448 FALCON RIDGE DRIVESUITE B

BURLINGTON, WISCONSIN 53105

TELE: 262.758.6064
WHITE RIVER COUNTY PARK
BARN STUDY
JUNE 18, 2014



Walworth County
Wisconsin
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WHITE RIVER COUNTY PARK
BARN STUDY
INTRODUCTION
The farm property located at 6503 Sheridan Springs Road in Walworth County along the White
River was recently acquired by Walworth County to create a new County Park. The new park
will be named the White River County Park and will allow residents access to the river. On the
acquired property there is a house, barn, and small out building. This study focused solely on
the barn.

Recognizing the need to address
immediate maintenance issues to save
and protect the barn for a future to be
determined use, Walworth County has
commissioned this study .



SCOPE OF STUDY
The scope of this study was to visually inspect the existing condition of the barns foundations,
structural components, and exterior finishes for the purpose of identifying basic improvements
and repairs appropriate to making the barn structurally sound and protect it from further
deterioration along with identifying current safety and security deficiencies. A schematic
drawing of the existing structure is also provided for use in future planning.

It should be noted that this study was limited to basic improvements and repairs. This study
did not include identification of potential facility enhancements.

This report is structured in six sections:
Section 1: Barn Exterior Deficiencies
Section 2: Barn Interior Deficiencies
Section 3: Identification of Potential Safety Issues
Section 4: Identification of Potential Security Issues
Section 5: Budget Summary
Section 6: Schematic Drawings

Budget figures are based on 2014 projected construction costs. Potential cost escalation
should be taken into account for a phased multi-year implementation plan.
We appreciate the opportunity to develop this report for your use and look forward to working
with the County as best we may as this great project moves to implementation.

Respectfully submitted,
The Peter Scherrer Group Inc.



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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 1BARN EXTERIOR DEFICIENCIES
Foundation:
Description: The existing stone foundation of the barn appears to be structurally sound, except
for the SW corner. There is a significant crack in the foundation wall from grade level to the top
of the wall showing signs of movement and separation. There are also various locations where
the mortar on the exterior side of
the stone wall has eroded away
allowing the potential for smaller
stones to fall out which could
over time jeopardize the
structural integrity of the
foundation.

On the East wall of the tunnel
that connects the silo to the barn
there are two large holes in the
concrete foundation that have
been temporarily boarded up and
are in need of repair.




Solution: The foundation crack in the SW corner
should be tuck-pointed and monitored for further
movement. If further movement is noticed, a
structural engineer should be contacted to review
and analyze the foundation. The areas where the
mortar has eroded away should be tuck-pointed to
repair. The East side silo tunnel wall should be
formed, reinforced, and patched with concrete.

Budget: $7,500.00
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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 1BARN EXTERIOR DEFICIENCIES
Siding:
Description: The existing wood
siding has shrunk and weathered
over time, there are also some
holes and splintering that keep it
from being weather tight, as can be
seen from the pictures from the
inside showing the light coming
through. The nails that fasten the
siding down are backing out in
places. The siding on the South and
East elevation is in a poor state. In
the NE corner above the foundation
there is a hole from missing/
deteriorated corner boards. The siding on the South wall of the added shed where the dog
kennels were previously located is severely deteriorated and rotten.











Solution: Not knowing the future use of the building at
this time, we would recommend covering up the larger
holes in the siding by applying a roofing mastic around
the hole on the interior side and fastening a new board
on the inside to cover the opening and squeeze the mastic around to prevent further water
penetration, thus leaving the exterior with its weathered look. On the exterior we would
recommend refastening the nails back in and adding a longer ring shanked nail where nails
have completely worked out. We would also recommend repairing the hole in the NE corner
with reclaimed barn wood to cover the opening. For the deteriorated siding on the added South
shed we recommend removing all the rotten wood and reconstructing with new siding to
match.

