STATE OF MICHIGAN DEPARTMENT OF NATURAL RESOURCES PARKS AND RECREATION DIVISION
TAHQUAMENON FALLS STATE PARK 41382 West M-123 Paradise, Michigan 49768
PHASE 100 STUDY
LOWER FALLS PARK STORE AND BATHROOM BUILDING ASSESSMENT
File Number: 751/18086.TAP Index Number: 52130
Prepared by:
SANDERS & CZAPSKI ASSOCIATES, PLLC 109 S. Front Street, Suite #210 Marquette, Michigan 49855
ISSUE: FINAL REPORT DATE: JULY 23, 2018
Table of Contents
Executive Summary……………………………………………………………………………………………… 2
Administrative Data…………………………………………………………………………………………….. 4
Existing Conditions……………………………………………………………………………………………… 5 Site – Conditions and Analysis…………………………………………………………………. 9 Structural Systems – Conditions and Analysis………………………………………….. 13 Exterior Systems – Conditions and Analysis…………………………………………..... 19 Interior Systems – Conditions and Analysis……………………………………………… 26 Mechanical and Electrical Systems – Conditions and Analysis…………………. 35 Hazardous Materials……………………………………………………………………………….. 43
Recommendations……………………………………………………………………………………………… 44
New Bathroom Building – Space Requirements………………………………………………….. 48
New Concession Building – Space Requirements………………………………………………… 49
New Combined Bathroom and Concession Building – Space Requirements………… 50
Sketches………………………………………………………………………………………………………………. 51
Cost Estimates……………………………………………………………………………………………………… 56
Conclusion…………………………………………………………………………………………………………… 65
Appendices
Appendix A, Asbestos Material Survey ……………………………………………………. 66
Tahquamenon Falls State Park 1 Lower Falls – Park Store and Bathroom Building Executive Summary
The State of Michigan Department of Natural Resources, Parks and Recreation Division, Tahquamenon Falls State Park is located in the eastern end of Michigan’s upper peninsula. It is the park systems second largest state park encompassing 52,000 acres bordering on Lake Superior. Most of the park is located in Chippewa County with some western acreage extending into Luce County. The nearest village is Paradise, Michigan. The Tahquamenon River meanders through the park offering visitors the opportunity to access and view this large, popular river and its waterfalls as it flows into Lake Superior.
In addition to the vast reserves of undeveloped woodland that encompass some smaller inland lakes and streams, there are three major visitor areas in the park along the Tahquamenon River: the Upper Falls, the Lower Falls and the Rivermouth. Campgrounds and other amenities are found at these three locations. Several sets of cascading waterfalls are located around a small island within the river at the Lower Falls campground and day use area. An extensive trail system, including access to the small island, provides excellent opportunities for the public to experience the river and surrounding forests.
Public facilities at the Lower Falls are limited to a single building, referred to as the park store and bathroom building. It includes public restrooms and a park store offering gifts and limited food and beverages for sale. The initial structure was constructed in the early 1950s with later additions expanding the footprint. This building is presently operated seasonally and receives very heavy public use. Although regularly maintained, significant repairs and upgrades are needed to accommodate universal accessibility requirements, improve the public bathroom facilities and to ensure the safety of the public and staff.
As part of a project to improve facilities at the Lower Falls this assessment of the park store and bathroom building was conducted in order to provide a value-based opinion as to possible options for renovation or demolition and reconstruction. Different options were analyzed including: a) repair and upgrade the existing building; b) reuse portions of the existing building, demolish portion(s) and expand; or c) demolish the building and construct a new facility at or near its existing location.
Five options were developed and are presented in this report, offering different variations and cost. After reviewing these options with Department of Natural Resources staff, it is the opinion of Sanders & Czapski Associates that two options, Option #3 and Option #5, will present the best value for the State of Michigan. Cost and estimated lifespan of the building are different for each option and should be evaluated by the state in terms of available budget for new construction and ongoing operations.
Tahquamenon Falls State Park 2 Lower Falls – Park Store and Bathroom Building The two recommended options are:
Option #3 Demolish the existing park store and bathroom building in its entirety and construct a new park store and bathroom building. While this option is highest in cost it will result in a new building with a fifty-plus year life span and no reduction in rentable concession space.
Option #5 Renovate the existing park store and bathroom building. Reduce the amount of retail space in the building to allow the construction of new public bathrooms without expanding the building footprint. While this option is lower in cost, it will result in extending the life expectancy of the building for approximately twenty to twenty five years. The reduction of leasable retail space, and the resulting reduction in revenue, needs to be considered.
