room is full of dirt. Appears to be same activity from Northeast corner of Classroom / Western Movies Room. Refer to recommen- dations in Fig. 4.10. Floor: Floor is full of dirt. Refer to recommen- dation in Fig. 4.11. Walls: Damage to wall from water leak. Same wall as the East wall of the Classroom / Western Movies Room in Fig. 4.10. Refer to recommen- dation in Fig. 4.10. Steam Pump Ranch Condition Assessment | December 2014 p. 44 Current Floor Plan Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/3/2014 11:07:48 AM 1/16" = 1'-0" 14046 Steam Pump Ranch 1/16" = 1'-0"1 Procter Leiber House 8'0'8'24'16' 1/16" = 1' - 0" Existing walls to remain Walls to be demolished in the future Fig. 5.01: North Elevation Fig 5.02: Northwest Elevation, looking at Main Entrance into House True North Hank Leiber Displays 441 sf Food Service 226 sf Entry Porch 126 sf Pantry 47 sf Stairs to roof Open Porch 389 sf Sun Porch 703 sf Procter Displays 566 sf Sitting Room93 sf Exhibit Room 343 sf Office / Archive 373 sf Hall East Addition, 720 sf Bath- room Bathroom Bathroom Fireplace ShowerClosetCloset Bath Porch Addition Closet Closet Powder Room p. 45 Steam Pump Ranch Condition Assessment | December 2014 HistoryThe Procter / Leiber house was originally built for John Procter and his family in 1933. The house was constructed out of adobe with a concrete foundation. Modi-fications were made to the interior of the house over the years. The East Addition was built in the 1980s. Assessment of Previous Work Performed Recent repair work to the roof above the Procter Displays Room and the North- west wall of that room started in 2010. The Procter / Leiber House appears to be in fair condition. Settlement is occur- ring in the north corner near the Sitting Room. This might be due to water col- lecting near that corner and/or unstable soil under the building’s foundation. The stucco on the parapet is cracking, allow- ing water to infiltrate the adobe. Water appears to be getting in around the Procter Displays Room window. This might also be due to settlement in the North corner. The new ceiling and beams in the Living Room appear to be in good condition. The ceiling in the Sitting Room is in poor condition from a leak in the roof. The leak appears to have been fixed. Summary of Current Conditions and Deficiencies The Procter Leiber house is overall in fair condition. There are cracks developing in the floors and walls and some water infiltration at the doors, windows and roof and areas of ponding water on the roof and at the base of the building. There also ap- pears to be some termite issues in the wood at the open porch and some rotted 1x sheathing. Rodents have caused damage to some interior walls. Summary of Recommendations The 2008 Master Plan proposed that the build- ing be taken back to the original configuration, with some of the interior rooms re-opened. The master plan is currently being reassessed with the possibility that the East Addition be preserved. At this time, the only addition to be removed will be the Porch Addition, to the South of the East Addi- tion and Office / Archive. These assessments and recommendations include all rooms except for the Porch Addition. These recommendations are to provide stabiliza- tion for the next 2 to 3 years only to the portions of the structure to remain. We have identified the following critical repair items in order of priority: i. The clay canales are dumping water near the foundation of the building. This appears to be causing some compromise to the foundation in areas where the water is col- lecting. We would recommend extending canales, providing splash blocks and grad- ing and channeling the water 3’ to 4’ away from the building so water does not collect near the building. If settlement continues, provide a downspout or flexible downspout extension at the canales to be able to bet- ter control the water. ii. The roof over the East Addition needs to be built up more to allow water to flow out of the canales correctly. Currently the roof is lower than the canales, creating a pond- ing area and allowing water to leak into the sink in the Bathroom of the East Addition. iii. Repair roof over the Food Service Room, portions of that area of the