The Grange

Current Conditions & Options

Prepared by: Curtis Read, First Selectman

- The Grange circa 1920 -

Note some differences: the two chimneys a large bell tower no window shutters

The Grange Building was given to the Town in 1999.

One of the many uses for the building will continue to be for Grange meetings and sponsored events.

Grange Doors on North East corner

Right Door goes to 2nd floor

Front Door on South End Water damage under step Rotten wood & lead paint Not handicap accessible

Under the Grange building is the evidence of failed foundation.

Foundation and structural underpinnings require replacement.

Inadequate Fire Escape Cracks in Foundation Peeling Lead Paint

Assembly Room Posts are unsupported Windows have Asbestos Cheap materials used

Assembly Room for Approx. 80 people

Old paneling Lead paint

Grange Kitchen Not a commercial kitchen Needs re-modelling Not code compliant

Grange Memories

Kitchen Details Old plumbing system Not code compliant Lead & Asbestos

First Floor Bathroom Not handicap accessible Not code compliant

Second Floor Narrow Steep Stairs Not code compliant Lead & Asbestos

Second Floor Details Exposed piping Probable lead solder Old Electric Service

Grange 2nd Floor Kitchenette

Grange 2nd Floor Details Bowed Ceiling Slanted Floor Undersized Support

2nd Floor Ceiling Old Plaster Failed Re-covered w/tiles Smoke Detector ?

Grange Attic in bad shape with several problems.

This is a summary on the condition of the Grange from our structural engineer, Kevin Archer. 2015

In April of 2016 an old oil tank was excavated at the northwest corner of the Grange. The 275 gallon tank had leaked extensively before abandonment in about 2000.

Our contractors recently removed several truck loads of oil soaked soil excavated at 8 ft. depth below the tank. The contamination had spread to the property line with St. Mark’s Church. All the contaminated soil was removed except for an area under the foundation wall of the Grange.

When the old Grange is either removed and rebuilt or renovated in place, the bad soils will have to be removed to prevent future groundwater contamination.

Contaminated soil from leaking oil tank still remains under the foundation of the Grange. Any further excavation would be dangerous to the structural integrity of the building.

Features to be included in a new or renovated structure:

Ground Floor:

1. Clear span meeting room on ground level to accommodate 120 seated people

2. Galley kitchen to serve food via pass-through to meeting room

3. Two ADA compliant bathrooms

4. Entry foyer with coat closets

Walk out basement level:

1. Raise level of ground floor by 4-5ft to allow for adequate headroom

2. Utility Room for water and heating systems

3. Small storage rooms for various groups using building (3 or 4)

4. Possible Recreation room with ping pong table and game space for kids & teens

General Features:

1. Historic continuity of design with re-use of salvaged chestnut

wood

2. Structural integrity as per engineering recommendation

3. New foundation and drainage of groundwater, run-off and

gutters

4. No interior stairway from basement to first floor

5. New plumbing and electrical systems

6. Energy efficient w/heating and air conditioning

7. Lead abatement of interior paint

8. Asbestos abatement/new windows required

9. Cost to taxpayers minimized without using cheap materials

10.Completion and opening by December 1, 2017

11.New Septic system (include purchase of St. Mark’s property ~

$325,000)

12.Possible restoration of original roof cupola

Some ideas for Grange activities include:

Base for local farmers to meet and have events/dinners under the Grange #153 auspices

Town meetings and hearings where up to 130 people can be seated

Dances and receptions would allow for a capacity up to approximately 200 people

Slide Shows and lectures

Art exhibits possibly in main room or basement space

Room in basement for Grange, Scouts, or other storage needs

Utilities and playroom space in the basement for youth (ping pong & games)

Parties with catering from the store or light food prep in Grange kitchen.

Meetings for groups like the Garden Club, musicians, etc.

