Steven's Post Repairs 2025-2027

In 2025 the staff reported that there was a dip in the roof of the Steven's Performing Arts Center.  During work week Devin Hollands and a small crew rigged up a jack system to pack up the two areas that had sunk.  The Staff including Arson and Bexx did a lot of digging around each post to try and determine what was happening.  The jacked up posts held for summer of 2026 and a contractor was contracted  for spring 2027 to replace 14 rotten posts with new posts that will last.

Staff Investigation to try and see WHY the building was sinking, was it the cement footers or the posts?

During work week Devin and Tracy Hollands with help from a determined 70 year old digger,  rigged up a jack system to lift up the roof and floor back to the proper height and then add new boards to hold the beams.

Plans for the rig to jack up the post/floor/roof truss - by Devin Hollands prior to work week execution of plan  2025

Newly elected Treasurer, Tracy Hollands working to secure the new temporary post suppors with giant lag bolts

KLEPPER, HAHN & HYATT  James A. D’Aloisio, P.E., LEED AP   2026

  Jim D'Aloisio and Dale Sherman came to camp and did a quick inspection and wrote a complete report on the findings and recomendations.  Which will be used by the builder in 2027 to replace the bad posts identified by Jim.

INVITATION TO BID by Kellen Randall August 2026 

Stevens Pavilion – Foundation & Floor Framing Rehabilitation

Camp Unirondack, 8722 Unirondack Road, Lowville, NY 13367

Bid Package Date: 8/4/2026

1. Project Overview

Camp Unirondack is soliciting competitive bids from qualified contractors to perform

structural repair and remediation work at the Stevens Pavilion, an open-sided, unheated, wood-

framed pavilion measuring approximately 40 feet by 60 feet in plan (plus 5-foot roof overhangs), originally constructed in 2010.

2. Existing Conditions & Site Access

The pavilion remains in use by the camp. Contractors must coordinate scheduling and staging

with camp management to minimize disruption to programming; see Section 8, Schedule.

Access to the floor framing and post bases is via crawlspace beneath the pavilion; ceiling height in the crawlspace is limited. Bidders should anticipate hand excavation in confined space.

Deck boards will need to be removed in localized areas (see Drawing A-3, "remove deck boards as needed for access to floor framing") and reinstalled/replaced in kind as part of the work.

Loose electrical wiring was observed in contact with grade in the crawlspace in several locations (see KHH Photo 18); contractors should identify and, in coordination with a licensed electrician if needed, correct or protect these conditions as part of the work.

3. Scope of Work

3.1 Mobilization, Protection & General Conditions

Mobilize equipment and materials; establish site protection, erosion control, and temporary

fencing/barricades around excavation and work areas as needed for camper and staff safety.

Provide temporary shoring/bracing of the pavilion structure as needed to safely perform post,

beam, and joist replacement without compromising the stability of the building during

construction.

Remove and store (for reinstallation) or replace in kind any deck boards, railings, or skirting

necessary to access the work areas.

3.2 Structural Post Repair

At each of the 21 perimeter 8x8 wood posts, excavate down to the bottom of the post and

expose the top of the existing concrete footing. Excavate and work on only a few posts at a

time so as not to compromise the stability of the structure.

The roof and floor sank the most where the temporary repair posts are located. This area

should be leveled first and posts replaced before work in other areas. Floor and trusses/roofline should all be at the proper level when replacing posts.

All other posts are strapped to the concrete footers so the straps would need to be taken off the posts before any jacking up of the roof or floor on other posts.

In conjunction with the Owner, confirm the final list of posts requiring repair (approximately 14 of 21 perimeter posts are anticipated to require repair per the KHH report; exact count and extent to be field-verified).  At each post requiring repair, cut out the structurally compromised base and splice on a new

pressure-treated wood section, per the post base replacement detail on Sheet S-1. Assure that  the roofline and the floor are at the proper level.

For UPLIFT prevention the wrapped posts have a notch at the end. 16” of concrete needs to be added at the base of the post to act as uplift protection. A 16” diameter sono-tube 16” tall

can be added as a ring at the base to add the cement around the post. Cement can be dry filled in the sono-tube with water added at 8” lifts. See drawing (3) at end of spec sheet. Plastic wrap end of posts shall treated carefully so as not to be damaged before installation.

Anchor the new post base to the existing concrete footing using the existing metal straps which are in the concrete footers.

Shim the top of the one identified interior post with poor beam bearing to provide full, level bearing (see KHH Observation 3.b and Drawing A-3).

(KHH Photo 19), and address gaps observed between perimeter posts and their angled knee

braces (KHH Photos 21–22). Gaps should minimize when items are level and can be rescrewed in place.

