Architectural Narrative and Cost Estimates
Prepared 11/30/2022
The Hall of Waters has been listed on the Missouri Alliance for Historic Preservation Places in Peril roster with other worthy endangered buildings in the State of Missouri. While the historic building is in continued use, the building is continuing to deteriorate. Primary entrance doors are racked, the roof is leaking, the tower glass is broken and compromised with water infiltration, the overall exterior requires significant masonry repairs and window replacement, and the interior requires new HVAC, electrical, and overall renovations. Deterioration of a section of the reinforced concrete structural slab has led to life safety concerns in the Hall of Springs, the most beautiful and visited room in the building. These structural issues were addressed as part of a Save America’s Treasures grant. This project was completed in 2023.
In 2014, an Assessment and Feasibility Report of the Hall of Waters site and building was completed. This report identified critical items requiring repair and continues to be used as a short and long-term guide for preservation of the building.
All work will be done in accordance with the Secretary of the Interior’s Standards for Historic Properties, with an emphasis on Restoration and Rehabilitation. Qualified subcontractors, experience in working with historic masonry, historic concrete repairs, and familiar with historic material repairs will be employed to work on this project. Contractors shall reference drawings prepared by the 36 CFR Part 61 qualified historical architect and structural engineer for all repairs, as well as by the guidelines established in the relevant National Park Service Preservation Briefs for the repair and restoration of historic masonry and steel windows.
1 – HALL OF SPRINGS – WATER BAR AND TERRACE REHABILITATION
Existing Conditions –
The Hall of Springs is the gem of the Hall of Waters building, containing the longest water bar in the world; the two-story space is surrounded by tall steel windows and an outdoor balcony.
A Critical Repair condition exists in the reinforced concrete slab and beams under the south end of the historic water bar. These structural issues are in the process of being repaired for three stories below the Hall of Springs from the foundation, through the basement, ground floor, ground floor mezzanine, and the reconstruction and repair of large sections of the concrete structural slab under the historic water bar. The historic Hall of Springs has been closed to the public for two years until the repairs could be made. These will be completed in early 2023.
PROJECT SCOPE OF WORK
Note: Refer to the pages of individual cost estimates for each section of the Scope of Work Described Below will be available at the end of scope narrative as a PDF.
The steel entry doors fro the Hall of Springs to the exterior U-shaped balcony require repairs, including the thresholds, door hardware, and steel repairs and painting. Currently, the doors are deteriorated, difficult or impossible to operate, and are allowing water to infiltrate to the interior of the building. The existing steel windows in the Hall of Springs were installed in 1993 and are past their warranty period. They require new seals, touch-up painting, and replacement of a few sections of insulated glazing.
The U-shaped balcony is approximately 2,182 square feet and is concrete with a decorative carved balustrade surround. The concrete is in fair to poor condition, with sections delaminating and plants growing in between the concrete joints. The decorative limestone balustrade is in overall fair to poor condition, with spalls, loose balusters, years of accumulated bio growth, and spalled limestone banding. The limestone walls of the Hall of Springs is dirty and is missing areas of mortar.
Proposed Restoration Work –
As part of that scope of work, the historic water bar was partially demolished to accomplish the required-through slab repairs. The water bar is one of the character-defining features of the building It is a 50-foot long u-shaped bar clad in handmade tiles, where several types of mineral water from throughout the city were on tap. All of the original stainless steel equipment, sinks, shelving, cabinetry, plumbing, and electrical systems, as well as the central wooden cabinets with signature ovoid historic lighting fixtures, had to be removed to accomplish the structural repairs. It is also anticipated that sections of the tile walls may need to be repaired, and the counters will need to be replaced.
This is one of the most important spaces in the building,and limiting its use due to the structural concerns has had serious impacts on the usefulness of the room and the overall building by the public and employees. This work will allow for the full use of the historic water bar and allow for people to congregate for special events.
Doors and windows at the Hall of Springs balcony will be repaired, including threshold adjustments, hardware repairs, and steel door painting, in order for the doors to work properly and prevent water infiltration. The repair of the exterior terrace doors, along with the repair of the terrace stone guard rail walls will allow for public access to the terrace once again. Windows will get new seals and exterior painting, as well as replacement of several pieces of insulated glazing.
The concrete u-shaped terrace will be repaired and sealed. The limestone walls and balustrade will be repaired. The limestone will be cleaned, spalls will be patched, areas of missing mortar will be repointed, loose balusters and caps will be pinned, and deteriorated limestone units will be replaced, in kind.
2 – TOWER REHABILITATION
Existing Conditions –
The Tower is a downtown landmark and can be lit at night with color-changing lights. The exterior of the tower contains three different facade cladding materials – pitched-face limestone, cut stone, and glass tile blocks with wood blocking and metal cladding and facias. Overall, the tower is in very poor condition, exhibiting some of the worst effects of the building’s deterioration. Attempts to make interior repairs to block bird and water intrusion have been temporary measures.