Tahquamenon Falls State Park 3 Lower Falls – Park Store and Bathroom Building Administrative Data
Tahquamenon Falls State Park is located along Highway M-123 south and west of the Village of Paradise, Michigan in Chippewa and Luce Counties. The park headquarters address is 41382 West M-123, Paradise, Michigan 49768.
Figure 1: Map of Tahquamenon Falls State Park
Sanders & Czapski Associates, PLLC, of Marquette, Michigan was retained by the State of Michigan to conduct this Phase 100 study and analysis of the Lower Falls park store and bathroom building.
Sanders & Czapski Associates, PLLC gratefully acknowledges the assistance of Tom Pawlowski of the State of Michigan, Department of Technology, Management and Budget and Keith Cheli, Kevin Dennis, Eric Johnson and Theresa Neil of the State of Michigan, Department of Natural Resources, Parks and Recreation Division.
Information about the building was also provided by Dennis and Judy McGuire, owners of Tahquamenon Treasures, the concession company. Their knowledge of the building and assistance during the field inspection is also appreciated.
Tahquamenon Falls State Park 4 Lower Falls – Park Store and Bathroom Building Existing Conditions
The existing park store and bathroom building was evaluated by Ken Czapski, AIA, a licensed architect in Michigan and principal of Sanders & Czapski Associates, PLLC. The initial site visit was part of the pre-proposal meeting held on April 11, 2018. A second, more extensive site visit was made on May 3, 2018.
As a part of this study, field measurements of the building were taken and measured drawings prepared in order to provide an accurate portrayal of the present day floor plan along with area calculations. Floor plan drawings of the main level, A-1, and lower level, A-2, are found on pages 7 and 8.
The main level of the building is open to the public and consists of the following spaces: Public Bathroom and Hallway……………………………….. 658 sq. ft. Retail Area (Gift Shop)…………………………………………… 2,498 sq. ft. Kitchen and Concession Area………………………………… 778 sq. ft. Dining Area…………………………………………………………… 469 sq. ft. Total Main Level Area……………………………………………. 4,403 sq. ft.
The lower level of the building consists of a partial crawl space area, and a basement used for mechanical and storage space: Storage and Mechanical Area………………………………. 1,152 sq. ft. Mechanical Room (below public bathroom)………… 658 sq. ft.
An open exterior deck is used for outdoor seating and dining. This deck is approximately 685 sq. ft. Overall exterior views of the building are shown in Photos 1, 2, 3 and 4.
Photo 1: East elevation and public walkway
Tahquamenon Falls State Park 5 Lower Falls – Park Store and Bathroom Building
Photo 2: West elevation including service drive
Photo 3: Partial south elevation and view of bathroom wing
Photo 4: Partial south elevation at concession entry
Tahquamenon Falls State Park 6 Lower Falls – Park Store and Bathroom Building
Site - Conditions and Analysis
The park store and bathroom building is located north of the Tahquamenon River at a bend in the river. The site is heavily wooded with natural features. The building is situated along the major pedestrian pathway that connects a large parking lot to walkways and viewing areas along the river. Asphalt paved walkways, in reasonably good condition, provide an accessible route to the main building entry and bathrooms. A gravel service drive and staff parking area is located at the rear, or north side of the building. There is no designated accessible staff parking space in this area. See Figure 2 and Photos 5 through 12.
Staff Parking Area Service Drive Park Store and Bathroom Building
Figure 2: Aerial view of the Lower Falls site (Google Maps image)
Visitor Parking Lot
Pedestrian Walkway / Main Site Entrance
Tahquamenon Falls State Park 9 Lower Falls – Park Store and Bathroom Building
Photo 5: View of the asphalt service drive
Photo 6: View of the gravel parking area for staff
Photo 7: Trash dumpster and enclosure
Tahquamenon Falls State Park 10 Lower Falls – Park Store and Bathroom Building
Photo 8: Asphalt walkway leading to the river
Photo 9: Asphalt walkway at park store entrance
Photo 10: Wood sidewalk along east side
Tahquamenon Falls State Park 11 Lower Falls – Park Store and Bathroom Building An open wood deck measuring 31’-6” x 21’-9” is located on the east side of the building. This deck provides outdoor dining space for visitors during good weather. The deck is accessible from the interior of the building through the door seen in Photo 11. It is one step above grade when accessed from the exterior.
Photo 11: Partial view of deck and store entrance to the deck
Photo 12: View of wood deck
Gutters and downspouts are located on the roof which slopes and sheds water onto the deck. Roof and site water drainage appears to be a problem on the south side of the building in this area. Grade appears to be relatively flat and near the finish floor elevation, resulting in part of the wood siding and floor framing being below grade and subject to ground water. A plastic drain pipe collects water from the downspouts and runs below the wood deck to discharge water. This pipe termination and a broken downspout extension are seen in Photo 13. There are no gutters on other roof areas.