roof appear to be leaking. iv. The window and door frames are start- ing to deteriorate especially on the North Elevation and allowing water to enter in be- tween the frame and adobe walls. All gaps between the adobe wall and frames should be sealed to prevent deterioration of the walls. This should be done as soon as possible as it is critical to keep water from entering into the walls. As water infiltrates through the window and door frames, it can deteriorate the adobe under and above the III. Condition Assessment|5. Procter / Leiber House Fig. 5.03: South Elevation, Looking at the Enclosed Porch Shower Steam Pump Ranch Condition Assessment | December 2014 p. 46 windows and doors. v. Repair the stucco on the top of the parapet at the Procter Displays Room to prevent water from entering the top of the wall. There are two options for repair: Option 1: Apply a thin lime stucco, 1/8” to 1/4” thick over all of the cracks and locations of exposed adobe. The thin lime stucco is only a temporary solution. Option 2: Apply a full lime stucco system on the parapet. The full lime stucco system will provide protection for a longer period of time. Due to the nature of stucco, espe- cially on the tops of parapets, this will need regular maintenance to ensure water is not entering from the top of the parapet. vi. Fix clay tile roofs over the Sun Porch so that water will not enter the porch. vii. Close open holes and pipes so that ro- dents aren’t able to enter the building. viii. Repair adobe site wall near the Porch Ad- dition. Cover with tarp until repair occurs. Additional items listed in priority that are recom- mended, but not critical to the structural stability are: i. Inspect and treat the building for termites. There is currently termite activity in the Open Porch. ii. Portions of the Open Porch appear to be structural unsound. Be mindful of putting additional load to the roof at the Open Porch. If the porch needs to be accessed, then the porch roof will need to be structur- ally reinforced. At this time the clay tiles over the Open Porch can be repaired so that water no longer leaks over open porch. iii. If rodent damage along the perimeter starts to create significant damage, provide a hardware cloth around the perimeter of the building as described in the Pusch Ranch House. The current damage from rodents at the exterior of the house appears minor in comparison to the other buildings on site. Summary Cost Estimates Critical Repair Costs: i. Grading and water control: $4,000 ii. East addition roof repairs: $2,000 iii. Roof repair at kitchen: $500 iv. Make windows and doors watertight along the North elevation: $1,500 v. Parapet: Option 1 thin lime stucco: $1,000 Option 2 full lime stucco system: $2,500 vi. Clay roof tiles at Sun Porch: $1,000 vii. Close openings: $500 viii. Adobe site wall repair: $1,000 Recommended Repair Costs: i. Termite treatment: $2,000 ii. Structurally reinforce Open Porch: $2,000 iii. Rodent prevention: $5,000 III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 47 Fig 5.04: Stairs Leading to Roof Fig 5.05: Northwest Elevation at Procter Displays Room Window Conditions/ Deficiencies Recommendations Wall: Stucco dam- aged on top of stair wall. Currently not critical to the structure of the building. Apply a thin layer of lime based stucco 1/4” to 1/8” thick to prevent additional damage. Apply stucco to allow future work to know location of patch. Photo Documentation of Current Conditions, Deficiencies and Recommendations Roof: Canales do not extend very far from the wall. See recommenda- tion below. Site: Water is col- lecting at base of building. Interior of living room is crack- ing, possibly due to settlement and water collecting near the corner of the build- ing. Grade dirt and chan- nel ponding area away from the build- ing. Extend canales to match other ca- nales to direct water further away from the building. Provide splash blocks at the base of the building. If settlement contin- ues, provide a down- spout at the canales to be able to better control the water. Steam Pump Ranch Condition Assessment | December 2014 p. 48 III. Condition Assessment | 5. Procter / Leiber House Fig 5.07: North Elevation, at Exhibit Room Site: When water falls