by Rachel Hunter
The Town of Gouverneur Council met on June 30 to hear plans for relocating its 4,200 sq. ft. building to the town’s property at 1227 US-11, Gouverneur.
Faithful readers of the Gouverneur Tribune Press will recall that the building will be set on a foundation at 1227 US-11 in Gouverneur, adjacent to the current town offices building. The new building will allow for increased office and storage space, and for a municipal courtroom on town property. The building was moved from the Gouverneur Central School District Property on Wilson St. toward 1227 US-11 on Thursday June 19 (Juneteenth) by Wolfe House & Building Movers after months of preparation by the Town of Gouverneur. Wolfe plans to return to Gouverneur for the final placement.
At the meeting on June 30, Town of Gouverneur Supervisor Dave Spilman, Jr. gave the floor to Karl Bender, owner of AOK Engineering, PLLC in Gouverneur, to talk about the project. “The house movers lift the house, transport it over to here. Then we create a ramp for them down into where we want the foundation to be. I am trying to design it so that the final elevation of the finished floor is about four inches higher than the current grade, so that we have no handicap accessibility issues and we will be able to have a sidewalk at four inches and have it sloping away. We’ll end up what we have right here (at the town offices building). That is the depth of it.
“To get the building off from their steel, they have to have a concrete slab. So we first pour a concrete slab. They drive it in, and they crib up their steel and take their dollies away. Once it is there on site, and it is cribbed about eight feet above the concrete slab, we’ll then go in and build concrete masonry units (CMUs) cinderblock piers all the way around it – to match what was over at the school. Then once they are built, the house movers come back, lower the building down and set it onto the foundation. When they do that, they don’t want any of the walls up. They just want the piers, so that they can access all of their beams. Their beams are perpendicular to each other, so they run both the 70’ length and the 60’ length. They need to have full access on at least two of the sides.
“We now have the building down onto the CMU piers. They’ll take out all of their steel, and then we will go in and we’ll infill between each one of the piers on the exterior walls so that we have a full basement all the way around the building. Once that is done, we are then going to go after waterproofing and insulation. The way I am designing it is it is going to have pressure-treated plywood. Then we are going to put a waterproofing membrane on that, and then we are putting rigid insulation after that. We will have the insulation that is required by code, and waterproofing around the whole building.
“I haven’t seen it, but there is a discussion of an artesian well that is capped and underground. In the springtime, there is always a wet spot at that one corner of the parking lot… and we’ll be right near that. So I want to make sure that we have a drainage system. I am going to have roof leaders if we are going to have rain gutters on the new building and we’ll bring all that into a catchbasin and then pump it if we have to, because we don’t have a lot of slope around. Now the building will be done. One of the parts would be thermal and moisture control is that there is a steel frame underneath the existing building. When it was put over at the school, they did the same thing where they kind of buried the steel, and all they had was a piece of plywood between the steel and soil. So, I am wanting it to have it all pressure-blasted, cleaned, primed and painted back so that we know that the steel will survive another 30 or 40 years for us. Then I am trying to have a thermal break so that the steel doesn’t get cold from being in contact with the soil, so that it doesn't get condensation. One of the things with steel is if it is the coldest thing in the room and the room is warm and has humidity, it will condensate on the steel. Yes, you will get mold. But it would have more chance at rust. And it would be cold unless we put thermal breaks to have it so it should now get to the temperature of the crawl space.”
“So the current steel is in good condition?” asked Town Board Member Lory Whitton.
“To the best of my knowledge,” Mr. Bender said. “I have only looked at some of it, but the way that it was in the foundation, there might be a spot or two that needs a little love, but overall it looked pretty good.
“And then we would have the 4,200 sq. ft. building sitting there. I have placed it 15 feet away from the existing building. And I placed it so it aligns with the side door. You would go out that door, out on a sidewalk and right into the front entrance of the relocated building… The next phase would be to renovate the inside to meet the needs. If we run off the current doors, we may be in a situation where they don’t line up for what we want for the inside.”
“I am going to check with Code to see how many doors we need for the capacity of the building,” Supervisor Spilman said. “That building will require two,” Mr. Bender said. “Whenever you have more than 30 people in a building, you have to have two doors. That’s where the assumption would be that we would need two doors…” There was lengthy discussion on the matter.