Tahquamenon Falls State Park 12 Lower Falls – Park Store and Bathroom Building
Photo 13: Plastic drain pipe and damaged downspout extension
Structural Systems - Conditions and Analysis
A variety of structural systems are found throughout the wood frame building reflecting the period of construction. Roof framing includes a heavy timber frame, pre-engineered wood trusses and heavy wood rafter framing. All wood framing systems appeared to be in good condition, however, it was reported by Dennis McGuire, the concession owner, that one roof truss member was cut to allow the installation of the furnace in the attic space above the retail area. Roof framing can be seen in Photos 14, 15 and 16.
Photo 14: View of timber frame and rafters at concession entrance
Tahquamenon Falls State Park 13 Lower Falls – Park Store and Bathroom Building
Photo 15: View of pre-engineered wood roof trusses in attic above retail area
Photo 16: View of rafters and exposed wood roof deck in covered walkway at bathrooms
Floor systems in the building include a concrete slab-on-grade, wood floor joists and plywood sheathing and a structural concrete slab in the bathroom wing. Wood floor joists in the area where there is a full basement are 2”x10”s spaced 16” on center. Wood floor joists in the area where there is a crawl space are 3”x8”s spaced 18” on center. There are some damaged and rotted ends of the floor joists along an outside east wall where roof water drainage runs onto the soil. Dennis McGuire reported that recent repairs have been made in this area.
Tahquamenon Falls State Park 14 Lower Falls – Park Store and Bathroom Building
Photo 17: Wood floor joists and CMU foundation wall in basement area.
Photo 18: Wood floor joists, wood beam and CMU piers in crawl space area.
Components of the wood floor framing systems all appeared to be in generally good condition except as previously noted. See Photos 17 and 18.
The structural floor system in the public bathroom area is a 9.5 inch thick structural concrete slab supported on poured concrete foundation walls and poured concrete columns and beams. There are some cracks in the foundation walls. Concrete columns are 8” x 8” and 10” x 10” and the concrete beams are 8” wide x 10” deep. See Photos 19 and 20. The underside of the concrete floor slab is deteriorated in places where plumbing lines penetrate the slab. See Photo 21.
Tahquamenon Falls State Park 15 Lower Falls – Park Store and Bathroom Building
Photo 19: View of concrete floor slab, beam and column in basement area below bathrooms.
Photo 20: View of concrete walls in basement area
Photo 21: View of underside of concrete floor slab at plumbing penetrations
Tahquamenon Falls State Park 16 Lower Falls – Park Store and Bathroom Building The foundation walls in the basement and crawl space areas are concrete masonry units (CMU). The uninsulated walls are 8 inches thick. There are some cracked masonry joints and deteriorated mortar in some locations, but otherwise the walls are in reasonably good condition. See Photos 22 and 23.
Photo 22: View of exterior wall surface of the CMU foundation wall.
Photo 23: View of interior wall surface in basement
The poured concrete foundation walls of the building at the bathroom wing are faced with fieldstone on the exterior. The transition of the CMU to fieldstone wall on the exterior is seen in Photos 24 and 25. There are some open and deteriorated mortar joints throughout.
Tahquamenon Falls State Park 17 Lower Falls – Park Store and Bathroom Building
Photo 24: CMU and fieldstone faced poured concrete foundation wall surfaces
Photo 25: CMU and fieldstone faced poured concrete foundation walls
Original building drawings indicate poured concrete footings, which are not visible, but are presumed adequate for the building based on its age and condition. The basement below the gift shop has a poured concrete floor slab that is in good condition. There does not appear to be any type of foundation drainage system to control ground water.
Tahquamenon Falls State Park 18 Lower Falls – Park Store and Bathroom Building Exterior Systems – Conditions and Analysis
Exterior building finishes include asphalt shingles, “live edge” wood siding, wood trim, and stone and CMU foundation walls, creating a rustic park appearance common to many older buildings found in the Michigan state park system.
The asphalt shingle roof, age unknown, is in fair condition with some damaged shingles in the valleys and at the eaves. Valleys are constructed with “woven” shingles as seen in Photo 26.
Photo 26: View of a roof valley and eave condition
Photo 27: View of exhaust hood and roof There are four mechanical exhaust hoods that penetrate the roof. See Photo 27. The concessionaire reported that there are ongoing leaks around the hoods and seasonal maintenance is required. These penetrations are not properly constructed with metal step flashing, relying instead on mastic for water-tightness. The roof/attic is not naturally ventilated, however there is an attic exhaust fan as shown in Photo 91.
