wpa administration building report - condensed.pdf · the wpa building was constructed in 1938 by...

WPA Administration Building Building Conditions Assessment Report

City of PhoenixProject #HP8000001

Swan Architects, Inc.

1826 West McDowell RoadApril 2015

WPA BUILDING

TABLE OF CONTENTSPART I - SUMMARY• Introduction• Purpose• Historical Background• Building Description• Critical Exterior Rehabilitation/Restoration Recommendations • Adaptive Uses• Probable Rehabilitation Costs

PART II - STRUCTURAL ANALYSIS• Foundations• Vertical Load Systems• Roof Framing

PART III - EXTERIOR ELEMENT ANALYSIS• Exterior Walls• Porches• Doors• Windows• Ornaments• Roof Covering• Hazardous Materials

PART IV - INTERIOR ELEMENT ANALYSIS• Flooring• Partitions• Interior Doors• Ceilings• Mechanical Systems• Plumbing Systems• Electrical Systems

PART V- ADAPTIVE/CONTINUED USE• Site Characteristics• Adaptive or Continued Use• Building Code Requirements

APPENDIX• Exterior Colored Rendering• As-Found Floor Plans• As-Found Exterior Elevations• Conceptual Adaptive Use Floor Plans• Partial Site Plan• Structural Calculations• Probable Exterior Rehabilitation Costs

1 swan architects, inc.

PART I - SUMMARY

IntroductionIn November 2014, the City of Phoenix Historic Preservation Office requested Swan Architects, Inc.to assess the conditions, identify possible adaptive uses, and determine the probable costs torehabilitate the WPA Building.

PurposeThis Building Condition Assessment Report is intended to provide the City of Phoenix and otherinterested entities with a comprehensive document that can be used to plan for expendituresnecessary to rehabilitate the WPA Building for adaptive or continued use.

The report is divided into five sections. Part I describes the purpose of the report and summarizesour findings. Part II identifies structural concerns and offers recommendations. Part III analyzesthe condition of the exterior building elements and recommends rehabilitation/restoration measuresin accordance with The Secretary of the Interior’s Standards for Rehabilitation. Part IVanalyzes the conditions of the interior building elements and recommends rehabilitation measures.Part V describes possible adaptive uses.

Historical Background The WPA Building was constructed in 1938 by the Works Progress Administration for use as itsArizona headquarters. The federal agency administered the New Deal Program which createdemployment for millions of Americans during the Depression. After the program ended in 1943 thebuilding was occupied by AiResearch, an innovative technology and manufacturing company beforeit was converted into exhibition space for the State Fairgrounds. In 1993 the west half of thebuilding was renovated into administrative office space for the Phoenix Roadrunners, a minorleague hockey team which played in the nearby Veterans Memorial Coliseum. Since theRoadrunners left in 2005, the WPA Building has been vacant. The WPA Building is also knownas the Civic Building or Floricultural Building. The Art Deco styled commercial building is eligiblefor listing on the National Register of historic places for its association with the Works ProgressAdministration and/or for its unique type of construction.

Building DescriptionThe 12,120 s.f. single-story (with partial basement) building is 49'-0" wide x 231'’-0" long xapproximately 20'-0" high. The north and south facades are divided into three main sections and aresymmetrical along the north-south axis. The tall center section projects forward approximately 8 feetand is the building’s focal point. The main entrance feature consists of a pair of doors (with sidelightsand transom) flanked by pilasters which appear to support a cantilevered cast-in-place concretecanopy. Two concrete pilasters above the canopy are spaced approximately 5 feet apart andcontinue above the stepped parapet cap. Between the pilasters is a tall ornamental cast concretegrille with a stacked inverted chevron pattern. Tall windows covered by concrete ornamental grilleswith a similar inverted chevron pattern exist on each side of the main entrance. The long endsections or wings are divided by concrete pilasters into four sections of which three are of equalwidth and one is narrower. Each of the wider sections have two symmetrically arranged tall steel


windows compared to a single window in the narrow section. The east and west facades are dividedin half by a single pilaster and are symmetrical along the east-west axis. Likewise, a pair of tall steelwindows are symmetrically arranged in each section. Above each of the east and west facingwindows is an attic louver covered by an ornamental wood grille with the same inverted chevron-pattern.

The building’s unique structure consists of cast-in-place reinforced concrete beams and columnsthat form a rigid frame. Between the concrete beams and columns they placed ±12-inch thick adobebricks to resist lateral loads The concrete frame and adobe bricks are covered with stucco. Theconcrete parapet cap steps back twice forming continuous horizontal bans that are interrupted onlyby the tall concrete columns/pilasters.

The buildings interior east half is relatively unobstructed open space except for the original row ofconcrete fluted columns (spaced 24'-0" o.c.) that support the roof trusses at mid span. The building’swest half consists of nonoriginal, poorly configured office space. The clear height from the finishedfloor to the wood truss bottom chord is approximately 12 feet. The 1,563 s.f. basement is adjacentto the exterior south wall below the south main entrance doors. The basement is divided into 3distinct spaces and has 9 feet of clear headroom.

East elevationNorth entrance

West elevationSouth entrance


Critical Exterior Rehabilitation/Restoration RecommendationsThe structural system(s) and significant exterior and interior building elements were prioritized asCritical, Serious, or Minor. The definition of each priority is as follows:

Critical – Advanced deterioration which has resulted in the failure of the building element and/orsystem and/or the deterioration of adjacent elements as a result of deficiencies in thesubject element.

Serious – Moderate deterioration of the building element which if not corrected within 2 to 5 yearsmay fail.

Minor – Minor deterioration that without routine preventive maintenance may fail within 5 to 10years.

Overall the 77-year-old WPA Building is in fair condition. Although most character-definingfeatures are still intact, normal wear, weathering, and neglect have not been kind to certain buildingelements. The condition of the critical elements is listed below in order of priority.

Roof Covering – The original or early roof covering was replaced in 1979 with a built-up roofingsystem consisting of a bituminous coating (finished with a reflective paint), over two layers of felt,and a one-inch-thick insulation board. Typically, this type of roofing system has a life-expectancy of15 to 20 years with regular maintenance. Clearly, the roof covering has exceeded its useful life andcan no longer protect the building’s interior elements. Water-stained sheathing boards and roofframing members, and damaged ceilings were observed in several locations.

A more thorough inspection should be undertaken after the ceilings and roof covering have beenremoved to determine the full extent of water-damaged board sheathing and wood truss members.We found no evidence that would indicate the water damage is extensive or has compromised thestructural integrity of the wood trusses.

Stucco – The original one-inch-thick stucco coating is covered with cracks, poorly crafted patches,and failing paint. Exposed adobe bricks are evident above the east and west attic ventilators and onboth sides of the south main entrance. The stucco failure or cracking is probably a result of moisturereaching the adobe bricks causing them to swell when damp and shrink when dry. If the adobebecomes so wet that it reaches its plastic limit serious damage may occur. Additionally, the stuccohas a thermal expansion coefficient 3 to 10 times greater than the adobe bricks which also probablycontributed to the stucco cracking. Although most of the stucco coating still appears well adheredto its substrate, further investigation should be undertaken to verify the condition of the underlyingwire lath and exposed adobe bricks. Repeated wetting of the wire mesh generally causes rust whichmay compromise its ability to bond the stucco to the adobe bricks.