Indoor Town Ceremonies in bad weather

Recreation activities including inclement weather location for summer camp

Potential rental income for town

Church parking

& Septic

ReserveArea

Approx.

GrangeParking

&SepticFields

Approx.

St Mark’s Owned 2 + acres

A Rebuild or Renovation of the Grange Building will require land for a septic system and a reserve area.

St. Mark’s Church is willing to consider selling the Town a 2+acre lot for this purpose. The church also wants to retain a small area for parking and a septic field reserve. The cost to the town would range from $225,000 to $250,000 for the land and an additional $75,000 (approx.) for the new septic system, surveying and parking area.

The Town is considering the sale of a 4 acre lot next to Landmark Estates by public auction. Three potential buyers have been identified who must bid more than the appraised value of $800,000.

The CT Historic Commission working with the CT Trust for Historic Preservation Offer:==============================================================================

The Trust could make a grant of $50,000 to Bridgewater if renovation is chosen.

The CT Historic Commission would provide an additional tax credit of $150,000.

This $150,000 tax credit can be re-sold to a CT corporation for face value.

Applying for and receiving the grants and tax credits is time consuming and not certain.

Bridgewater is required to pay $6,000 to hire the CT Trust’s approved structural engineer and architect as

a prerequisite for receiving their $6,000 match.

The Bridgewater Selectmen voted to expend this $6,000 at our October 11th regular meeting.

Prevailing Wage Law requires ~ 30% added to these labor estimates.

Three other contractors have reviewed the Grange structure and opted not to provide firm (not-to-exceed) estimates to renovate the building for several reasons:===========================================================================================

If renovated, the building would essentially become a whole new structure.

The labor time involved is unpredictable because there are so many unknowns.

The CT Prevailing Wage Law will add significant overhead and labor expense (+ 30%).

Contractors prefer to work on a “Time & Materials” basis because they can’t predict labor.

One group said they work until job is finished and no labor time limit applies.

Another contractor said costs would run way over a million $ and it is foolish not to build new.

Preliminary estimate for Grange Hall Total Square footage approximately 1500 Square feet. James Hardi siding with PVC trim, soffit, and fascia. 9’ Poured concrete basement (12) Andersen 400 series windows (2) Fiberglass Front doors Andersen Frenchwood terrace doors at rear of building Pine treads stairs leading to the basement Gas fired Warm air with air conditioning On Demand gas fired hot water heater (6) 6 Panel Hollow core Masonite doors (2) ADA compliant ½ bathrooms 30 Linear feet of base cabinets 30 Linear feet of upper cabinets 1300 Square feet of red oak flooring Dal Tile to be used in both bathrooms 160 Square feet of covered porch Total of 10 Rise precast stoops with Brick Veneer and

Flagstone cap Price does not included site work

Total price estimated to be between $350,000 and $375,000.

Westchester Modular Estimate

No “Prevailing Wage” added to labor

Uses in-house architect (avoids $$)

Uses in-house Structural Engineer

Can upgrade material choices

Fast process to finished product

Costs do not include demolition or

new septic system.

Rendering of one story new Grange/Community Center by McQueen-Verdi architects.

The Bottom Line for the future of the Grange/Community Center

More research on construction options and costs is necessary

Then can decide if a new building or renovation makes financial and long term sense

This decision must consider environmental concerns with the oil contamination & lead paint

The 2+ acre property behind St Mark’s Church is required for an engineered septic system

Do we sell the 4+ acre Landmark lot to pay for the St. Mark’s property ?

Our hope is to have all issues solved by Spring of 2017 and begin construction next summer

LakeLillinonah

Town owned property of 4+ acres was a gift without restrictions from George & Jane Pratt in 1956.

The Town is considering selling the land “as is” at a public auction in November to the highest bidder over the $800,000 appraised value. There are at least three interested parties.

Money generated from this sale would be set aside to purchase other land. The 2 acre lot behind St Mark’s Church is one of the target properties of interest.

Landmark Estates