Tahquamenon Falls State Park 19 Lower Falls – Park Store and Bathroom Building The building walls are sided with “live edge” wood siding, which is a thick siding providing a rustic appearance. This siding is in fair condition, however, there are many gaps caused by shrinkage and twisting of the material as seen in Photos 24, 28, 29, 30 and 31 and other areas of deterioration.
Photo 28: Wood siding and trim
Photo 29: Wood siding and trim material
On the east wing of the building the wood siding is in close contact with the ground resulting in damage to the siding as seen in Photos 30, 31 and 36. In this location there is also a glass and aluminum door that is recessed into the wall. Wood floor sheathing, serving as a deep threshold, is exposed to the elements. This wood is in very poor condition and is allowing roof water run- off and other water into the building. This condition is shown in Photo 32.
Tahquamenon Falls State Park 20 Lower Falls – Park Store and Bathroom Building
Photo 30: Wood siding in contact with the ground
Photo 31: Loose and warped wood siding near the ground adjacent to the recessed door
Photo 32: Recessed door with rotted wood sill on the south wall
Tahquamenon Falls State Park 21 Lower Falls – Park Store and Bathroom Building Windows on the building include fixed steel sash with single pane glass in the retail area and bathrooms, seen in Photo 34, and aluminum horizontal sliding windows with insulated glass in the concession and dining area, Photo 33. There are some swing-in operable sash in the steel window units in the bathrooms, as seen in previous Photo 3. The fixed steel sash windows are in fair to poor condition with some areas of deteriorated glazing putty and damaged paint. The aluminum horizontal sliding windows are in relatively good condition.
Photo 33: Aluminum horizontal sliding windows on east wall
j Photo 34: Fixed, single glazed steel sash windows
There are a variety of exterior doors on the building including glass and aluminum doors, and hollow metal doors. The newer glass and aluminum doors are in relatively good condition. The hollow metal door that provides entry to the deck area, Photo 37, is in poor condition.
Tahquamenon Falls State Park 22 Lower Falls – Park Store and Bathroom Building
Photo 35: Main entry glass and aluminum door and sidelight into the concession building / retail store
This main door, Photo 35, is the only accessible entry into the concession area.
Photo 36: Second entry into concession building. Note the step at the threshold; not an accessible entrance
The door seen in Photo 36, which provides a second point of entry/exit into the concession area, has a 5” step at the threshold, preventing this door from serving as a barrier free accessible entrance.
Tahquamenon Falls State Park 23 Lower Falls – Park Store and Bathroom Building
Photo 37: Metal door from dining area to deck
Photos 38 and 39: Hollow metal doors at bathroom
The hollow metal doors at the bathrooms, Photos 38 and 39, are in poor condition. There are issues with latch side clearances and floor/threshold dimensions that do not comply with current universal accessibility requirements.
The wood door that provides entry into the basement utility space below the bathrooms is in extremely poor condition with the lower section of the door rotted off. This allows weather and animals to access the space. See Photos 40 and 41.
Tahquamenon Falls State Park 24 Lower Falls – Park Store and Bathroom Building
Photos 40 and 41: Extremely damaged and deteriorated wood door into basement mechanical room
Other problems observed include a wood column with a rotted base, as seen in Photo 42, and some rotted wall material near grade at the entry to men’s bathroom, Photo 43.
Photo 42: Rotted base at wood column near the building entry
Tahquamenon Falls State Park 25 Lower Falls – Park Store and Bathroom Building
Photo 43: Damaged wood trim and siding near entry door to men’s bathroom
Interior Systems – Conditions and Analysis
The building has three distinct public interior spaces: the public bathrooms, the retail space and the food concession/dining area. Each area is discussed individually.
It is not known when the public bathrooms were constructed but it appears as though this may have been an original part of the building constructed in the early 1950s. There are four water closets and two lavatories in the women’s bathroom and three water closets, two urinals and two lavatories in the men’s bathroom. There is a utility sink in the central service corridor, Photo 51. There are no public drinking fountains in the building, but there are outside drinking fountains located nearby. The bathrooms are accessed through a covered hallway that is open to the outdoors, seen in Photo 44.
Finishes in the bathrooms include ceramic tile floors and walls, fiberglass reinforced panels (FRP) wall panels and an exposed wood ceiling. Refer to Photos 45, 46 and 47. All finishes are in fair to poor condition. Plumbing fixtures are in fair to poor condition. A major concern with the bathrooms is the lack of one hundred percent compliance with universal accessibility standards. Non-compliance issues include a two inch step in the floor at the urinals in the men’s bathroom, minimal latch side clearance at the entrance doors, toilet compartment grab bars and transitions between the concrete floor in the covered hallway to the ceramic tile floor in the bathrooms at the doorways higher than ½”. These conditions are shown in Photos 45, 46, 48 and 49.