The excessive paint flaking/failure conveys a mistaken perception that the stucco deterioration isextensive and beyond repair. We recommend removing the poorly adhered paint, deterioratedstucco, and poorly crafted patches to more thoroughly inspect the existing conditions prior tofinalizing a rehabilitation plan. Based on our nondestructive inspection we recommend patching thecracks, covering the exposed (patched) adobe bricks with new stucco (that duplicates the old instrength, composition, and texture) and refinishing the stucco with a compatible paint system thatis of a color historically appropriate to the building. The rehabilitated stucco finish will undoubtedlyhave surface imperfections but should be capable of protecting the adobe bricks from furtherdeterioration.


Adaptive UsesUnquestionably, the most appropriate use for the WPA Building is one that relates to or iscompatible with the Arizona Exposition and State Fair operations or that can benefit from theoccasional fairground activities/events. The WPA Building’s appeal to private entities not affiliatedwith the fairgrounds is limited by the lack of direct public access from McDowell Road, the lack ofprivate parking spaces, the lack of separation and or security from the adjacent fairgrounds, the lackof pedestrian traffic along McDowell Road, and finally the lack of other nearby thriving commercialbusinesses.

If creative design and/or partnerships with the major stakeholders can overcome the site constraintslisted above, the WPA Building does offer some attractive attributes such as fairly largeunobstructed interior spaces, moderately high ceilings, exposed scored concrete floor slabs, flutedcolumns, and an abundance of tall steel windows supplying daylight and natural ventilation.

Of the remaining early fairground buildings the WPA Building is certainly one of the most significantand architecturally interesting structures. The obvious reasons to preserve the WPA Building shouldbe considered within a broader context of how it can improve the State Fairground’s image alongMcDowell Road. The State Fairgrounds southwest corner formed by McDowell Road, GrandAvenue, and 19th Avenue has historically been a focal point and pedestrian gateway to the StateFair. Consideration should be given to developing this corner into an attractive contemporarygateway that expresses the State Fair’s rich history through its connection to the adjacent historic1938 WPA Building and 1919 Gem and Mineral Building. Except for the rehabilitated FranklinSchool the streetscape along McDowell Road is barren and in decline. An even bolder morecomprehensive vision to improve the State Fairgrounds would also include the phased rehabilitationof the State Fair buildings east of the WPA Building rather than using McDowell Road frontage forstorage.

The WPA Building is structurally sound but is deteriorating due to neglect and lack ofmaintenance. The significant character-defining elements remain intact and are in good condition.Contemporary designs for viable adaptive uses should not be discouraged where alterations arecarefully planned; do not destroy significant historic, architectural, or cultural materials; and arecompatible with the character of the property.

The rehabilitation/adaptive use plan(s) for the WPA Building could be phased to accommodateschedules, financial capabilities, and/or other developmental issues. Phase one should include thecritical exterior rehabilitation measures necessary to prevent further deterioration of the building.Subsequent phases may include site development, utilities, and tenant improvements.

The probable costs to rehabilitate the WPA Building will vary depending on the final use.Nevertheless, the site, exterior, and interior probable rehabilitation costs, included on the followingpage can be used as a reference in determining viable adaptive uses. Obviously, some rehabilitationmeasures may be self-performed to realize cost savings while others should be delegated to ageneral contractor. Alternative funding sources may be available depending on the building’sownership rights and other factors.

Further analysis of possible adaptive uses are included in Part V of this assessment. Finding atenant/partner that can use the building for a self-sustaining nonprofit or for-profit business may bechallenging but possible. Initially, it may be necessary to offer incentives such as requiring the tenantto pay for the building insurance, maintenance, utilities, and operational costs only for some agree-upon time period.


Probable Rehabilitation CostsThe probable rehabilitation costs listed below should be anticipated for the continued or adaptiveuse of the WPA Building. Some of the estimated costs are based on assumptions that should beconfirmed and/or adjusted after the nonoriginal ceilings and window coverings have been removed.Likewise, testing should be undertaken to determine the below-slab soil conditions and the materialcharacteristics of the stucco, adobe, and mortar prior to finalizing the probable costs. A moredetailed probable cost estimate of the structural stabilization and exterior rehabilitation measuresis in the Appendix.

Site Improvement Allowance – Includes site selective demolition, sidewalk and ramprepair/replacement, landscaping and irrigation, exterior lighting, signage, site utilities, fencing, andsimilar items. The allowance should be considered a placeholder set aside to pay for costs relatedto site work.

Total Probable Site Allowance: $ 80,000

Structural Stabilization and Exterior Rehabilitation Measures – Includes interior and exteriorselective demolition, repair/replacement of interior cracked concrete slabs, repair of woodtrusses/sheathing, rehabilitation of exterior stucco coating, patching or replacing deteriorated adobebricks, repairing damaged and/or replicating missing steel windows, rehabilitating ornaments andventilators, replicating doors, and applying new exterior paint.

Total Probable Structural and Exterior Rehabilitation Costs: $ 396,509

Interior Rehabilitation and Tenant Improvements – Includes the installation of mechanical,plumbing, electrical, fire alarm, fire sprinklers systems, tenant improvements, and similar items. Thefinal probable costs will fluctuate depending on the final use, quality of materials, and type/efficiencyof the mechanical, plumbing, and electrical systems.

Total Probable Tenant Improvement Costs $30/s.f. to $100/s.f.

Development Fees; – Includes architectural and engineering design and construction administrationfees, plan review and permits fees, material testing, special inspections, and utility company fees.

Total Probable Development Costs: 15 to 20 percent of the construction costs.

Probable Cost Per Square Foot: – Site improvements, structural stabilization and exteriorrehabilitation, interior rehabilitation and tenant improvements, and development fees.

$ 85.00/s.f. – $150.00/s.f.

Note: Increase development fees approximately 10 to 15 percent if the rehabilitation/adaptive useproject is administered by a public agency.


PART II - STRUCTURAL ANALYSIS

FoundationsType: The perimeter foundation consists primarily of a reinforced cast-in-place concrete spreadfooting of varying size. The spread footing below the 12- and 18-inch-thick exterior adobe walls is20 and 30 inches wide respectively. The bottom of the footings is approximately 2'-0" below theadjacent grade and the reinforced concrete stems typically extend approximately 3'-6" above grade.An approximately 30" wide x 24" deep concrete return air duct was cast against the north perimeterstem wall below the concrete floor slab. A single row of 18" square interior concrete columns is seton 3'-10" square x 10" deep reinforced spread concrete footings with 18" square reinforced cast-in-place concrete stems. The first floor consists of a 5" thick concrete slab reinforced with wire mesh.

Interior cast-in-place concrete steps lead to the basement/furnace room. The basement has a 4"thick concrete slab and 12" thick cast-in-place reinforced concrete perimeter walls. Two rows of cast-in-place reinforced concrete beams and columns support the first floor concrete slab.

Condition: Good – The concrete footings and below-grade concrete stems were not excavated forvisual inspection. However, based on observations of the exterior walls and above-grade stems itappears that the spread footings are adequately supporting the downward forces imposed by theexterior walls and interior columns.

There is no evidence suggesting deficiencies in the footing sizes and their ability to distributedownward loads to grade.

The interior concrete slab has several significant cracks possibly suggesting shrinkage (due to lackof cold joints), overloading, differential settlement, delamination, and/or the presence of expansivesoils. Most of the cracks appear to be parallel to the north and south exterior walls and many arealigned with the floor-mounted electrical outlets. Some cracks may be a result of not properlycompacting the soil after installation of the below-slab electrical conduits.

