NGINLI‑RS
Farnsworth
ITISTS GROUP
Memorandum
To: Indian Creek Homeowner's
Association c/o Tim Mogill,
From: Joe Mikulecky,
P.E.
Date:
Subject: Water Tower washout and inspection ‑
Hanfland Painting Contractors, the same
company that had done the previous painting work on the Water Tower in 1996 washed the interior and
exterior of the tank, allowing the inspection of the tank by Farnsworth Group ‑
on June 9, 2003. Jerry Hanfland brought a crew of 3
and reportedly arrived at
Interior Wet
Area:
Some isolated failures along lapped roof seams (caulked areas
holding up very well, doing a good job at protecting these areas). Typical
failures present around vents and along ladder. Some very isolated rusting on
roof plates in 2 locations of 6" ‑ 9" in diameter.
Interior Dry
Area:
Overall condition is very good. Some rust through in general
coating in lower stem ‑ 2 locations (see picture). There is some rust
around the stiffeners adjacent to the riser pipe, but the remainder of the
stiffener area looks very good. Platforms showing some signs
of rust. The lower part of the access tube is showing some rust and
corrosion ‑ monitor this area more
closely as it is always wet.
Exterior:
The overcoat is holding up very well for 7 years. Minor
isolated failures have occurred as noted: small top coat failure to primer at
painter's hatch; small isolated on base bell; 2 small failures on roof. The
grout between the base plate and the foundation is cracking in some locations ‑
this should be chipped out and re‑packed in the future.
Recommendations:
Monitor the tank exterior over the next 3 to 5 years to watch
the coating system performance. Bi‑annual climbs of the tank interior to
observe rusting/ corrosion progression will be helpful. The tank's interior
coating should hold up well for approximately 8 ‑ 10 more years.
·
Purchase new nuts and bolts (12" x 1 1/8") to
retain yokes on crab door. Hanfland noted that the
yokes do not properly match up with the hatch opening, but they do function
properly.
·
Monitor coating performance more closely over the next
3 ‑ 5 years
·
Budget for upcoming expenses:
1. Exterior: possible overcoat in 3 ‑
5 years with interior repairs (2006 ‑ 2008) $25,000 ‑ or ‑
2. If overcoat is not possible, full
contained blast & re‑coat (2008 ‑ 2010) $ 100,000
3. Inside tank: blast/ repaint tank
interior (2013) $25,000
We welcome the opportunity to review this information with
you. We have attached a drawing of a
similar tank, identifying some of the tank areas referenced in this memo in
case some of the terminology we used is confusing.
MUN‑21‑03
2709
ENGINEERS
ARCHITECTS Farnsworth
SURVEYORS
SCIENTIS s F GROUP
Memorandum
To: Indian Creek Homeowner's Association Elev Tank File, Tim Mogill (
61776), Frank
Cottrell, Erik Often (
From: Joe Mikulecky
Date:
Subject:
I met Erik Often of Taylor Coatings on site at 2 p.m. on
4/19/04 to conduct a scratch test (" X ") with tape pull-off per the
recommended standards ‑ conducted by Erik. Adhesion of the Series 30
topcoats (intermediate & finish in 1996 was fairly good. Paint thickness in
the bell area averaged about 13 mils.
An overcoat is possible at this time but with some risk. The
previous coating system (Tnemec Series 2034 April
Green Tneme Gloss ‑ Year 1980) was also an
Alkyd so if the tank were overcoated, this would be a
3 rd coating system over the existing and possibly original primer.
We would recommend that the coating system be re‑tested when the time
drew closer to rehab the tank exterior ‑ year 2007. The undercoats of
paint are the “ weak links" to the existing coating system as
evidenced by Erik's scratch test.
Recommendation: monitor the existing coating system over the
next year or two. Re‑examine the coating system in the fall/ winter of
2006 for possible work in 2007. Re‑evaluate, at that time, the economics
of overcoating the tank at this time versus doing a
contained blast and repaint. A possible consideration is to delay exterior
coating action until 2008 ‑ 2010 and remove all coatings and install a
20+ year coating system on the tank. If coatings work is delayed until 2010 or
thereafter, it may be possible and necessary to re‑do the interior wet
and dry coating system.
We further recommend exploring other options for water,
whether it be an extension of the City of
Indian
Creek 4‑19‑04.doc
2709