Tahquamenon Falls State Park 26 Lower Falls – Park Store and Bathroom Building
Photo 44: Covered hallway at entry to bathrooms Photo 45: Men’s bathroom with raised floor at urinals
Photo 46: Accessible toilet compartment Photo 47: Lavatories and accessories
Tahquamenon Falls State Park 27 Lower Falls – Park Store and Bathroom Building
Photos 48 and 49: Views of threshold conditions at entry doors to men’s and women’s bathrooms
Photo 50: Bathroom utility corridor Photo 51: Utility sink located in utility corridor
Tahquamenon Falls State Park 28 Lower Falls – Park Store and Bathroom Building
The retail space is the largest space in the building containing gifts and novelty items for sale to the public. This space is leased to the concessionaire, Tahquamenon Treasures, by the State of Michigan. Interior finishes include painted concrete floors, painted plywood floors, ceramic tile floors, wood wall paneling, lay-in ceilings and ceiling tile. The interior of the retail space is well maintained by the concessionaire. See Photos 52 through 57.
Photo 52: Interior view of gift shop
Photo 53: Interior view of gift shop
Tahquamenon Falls State Park 29 Lower Falls – Park Store and Bathroom Building
Photo 54: View of gift shop check-out area at the main entry
Photo 55: View of concession/food service counter
Photo 56: View of concession counter and part of dining/seating area
Tahquamenon Falls State Park 30 Lower Falls – Park Store and Bathroom Building
Photo 57: View of dining/seating area
Photo 58: View of kitchen area behind the service counter
Photo 59: View of kitchen area
Tahquamenon Falls State Park 31 Lower Falls – Park Store and Bathroom Building
Photo 60: View of kitchen area
Photos 61 and 62: View of hand sinks, fire protection system (Ansul System for kitchen hoods) and grill with hood
Tahquamenon Falls State Park 32 Lower Falls – Park Store and Bathroom Building
Photo 63: Three compartment sink
Finishes in the kitchen include quarry tile floors, fiberglass reinforced plastic (FRP) wall panels, and lay-in ceiling tiles. All finishes are in good condition in the kitchen. There are a number of stainless steel work counters, grills and sinks suitable for a small commercial kitchen. All kitchen equipment, which is electric, appears to be in good condition. Refer to Photos 58 through 63.
The basement below the retail space is used for merchandise storage, some mechanical and electrical equipment, and a small office for the concessionaire. It is an unfinished space with exposed CMU walls, exposed floor joists and concrete floor slab. With the sloping exterior grade there is a doorway to the exterior that provides easy access for delivery of merchandise, food and other products. Refer to Photos 64, 65 and 66.
Photo 64: Basement area
Tahquamenon Falls State Park 33 Lower Falls – Park Store and Bathroom Building
Photo 65: Basement area and stair up to main floor level Photo 66: Basement office
The small basement below the public bathrooms is used only for mechanical services and general storage. Finishes are exposed concrete surfaces on the ceiling, floor and walls. This room is very wet and damp and in poor condition with cracks and spalled areas throughout. This space is seen in previous Photos 19, 20, 21, 40, 41 and Photos 67 and 68.
Photo 67: Basement utility space below the public bathrooms
Tahquamenon Falls State Park 34 Lower Falls – Park Store and Bathroom Building
Phot 68: Open, damaged steel casement window
Mechanical and Electrical Systems – Conditions and Analysis
Utilities to the park store and bathroom building include electricity, water and sanitary sewer. There is no propane gas or natural gas service.
Electric service is underground with two service entrances and two electric meters located on the north side. Service is 240 volt, 60 hz, 3 phase provided by Cloverland Electric. See Photos 69 through 76.
Photo 69: Electric service, meter and disconnect located on north wall of bathroom wing
Tahquamenon Falls State Park 35 Lower Falls – Park Store and Bathroom Building
Photo 70: Electric meter Photo 71: 150 amp service panel in bathroom service corridor
Photos 72 and 73: Electric service and meter located on north wall near kitchen
Tahquamenon Falls State Park 36 Lower Falls – Park Store and Bathroom Building
Photos 74 and 75: Two 200 amp service panels in basement below the gift shop
Photo 76: Cloverland Electric utility transformer box on north side of the building
There are a variety of light fixtures and electrical devices found throughout the building, all of which appear in fair condition and adequate for their intended purposes.