Recommendations/Treatments: • Slope adjacent grade away from the perimeter walls.

• Remove portion of determinated concrete slab and test the soil consolidation, density, andmoisture prior to determining final rehabilitation measures.

• Replace cracked concrete slab with like-kind to nearest control joints.

Priority: Minor/Serious – The foundation appears to be in good condition and poses no threat tothe continued use and/or preservation of the WPA Building. The cracks in the concrete slab appearto be dormant and more likely an aesthetic concern. Soil testing and further inspection should beundertaken prior to finalizing a rehabilitation plan.


Vertical Load SystemsType: The north and south perimeter walls consist of 18" x 18" cast-in-place concrete columnsspaced at 24'-0" o.c. The full height columns are joined horizontally by the reinforced concretestems, a 12" wide x 16" high cast-in-place reinforced concrete beam (located below the truss bottomchord at 11'-10" above the finish floor) and a 32" high stepped reinforced concrete parapet cap. Theeast and west perimeter walls are similarly constructed but have only one 18" X 18" cast-in-placeconcrete column at the mid point. The reinforced concrete beams and columns form a structural rigidframe.The space between the concrete columns and beams is filled with 12" or 18" thick unreinforcedadobe bricks. Horizontal reinforcing bars in the concrete columns extend outward approximately 16"(both sides) into the adobe bricks. A traditional stucco coating was placed over the concrete frameand adobe bricks.Condition: Good – The reinforced cast-in-place concrete frame (columns and beams) appears tobe in good condition. There are no visible signs in the perimeter walls that suggest deficiencies inthe concrete frame’s ability to adequately support the roof trusses and transfer downward forces tothe concrete stems and spread footings. The adobe brick infill is deteriorating in several locationsprimarily due to failure of the protective stucco coating. Moisture infiltration has caused the adobebrick to swell, cracking the exterior stucco coating. The extent of the deterioration cannot be fullyquantified without removing the stucco in the most suspect areas and visually inspecting the adobebricks and wire lath.Recommendations/Treatments:• Carefully remove small portions of the exterior stucco coating to determine the condition of the

adobe bricks and wire lath in suspect areas.• Patch and/or replace deteriorated adobe bricks and mortar with like-kind. Perform material

testing to determine characteristics of the original materials prior to commencing work.• Patch/replace stucco coating with like-kind. Perform testing to determine the characteristics of

the original material prior to commencing work.Priority: Minor – The structural cast-in-place concrete beams and columns appear structurallysound and pose no threat to the continued use and preservation of the WPA Building.

Bulging stucco Exposed adobe bricksExposed adobe brick


Roof FramingType: The roof framing consists of Pratt wood trusses spaced approximately 30" on center. Thetrusses range in length from 48 feet to 62 feet in the north-south direction. The trusses are supportedon concrete beams in the exterior walls and at mid span by a 12" x 18" reinforced concrete girderbeam supported by interior reinforced concrete columns along the east-west axis. The wood trussesconsists of a 2x6 top chord, 2x8 bottom chord, 2x6 vertical members, and 1x6 or 1x8 diagonalmembers. The roof sheathing consists of tightly spaced 1x6 boards. Wood framed crickets aboveeach section/wing exist against the north and south perimeter walls. The raised roofs above thecenter section and main entrances are framed with single sloped 2x8 rafters spanning a maximumof 21 feet.Condition: Fair – Campbell Engineering, an Arizona registered structural engineering firm, prepareda computer analysis of a typical roof truss and determined that all truss members appear structurallyadequate as long as they have not been weakened or compromised by years of water infiltration andexcessive heat. Refer to the technical analysis results in the Appendix. The roof framing does notmeet current building codes primarily because the trusses appear to be pocketed into the adobebricks rather than being mechanically attached to the concrete beams. Similarly, the board sheathingdoes not appear to be attached to the exterior walls.Recommendations/Treatments:• Remove nonoriginal ceilings and thoroughly inspect condition of roof trusses and board

sheathing prior to finalizing a rehabilitation plan(s). • Replace roof covering and crickets and install new scuppers, drain leaders, and flashing as

necessary to prevent moisture infiltration.• Replace deteriorated board sheathing and truss members.• Install 1/2" plywood sheathing over the original board sheathing and fasten to exterior walls

to create a continuous diaphragm.• Mechanically attach the wood trusses to the concrete beams/frame.• Apply termiticide as necessary.Priority: Serious – Attaching the wood trusses to the concrete beams and constructing a roofdiaphragm are recommended but probably not absolutely necessary for the building’s continued use.Replacing the deteriorated roof covering is imperative to preventing further deterioration of theoriginal wood trusses and board sheathing.

Water stained boards West roof ridge Water stained boards


PART III - EXTERIOR ELEMENT ANALYSIS

Exterior WallsType: The exterior walls range from 19'-0" to 30'-0" high and consist of a reinforced concrete rigidframe infilled with adobe bricks. The 12-inch-thick adobe bricks rest on a 12" thick raised(approximately 30 inches above the finished concrete slab) reinforced cast-in-place concrete stem.The approximately 8'-0" high unreinforced adobe bricks extend upward to the underside of acontinuous 12" x 15" reinforced cast-in-place concrete beam which supports the roof trusses andceiling joists. Adobe bricks continue above this concrete beam to an inward stepping continuousreinforced cast-in-place concrete parapet cap. The stepped parapet forms horizontal bandsconsisting of a 10" high top band and a 16" high lower band. The exterior walls are divided intomostly equal bays on all sides by 18" x 18" reinforced cast-in-place concrete columns that have theappearance of a pilaster from the exterior side. Each column extends from its footing toapproximately 6 inches above the parapet and projects outward 6 inches from the face of theexterior walls. The exterior walls and most pilasters are covered with a ±1-inch-thick stucco coatingover wire lath. Three nonoriginal 2-inch-wide continuous horizontal stucco bands (approximately 12'-0" a.f.f.) have been applied to the exterior walls.

Condition: Poor – The stucco coating is significantly cracked, missing in several locations, and nolonger capable of protecting the adobe bricks from moisture infiltration. Most of the significant cracksappear to be horizontal and occur at the concrete beam and adobe brick intersections. Cracks in thestucco coating are probably a result of thermal movement, moisture infiltration, and/or settlementof the stacked adobe bricks. There are two approximately 8' x 8' areas where the stucco is missing,completely exposing the adobe bricks to weathering. Similarly, the stucco coating above the east-west end wall louvers is severely deteriorating. The massively failing paint adhesion is probably dueto moisture infiltration and/or the application of incompatible paints.

Recommendations/Treatments:• Thoroughly investigate the deteriorated adobe bricks and stucco coating prior to finalizing

rehabilitation plan(s).

• Patch in place or replace deteriorated adobe bricks and mortar with new mud or bricks andmortar that replicate the original materials in strength, composition, and other characteristics.

• Remove poorly adhered stucco and paint. Patch original stucco with a new stucco similar instrength, composition, and texture. Paint stucco with a compatible paint system.

• Remove nonoriginal horizontal stucco bands/projections on all elevations.

• Replace roof covering, flashing, crickets, scuppers, and drain leaders as necessary to preventwater infiltration.

Priority: Critical – It is imperative to the continued use and preservation of the WPA Building toreplace the roof covering and patch and paint the stucco coating to prevent moisture from reachingthe adobe bricks.