from canales, a depression in the dirt is created, allowing the water to collect near the base of the building. Provide a splash block and regrade to get water away from the building. If water continues to pool near the base of the wall, provide down- spouts at the cana- les to better control the water away from the building. Conditions/ Deficiencies Recommendations Fig 5.06: Northwest Elevation, at Procter Displays Room and Stairs to Roof. Wall: Rodent activity along the base of the walls. Install wire hard- ware cloth along the perimeter of the building if rodent ac- tivity begins to create significant damage around the perimeter of the building. We would recommend the same solution described in the Pusch Ranch House if that appears to work. In addition to the hardware cloth we would recom- mend installing rodent traps in or around the building. Wall: Canales along the North wall of the Exhibit Room and Office / Archive have been extended. See recommenda- tions below. III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 49 Conditions/ Deficiencies Recommendations Fig 5.08: East Window in Sitting Room Windows: Wood framed windows have deteriorated allowing for water to penetrate and com- promise the adobe wall. This promotes additional problems with termites and rodents. Seal cracks around the window and frames to make the windows water tight. This is typical for all windows in the Sitting Room, Exhibit Room and Office / Archive. This is a critical repair and should be done as soon as possible. If budget allows, treat for termites. Fig 5.09: North Window in Office / Archive Room Fig 5.10: Northeast Corner Wall: Canales have been extended. When water falls from canales, a de- pression in the dirt is created, allowing the water to be collected near the base of the building. Refer to Fig. 5.07 for recommendations. Steam Pump Ranch Condition Assessment | December 2014 p. 50 III. Condition Assessment | 5. Procter / Leiber House Conditions/ Deficiencies Recommendations Fig 5.11: North Wall near Powder Room Door in East Addition Wall: Hole in wall allows animals to enter. Fill hole with steel wool or expandable foam to keep ani- mals out or attach a metal screen Wall: Hole in wall allows animals to enter. Pipe from bathtub. Fill hole with steel wool or expandable foam to keep ani- mals out or attach a metal screen. Cap pipe. Site: Dirt is above finished floor Regrade dirt so it is below finish floor. Fig 5.12: East Elevation at East Addition Bathroom Fig 5.13: Site Wall to the South of the Porch Addition Wall: Edge of wall is damaged. Repair adobe site wall and re-stucco to prevent additional deterioration. Wrap adobe with tarp until able to repair wall to prevent further de- terioration of adobe wall. III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 51 Conditions/ Deficiencies Recommendations Fig 5.14: North Elevation, Open Porch Structure: Termite damage Inspect building for termites and treat. Repair structurally damaged items. Fig 5.15: Open Porch, Looking North Roof: Structural damage to porch. Repair / replace damaged wood and fix clay tiles above. Fig 5.16: Open Porch, Looking South Fig 5.17: Open Porch, Near Front Door Steam Pump Ranch Condition Assessment | December 2014 p. 52 III. Condition Assessment | 5. Procter / Leiber House Conditions/ Deficiencies Recommendations Fig 5.19: Roof at Food Service and Hank Leiber Displays Rooms Fig 5.20:Roof above Food Service Room Fig 5.18: Roof at Open Porch Roof: Debris on roof. Clean debris on roof so water is able to flow off of roof. Large air handler, appears to be locat- ed above a bearing wall. Roof: Crack in roof.Repair roof, leak showing in Food Service Room. Roof: Roof tiles have shifted and are not draining water correctly. Replace broken tiles, and reset tiles that have slipped. III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 53 Conditions/ Deficiencies Recommendations Fig 5.22: Parapet Wall at Procter Displays Fig 5.23: Parapet Wall at Procter Displays Room Fig 5.21: Roof at Procter Displays Roof: Roll roofing above appears to be in good condition. Wall: Stucco on top of parapet is crack- ing. Water is pen- etrating into adobe wall. It is critical to repair any cracked stucco on the top of any