Domestic water service is provided to the building from two wells located near the lower campground area. DNR staff reported that the water pressure and volume has been adequate to serve the requirements of the building. A cast iron water line enters the northeast corner of the basement utility space below the public bathrooms as seen in Photo 77, and transitions to copper throughout the building. Water lines are not insulated as seen in Photos 78 and 79.
Tahquamenon Falls State Park 37 Lower Falls – Park Store and Bathroom Building
Photo 77: Water service entrance Photo 78: View of exposed piping in basement area
Photo 79: Exposed, uninsulated copper plumbing lines in the bathroom service corridor
A small electric hot water heater, Photo 80, is located in the basement utility space below the public bathrooms and serves the four lavatories. It is in poor condition. A second electric hot water heater, Photo 81, is located in the basement of the gift shop and serves the concession area. It is a new heater and in good condition.
Tahquamenon Falls State Park 38 Lower Falls – Park Store and Bathroom Building
Photo 80: Electric hot water heater serving bathrooms Photo 81: Electric hot water heater serving concession area
Where visible, sanitary lines are PVC and in relatively fair condition, as seen in Photo 82. There is a sump pit and pump, Photo 83, located in the utility basement below the public bathrooms.
Photo 82: PVC sanitary lines Photo 83: Sump pit and pump located in utility basement
An oil/grease separator is located in the basement below the gift shop. This separator serves the commercial kitchen. It is presumed to be functional and there were no problems reported. Refer to Photo 84.
Tahquamenon Falls State Park 39 Lower Falls – Park Store and Bathroom Building
Photo 84: Oil and grease separator located in basement
Plumbing fixtures in the building include the stainless steel hand sinks and a three compartment sink in the kitchen, and the plumbing fixtures in the public bathrooms. Kitchen fixtures are in good condition. All public bathroom fixtures are in poor condition. The urinals in the men’s bathroom and lavatories in both bathrooms are not barrier-free compliant.
The building sanitary system is served by a lift station that pumps sewage back to the sewage lagoons. DNR staff stated that the lift station is in good operating order, however, there have been ongoing problems with the sanitary lines between the building and the lift station. Such problem require the services of a plumbing contractor. There is no septic tank or drainfield near the building. See Photos 85, 86 and 87.
Photo 85: Lift station located on west side of the building
Tahquamenon Falls State Park 40 Lower Falls – Park Store and Bathroom Building
Photos 86 and 87: Lift station control panel located on the exterior of the building wall
The park store and bathroom building is a seasonal building that is not heated during winter months. There is an electric furnace located in the attic space above the gift shop, Photos 89 and 90, that provides heat during the cool spring and fall seasons. This unit also provides air conditioning during the warm summer months. There are two condensing units located on the exterior, seen in Photo s 92 and 93. An attic exhaust fan is also located in the gable end wall, as seen in Photo 91.
Photo 88: Attic access hatch located above the lay-in ceiling grid for access to furnace
Tahquamenon Falls State Park 41 Lower Falls – Park Store and Bathroom Building
Photo 89: Partial view of electric furnace located in attic space
Photo 90: View of insulated ductwork located in attic space
Photo 91: Attic exhaust fan
Tahquamenon Falls State Park 42 Lower Falls – Park Store and Bathroom Building
Photo 92: View of exterior air conditioning condensing unit with protective cover from snow and ice
Photo 93: Condensing unit data
Hazardous Materials
The scope of this project did not include an investigation/assessment of potential hazardous materials. No obvious hazardous materials were observed during the field visit, however, based on the age of the building, certain building materials could contain hazardous materials. Based upon our recommendation to conduct a hazardous material investigation as a precursor to potential demolition, the Department of Natural Resources retained a firm to conduct a hazardous materials survey. This report is included in Appendix A.
Tahquamenon Falls State Park 43 Lower Falls – Park Store and Bathroom Building Recommendations
The park store and bathroom building has served visitors to Tahquamenon Falls State Park for over 60 years. Although its size and design may have initially been adequate, the change in building codes and the increase in visitor traffic have resulted in high use, maintenance issues and some obsolescence. With some repair and renovation the building could continue to serve the park. The cost of renovation versus new construction, and the resulting life expectancy, are further evaluated in this section.
Building codes and other guidelines used in this report include: 2015 State of Michigan Building Code The International Code Council/ANSI A117.1-2017 “Accessible and Usable Buildings and Facilities” 2006 DNR Campground Guide DEQ Campground Rules (latest edition) Chippewa County Health Department Rules (for commercial kitchen facilities)
This assessment of the park store and bathroom building has revealed the following: Public bathrooms are inadequate in terms of number of plumbing fixtures for the volume of park visitors and barrier-free compliance issues. The bathroom wing is in the most deteriorated condition. Building repair and maintenance issues need to be addressed. General barrier free access and non-compliance issues need to be addressed.