Exposed adobe brick

Failing paint

Exposed adobe brick

Failing paint


PorchesType: The north and south main entrance porches are approximately 5'-0" wide x 23'-0" long raisedconcrete slabs. The south porch concrete slab is bordered on three sides by two 12-inch-wide treadsand three 6-inch high risers. A nonoriginal concrete ramp flanked by solid CMU walls wasconstructed slightly off-center with the south main entrance doors dividing the porch stair almost inhalf. The north porch concrete landing is flush with adjacent sidewalks on all sides. The nonoriginalsloping sidewalks (on each side) are flanked by low CMU walls and provide barrier-free access tothe porch. The northeast porch consists of a 3'-0" wide x 8'-0" long concrete landing with two 12"wide concrete treads on three sides. The northwest porch has been covered by an 12'-0" wide x 8'-0" long concrete landing that intersects the nonoriginal sloping concrete sidewalks. A nonoriginalconcrete L-shaped landing and ramp flanked by low CMU walls exists along the east elevation andprovides access to an original window opening that was converted into a door. At the west elevationis an 8'-0" wide x 8'-0" long ramp (no landing) that also leads to an original window opening that hasbeen converted into a door. The north and south main entrance landings are partially covered by 5'-0" wide x 16'-0" long cast-in-place concrete canopies that cantilever from the building’s structuralconcrete frame. The top of the canopy is recessed approximately 4 inches below the 8-inch-highconcrete fascia and slopes slightly to small drain’s outlet at the awning’s outside corners. Thecanopies’ exposed edge or fascia has four equally spaced continuous v-grooves.

Condition: Fair/Poor – The south porch concrete steps and landing are in poor condition. Crazingand numerous cracks cover the concrete surfaces. The south ramp (leading to the porch) has nohandrails and exceeds the 1:12 maximum slope allowed by current codes. The east ramp also hasno handrails and exceeds the 1:12 maximum slope. The west ramp has no exterior landing, nohandrail extension, and exceeds the maximum slope allowed by code. The northeast landing doesnot meet the minimum code required width and exceeds the maximum variance between riserheights allowed by code. The nonoriginal northwest landing is in fair condition but blocks irrigationand rain water from draining away from the building.

The cantilevered cast concrete canopies appear structurally sound. However, there is minordeterioration and spalling on the sides and top of the concrete fascia. The canopy’s paint finish isfailing and the protective asphaltic-based roof coating has disintegrated.

Recommendations/Treatments:• Demolish the nonoriginal east and west ramps in their entirety. Construct new landings and

sloping sidewalks (in lieu of ramps if possible) complying with applicable codes and as requiredby the adaptive use plans.

• Demolish the original south porch landing and steps and nonoriginal ramp. Raise/taper gradeon both sides of the south landing porch and construct a sloping sidewalk (on both sides ofporch to maintain symmetry) with a maximum running slope not to exceed 1:20 and cross slopenot to extend 1:50 in accordance with current accessibility and building codes. Construct newconcrete landing and steps similar to the original and that meets applicable codes.

• Remove poorly adhered paint coating and patch north and south concrete awnings/fascia.

• Remove the deteriorated roof covering and install a new modified bitumen or similar roofcovering.

Priority: Serious – Installing a new roof covering above the cantilevered concrete canopies isnecessary to prevent water infiltration and further deterioration of this character-defining element.Replacing the non-code-conforming northeast landing/steps and east, south, and west ramps isnecessary to comply with current accessibility and building codes.


East ramp

South porch steps

North porch

South porch


DoorsType: There are eight nonoriginal exterior doors. The south main entrance consists of an aluminumstorefront system that includes a pair of doors (105) flanked by sidelights and topped with a fixedtransom. Originally, the north main entrance doors (101) matched the south entrance doors but nowconsists of a pair of flush wood doors. North doors (103 and 106) consist of a pair of flush wooddoors set in the original or early wood frame. Original window openings on the north (102 and 107),east (104), and west (106) elevations have been converted into doors.

The nonoriginal doors are as follows. Refer to the as-found floor plan in the Appendix for doornumbers/indicators.

101 – 3'-8" x 8'-9" x 1-3/4 pair . . . flush wood door/wood frame in original door opening102 – 3'-0" x 7'-0" x 1-3/4" . . . . . . flush wood door/wood frame in original window opening103 – 2'-6" x 6'-8" x 1-3/4 pair . . . flush wood door/wood frame in original door openings104 – 2'-6" x 7'-0" x 1-3/4" pair . . . flush wood door/wood frame in original window opening105 – 3'-0" x 7'-0" x 1-3/4" pair . . . aluminum door/aluminum frame w/sidelights and transom106 – 3'-11" x 6'-7" x 2'-2" . . . . . . flush wood door/wood frame in original window opening107 – 2'-6" x 7'-0" x 1-3/4" pair . . . flush wood door/wood frame in original door opening108 – 2'-6" x 6'-8" x 1-3/4" . . . . . . flush wood door/wood frame in original window opening

Condition: Poor – The existing wood doors and frames are in poor condition and not salvageable.The aluminum storefront is dented, scratched, and in fair condition. Thresholds and weatherstrippingare nonexistent. The hardware is minimal, of poor quality, and not accessible. Padlocks have beeninstalled on several doors.

Recommendations/Treatments:• Remove nonoriginal exterior doors and frames and install replicas of the original doors in the

original door openings based on historic pictorial evidence or install compatible doors of a widthnecessary to comply with applicable codes and adaptive use plan(s).

• Remove nonoriginal exterior doors in original window openings and repair and/or replicate thedamaged/missing window components and adjacent surfaces.

• Install hardware complying with applicable accessibility and building codes.

• Install weatherstripping and thresholds and related items to prevent water infiltration.

Priority: Serious – Currently the doors function solely as barriers to prevent unauthorized personsfrom entering the building rather than providing safe access and egress. Installing new replica orcompatible doors and frames is recommended in any continued use plan. Eliminating waterinfiltration between the frame, jambs, and below the doors is recommended to prevent furtherdamage to interior surfaces.


South main entrance

Nonoriginal west door

North main entrance

Nonoriginal north door


WindowsType: The existing original steel windows were probably manufactured by Truscon Steel Companylocated in Youngstown, Ohio.

Of the 36 original windows there are five original window types as follows:

Size Type Quantity1. 2'-1" x 7'-8" 10 lite stationary . . . . . . . . . . . . . . . . . 22. 5'-2" x 7'-8" 25 lite inward vented . . . . . . . . . . . . 263. 3'-2" x 6'-2" 15 lite inward vented . . . . . . . . . . . . . 24. 3'-2" x 6'-2" 12 lite inward vented . . . . . . . . . . . . . 25. 3'-2" x 6'-2" 12 lite stationary . . . . . . . . . . . . . . . . . 4

The single 1/8" thick or less glass panes are set in narrow 1/8" thick steel sections and face glazedwith putty on the exterior side. The 1-inch-wide perimeter steel frame can only be seen from theinterior side.

Condition: Fair – Most south windows are covered on the interior and exterior sides and were notobserved. Most of the north windows have some degree of deterioration including failing and/ormissing glazing compound and surface rust. The paint finish was applied haphazardly and the glasspanes in many windows have been completely painted over. An original window opening on thenorth, east, and west facades has been converted into a door opening. HVAC ducts have beenrouted through several windows on the north, east, and west elevations.

Recommendations/Treatments:• Replace cracked, broken, and/or mismatched glass.

• Replicate missing or damaged steel window components.

• Replace deteriorated glazing compound.

• Realign bent or bowed operable steel vents.

• Replace missing screws, spring latches, and hardware.