Budget: $7,000.00 - To cover holes in siding where light shines through
$4,000.00 - To refasten nails
$ 500.00 - To repair NE corner
$3,500.00 - To repair siding at South shed
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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 1BARN EXTERIOR DEFICIENCIES
Windows:
Description: The existing windows are wood framed with wooden sashes and glass. Some of
the above grade windows have broken or missing glass with plexiglass panels screwed over
the top to cover openings. A few windows have broken or missing glass without a plexiglass
panel. Most above grade window frame trim and sills are deteriorated or missing. Area well
windows in stone foundations are also deteriorated from debris inside the wells, especially sills,
and have missing or broken glass.


















Solution: Replace all windows with new wood/fiberglass windows. A short term option would be
to repair deteriorated wood framing as necessary and place plexiglass covers over damaged
windows to temporarily make watertight.

Budget: $30,000.00 - Replace windows
or
$10,000.00 - Temporary repairs to make watertight
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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 1BARN EXTERIOR DEFICIENCIES
Doors:
Description: The exterior doors that are
overhead sliding for the main barn are
constructed out of wood, have inside
latching hardware, and no weather tight
seals. The lower level West door has an
outside pad lock hasp for secure entry.
These doors are weathered with most
deterioration towards the bottom or edges of
the door. All doors were operable except the
lower level door on the South face which
was nailed closed. The added shed on the
South side of the barn has two manually
operable overhead doors which have no
locking hardware and are not weather-
stripped. There is also one homemade
wooden door on the West face of the shed
next to the overhead door that is unsecured.
The Milkhouse door is extremely weathered
with the bottom half of the door falling apart,
but still functional with a padlock hasp.

Solution: Since the sliding doors on the main
barn are functional and period correct, we
would only recommend refastening loose
boards and possibly replacing damaged
bottom and edge boards with reclaimed
weathered barn wood to keep with the
aesthetics. Providing weather tight doors is
not an option with this door system type.
The overhead doors on the added shed on
the south side are in a fair condition and
could be made weather tight by adding
weather-stripping around the exterior. For
the Milkhouse door we recommend
reconstructing and fastening the lower
portion back together for occasional use. If
this door is to require daily use a new door
would need to be constructed and installed.

Budget: $3,000.00 - Rework sliding doors on main barn
$ 500.00 - Rework overhead doors on added South side shed
$ 800.00 - Rework Milkhouse door


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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 1BARN EXTERIOR DEFICIENCIES
Roofing:



Description: The roofing systems on all areas of the building have surpassed their life
expectancy and are in extremely poor shape. There are large holes is some areas along with
considerable damage to the wood spaced sheathing underneath. If roof is not replaced soon,
costly damage to the barns roof sheathing will result.

Solution: Remove existing
asphalt shingles and cedar
shakes along with replacing
damaged wood sheathing and
reroof. Budget includes Main
Barn, added South Side Shed
and Milkhouse.





Budget: $45,000.00 - Fiberglass/Asphalt shingle replacement with new sheathing
$50,000.00 - Pole Barn Metal Panels
$62,000.00 - Standing Seam Metal Panel
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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 2BARN INTERIOR DEFICIENCIES
Floors:
Description: The wood floor system in the upper level of the main barn appears to be in good
shape and structurally sound. There is one small area around the SE corner of the barn that
has some soft decayed boards. The concrete floor in the lower level of the main barn is also in
good shape. The concrete floor in the added South side shed, pictured below, is in relatively
poor condition with a lot of irregularity in the levelness of the surface along with a lot of
cracking in the center section of the floor.