Existing Conditions include:
- Limestone and glass block motar joints have failed.
- Pitched face stones are experiencing mortar joint failures and severe organic and copper staining.
- In addition to missing mortar joints, a majority of the unique glass block units are either missing or broken. The missing glass contributes to the moisture infiltrating the structure and has allowed birds to enter and roost within the tower and penthouse areas. The glass block used in the construction is mostly broken and is unique in sizing, making the sourcing of replacement blocks challenging.
- All elevations are experiencing organic and inorganic copper staining.
- Copper flashing and wood backup at the top and bordering the glass blocks have failed.
- Copper cladding at the roof area is either missing in some locations or the soldered seams have failed.
- Open joints and missing flashing pieces have allowed moisture to infiltrate the structure and deteriorate the wood backup that once anchored the copper flashing.
- Large diameter iron smokestack pipe has severe corrosion issues with holes, allowing water.
Proposed Rehabilitation Work –
The Tower requires significant intervention to preserve this iconic landmark. Work will include:
- Remove deteriorated metal cladding and fascia in their entirety and install new pre-finished metal fascia on the exterior. Replacement metal may be copper to match the existing or a pre-finished metal to simulate copper.
- Remove and replace all broken or missing glass blocks with new units to match the historic units, matching block size, texture, pattern, and profiles. The existing glass blocks are in poor condition. Install new treated wood framing for the glass block installation and new pre-finished metal classing. Recommended glass block replacements are discussed in the 2014 Report.
- Repoint 100% grout/mortar between the glass blocks.
- Repoint 100% of limestone mortar joints.
- Clean all limestone. Spot clean to remove copper metallic staining.
- Spot apply stone consolidant, as required.
- Remove deteriorated smokestack through the penthouse level. Install new standing seam copper or pre-finished metal roof on two levels to match the existing and to cover the existing smokestack opening. Confirm the smokestack is no longer used for venting mechanical equipment.
- Install new color-changing LED lighting behind the glass blocks on all sides to illuminate the tower.
3 – NORTH AND WEST ENTRANCES REPAIRS
Existing Conditions –
The two-story entrance systems on the north and west elevations are original primary building entries. These decorative entrance systems are among the most significant features of the building and should be carefully maintained and protected. The systems are comprised of splayed carved stone jambs featuring Mayan-inspired panels and decorative cast iron screens over the original steel windows with reeded and textured glass. Modern bronze doors are installed within the original steel frames.
Overall, the entrance systems are in fair to poor condition. The steel frames, embedded in the concrete, are rust-jacking, making the operation of the entrance doors difficult or impossible. This impedes ADA entry to the north side of the building and makes the operation of the west entry doors difficult. The steel frames are showing distress through bowing at the doors as well as above at the window surrounds. Several glass units of the upper windows are cracked. Water enters under the door thresholds, deteriorating the surrounding terrazzo flooring and steel frame. The interior face of the transom contains a series of square mirrors; two are cracked and require replacement or repair.
Proposed Rehabilitation Work –
The two entrance systems on the north and west elevations will be carefully restored by a qualified contractor. This work will require the partial removal of historic decorative interior wall tiles to access the steel frame. Work also includes the removal of the steel frames and decorative screening and the steel windows at the second level for restoration off site. The steel frames will be adjusted to accommodate for thermal movement and will be coated to resist further deterioration. Damaged window glass will be replaced in kind. The decorative cast iron surrounds will be restored off site including repairs of broken and missing pieces. The entire surround will be coated to resist further deterioration. The existing doors will be hung in the surround, if possible; otherwise, new exterior doors to match the original door configuration will be intalled. The north entrance will remain as an ADA-compliant, automatic-operated door. All historic frames and windows will be reinstalled. Broken mirrors in the transoms will be replaced or repaired. New thresholds will be installed. Historic wall tiles will be reinstalled in their original locations, and required plaster repairs will be made to the interior. Sealants will be installed all around the entrance system.
4 – CENTRAL ROOF AND HALL OF SPRINGS ROOF REPLACEMENT AND RELATED INTERIOR FINISHES RESTORATION
Existing Conditions –
The existing ballasted roofing systems over the upper/central portion of the building and over the Hall of Springs are in poor condition and past their useful life. Years of leaks have been patched and reoccur on a regular basis. The leaks have damaged the plaster ceilings and walls in the central atrium open to the public entrance hall on the first floor. The damage is highly visible throughout the second floor hallways where the City Hall Chamber and Municipal Court rooms are located and frequented by the public. The constant water infiltration is beginning to damage historic lighting fixtures and historic HVAC diffusers and appears to be causing damage to the mental lath, plaster ceilings, and likely the concrete roof deck.