• Remove surface rust and poorly applied and/or failing paint.Refinish with a paint compatible with the steel substrate.

• Thoroughly clean dust, dirt, and soot from the steel sections.

Priority: Serious – The covered windows should be exposed prior to finalizing rehabilitation plan(s).Also, tests should be undertaken to determine if lead-based paint(s) are present. The single glasspanes are not ideal for energy efficiency or soundproofing. However, if desired specific measurescan be undertaken to mitigate both of these concerns.


Typical inward vented window

Original east window opening

Typical steel muntin condition

Duct thru window


OrnamentsPilasters: The repeating 18-inch-wide cast-in-place concrete pilasters project outward 6 inches fromthe exterior walls and extend upward from grade to approximately 6 inches above the steppedparapet cap. The pilasters adjacent to the north and south entrance doors are embellished withflutes. The other concrete pilasters are covered with stucco and have two nonoriginal vertical stuccoprojections near the top.

Window Grilles – The 2'-10" wide x 6'-4" high decorative cast concrete window grilles are placedover some steel windows near the north and south main entrances. The grilles have a stackedinverted chevron pattern formed by slightly raised 3" wide x 3" deep precast concrete bands whichare intersected by two 2" wide x 3-1/2" deep vertical precast concrete members. Punched openingsin the recessed concrete field (between bands) allows daylight to pass through the grilles.

Entrance Ornament Grilles – The 4'-9" wide x 15'-6" high x 0'-4" thick ornamental cast concretegrille is located above the north and south entrance doors/canopies between two full-height pilasters.The grille is recessed approximately 4 inches from the adjacent pilasters and has a stacked invertedchevron pattern divided into three equal sections by vertical precast concrete members similar tothe window grilles. The entire grille is surrounded by a 6-inch-wide precast concrete border.

Attic Louver Grilles – There are eight 2'-10" wide x 1'-4" high attic louver grilles that have a similardesign (stacked inverted chevron pattern) as the window grilles but are made from wood. The grillespartially conceal ventilation louvers located in the east and west end walls.

Condition: Fair/Poor – The concrete pilasters, window grilles, and entrance ornament grille arestructurally sound and in fair condition. The multiple paint coatings are no longer adhering to theconcrete substrates. The wood attic louver grilles are deteriorating from normal weathering and thelack of a protective paint finish. All the wood grille members have some degree of decay, jointseparation, checking, splitting, and/or warping and are in poor condition.

Recommendations/Treatments:• Verify through testing if lead-based paint is present. Remove failing paint from the concrete

pilasters, window grilles, and entrance ornament grilles. Refinish with a paint coatingcompatible with the concrete substrate.

• Replicate attic louver grilles with a decay-resistant wood covered with a protective paint finish.

• Remove failing paint and nonoriginal stucco projections from the concrete pilasters. Patchstucco with like-kind and refinish with a paint coating compatible with the stucco substrate.

Priority: Minor – Although applying a protective paint finish over the concrete pilasters andornamental grilles should be undertaken as soon as possible the concrete members are structurallysound. Most of the wood louver grilles are not salvageable and should be replaced or documentedso they can be removed and replicated at a later time.


Fluted pilaster

Attic louver grille

Window grille

Entrance ornamental grille


Roof Covering Type: The low-sloped gabled roofs above the end wings or sections are completely concealed fromview by perimeter parapet walls. The roof slopes approximately 1-1/4:12 toward crickets placedagainst the north and south parapet walls. The crickets direct rainwater to two scuppers in the north,east, south, and west exterior walls. The raised roof above the center section slopes 1-1/4:12 in thewest direction toward crickets adjacent to the wood framed parapet wall. Two small roofs flankingthe center section (on north and south sides) also have single sloping rafters concealed by parapets.In 1979 the original or early built-up roof appears to have been removed and replaced with areflective mono-form compound coating placed over two layers of felt, one inch of a rigid perliteinsulation board and the original 1x6 sheathing boards. The roof covering generally continues up thebackside of the parapet at least 12 inches to a continuous surface mounted reglet. Nonoriginal sheetmetal scuppers and 4-inch-square drain leaders exist at each outlet.

The concrete canopy roofs are slightly raised at the center and drain towards small opening in bothsides of the fascia. The canopies’ concrete top appears to be covered with a bituminous coating.

Condition: Poor – The built-up roof covering has exceeded its useful life expectancy. The roofcovering is badly wrinkled, cracked, worn, and covered with dissimilar patches. The roof crickets areminimally sloped to clogged undersized drain outlets in the exterior parapet walls. The sheet metalscuppers and drain leaders are poorly finished, dented, and in poor condition. Non original rampsand/or sidewalks placed along the north and east sides of the building prevent the rainwater fromdraining away from the building’s foundation. The stucco covered concrete parapet caps appear tobe watertight and in fair condition. The canopies’ roof covering is disintegrating and in poor condition.

Treatment:• Remove the roof covering in its entirety. Install 1/2 inch plywood sheathing over the original

board sheathing and attach the roof deck to the exterior walls to form a continuous diaphragm.

• Reconstruct roof crickets to positively drain to the outlets.

• Increase the size of the roof drains and install overflow scuppers in accordance with currentbuilding codes.

• Install a new APP modified bitumen or similar roof covering system.

• Replace sheet metal scuppers and drain leaders.

• Provide a pathway for rainwater to drain away from the north and east foundation walls.

• Trim or remove overhanging trees that are littering the roof.

Priority: Critical - replacing the roof covering is imperative to the continued use and preservationof the WPA building. Preventing moisture from further deteriorating the wood roof framing andadobe bricks is critically important to the building’s structural stability.


Typical wrinkled roof covering

Entrance canopy fascia

Clogged roof drain opening Open seams at parapet wall

Typical roof covering condition

Entrance canopy roofing


Hazardous MaterialsType: A comprehensive asbestos inspection was completed by FM Group, Inc., and the resultsincluded in a “Report of Findings” dated January 2014. To the best of our knowledge a survey todetect the presence of lead-based paint has not been undertaken.

Condition: Of 120 samples collected from 51 suspect asbestos – containing materials only five areassumed to contain more than 1% asbestos. The materials that exceed 1% are as follows:

• Door Sealant (5 s.f.)• Mirror Adhesive (4 s.f.)• Pipe Insulation (225 l.f.)• Pipe Fittings (20 s.f.)• Roof Mastic (500 s.f.)

Recommended Treatments:• Remove asbestos materials disturbed by continued/adaptive use plans in accordance with

applicable codes, standards, and regulations.

• Conduct a regulated lead-based paint survey in accordance with applicable regulations,standards, and governing agencies.

Priority: Minor – The removal of asbestos-containing materials and/or lead-based paint poses nothreat to the rehabilitation of historically significant elements.


PART IV - INTERIOR ELEMENT ANALYSIS

FlooringType: The original colored (green) concrete slab still remains exposed throughout most of thebuilding. The entire slab is scored in a 2'-2" square grid pattern. An 8-inch-wide slightly recessedconcrete border and 4" high concrete cove base exists against the perimeter walls. Nonoriginalceramic tile, carpet, and rubber base exist throughout the nonoriginal office suite.

Condition: Fair – Several significant cracks run mostly parallel with and approximately 10 feet fromthe exterior north and south walls. The cause of these cracks is not fully understood. However, webelieve they may be the result of shrinkage, expansion due to lack of cold joints, delamination,improper soil consolidation (above the underground electrical conduits), and/or the presence ofexpansive soils. Also, several noticeable concrete patches were observed. The ceramic tile andcarpet throughout the office suite are in poor condition and unsalvageable.