DNR staff reported the following issues and concerns: There is often a waiting line to use the public bathrooms due to an insufficient plumbing fixture count. Bathrooms are often used as changing rooms for visitors changing into swimsuits to swim in the Tahquamenon River. There is no interior space in this building, or at the Lower Falls park area, for interpretive programs. The plumbing system is not conducive to seasonal shut-down and start-up. The building roof is routinely shoveled during the winter to remove heavy snow build up. The basement below the public bathrooms is often filled with water during the spring. Site and roof water run-off collects and drains toward the south wall of the building resulting in leaks in the basement below the gift shop and deterioration of the wood framing. Problems with the sanitary drains from the building to the lift station require ongoing repairs, often by plumbing contractors.
Tahquamenon Falls State Park 44 Lower Falls – Park Store and Bathroom Building It is the opinion of Sanders & Czapski Associates that there are five possible options for the park store and bathroom building at the Lower Falls. These are described as follows:
OPTION #1 – Repair/Renovate the Existing Building for continued use as a Concession Building and construct new Bathroom Building
Retain the existing building as presently configured for continued use as a concession building. Address the various maintenance issues. Eliminate the general public bathrooms from this building and renovate the small bathroom wing to serve as staff bathrooms and public bathrooms for customers of the food and gift shop concession areas only. Construct a new Bathroom Building for visitor bathrooms. See Option #1 sketch on page 51.
Estimated Cost: $ 1,700,000 to $ 1,878,000 (includes the cost of constructing a new Bathroom Building)
OPTION #2 – Repair/Renovate the Existing Building for continued use as a Concession Building and construct new Bathroom Addition
Demolish the existing bathroom wing and retain the concession area as presently configured. Construct a new addition on the west side of the building to house new public bathrooms. Construct a new lift station. Address the various maintenance issues. See Option #2 sketch on page 52.
Estimated Cost: $ 1,496,000 to $ 1,648,000
OPTION #3 – Demolish the Existing Building and construct a new combined Bathroom and Concession Building
Demolish the entire building. Construct a new building on the site north/northeast of the existing building allowing the existing building to be in use while construction of the new facility occurs. See Option #3 sketch on page 53.
Estimated Cost: $ 2,846,500 to $ 3,210,500 (includes the cost of constructing a new combined Bathroom and Concession Building)
Tahquamenon Falls State Park 45 Lower Falls – Park Store and Bathroom Building OPTION #4 – Demolish Portion of Building and renovate for new use; construct new combined Bathroom and Concession Building
Demolish the existing bathroom wing. Construct a new building on the site north/northeast of the existing building. Renovate the existing building for use for interpretive programs and other park activities. Provide minimum public bathrooms in the building for use when interpretive programs are occurring. See Option #4 sketch on page 54.
Estimated Cost: $ 3,174,500 to $ 3,538,500 (includes the cost of constructing a new combined Bathroom and Concession Building)
While this option is the most costly, it presents an option that includes renovated space for use as an interpretive center, not presently found at the Lower Falls, as well as construction of a new combined Bathroom and Concession Building.
OPTION #5 – Renovate the existing building for continued use as the park store and bathroom building
In order to accommodate new public bathrooms within the confines of the existing building, it is necessary to significantly reduce the size of the retail space. While this may have an impact on the concession operations and revenue to the state, all functions will be housed within the existing building footprint. See Option #5 sketch on page 55.
Estimated cost: $ 1,263,000
Detailed cost estimate breakdowns for each option begin on page 60.
Tahquamenon Falls State Park 46 Lower Falls – Park Store and Bathroom Building In order to provide project cost data for the options that include the construction of a new Bathroom Building and new Concession Building, assumptions have been made in this report to estimate sizes of these potential new buildings.
A new bathroom building would be similar to the public bathroom building at the upper falls with the following fixture count: Women’s bathroom: 8 water closets and 4 lavatories Men’s bathroom: 5 water closets, 5 urinals and 4 lavatories Family bathroom: 1 water closet and 1 lavatory Two drinking fountains (located on the exterior) One utility sink (located in the mechanical room)
The area of a new Bathroom Building is estimated at approximately 1,800 sq. ft. Refer to the Space Requirement breakdown on page 48.
The area of a new Concession Building is estimated at 6,500 sq. ft. replicating the spaces and areas currently in the existing building. Refer to the Space Requirement breakdown on page 49.