“How tall is the crawl space going to be underneath?” Supervisor Spilman asked.
“The crawl space is going to be 5’ 4” from the top of the slab to the bottom of the steel,” Mr. Bender said. “The house movers require a five-foot space between the bottom of the steel and the concrete slab as a minimum, and 5’4” runs on an eight-inch block.”
“That gives the guys more room to work in there, and do a better job of putting the heating back in, the plumbing and everything else that has got to be put back into place,” Supervisor Spilman said.
“So the driveway is going to be over here?” asked Board Member Whitton. “Along the fenceline,” Supervisor Spilman said. There was a lengthy discussion on the orientation of the building.
Mr. Bender continued his report saying the following: “I see it going as three separate contracts. The first one would be for the sitework for the excavation and backfilling. The second one would be the concrete and the masonry. The third one would be for the thermal and moisture control. I am breaking those up because of the phases that we have to do. There’s going to be long periods of time between each one potentially. There’s not going to be a steady flow, because the ramp is going to get excavated and everything. The concrete slab is going to be poured. Then the building comes. Then the piers come. Then they lower the building. Then the final walls come in. I was looking to do that, and also so that if we’re under $100,000 per each contract, then we don’t need to do bonding… and bonding would add between 1.5-6 percent to the project.
“Breaking it up requires us to have three contracts, but it will save us at least one percent and might save us as much as six percent. It will also open up the number of people that can bid. Bonding requires a significant financial investment for a company to have bonding capabilities… so we would not have some of our smaller, local people able to bid the job. One of the things we are trying to do is stay local. I live in Gouverneur, and I appreciate the opportunity to be working on my town’s work as opposed to somebody who might be in another town. So I really appreciate the opportunity, but at the same time, we have really great contractors. Gouverneur is blessed with knowledgeable, skillful general contractors. And having that, I think we should be tapping into it. So that is why the three contracts will be done that way.”
“And one contractor may get all three,” Supervisor Spilman said.
“Correct,” Mr. Bender said. “But we’ll have three separate contracts…”
“Do you think that each of those job is potentially less than $100,000 each?” Board Member Whitton asked. “I am hoping,” Mr. Bender said. Discussion continued for several moments on the topic.
In talking about the project, Supervisor Spilman said. “It’s a good investment.”
“The current pricing for a building that size would be around $300 per square foot, so you would be looking at something north of $1.2 million, if you were going to build it,” Mr. Bender said. “And a significant amount of time, probably 8-9 months. And I don’t know if you would end up with as good of a building at the end of it because we wouldn’t be able to afford the building on the higher end. Whereas, here you are going to be able to have the foundation, everything there. Now if you want to do something a little different to the inside, you are going to have monies available. Plus, it is not easy for people to figure out how big a room is without being in the room. So now you can take them over and say: “This is your office.” It should help with all of those kinds of challenges that don’t get answered until after you’ve built it.”
“Are there any other questions?” Mr. Bender asked. “No, we just have to keep moving forward,” Supervisor Spilman said. “I think if we get it out, you are going to see some really good local guys jump right on it.” The Town of Gouverneur will seek bids for the project, and approved advertising for the work needed. There was a lengthy discussion on insurance, specifications, and more before the meeting concluded.
“Moving forward, is there anything we should be concerned about?” Board Member Whitton asked. “Not to my knowledge,” Mr. Bender said. “I didn’t see anything wrong with the building when we were in it before it was moved. I haven’t looked at it since it was moved. But the guys that move it, they move them all the time. And I watched them doing their thing underneath the building, so I don’t think we have any issues. We might get some minor cracks here or there from the movement. But that might be a wall that we are going to cut out anyways. I wouldn’t get too excited about it once it is set, as long as everything is true and level. And when we go after the inside, we’ll do our best to make all those things go away. But I think you are getting a good building for half price, if not less. But again, it is really hard to predict.”
In conclusion, Mr. Bender said the following: “I do appreciate the opportunity to working in my town, so thank you.”
Supervisor Spilman said: “You’re welcome. We are hoping to keep every phase of it (except for the moving) local.”
Much gratitude was extended to Mr. Bender for his report. The next regular monthly meeting will be held on Tuesday, July 8, 6 p.m., in the Town of Gouverneur Offices Building, 1227 US-11, Gouverneur. For more information, call 315-287-2340.