3.3 Floor Joist & Beam Repair

Identify and mark all floor joists and beams exhibiting moderate to severe wood rot,

concentrated along the southwestern side of the building (approximately 10 joists and several

beams per the KHH report; exact extent to be field-verified with the engineer), consistent with

the elements flagged for replacement on Drawing A-3.

Sister or replace all compromised joists and beams with new, appropriately sized and graded

lumber matching or exceeding the existing dimensional lumber size and species/grade.

Where beam ends are currently partially buried (southwestern side; KHH Photos 15–16), reset

or reframe beam ends clear of grade contact as part of the repair.

Excavate crawlspace grade locally as needed to perform joist and beam repairs.

3.35 BACKFILL OF POST HOLES

1. Backfill shall be of concrete with a specified compressive strength of not less than 2,000 psi

(13.8 MPa). The hole shall be not less than 4 inches (102 mm) larger than the diameter of

the column at its bottom or 4 inches (102 mm) larger than the diagonal dimension of a

square or rectangular column. Concrete will extend up a minimum 16” from base of post.

2. A ‘Sonotube’ type concrete form can be used around the post at the base to form this

concrete wrap around the post, with the OLD metal connecting strap left inside the concrete

block formed. The OLD metal connecting strap is not attached to the new post so as not to

puncture the poly-wrap on the new post.

3.4 Perimeter Earthwork & Drainage

Excavate around the building perimeter and modify/reconstruct the perimeter skirt framing as

needed to provide adequate ventilation into each bay of the crawlspace, per Sheet S-2.

Regrade as needed so that the finished perimeter grade sheds water away from the building

and does not bury or contact any beam, post, or joist.

3.6 Cleanup & Restoration

Reinstall or replace in kind all deck boards, railings, skirting, and other finishes removed to

perform the work.

Remove all debris and construction materials from the site.

Coordinate with the Owner for a final walkthrough and sign-off prior to final payment.

4. Materials

All materials to be furnished by the bidder with the exception of the replacement pressure

treated posts which are to be GreenPost Pre-wrapped 8”x8”, Pressure-treated 8’ posts with a 4’

wrapped minimum.

5. Schedule

Bidders should propose a schedule that completes all structural repair, earthwork, and drainage

work after May 15th and prior to September 26th, when Unirondack facilities will close for

winter. Contractors should note that the pavilion is expected to remain usable, subject to the

engineer's interim monitoring caveats, throughout the open camp season, and should

coordinate work windows accordingly with camp management.

6. Bid Submission Requirements

Because the exact quantity of posts, joists, and beams requiring replacement can only be finally

confirmed after excavation and review, bidders shall submit pricing in the following format:

● Unit price, per post, for post base cut-out/splice/replacement per Section 3.2 (materials

and labor).

● Unit price, per linear foot (or per member), for joist sistering/replacement per Section3.3.

● Unit price, per linear foot (or per member), for beam sistering/replacement per Section4.3.

● Lump sum price for perimeter earthwork per Section 3.4.

● Lump sum price for mobilization/general conditions per Section 3.1, and for

cleanup/restoration per Section 3.6.

● An estimated total bid price based on the approximate quantities stated in the KHH

report (12 posts, 10 joists, and the beam lengths noted along the southwest side),

clearly marked as an estimate subject to unit-price reconciliation.

Bids shall also include: a proposed construction schedule; a list of proposed subcontractors (if

any); proof of current general liability and workers' compensation insurance; and contractor

license/registration information.

7. Bidder Qualifications

Demonstrated experience with wood-framed structural repair, post-and-beam foundation

work, and crawlspace remediation of similar scope.

Current New York State contractor licensing/registration applicable to the work, and required

insurance coverage.

8. Site Visit

A pre-bid site visit is recommended and will be scheduled as-needed at Camp Unirondack, 8722

Unirondack Road, Lowville, NY 13367. Bidders should contact Sam Meister, co-manager, to

schedule attendance. Bidders are encouraged to inspect the crawlspace conditions directly,

consistent with the observations documented in the attached KHH report and photographs.

9. Bid Submission

Bids submitted by email in PDF format, must be received no later than end of day on Friday,

August 14, to:

Sam Meister, Co-Manager, Camp Unirondack

8722 Unirondack Road, Lowville, NY 13367

sam@unirondack.org

The Owner reserves the right to reject any or all bids, to waive informalities, and to award the

contract in the manner determined to be in the Owner's best interest. Questions regarding the

scope of work or reference documents should be directed in writing to the Owner's

representative above.

Engineer Report