of the parapet walls to prevent water entering the wall which will cause deterioration of the adobe wall. Most of the damage appears to be on the Procter Displays Room parapets. Provide a thin lime stucco 1/8” to 1/4” over cracks to prevent water from entering as a temporary fix. Locate patches to be obvi- ous so future long term stabilization will know to repair stucco. Wall: Stucco on parapets is failing. Refer to the images below. Steam Pump Ranch Condition Assessment | December 2014 p. 54 III. Condition Assessment | 5. Procter / Leiber House Conditions/Deficiencies Recommendations Fig 5.25 Roof at East Addition Fig 5.26: East Addition Bathroom, View of Ceiling by Roof Leak Fig 5.24: Roof at East Addition, Near Northeast Corner Roof: Location of roof drain. Located higher than finish level of roof. Roof: Water is pond- ing in this area. Reroof in this area and slope roof to allow water to drain correctly. Roof / Ceiling: Damage to ceiling from rainwater pond-ing on roof. Refer to recommen-dations above in Fig. 5.24 and 5.25. Roof: Location of roof drain. Located higher than finish level of roof. III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 55 Conditions/ Deficiencies Recommendations Fig 5.29: Roof at Sun Porch near Procter Displays Room Wall. Fig 5.28: Roof at Sun Porch to Remain Roof: Clay roof tiles have shifted and cracked. Refer to recommen- dation on Fig. 5.18. Fig 5.27: Porch Addition to Demo Wall: Adobe site wall with damage at the edge. Refer to Fig. 5.13 for recommendations. Porch: Porch to be demolished at a later date. Roof: Clay tiles are starting to pull away from the wall. Re-attach or replace clay tiles to prevent water from leaking through. Steam Pump Ranch Condition Assessment | December 2014 p. 56 III. Condition Assessment | 5. Procter / Leiber House Roof / Ceiling: Water damage from roof leaks at the light fixture. Repair roof leak, refer to Fig. 5.20. Conditions/ Deficiencies Recommendations Fig 5.30: Ceiling in Food Service Room Fig 5.31: Water Heater Closet in Entry Porch Walls: Rodent activ- ity. Clean up dirt to find location of rodent activity. Close any holes. Fig 5.32: Closet in the Hank Leiber Displays Room, Adjacent to the Water Heater Closet III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 57 Conditions/ Deficiencies Recommendations Walls: Cracking in North wall of living room. Refer to recommen- dation on Fig. 5.05. Floor: Cracks in concrete floor. Not critical to stability of structure. Wall: Wall deteriorat- ing under window due to water coming in from window no longer being water tight and possibly from ponding at the exterior. Some dam- age due to earlier leak in the roof that has since been repaired. Refer to recommen- dations in Fig. 5.05 and 5.08. Fig 5.35: North Window in Sitting Room Fig 5.34: Procter Displays Room Looking Northeast at the Ceiling Fig 5.33: Procter Displays, Looking Northeast Steam Pump Ranch Condition Assessment | December 2014 p. 58 III. Condition Assessment | 5. Procter / Leiber House Conditions/ Deficiencies Recommendations Walls: Rodent dam- age. Close holes and set traps. Wall: Cracks in wall by window. Cracks from wa- ter leaking around window. Make win- dows and parapets watertight. Refer to recommendation in Fig. 5.08 and 5.09. Roof / Ceiling: Damage from Roof Leak. Roof leak appears to have been fixed. Fig 5.36: Ceiling in Sitting Room above North Window Fig 5.37: East Addition Power Room Fig 5.38: Bathroom in Office / Archive III. Condition Assessment | 5. Procter / Leiber House Steam Pump Ranch Condition Assessment | December 2014 p. 59 Steam Pump Ranch Condition Assessment | December 2014 p. 60 Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/4/2014 3:38:23 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Carlos' House Former BBQ 4'0'4'16'8' 1/8" = 1' - 0" Current Floor Plan Walls to remain Areas to be removed Fig. 6.01 South Elevation Possibly original windows. Barbecue / Gathering Space 550 sf Hall65 sf North Room250 SF Restroom185 sf Closet 35 sf Closet 35 sf Bath60 sf Project North Steam Pump Ranch Condition Assessment | December 2014 p. 61 Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/4/2014 3:38:23 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1Carlos' House