Recommendations/Treatments:• Remove nonoriginal ceramic tile, carpet, and related floor coverings.

• Replace poorly crafted concrete patches.

• Test soil below the severely cracked concrete to determine its condition prior to finalizing arehabilitation plan.

• Replace cracked or damaged concrete to the nearest control joint. Match characteristics oforiginal concrete. Install reinforcing into adjacent slabs to prevent edges of new slab(s) fromcurling.

Priority: Minor – The condition of the concrete slab poses no threat to the continued use and/orpreservation of historically significant elements. However, further testing and/or visual inspection ofthe soil should be undertaken prior to finalizing a rehabilitation plan.

Water infiltrationRecessed concrete border Water infiltration


PartitionsType: The nonoriginal tenant improvements in the building’s mostly west half consist of poorlyconfigured offices, meeting rooms, and two single-user restrooms. Most partitions consist of 5/8"thick gypsum drywall over metal and/or wood studs spaced approximately 24" o.c. The interior sideof the exterior walls are covered with plaster. The south-facing windows are covered with millworkand partitions.

Condition: Poor – Most gypsum drywall partitions are heavily soiled, stained, water damaged, andimproperly braced to the structure.

Recommendations/Treatments: • Demolish nonoriginal partitions and other finishes in their entirety.

Priority: Minor – The nonoriginal interior partitions are not worth salvaging. Their removal posesno threat to the continued use and/or preservation of historically significant elements.

Interior east side


Interior DoorsType: Many of the nonoriginal interior doors have been removed. The few remaining are mostlyhollow core wood doors with wood frames and outdated door knobs with turn button locks. Refer toas-found floor plan in the Appendix for the interior door locations.

Condition: Fair – The nonoriginal hollow core flush wood doors are in fair condition but of practicallyno value. The mismatched hardware is light-duty type, of poor quality, and does not meetaccessibility guidelines.

Recommendations/Treatments: • Demolish the nonoriginal doors, frames, and hardware.

Priority: Minor – The nonoriginal doors and frames have no salvageable value and their removalposes no threat to the continued preservation of historically significant elements.


Ceilings

Type: The early rectangular 1' x 2' fiberboard ceiling panels are fastened to 2' x 4' wood ceiling joistslocated directly below the roof trusses The 1' x 2' ceiling panels are arranged in a basket-weavepattern. A nonoriginal suspended 2' x 4' acoustical panel ceiling system exists throughout thenonoriginal office suite. Nonoriginal restrooms have a 1/2" thick gypsum drywall ceiling.

Condition: Fair/Poor– The early fiberboard panels are soiled, stained, water damaged, and missingin many locations. The gypsum drywall and acoustical ceiling systems are also stained, damaged,and in poor condition.

Recommendations/Treatments: • Demolish all nonoriginal ceilings.

Priority: Minor – The removal of the early and nonoriginal ceilings pose no threat to the continueduse and/or preservation of historically significant elements.

Suspended ceiling

Water-damaged 1x2 ceiling panels


Mechanical SystemsType: The original air-handling system and most of the duct distribution system has been removed.The cast-in-place concrete return air duct (below grade) and a large 80" x 15" metal lath and plasterduct in the basement still remain. There is one nonoriginal ground-mounted packaged air-conditioning unit on the building’s north side. Nonoriginal air distribution duct work exists throughoutthe 1993 tenant improvement space.

Condition: Poor – The large metal lath and plaster return air duct located in the basement is infair/poor condition and no longer serves any purpose. The packaged air-conditioning unit has beenvandalized and is no longer operable. The interior duct work has been disconnected and probablyno longer useable.

Recommendations/Treatments: • Install R-30 batt-type insulation below roof or rigid-type sheathing above the roof.

• Remove all existing original and nonoriginal mechanical ducts, equipment, and related items.

• Install new packaged rooftop mechanical units for all anticipated adaptive uses. Brace orreinforce wood roof trusses to support weight of new package units. Place units near centerof roof if possible. Units should be high-efficiency-type and properly sized for the type ofadaptive use and number of tenants. Place branch duct work through the open web trusses.

Priority: Minor – The remnants of original and nonoriginal mechanical ducts and equipment shouldbe removed in their entirety. As long as the new HVAC distribution system is carefully integratedwithin the truss space it poses no threat to the preservation and/or adaptive use of the WPABuilding.


Plumbing SystemsType: The original restrooms were located on each side of the north main entrance. The women’srestroom contained two lavatories and four waterclosets and the mens’ had two lavatories and threewaterclosets. Nonoriginal, single-user accessible restrooms were more recently constructed duringthe 1993 tenant improvement project. Natural gas piping enters on the north side of the building andis routed below the trusses and above the nonoriginal suspended ceiling system. There appears tobe adequate domestic water, sanitary sewer, and natural gas infrastructure in place for any adaptiveuse.

A wet pipe fire sprinkler system was also probably installed in 1993. The standpipe was placedagainst the interior side of the exterior north wall near the north entrance doors. Branch sprinklerlines and heads were installed below the truss bottom chords in the east wing only.

Condition: Poor – The original restroom fixtures have been removed. Some of the original cast ironsanitary sewer piping remains in the basement below the first floor slab but is probably unuseable.The more recent plumbing fixtures have been damaged or removed. The fire sprinkler systemappears to be in operational condition. The gas meter has been removed and the interior gas pipingcapped or abandoned.

Recommendations/Treatments: • Confirm condition of underground sanitary sewer and water lines by video inspection or other

reliable means.

• Remove all existing plumbing fixtures and interior piping.

• Construct new restrooms in same location as original restrooms if possible so plumbing pipingcan be installed in basement to limit sawcutting original scored concrete floor slab.

• Install electrical water heater unless the adaptive use has a high demand for hot water thenconsider a gas water heater.

• Enclose fire riser in a private securable room in accordance with applicable building/fire codes.

Priority: Minor – The removal of interior plumbing fixtures and piping will have no adverse affecton the preservation and/or adaptive use of the WPA Building.


Electrical SystemsType: The WPA Building is served electrically from a pole-mounted transformer along McDowellRoad. The service lateral is encased in the first floor concrete slab and daylights into the basementelectrical room. The serving utility company is Arizona Public Services. There are two separatemeter bases, a 120/240V single phase meter and a 120/240V three-phase meter. Both meters arefed from the APS service lateral gutter.

The single-phase system has a gutter which in turn feeds a 200 amp 120/240V fused disconnect.The 200 amp switch then feeds two separate panels. The first panel is located near the north mainentrance doors. The second panel is located below the single-phase meter. The three-phase systemalso feeds two panels. Both of the meters have been removed by the power company and no poweris available from the distribution point located in the basement.

A temporary feed from the fairgrounds distribution system exists at the northwest exterior corner ofthe building. The temporary pedestal and distribution panel have been set up to provide temporarylighting and power.

The interior electrical distribution is limited to lighting, receptacles, and a few air-conditioning units.The lighting consists mainly of 2 x 4 fluorescent fixtures with 4-foot T12 lamps in the building’s westwing and industrial-style fluorescent strips with surface-mounted reflectors in the east wing. Thebasement lighting consists of surface-mounted porcelain socket lamp holders. The emergencylighting is almost non existent with the exception of a few battery pack fixtures. Power receptaclesare sparsely scattered throughout the first floor. The devices in the west office wing appear to benewer and installed during the most recent tenant improvements. The power receptacles in the eastwing and basement do not have ground plugs.