The area of a combined Bathroom and Concession Building is estimated at 8,000 sq. ft. With the ability to share spaces, such as the mechanical equipment room and not having to duplicate bathroom fixtures for the concession area, a combined building offers the most efficient use of space. Refer to the Space Requirement breakdown on page 50.
A more detailed analysis of the space needs should be conducted in further phases of this study.
Tahquamenon Falls State Park 47 Lower Falls – Park Store and Bathroom Building
NEW BATHROOM BUILDING
SPACE REQUIREMENTS
STATE OF MICHIGAN DEPARTMENT OF NATURAL RESOURCES TAHQUAMENON FALLS STATE PARK LOWER FALLS – PARK STORE AND BATHROOM BUILDING ASSESSMENT Paradise (Chippewa County), Michigan
File No. 751 / 18086.TAP Index No. 52130 Contract No. Y 18291
Prepared by: Sanders & Czapski Associates, PLLC Date: July 5, 2018 Marquette, Michigan
ITEM ROOM OR SPACE AREA
A) Women’s Bathroom (8 water closets and 4 lavatories) 550 sq. ft.
B) Men’s Bathroom (5 water closets, 5 urinals and 4 lavatories) 600 sq. ft.
C) Family Bathroom (1 water closet and 1 lavatory) 100 sq. ft.
D) Utility Chase 175 sq. ft.
E) Mechanical Equipment Room 275 sq. ft.
Sub-total 1,700 sq. ft.
F) Circulation @ 7% 100 sq. ft.
Total Area 1,800 sq. ft.
Notes:
The Total Area does not include a covered entryway.
Tahquamenon Falls State Park 48 Lower Falls – Park Store and Bathroom Building
NEW CONCESSION BUILDING
SPACE REQUIREMENTS
STATE OF MICHIGAN DEPARTMENT OF NATURAL RESOURCES TAHQUAMENON FALLS STATE PARK LOWER FALLS – PARK STORE AND BATHROOM BUILDING ASSESSMENT Paradise (Chippewa County), Michigan
File No. 751 / 18086.TAP Index No. 52130 Contract No. Y 18291
Prepared by: Sanders & Czapski Associates, PLLC Date: July 5, 2018 Marquette, Michigan
ITEM ROOM OR SPACE AREA
A) Retail Area 2,500 sq. ft.
B) Kitchen and Food Service Area 1,000 sq. ft.
C) Dining Area (indoor) 500 sq. ft.
D) Office 150 sq. ft.
E) Bathrooms 200 sq. ft.
F) Storage / Receiving 1,000 sq. ft.
G) Mechanical Equipment Room 500 sq. ft.
H) Janitor’s Closet 50 sq. ft.
Sub-total 5,900 sq. ft.
I) Circulation @ 10% 600 sq. ft.
Total Area 6,500 sq. ft.
Tahquamenon Falls State Park 49 Lower Falls – Park Store and Bathroom Building
NEW COMBINED BATHROOM & CONCESSION BUILDING
SPACE REQUIREMENTS
STATE OF MICHIGAN DEPARTMENT OF NATURAL RESOURCES TAHQUAMENON FALLS STATE PARK LOWER FALLS – PARK STORE AND BATHROOM BUILDING ASSESSMENT Paradise (Chippewa County), Michigan
File No. 751 / 18086.TAP Index No. 52130 Contract No. Y 18291
Prepared by: Sanders & Czapski Associates, PLLC Date: July 5, 2018 Marquette, Michigan
ITEM ROOM OR SPACE AREA
A) Women’s Bathroom (8 water closets and 4 lavatories) 550 sq. ft.
B) Men’s Bathroom (5 water closets, 5 urinals and 4 lavatories) 600 sq. ft.
C) Family Bathroom (1 water closet and 1 lavatory) 100 sq. ft.
D) Utility Chase 200 sq. ft.
Sub-Total for public bathrooms 1,450 sq. ft.
E) Retail Area 2,500 sq. ft.
F) Kitchen and Food Service Area 1,000 sq. ft.
G) Indoor Dining Area 500 sq. ft.
H) Office 150 sq. ft.
I) Storage/Receiving 1,000 sq. ft.
Sub-Total for concession area 5,150 sq. ft.
J) Lobby / Vestibule 300 sq. ft.
K) Janitors Closet 50 sq. ft.
L) Mechanical Equipment Room 500 sq. ft.
M) Sub-Total, all areas 7,450 sq. ft.
N) Circulation @ 7% 550 sq. ft.
Total Building Area 8,000 sq. ft.
Tahquamenon Falls State Park 50 Lower Falls – Park Store and Bathroom Building