Former BBQ 4' 0' 4'16'8' 1/8" = 1' - 0" HistoryThe Barbecue was originally constructed as a shade structure around the 1930s to 1950s. Over the years the structure has been added to and enclosed. Summary of Current Conditions and Deficiencies The area of the building to be preserved is in fair condition. There are some joists missing in the roof of the Barbecue / Gathering Space. Erosion is occurring under some of the windows. The roof ap- pears to have been recently repaired for leaks. The wall between the Restroom and the Bathroom is an open stud wall. The exterior walls of the rooms to the South of the Restroom (Hall, Clos- ets, Bath) appear to be constructed of adobe and might be part of the early adobe walls added to the Barbecue. This structure should have additional research to determine if the exterior adobe walls of the closets and bath should be preserved. Summary of Recommendations These recommendations are to provide temporary stabilization to the structure only. We have identi- fied the following critical repair items: i. Seal around windows to prevent further erosion of adobe walls. ii. Provide a thin lime plaster 1/8” to 1/4” thick by the water heater where there is a large area of exposed adobe. Make patches obvious to indicate where the temporary repair has occurred and that future repair is required in that location. Cover any holes in that area to prevent animals from enter- ing and to reduce the amount of dirt from coming inside. iii. Provide a gutter and downspout on the North Elevation of the building to be preserved to prevent water from creating basal erosion. iv. Install wire hardware cloth along the perim- eter of the building to prevent rodents from entering. We would recommend the same solution described in the Pusch Ranch House (see Fig. 2.09) without the large rocks to cover the wire. Provide rodent traps on the interior after the perimeter is secure. An additional item that is recommended, but not as critical is: i. Provide sheathing on the South wall of the Restroom which is currently an open wood stud wall. If the adjacent rooms to the South are demolished or if rodents appear to be coming into the space from those rooms, close the wall to decrease the num- ber of animals from entering that room. Summary Cost EstimatesCritical Repair Costs:i. Seal windows: $1,000 ii. Lime plaster and board openings on the interior: $500 iii. Gutter and downspouts: $2,000 iv. Prevent rodents: $500 Recommended Repair Costs:i. Sheathing at Restroom: $500 III. Condition Assessment|6.Carlos’ House / Former BBQ Fig. 6.03:Southwest Corner Fig. 6.02 Northeast Corner Steam Pump Ranch Condition Assessment | December 2014 p. 62 III. Condition Assessment | 6. Carlos’ House / Former BBQ Conditions/ Deficiencies Recommendations Fig 6.04:North Elevation of Portion to be preserved Fig 6.06: South Elevation at the Barbecue Fig 6.05: Southeast Corner Windows: Water might be leaking along window and creating erosion under the window. This is typical at all windows along the North Elevation. Seal around the win- dow frame to prevent water from entering This is typical for all windows on the North Elevation. This portion will not be preserved per the 2008 Master Plan. Study this portion of building to determine if this section is part of the early adobe construction and should be preserved. Site: Water is col- lecting at the base of the building from the roof. Provide gutters and downspouts and drain water away from the building. Windows: Windows to be removed and salvaged at a later date. Roof: Chimney for the barbecue. Appears to extend beyond the wall to be preserved. Not a critical stabi- lization issue at the moment. Walls: Full length of wall is adobe. Additional research should be performed to determine if this wall should be pre- served Photo Documentation of Current Conditions, Deficiencies and Recommendations III. Condition Assessment | 6. Carlos’ House / Former BBQ Steam Pump Ranch Condition Assessment | December 2014 p. 63 Conditions/ Deficiencies Recommendations Fig 6.08: West Elevation at Water Heater Fig 6.09: Restroom, East Window Fig 6.07: West Elevation Walls / Windows: Deterioration of adobe walls along north elevation. Seal any gaps between