Repairs to Reading's Pagoda could cost up to $3 million or more

Apr. 25—Reading's iconic landmark could cost the city up to $3 million or more in repairs.

Arguably the city's best-known landmark, the Pagoda on Mount Penn recently underwent a complete condition assessment. STV Inc., a Douglassville engineering service, examined all aspects of the 115-year-old building, including its structural elements, finishes and mechanicals.

Robin Neff, a project manager with STV, presented the report Monday during City Council's committee of the whole meeting.

The total cost, estimated at $2,875,249, does not include abatement of hazardous materials and possible significant structural repairs, Neff said. Estimates for the latter are pending additional engineering assessment and investigation, she noted.

Jamar Kelly, deputy city managing director, said the city will pursue federal grant funding for the project.

Neff summarized the exterior findings and recommendations.

"This is a historic structure," she noted. "I think we all know that."

The Asian-inspired structure is a quintessential example of novelty architecture and is listed on the National Register of Historic Places.

All proposed work would meet historic preservation standards, Neff said, noting the report recommends complete rehabilitation, inside and out.

Exterior maintenance and repair tasks would include cleaning the limestone and fixing damage caused by exposure and vandalism. Damage to wood moldings and ceilings in identified locations would be repaired. Plans also call for replacing any rotted wood and repainting.

Neff also recommends using specialty sealants on any cracks and joints.

"Sealants are really important for waterproofing," she said. "If the sealants go bad, you get water and you don't want that. Water is bad when it comes to structures."

The report also calls for repairing eroding concrete and stone, and replacing damaged balustrades.

"You can actually see some spalling," she said. "That's whenever concrete falls off a little bit. That's called spalling. We can fix that."

New weather stripping, window gaskets and other window and door repairs are needed, she said.

Repairs to the roof would include replacement of clay barrel tiles as needed and new flashing in some areas.

The report recommends replacing all exterior and interior lighting with LED fixtures due to their energy efficiency and cost-effectiveness.

Using the same types of fixtures throughout is suggested for consistency. The strip lights should be retrofitted with LED drivers and lamps, and the red and white LED lights should be replaced. The new LED lighting could be digitally controlled and programmed to suit different needs, including emergency lighting, Neff said.

Abating hazardous materials could drive up costs, she said, noting specific cost estimates have not been calculated.

STV conducted a hazardous material survey to identify asbestos in plaster and lead in paint. Materials containing asbestos are thought to be present but cannot be accessed or sampled, Neff said. Lead and polychlorinated biphenyls (PCBs) were detected in the paint.

Hazardous materials require a specialized contractor for removal, Neff said, noting abatement proposals are being solicited.

STV also addressed the public restrooms at the Pagoda, which need to be updated to be ADA accessible, although the structure itself is not accessible.

The proposal suggests replacing the fixtures to meet code requirements and includes having one ADA accessible stall for women and one accessible stall and urinal for men.

Other needed restroom work involves simple repairs to the plaster ceilings and tile floors, Neff said. Cracked tiles would be replaced with closely matching new tiles.

A potential issue was found on the sixth-floor observation deck where the floor is sagging.

"You can very visibly notice a kind of down turn," Neff said. "I've called it uncomfortable. If you take a marble and place it on the floor there, it will roll to the end very quickly."

Further investigation is needed to understand the structural implications, she said.

STV recommends replacing the heating system in its entirety, including replacing the fuel-fired boiler with a propane-fired condensing-type boiler. The proposed system would be more efficient, and the 1,000-gallon propane tank, which would be needed, could be buried.

The heat pumps in each zone also would be replaced, but the piping could be reused, Neff said.

The closed-circuit cooler outside would be replaced with a water-source heat pump unit. The alternative options for the mechanical system include a geothermal closed-loop well system, which is environmentally friendly, Neff said, but has a higher front-end cost. Alternatively, a variable refrigerant system could be used. Such systems are becoming more popular, Neff said, but are not as well known.

The plan also includes reworking the small kitchen to accommodate catered events on the property, but not necessarily inside the Pagoda.

"A lot of people have expectations that this building can have heavier uses for it," Councilwoman Marcia Goodman-Hinnershitz said, noting the maximum occupancy is 49 people. "We have to understand the type of structure it is. It's not going to be able to have a lot of occupancy."

David Anspach, city capital project manager, said it will take about a year to draw up specifications for the project and put it out for bid.

The complete report will be available for public viewing on the city's website.