The fire alarm system consists of surface-mounted heat detectors. A fire alarm panel was notlocated.

Condition: The existing service entrance is in disrepair. The APS meters have been removed andthe secondary service lateral has been disconnected at the APS pole. The service is not incompliance with current APS meter and service requirements and no longer will be allowed in thebasement. The existing power receptacles, lighting, emergency battery packs, and fire alarm systemare no longer serviceable and should be demolished. The existing emergency lights do not havechargeable batteries. The existing branch circuit conduits and lighting fixtures are not properlysupported to the structure. Also, the light fixtures do not comply with current IECC energyrequirements and the fire alarm system has no visible or audible annunciation.

Recommendations/Treatments: • Provide a new exterior-mounted service entrance section in the least visible location.• Install a primary drop from the existing APS overhead distribution.• Install a new power company transformer near the new service.• Install new electrical panels to provide branch circuit distribution.• Install exterior emergency exit lights.• Remove all exposed conduit.

Priority: Minor – The existing electrical system is almost non existent and poses no threat to thepreservation of historically significant elements. A new electrical service and system will be neededfor continued and/or adaptive use.


PART V - ADAPTIVE/CONTINUED USE

Site CharacteristicsThe WPA Building is situated along the south property line of the 80-acre Arizona Exposition andState Fairgrounds. A narrow strip of land adjacent to McDowell Road appears to be zoned R-5 whilethe remaining fairground is zoned R1-6.

Directly north of the WPA Building is the Home Arts Building, to the east is the Plaza Building, andto the west is a large open space covered with asphaltic concrete.

The WPA Building site is relatively flat with no unique features. The main south entrance is set backapproximately 30 feet from McDowell Road. An existing bus stop and row of wooden power poleswith multiple lines is an obvious distraction from the WPA’s prominent south facade. The south frontyard is defined by an unattractive mostly open 3'-0" high steel fence. The landscaping is sparse,unkept, and does not compliment the building. The main entrance ramp (almost on axis with the frontdoors) completely diminishes the building’s stature and entrance experience.

The open spaces adjacent to the north, east, and west sides of the WPA Building are covered withasphaltic concrete and used for storage, parking, and exhibition and/or vendor spaces.

The McDowell Road streetscape is unappealing, barren, and in decline. Metal-clad industrialbuildings and fences, vacant lots and buildings, and overhead power lines dominate the streetscape.The WPA Building should be considered a vehicular destination. Pedestrian traffic along McDowellRoad is almost nonexistent. A seldom-used driveway 60 feet west of the WPA Building couldprovide semi private access to a designated parking area/lot adjacent to the WPA Building. Theexact location of available parking spaces needed for an adaptive use will require coordination withthe Arizona Exhibition State Fairgrounds operations.


Adaptive UsesOffice/Business Use: Includes any use of a building for professional offices, or service typetransactions. A business use associated with the Arizona Exposition State Fair or that couldbenefit from the adjacent fairground activities would be ideal. Nevertheless, there are otherviable business types that should also be considered including animal hospitals or kennels,vocational schools (above the 12th grade), print shops, professional offices, and training centers.

Advantages: The combination of moderately high ceilings (possibly exposing the original woodtruss and board sheathing), fairly large unobstructed open spaces, tall steel windows, and thefreedom to incorporate contemporary interior design and finishes into the historic building isdesirable to many prospective tenants.

Disadvantages: Possible interruptions in normal business activities due to shared parkingarrangements and the occasional events/activities that occur on the fairgrounds. Other concernsmay include, the lack of an identity separate from the fairgrounds and the lack of like-kind orcomplimentary businesses in the near vicinity.

Ideally, a single user/tenant would occupy the building. However, due to its size and current marketconditions the building could easily be divided into multiple suites with shared or private entrances.

The building’s center section (on axis with the north and south entrance doors) could include a lobbywith public restrooms and other shared support spaces. Open or flexible tenant space with limitedinterior partitions is recommended to accentuate the original tall windows, interior fluted columns,and possibly the exposed wood trusses.

Refer to the Appendix for a conceptual adaptive use floor plans.

Office/Business Code Data:Existing First Floor Area: 12,120 g.s.f.

Existing Basement Floor Area: 1,563 g.s.f.

Construction Type: VB or IIB with existing A.F.E.S.

Maximum Allowable Area: 23,000 s.f. per Table 503. Automatic Fire Sprinkler systemmay not be required per the Bret Tarver Sprinkler Ordinancesection 903.2.1.2 which states “An automatic sprinkler systemshall be installed when 50 percent or more of the roof assem-bly is replaced and/or repaired due to fire damage or struc-tural failure.”

Occupant Load: 12,120 s.f. ÷ 100 p.s.f. = approximately 122 persons

Minimum Plumbing Fixtures:

Men (61) Women(61) Otherwater closets/urinal 3 3lavatories 2 2service sink 1drinking fountain 1

Parking Requirements: General Offices - 1 space per 300 s.f. or 41 spacesMedical Offices - 1 space per 200 s.f. or 61 spacesVeterinary Offices - 1 space per 200 s.f. or 61 spaces


Assembly Use: Any use which includes the gathering of persons for purposes such as civic,social, or religious functions, recreation, and/or food or drink consumption. Assembly occupanciesmay include exhibition and/or banquet halls, night clubs, restaurants, art galleries, community halls,dance halls, health clubs, lecture halls, and many other performance-related functions.

The WPA Building could easily be converted into a 12,120 s.f. unobstructed exhibition spaceeliminating many tenant improvement costs. The historic building offers a sense of sophisticationthat would be ideal for displaying vintage or classic cars, motorcycles, or other similar collectibles.The building may appeal to private car clubs as a center of operations, a meeting space, and/or aplace to store and display their collectibles. The exhibition space could double as a banquet hall orconference center amongst changing galleries or exhibits

Advantages: The overall size and fairly large unobstructed interior space within the WPA Buildinglends itself to assembly uses. The moderately high ceilings and overall volume should be desirableto prospective tenants. Operable or movable partitions can be used to create flexible space suitablefor exhibitions, galleries, lectures, and/or meetings. The building could be sublet to an individualtenant on a long-term basis or multiple tenants on a short-term or as-needed basis. The interiorcould be designed with a common entrance lobby to allow multiple assembly use functions to occurat the same time.

Disadvantages: Noise pollution from McDowell Road, limited separation from the fairgrounds, andthe large number of parking spaces required for this use may pose operational challenges.


Assembly Code Data:First Floor Area: 12,120 g.s.f.

Basement Area: 1,788 g.s.f.

Occupancy Group: A1, A2, and/or A-3

Construction Type: IIB, IIIB, or VB

Maximum Allowable Area: 9,500 s.f. (Per Table 503), Area increase for fire sprinkler - 300%Area increase for frontage - up to 200%

Occupant Load: Approximately 404 persons

Plumbing Fixtures Required: Men (202) Women(202) Otherwater closets/urinal 2 4lavatories 2 2service sink 1drinking fountain 1

Parking Required: Public Assembly - 1 space per 50 s.f. 220 spaces.Exhibition Space - 1 space per 300 s.f. 41 spaces

Conference Center - 1 space per 100 s.f. 120 spaces


Educational Use: Any use which includes a building or a portion thereof, by six or more personsat any one time for educational purposes through the 12th grade. Examples of educationaloccupancies include daycare facilities, vocational schools, elementary schools, secondary schools,and high schools. Educational occupancies above the 12th grade would be considered a ‘B’occupancy.