Solution: The area of decay in the upper level wood floor should be cut out and removed with
new wood boards added to replace. The concrete floor on the lower level does not visually
require any additional work at this time. If a level structurally sound floor is desired in the
added South side shed, the existing floor and base should be removed in its entirety and a
new compacted stone base and concrete slab should be poured.
Budget: $ 780.00 - Replace decayed wood floor in upper level of main barn
$7,000.00 - Remove and replace concrete floor in the added South side shed




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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 2BARN INTERIOR DEFICIENCIES
Walls:
Description: Most of the interior walls in the barn appear to serve a function of a working
animal barn and appear to be in relatively good shape for that specific use. The inside of the
foundation wall on the North side of the main barn on the lower level, pictured below, is very
damp with efflorescence on the surface of the stones along with areas of eroded away mortar
leaving the edges of the stones in the foundation exposed.
Solution: For the interior walls we do not recommend any changes until a specific use for the
building can be determined.
For the lower level South foundation
wall we recommend sandblasting or
water blasting the wall surface to
remove the efflorescence, white
wash, and any loose mortar. Once
this is complete we recommend tuck
-pointing the wall with a hydraulic
cement to hold the stones in place
and to help prevent further water
infiltration.

Budget: $10,000.00 - Tuck-point South foundation wall on lower level

Stairs:
Description: The interior stair from the lower level to the upper
level in the main barn and the ship ladder to the hayloft is not
code compliant.
Solution: Since access can be gained from grade for both the
upper level and lower level of the main barn, modification of the
stair to become code compliant is not believed to be a
requirement. However, we would recommend adding railings and
closing off the stair risers to the existing stair that provides access
between the lower and upper level of the main barn. This stair
should be readdressed once a use for the building is determined.
The ship ladder to the hayloft should be removed at this time
preventing access to this area.
Budget: - $1,800.00 Stair modifications

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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 2BARN INTERIOR DEFICIENCIES
Electrical:
Description: The main electrical service for the barn appears to be fed from a pole mounted
panel to the West of the barn. This also feeds the house. A sub panel is located on the lower
level West wall in the North corner stall. Outlet and switch cover plates are missing in some
locations.
Solution: An electrician should be brought in to add missing cover plates for switches and
outlets and review current wiring for any deficiencies.
Budget: $800.00 - Electrician to add cover plates and review wiring.

Liquid Spill:
Description: In the upper level workshop there appears to be some type of liquid spill that has
leaked down through the wood floor, support beams, and onto the lower level floor. Visually,
we have not observed any structural damage.
Solution: At this time we would not
recommend any remediation. Once a
use for the building is determined an
Environmental Consultant should be
contacted.




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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 3IDENTIFICATION OF POTENTIAL SAFETY ISSUES
Fall Hazard Recommendations:
Silo Tunnel: On the East side of
the silo tunnel there is a drop off
of 4 to 5 feet that is a potential
fall hazard if somebody was to
walk between the barn and the
silo. We would recommend that
a railing be installed to reduce
this risk.
Budget: $2,400.00


Upper Level Main Barn Entry: The main entry to the upper level of the barn is ramped up from
the exterior grade. The concrete ramp
sides are severely deteriorated and they
also create a potential fall hazard for
someone walking or for someone to
potentially drive over the side entering or
exiting the barn. We would recommend
that the ramp sides are reconstructed
with a level top. To that level top a railing
should be installed.
Budget: $4,000.00

Area Well Windows: The area well
windows on the North side of the main
barn have the potential of being a fall
hazard. We would recommend that steel
grating is installed over the top of the area
wells to eliminate the fall hazard. This
would also provide an additional level of
security to the building.
Budget: $1,000.00


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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 3IDENTIFICATION OF POTENTIAL SAFETY ISSUES
Fall Hazard Recommendations: (continued):

Upper Level Floor Openings:
In the main barn on the upper level there are two floor openings that allowed hay to be
dropped into the lower level animal stalls from above.