Proposed Rehabilitation Work –
The project includes the complete removal of the deteriorated ballasted roof system in both areas (central and over the Hall of Springs) and flashings. The existing metal coping may be salvaged and reused, if possible. The entire roof system will be removed. New sloped roof insulation will be installed. New roof drains will be installed, or existing drains will be repaired. A new TPO roof and flashings will be installed throughout. Work will include temporary removal of some electrical HVAC equipment, installation and repairs to existing equipment curbing, and other related repairs.
Interior work will include scaffolding and repairs to the plaster ceilings and walls throughout the second floor and over the atrium space. All deteriorated plaster will be removed and replaced with in-kind 3-coat plaster. Second floor walls and ceilings in the atrium will be repainted. Staining on historic light fixtures and diffusers will be cleaned.
5 – NORTH COURTYARD SPRING ROOM (WELL PUMP ROOM) STABILIZATION
Existing Conditions –
A structural conditions assessment of the north courtyard spring room (well pump room) was initially conducted in 2012 and has been updated. The underground basement-like structure is approximately 4,600 square feet and abuts the north basement wall of the Hall of Waters. Original 1936 drawings of the Hall of Waters indicate the original (earlier construction) outlines of two above-ground spring houses in this general location. This well room contains portions of those building foundations. The well room is constructed of stone and concrete foundation walls, concrete columns and concrete roof deck. The roof deck was reportedly waterproofed and is covered with topsoil and turf grass. This north courtyard space has been closed for many years to public events due to the current conditions.
Recommendations have continued to enforce that the north courtyard be closed due to the significant deterioration from corrosion and existing reinforcing steel in the beams, columns, and slab-soffit, resulting in structural deficiencies.
Proposed Rehabilitation Work –
The work will include the installation of new shoring to be placed under the courtyard to provide structural stability and life safety. The shoring installation will require the removal and replacement of the primary water line into the building, as well as the removal and re-routing of conduit and lighting. Shoring installation will require grouting of irregular surfaces for full bearing. The shoring will consist of a form style deck with a solid plywood lid to support the beams and slab/soffits. The system will consist of solid treated plywood with steel I-beams and aluminum joists. Treated lumber will be used for sills beneath the plywood.
Once the shoring is in place, a complete structural study will explore options for the redevelopment of this area, including demolition and infill, partial demolition and infill, and full repairs.
In the interim, a temporary dehumidification and/or ventilation system is recommended to be designed by a licensed mechanical engineer and installed to reduce the deterioration of the concrete structure.
6 – GROUND FLOOR MEZZANINE WHITEBOX REHABILITATION FOR FUTURE LEASEHOLDER
Existing Conditions –
The existing Ground Floor Mezzanine requires complete renovation. This floor is directly below the primary first floor level. The entire Ground Floor Mezzanine level is approximately 15, 833 square feet and consists of the main floor space, the balcony/mezzanine surrounding the indoor pool (under the Hall of Springs), and the areas under the west and north terraces. The main area consists of a public hallway with a central basket room for the old pool locker rooms, a pool locker room in the sw corner, city offices in the nw corner, and the original spa (now city offices) in the east wing.
This floor is served from the central boiler system and has no central air conditioning. No major rehabilitation projects have occurred since the building was originally constructed, aside from regular maintenance and some minor individual office/room renovations. The overall condition of this floor is fair to poor. The original electrical systems and lighting remain in use in many spaces with some newer contemporary lighting. Window units are used throughout the floor to condition spaces. Many of the rooms are not occupiable due to deterioration, falling ceilings, missing finishes, holes through flooring and ceilings, and general overall poor condition. The entire floor requires an overhaul.
Proposed Rehabilitation Work –
The goal of the rehabilitation work is to rehabilitate this floor to a whitebox condition to make it available for a future leaseholder. The leaseholder will develop further renovation plans to address their specific programming. The City will be formally issuing a RFP for a spa use for the space to utilize the historic spa areas and rooms. The leaseholder could occupy as much of this floor level as they need for their operation.
This project involves demolition of deteriorated building components, removal of deteriorated wire lath and plaster ceilings for access to plumbing, electrical, HVAC, systems for replacement. It is likely that hazardous materials, such as asbestos, exist in these confined spaces that will require abatement. New electrical, plumbing , and HVAC systems will be installed to support the functions of the new tenant on this floor level. Work will include installation of new gypsum board and suspended acoustical ceilings, restoration of historic light fixtures, installation of a new ADA accessible restroom, repair and maintenance of historic terrazzo flooring, restoration of decorative tile walls, repair and painting of walls, repairs to exterior windows on this level, select repairs to the exterior of the building related to the interior deterioration, and general overall rehabilitation of spaces to prepare the space for leasing and future upgrades.