Red Oak Library repair plan emerges
The Red Oak City Council has settled on a course of action for making necessary repairs to the Red Oak Public Library.
The council was advised of leftover problems regarding the library’s recent expansion at a meeting last February, after members of the library board became frustrated over the situation and fears that larger problems were developing. The last batch of renovations and the building addition were done to the existing structure in 2009.
City Administrator Brad Wright told the council that since the issue was raised, he’d been meeting with Jeff Soe, of Building Crafts Inc., to discuss structural concerns, and Bill Rogers of Rogers Plumbing and Heating, to discuss ongoing problems with the building’s plumbing. Based on the meetings, Wright said there was a clear picture of what issues needed to be addressed immediately.
“Bill Rogers is putting together a proposal to address the primary issues, including steps to eliminate the leaking and condensation in the attic. We need to get that moisture problem solved. Rogers suggested the installation of a power vent to improve the air circulation and reduce the humidity, and he’s also recommending installing sewage ejector pumps to alleviate the regular sewage back-ups. He’s going to compile an estimate of all those problems and I’ll bring that proposal to the council,” Wright said.
Wright addressed some of the other issues raised by the library board, including concerns over a missing ridge beam and drywall cracking. Wright said according to the evaluation, it was determined no ridge beam was called for with the type of truss roof installed on the library, and the drywall cracking was considered normal settling.
When it came to the termite inspection, Wright said the existing inspection done by Heartland Pest Control was done five years ago. He recommended a new inspection was necessary.
“The five-year warranty period has now expired, and ongoing termite treatment and an inspection is due. If there’s existing damage from past termite activity, an evaluation is needed to see if replacement or repair of the existing lumber is warranted,” Wright said.
One of the biggest issues raised during prior meetings was the library’s roof ridge line. Visually, the roof line of the new addition did not match the line of the library’s existing roof. Wright said the problem was aesthetic and was not a structural concern.
“It’s difficult to expect pre-manufactured trusses to perfectly align with the outdated, rafter-style construction of the existing building, especially when you take into account the natural settling and sagging that may have occurred over time,” commented Wright.
When discussed at the prior council meeting, council members discussed whether or not to seek legal action against the architect to be reimbursed for the costs of making repairs. Wright believed legal action was futile.
“Oakview, the construction firm for the project, is out of business. The warranty periods have expired, and the architect has signed off on the job. From a legal standpoint, there’s nothing else to chase,” Wright said. “It would be less expensive for the city to address the plumbing and sewage problems ourselves. Other issues with the building would be addressed by the council on a case-by-case basis.”
Council member Jeanice Lester agreed with Wright’s proposal, but was disappointed with the eyesore generated with the irregular roof ridge line.
“I know it’s not a structural concern, but I think it’s pretty sad. I’d be upset if I put on an addition and that’s the way my roof line looked. But I also know there’s really nothing we can do about it,” Lester said.
Wright agreed with Lester, and said a contractor could be hired to strip the tile, place shims, and retile to make the roof lines match, but said at this point he considered it an unnecessary expense.
Library Director Kathi Most shared in Lester’s disappointment, and said the timing of grants caused issues.
“We raised questions about the roof’s height and pitch, and we were told we were incorrect. The project had drug on, and we were at the limit of extensions on our grants. We signed a partial completion agreement, which read we weren’t going to be held to saying everything was done. If we hadn’t, the grants would have all gone back. Five hundred thousand dollars in grant money would have been removed from the project if we hadn’t acted how we did,” said Most.
Wright said he was uncertain how long it would take to get the bids from Rogers, as Rogers had to coordinate with electricians and the contractors for electrical work on the pumps and other necessary work with the project.