Of the educational uses listed above the WPA Building is probably best suited for use as avocational/trade school.

Advantages: The possibility of a vocational or trade school (above or below the 12th grade) that isrelated to activities associated with the State Fair such as culinary arts, agricultural training, skilledtrades, computer training, or as an arts and design school maybe intriguing to prospective tenantsand mutually benefit the fairground activities/operations. The fairground events could provide thevocational school public visibility and become a venue for the students to display and sell their goodsor services.

Disadvantages: Some concerns include the lack of separation, security, limited access, and theneed for 150-plus parking spaces.


Educational Code Data:Existing First Floor Area: 12,120 g.s.f.

Existing Basement Floor Area: 1,563 g.s.f.

Construction Type: VB or IIB with existing A.F.E.S.

Maximum Allowable Area: 23,000 s.f. per Table 503. Automatic Fire Sprinkler systemmay not be required per the Bret Tarver Sprinkler Ordinancesection 903.2.1.2 which states “An automatic sprinkler systemshall be installed when 50 percent or more of the roof assem-bly is replaced and/or repaired due to fire damage or struc-tural failure.”

Occupant Load: Office - 1,500 s.f. ÷ 100 p.s.f. = 15 personsClassroom - 4,500 s.f. ÷ 20 p.s.f. = 225 personsShops - 6,000 s.f. ÷ 50 p.s.f. = 120 persons

Total Occupancy: 360 persons

Minimum Plumbing Fixtures:Men (61) Women(61) Other

water closets/urinal 3 3lavatories 2 2service sink 1drinking fountain 1

Parking Requirements: Offices - 1 space per 300 s.f. or 5 spacesClassroom - 1 space per 60 s.f. or 75 spacesShops - 1 space per 60 s.f. or 100 spaces


Retail/Mercantile Use: Includes any use of a building or structure or a portion thereof, for thedisplay and sale of merchandise and involves stocks of goods or wares and is accessible to thepublic. Examples of mercantile occupancies include markets, retail or wholesale stores, departmentstores, and sales rooms.

Advantages: Of the mercantile examples listed above markets and wholesale stores are probablybest suited for the WPA Building. The building size is adequate for a single or multiple tenants. Theinterior clear headroom is reasonably good for displaying goods and stacked storage. Theunobstructed space could become a conditioned or non-conditioned marketplace associated withthe fairgrounds The relatively close proximity to downtown would be ideal for wholesalers of paperor business products, medical goods, contractor/building supplies, and similar business types. Also,the limited or fewer number of required parking spaces makes this use worthy of consideration.

Disadvantages: The lack of other complimentary businesses nearby probably eliminates thepossibility of a retail use or marketplace. Challenges with site access, limited parking, and separationfrom other fairground buildings would have to be overcome and coordinated with the fairgroundsoperations.


Retail/Mercantile Code Data:First Floor Area: 12,120 g.s.f.

Basement Area: 1,7888 g.s.f.

Construction Type: IIB, IIIB, or VB

Maximum Allowable Area: 12,500 s.f. (per Table 503)Area increase for fire sprinkler – 300%Area increase for frontage – up to 200%

Occupant Load: Approximately 404 persons

Minimum Plumbing Fixtures: Men (202) Women(202) Otherwater closets/urinal 1 1lavatories 1 1service sink 1drinking fountain 1

Parking Requirements: Wholesale/Retail - 1 space per 300 s.f. or 41 spaces

Mixed Uses: A combination of the previously discussed uses can certainly coexist within the WPABuilding. The International Building Code has made it more feasible/practical to mix occupancygroups within a single building and/or structure. The level of fire separation between mixedoccupancy depends on the hazard levels of the proposed occupancy groups.

Creative design and careful planning will be necessary to ensure the infrastructure can conform oradapt to the possibility of mixed uses.

Mixed Use Code Data: The possibilities and/or combination of occupancies or uses that couldoccupy the WPA Building are too numerous to list. The separation required by current buildingcodes between occupancies will vary but will probably not exceed a 2-hour, fire-resistive barrierexcept for high hazard occupancies which require up to a 4-hour, fire-resistive separation.


Building Code Requirements: Since there are no salvageable interior improvements theWPA Building should be considered a shell building. Future tenant improvements will be governedby the latest adopted editions of applicable building, life, and fire safety codes.

Generally, the occupancy groups with the highest occupant loads, such as assembly and/or possiblybusiness/office uses have the most restrictive code requirements primarily due to life-safety and fireconcerns. The storage of hazardous materials in wholesale, factory, and/or industrial uses may alsorequire special provisions depending on the quantity and flammability of stored materials. TheInternational Existing Building Code (IEBC) is particularly useful since it establishes the minimumrequirements necessary to protect the public health and safety insofar as they are affected by therepair, alteration, change in occupancy, and additions to existing buildings. The IEBC is generallyconsidered more accepting of out-of-date building materials and systems and their capacity forcontinued use. The IEBC identifies compliance alternatives and/or equivalent solutions to unusualconditions often encountered on rehabilitation/adaptive use projects. Regardless of the anticipateduse/ occupancy, we are not aware of any significant current building codes that would prohibit orprevent the rehabilitation and adaptive or continued use of the WPA Building.

Appendix

Division/Task Quantity Unit Cost Probable Costs

Division 1‐ General Conditions

Division 2‐ Sitework Exterior Selective Demolition/Abatement Allowance $20,000.00Termite Treatment 12,120 s.f. $0.50 $6,060.00

Division 3‐ ConcreteAdobe Brick Replacement/Repairs 500 s.f. $50 p.s.f. $20,000.00Concrete Slab Replacement 500 s.f. $10 p.s.f. $5,000.00

Concrete Repair Allowance $5,000.00

Divison 4‐ Masonry

Division 5‐ SteelMetal Fasteners/Anchors Allowance $2,000.00

Division 6‐ CarpentryMiscellaneous Rough Framing Allowance $5,000.00Truss Repair/Board Replacement Allowance $20,000.00

Plywood Roof Sheathing 13,000 s.f. $1.50 p.s.f. $19,500.00

Division 7‐ Thermal and Moisture ProtectionRoof Covering/Flashing 13,000 s.f. $3.00 p.s.f $39,000.00Scupper/Drain Leader Replacement 14 $500 ea. $2,500.00Stucco Rehabilitation 10,500 s.f. $3.00 p.s.f. $31,500.00Joint Sealant Allowance $3,000.00

WPA Building ‐ Probable Exterior Rehabilitation Costs

Division 8‐ Doors and WindowsDoor Replacement 8 $1,000.00 $8,000.00Window Rehabilitation 36 $1,000.00 $36,000.00Storefront Entrance 2 $5,000.00 $10,000.00Builders Hardware 10 $750.00 $7,500.00

Division 9‐ FinishesExterior Painting 10,500 s.f. $2.00 p.s.f. $26,250.00

Division 10‐ Specialties

Division 11‐ Equipment

Division 12‐ Furnishings

Division 13‐ Special Construction

Division 14‐ Conveying Systems

Division 15‐ HVAC, Plumbing, and Fire

Division 16‐ Electrical

Subtotal Probable Construction Costs $266,310.00Contingency 15% $39,947.00Contractor Fee/General Conditions 18% $55,126.00Bond/ Insurance 4% $14,455.00Taxes 5.5% $20,671.00Total Probable Construction Costs $396,509.00

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