the window frame and adobe. Portion of building not to remain. Walls: Large hole in adobe and stucco has been removed. Close openings in adobe wall with ex- terior rated plywood. Apply a thin lime plaster 1/8” to 1/4” thick to exposed adobe. Steam Pump Ranch Condition Assessment | December 2014 p. 64 III. Condition Assessment | 6. Carlos’ House / Former BBQ Conditions/ Deficiencies Recommendations Fig 6.12: West Wall in Restroom Fig 6.11: Barbecue / Gathering Space, North Window Roof / Wall: Pos- sible leak in roof. Fix leak in roof if not yet repaired. Fig 6.10: Restroom, East window Walls / Windows: Deterioration of adobe walls under windows. Seal any gaps between the window frame and adobe. III. Condition Assessment | 6. Carlos’ House / Former BBQ Steam Pump Ranch Condition Assessment | December 2014 p. 65 Conditions/ Deficiencies Recommendations Fig 6.15: Barbecue / Gathering Space, Looking East Fig 6.14: Above Barbecue Ceiling / Roof: Joists missing above barbecue Structure appears to be ok for now. Ad- ditional joists can be added once restora- tion work occurs. Floor: Large cracks in concrete floor. Not a critical repair at this time. Fig 6.13: Restroom, South Wall Wall: Open 2x wood framing. Attach exterior rated sheathing to one side of 2x framing if portion to be demol- ished is removed. Steam Pump Ranch Condition Assessment | December 2014 p. 66 III. Condition Assessment | 6. Carlos’ House / Former BBQ Conditions/ Deficiencies Recommendations Fig 6.16: West Wall of Barbecue / Gathering Space Walls: Hole in wall near water heater. Refer to Fig. 6.07 and 6.08. Refer to recommen- dations in Fig. 6.07 and 6.08. Window: Gaps around window. Seal gaps to make window water tight and to prevent dam- age to the adobe around the window. Keep windows se- curely closed. III. Condition Assessment | 6. Carlos’ House / Former BBQ Steam Pump Ranch Condition Assessment | December 2014 p. 67 Steam Pump Ranch Condition Assessment | December 2014 p. 68 Fig 7.02: Northwest Corner of Long Chicken Coops Fig 7.03: Southeast Corner of Long Chicken Coops Fig 7.01: Aerial of Chicken Coops, Image from Pima County Map Guide, 2014 Imagery Possible Hatchery Long row of Chicken Coops Restrooms Tac#:Date:p. 520.622.4506 | f. 520.620.6097 | 2625 north silverbell road | tucson, arizona 85745 | at The Silverbell Ranch the architecture companyScale: 12/1/2014 3:25:14 PM 1/8" = 1'-0" 14046 Steam Pump Ranch 1/8" = 1'-0"1 Pump House Existing Floor Plan 4' 0' 4'16'8' 1/8" = 1' - 0" Tac#: Date: p. 520.622. 4 5 0 6 | f. 52 0. 6 2 0. 6 0 9 7 | 2 6 2 5 n ort h sil v er b ell r o a d | t ucs o n, arizona 8 5 7 4 5 | at T h e Silv er b ell Ran c h the arc hit ect ur e c o m p a ny Scale: 12/1 / 2 0 1 4 3: 2 5: 1 4 P M 1/8" = 1'- 0" 14046 Steam P u m p R a n c h 1/8" = 1'-0"1Pump House Existing Floor Plan 4' 0' 4' 16'8'1/8" = 1' - 0" Project North True North p. 69 Steam Pump Ranch Condition Assessment | December 2014 HistoryThe chicken coops were constructed around 1930s to the 1950s and were built to house the hens that laid the eggs sold to the Pioneer Hotel. Each coop in the long row of chicken coops are around 10’ x 12’ each. The smaller wood structure is believed to be the hatchery. Summary of Current Conditions and Deficiencies The wood hatchery, is structurally un- sound and in poor condition. The roof is partially collapsed and the interior sup- ports have fallen. The long chicken coops are constructed out of adobe and wood and also in poor condition. The adobe is deteriorating and has col- lapsed on the east end. The roof has collapsed over most of the structure. Most of the doors, win- dows and small trap doors are gone. The concrete stem wall and concrete floor in the long chicken coops appear to be in good condition. The adobe walls appear to have a cement stucco finish, which is not beneficial for adobe and should be remediated once the long term stabilization and restoration occurs. Summary of Recommendations These recommendations are to provide temporary stabilization to the structure only. We have identified the following critical repair items in order of priority: i. The adobe requires protection to prevent further deterioration. Each option can be chosen based on each location of exposed