We would recommend that the railings around these openings be reconstructed similar to a
deck railing or be wood infilled and blended into the floor to eliminate the fall hazard.
Budget: $1,000.00


Upper Level Sliding Doors:
On the North and East elevation of the main barn, the sliding doors on the upper level when
open have no platform to step out on when open creating a fall hazard to an unaware person.
We would recommend installing a series of safety chains across the opening to protect a
person from falling when these doors are open. These safety chains could be latched on one
end to allow temporary access into the building through these openings if required.
Budget: $500.00




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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 3IDENTIFICATION OF POTENTIAL SAFETY ISSUES
Exterior Grade Trip Hazards:
Exposed Railroad Ties: Near the SW corner of the
building there is a line of exposed railroad ties that
stick out of the grass creating a trip hazard for the
public walking around.
We would recommend that these railroad ties are
removed and infilled with soil to blend the grade
and eliminate the trip hazard.
Budget: $400.00



Concrete Raised Pad: On the South side of the
project there is a raised concrete slab that is
approximately 24 by 18 that projects up more than
12 that could be a possible fall hazard.
We would recommend blending the grade around
the pad to within 8 or less equal to the maximum
rise of a stair. Bushes/plantings could also be
planted around the perimeter of the pad to help
detour the public to controlled entry points.
Budget: $400.00 to blend grade, additional $2,500 to add bushes/plantings.

Lower Level Barn Entry: On the East end of
the main barn there is a concrete path that
projects up out of the grass that could be a
potential trip hazard.
We would recommend adding topsoil
around the perimeter of the concrete to level
off the area eliminating the hazard.
Budget: $400.00
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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 4IDENTIFICATION OF POTENTIAL SECURITY ISSUES
Main Barn: Entry into the main barn is through the lower level single sliding door on the West
side. This door is restricted by an exterior pad lock hasp. All other exterior sliding doors on the
upper and lower levels are restricted by internal latching hardware and pad lock hasps. On the
North side of the barn there are (4) doors near the top of the wall that open in an upward
direction that are unsecured. We would recommend adding internal latching hardware to
secure these openings.
Budget: $500.00










Added South Side Shed: Entry into this area is currently unrestricted through the overhead
doors on the East & West side. The man door on the West side next to the overhead door is
also unrestricted. New overhead door hardware could be added to restrict entry into this area
along with adding a pad lock hasp to the man door. Since access to this area is currently
unrestricted, access into the main barn is also unrestricted through the internal two door
openings between these spaces. Access could be restricted by adding padlock hasps to these
doors also.
Budget: $750.00




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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 5BUDGET SUMMARY
The projected cost of all of the maintenance and improvements items identified on the
preceding pages is between $113,530.00 and $153,030.00 dependent upon the choices made
relative to options outlined.

































All budget figures are based on the year 2014 construction costs. Should a phased
implementation plan be developed, potential cost escalation should be taken into account.
Category Page # Descripton Budget

2 Foundaton Repairs $ 7,500.00
3 Siding - Cover Holes 7,000.00
3 Siding - Refasten Nails 4,000.00
3 Siding - Repair to NE Corner 500.00
3 Siding - Repair at South Shed 3,500.00
4 Window Replacement 30,000.00
optons
4 Window Repairs 10,000.00
5 Rework Sliding Doors 3,000.00
5 Rework Overhead Door 500.00
5 Rework Milkhouse Door 800.00
6 Roofng Repair - Shingles 45,000.00
optons 6 Roofng Repair - Pole Barn Panels 50,000.00
6 Roofng Repair - Standing Seam 62,000.00

7 Repair Decayed Barn Floor 780.00
7 Replace South Shed Floor 7,000.00
8 Interior Tuckpoint South Foundaton 10,000.00
8 Stair Modifcatons 1,800.00
9 Electrical Repairs 800.00

10 Silo Tunnel Railing 2,400.00
10 Upper Level Main Barn Entry Railings 4,000.00
10 Area Well Gratng 1,000.00
11 Barn Floor Opening Railings 1,000.00
11 Sliding Door Chains 500.00
12 Railroad Tie Trip Hazard 400.00
12 Raised Pad Trip Hazard 400.00
12 East Side Lower Level Barn Entry 400.00 +$2,500 opton
13 Main Barn Security 500.00
13 South Shed Additon Security 750.00
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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 6SCHEMATIC DRAWINGS
FLOOR PLANS








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WHITE RIVER COUNTY PARK - BARN STUDY
SECTION 6SCHEMATIC DRAWINGS
ELEVATIONS