adobe. We recommend Option 1 in loca- tions where the tarp can be securely at- tached and Option 2 in smaller areas where tarp would be difficult to locate. Option 1: Cover the adobe with tarp to prevent further deterioration of the adobe. Option 2: Cover any exposed adobe with a thin layer of lime plaster that is 1/8” to 1/4” thick. Ensure the tops of the adobe walls are protected. The wood on the long coops can remain as is. ii. The roof structure has deteriorated in many locations and is collapsing. If funds are an issue the roof can remain as is. However, locating the tarp on the exposed adobe may become more difficult. We strongly recom- mend supporting the roof and stabilizing the structure where no longer stable over the full width of each coop. Stabilize the door starting to fall down on the Long Chicken Coops near the East end. This temporary stabilization will prevent further collapse of the roof and reduce the possibility of ad- ditional portions of the building collapsing. This will also allow the team that provides the long term stabilization and restoration to see the existing roof and be able to re-build if necessary. iii. Brace the four corners of the wooden chick- en hatchery each way to prevent the coop from collapsing. Do not cover the wood roof with tarp as there is the potential for ponding on the tarp, which could cause fur- ther roof collapse. The latest the hatchery should be braced is before the monsoons. iv. Trim trees so no branches can hit the struc- ture, remove all dead branches and remove all mistletoe. Summary Cost Estimates The repair costs identified below are in the same order as identified in the Summary of Recommen- dation Section. Critical Repair Costs: i. Protect exposed adobe: Option 1: $6,500 Option 2: $10,000 ii. Brace structure: $7,500 iii. Hatchery bracing: $4,000 iv. Trim trees: $1,500 III. Condition Assessment|7. Chicken Coops Fig. 7.04: Northeast Corner of Hatchery Steam Pump Ranch Condition Assessment | December 2014 p. 70 III. Condition Assessment | 7. Chicken Coops Conditions/ Deficiencies Recommendations Fig 7.05: Northeast Corner of Hatchery Fig 7.07: Northwest Corner of Hatchery Fig 7.06: Southwest Interior Corner of the Hatchery Roof: Partial col- lapse of wood roof structure and deck with portions of corrugated metal roof missing. Cen- ter wood support is failing. See recommenda- tions above. Prop up with posts portions of roof starting to collapse. Walls: Overall struc- ture is poor, walls are tilted and the entire structure could fall during a severe windstorm. Support the 4 cor- ners of the building in both directions to stabilize. Structure: Building structure is com- posed of dimension- al lumber. Lumber appears to be in poor condition. See recommenda- tions above. Walls: Wood boards are in fair condition. Walls: Wall boards in this area are missing or may have been connected with chicken wire. Door: Door is miss-ing from this loca-tion. Floor: Concrete floor is in fair condition Floor: Possibly ex- isting hatchery floor with concrete stem walls. Photo Documentation of Current Conditions, Deficiencies and Recommendations III. Condition Assessment | 7. Chicken Coops Steam Pump Ranch Condition Assessment | December 2014 p. 71 Conditions/ Deficiencies Recommendations Fig 7.09: East End of Chicken Coops Looking North Fig 7.10: East End of Chicken Coops Looking South Fig 7.08: Southwest Corner of Hatchery Walls: East end has collapsed. Only por- tions of adobe wall remaining. Cover tops of walls where there is no roof with tarp. En- sure that the top of the walls do not get wet and that mois- ture can still escape from the tarps. Walls: Tree limbs hitting adobe walls. Large mesquite tree located near to base of adobe walls. Trim trees and re- move mistletoe. Windows: Window frames are in poor condition. No repair, not critical to structural stability. Roof: roof is com- pletely missing in this area Doors: Exposed adobe at failed lintel where door frames have twisted and are about to fall. Cover adobe with tarp and support /brace lintel to prevent additional movement of lintel or remove adobe as it is a potential safety hazard. Walls: The grey colored stucco ap- pears to be a cement based stucco on a large portion of the interior and exterior, which is not ideal for adobe walls. The concrete stucco can remain as a temporary finish, for long-term stabi- lization the cement stucco should be removed and replace with a lime based stucco. Steam Pump Ranch Condition Assessment | December 2014 p. 72 III. Condition Assessment | 7. Chicken Coops Conditions/ Deficiencies Recommendations Fig 7.13: North Elevation, near West End of Coops Fig 7.11: North Elevation, Center of Coops Roof: Wood roof is collapsing. Walls: Adobe walls are exposed and starting to erode. Walls: The grey colored stucco ap- pears to be a cement based stucco. Option 1: Leave roof structure as is. Option 2: Prop up roof areas that are collapsing. Option 1: Cover exposed adobe walls and tops of walls with a thin layer of lime stucco 1/8” to 1/4” thick. Option 2: Carefully cover and secure tarp over exposed adobe walls. Ensure the tops of exposed adobe walls are covered to help prevent water from deteriorating adobe. Avoid covering roof with tarp. Wall: Large, historic mesquite to be pre- served. Roots of tree appear to be pushing wall up. Trim branches where hitting the structure. Walls: Possible animal holes at the base of the wall. Re- cent activity appears minimal. See recommenda- tions below. Walls: Concrete stem wall in good condition. Fig 7.12: North Elevation, Center of Coops Adjacent to Image Above Walls: Wood frame at chicken door missing. Put in new wood frame around open- ing to keep adobe stabilized. Walls: Adobe wall has eroded. Only stucco from interior remaining. Cover adobe with tarp or thin lime plas- ter to try to reduce erosion. Walls: Bolt to hold down wood plate ex- posed showing more than half of adobe wall has eroded. Cover remaining adobe with tarp to try to save as much of remaining adobe as possible. III. Condition Assessment | 7. Chicken Coops Steam Pump Ranch Condition Assessment | December 2014 p. 73 Fig 7.14: West Elevation Wall: Portions of stucco have fallen off. See recommenda- tions in Fig. 7.12. Conditions/ Deficiencies Recommendations Fig 7.16: South Elevation near the West end Tree is hitting struc-ture.Trim tree and remove all dead branches and mistle-toe. Fig 7.15: South Elevation at West end Walls: Wood boards are in good condi- tion. Wall: Wall boards are in fair condition Openings: Windows and doors are miss- ing or boarded. Floor: Concrete floor in good condition. Openings: Glass window and frame in place. Walls: The grey colored stucco ap-pears to be a cement based stucco. See recommenda-tions in Fig. 7.10. Wall: Portions of stucco have fallen off. See recommenda- tions in Fig. 7.12. Steam Pump Ranch Condition Assessment | December 2014 p. 74 III. Condition Assessment | 7. Chicken Coops Conditions/ Deficiencies Recommendations Fig 7.19: Chicken Coop at East End Roof: Wood roof has collapsed. Remove fallen branches on top of roof structure. See recommendations in Fig. 7.12. Wall: Interior of adobe wall appears to be a good condi- tion. Stucco might be concrete based stucco. See recommenda- tion in Fig. 7.10. Wall: Wall boards are in fair condition. Interior view from Fig. 7.14. No temporary structural stability required due to short height of boards. Fig 7.18: South Elevation near East End Trees are hitting structure. Trim trees, remove dead branches and mistletoe. Fig 7.17: South Elevation in the Center of the Coops Roof: Structure at roof has collapsed. See recommenda- tions in Fig. 7.12. Wall: Stucco miss- ing. See recommenda- tions in Fig. 7.12. III. Condition Assessment | 7. Chicken Coops Steam Pump Ranch Condition Assessment | December 2014 p. 75 Fig 7.20: Interior of Chicken Coop near West End by Large Mesquite Roof: Roof col- lapsed, Support provided to hold up remaining roof. Remove debris on roof and trim dead branches off of mesquite tree. See recommendations in Fig. 7.12. Wall: Wood wall in fair condition. Fig 7.21: Interior of Chicken Coop near Center of Coops Wall: Wood wall and roof collapsing. See recommenda- tions in Fig. 7.12. Conditions/ Deficiencies Recommendations Fig 7.22: Interior of Coop Near Center of Chicken Coops Roof: Roof collaps- ing, coop is adjacent to coop in image above. See recommenda- tions in Fig. 7.12. Floor: Concrete floor in good condition.