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Asbestos Stopped the Clock

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Asbestos in LSU clock tower
LSU Clock Tower

After almost a hundred years of service, the Louisiana State University (LSU) Memorial Tower in Baton Rouge was ready for restoration, but asbestos stopped the clock tower project when the potentially deadly mineral was found in the interior.

History

The tower was built in the early 1920s in memory of 1,447 Louisiana soldiers who died in World War I. The interior of the tower houses a military museum.

The Memorial Tower clock holds a special place in the heart of students and the community for its chimes. The bells ring every quarter hour until 10 pm and at noon they ring the tune of the university’s alma mater song. On Valentine’s Day, tradition states that receiving a kiss under the tower at the ringing of the chimes at midnight – the only night they ring past 10 pm – confirms a student is now an “official” LSU student.

The 175’ tall building was designed in the Italian Renaissance style and is a landmark in the city.

From its history, it is evident the tower is an important part of Louisiana’s past – from its construction in 1923, to today, and into the future. The restoration will ensure the building and its traditions carry on for future generations of students.

The restoration

Finding asbestos was not completely unexpected, as many buildings in the United States were built using the mineral from the 1920s until the late 1970s. Until renovations began, the asbestos was undisturbed and therefore not a danger. But once substances containing asbestos are handled, fibers can become airborne and inhaled by workers or others who are in the affected area.

When found in the tower, work on the interior was stopped and tests are currently underway. Most other buildings on the LSU campus were also constructed during this time period, meaning that as they are restored, they may also need testing and possibly abatement.

Because the asbestos was discovered at the beginning of the restoration, the university states there is no threat to students or faculty members. As a precaution, remodeling or renovations performed on any commercial buildings, schools, or residences during the time period asbestos was commonly used in construction, may require testing on possible asbestos-laden products before initiating a project.

Exposure to asbestos is a known cause of cancers, such as lung cancer and mesothelioma. At this time, mesothelioma remains a fatal disease. Mesothelioma can go undetected for decades – even 50 years – which makes it a silent killer. Early detection is critical.

Asbestos stopped the clock, but it will chime again

Exterior renovations continue and the entire $6.8 million project should be completed by the 2020 Fall semester. Baton Rouge, especially LSU students and alumni, look forward to enjoying their celebrated clock tower once again.

Photo by: Kkmurray – Own work, CC BY-SA 3.0, https://commons.wikimedia.org/w/index.php?curid=2666826

 

Mishandled Asbestos Removal Temporarily Closed Uptown Lafayette Academy Campus

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Asbestos abatement is always a job for professionals, but in this case mishandled asbestos removal temporarily closed the Lafayette Academy’s Uptown New Orleans location.

There is much finger-pointing in this situation which began in 2017 when the Recovery School District (RSD), run by the state, began renovations of the school as part of the School Facilities Master Plan for Orleans Parish.

The 2017 mishandled asbestos removal

The Lafayette School asbestos removal and renovations began in 2017 with the building’s third floor. While abatement was to begin in May 2017 after students were dismissed for the summer, it has come to light that it began as early as March 2017 while students were in the building – some students even in the asbestos containment areas. Though the RSD claimed, “all environmental laws and regulations regarding hazardous materials were followed,” an inspector wrote in a state report that containment areas were unsecured, students walked the halls in the area, and at least one student peaked into the containment area. The inspector also found the project supervisor falsified his asbestos removal certification and there were boot prints in and out of containment areas which showed workers could easily track asbestos into the halls. The inspector also found an empty classroom was used to store improperly labeled and wrapped asbestos.

In spite of this, the RSD when notified didn’t stop the abatement activities or evacuate the building. However, some scheduling changes were made, such as limiting work hours so that removal was only after school dismissal. The RSD cited air quality tests that showed the air was safe on the day of the 2017 inspection and that their actions were approved by the Louisiana Department of Environmental Quality (LDEQ).

The charter school is run by the Choice Foundation. The CEO of the charter school said there was no notification to him or his staff about the specific issues cited in the report, though he did know some changes had been made. Parents, however, say they should have been informed. One concerned parent said, “For you to get on the news and say that the children were not in school while construction was taking place – that’s a total lie!” As recently as July 13, 2018, RSD chief facilities officer, Ronald Bordelon, stated that the 2017 asbestos removal was “properly completed” before the students returned in August of 2017.

The 2018 mishandled asbestos removal

Asbestos removal resumed in May of 2018 on the first and second floors of the Lafayette School campus on Carrollton Avenue. An LDEQ inspector noted on June 14, 2018 that asbestos was found on the flooring and insulation of the second floor and that holes were in the plastic material that stops asbestos fibers from releasing into other areas during removal, that workers walked in and out of the containment area without changing clothing – even walking around the campus and eating lunch with no clothes change. It is known that asbestos fibers can attach to clothing and be spread to other people, or furniture, which exposes others to inhalation of the deadly fibers.

On July 16th the Choice Foundation was informed by RSD that the contractor failed to follow protocol for asbestos removal. Because the building and its contents may be contaminated, the school is closed until it can be completely cleaned and safe for occupancy. The Orleans Parish School Board was unaware of the 2017 LDEQ report until July 23, 2018. The school board stated, “The Recovery School District was, and still is, responsible for the management and oversight of the building’s renovation. The school board was not involved in the renovation process and therefore was not aware of the LDEQ’s report.”

The contractors

The abatement company was Advanced Environmental Consulting (AEC) out of Baton Rouge. They were hired by the general contractor, Law Industries, also from Baton Rouge. Last week, Law dismissed AEC and the RSD dismissed Law.

The students

This year, the students will be split between several locations until their school is once again a healthy environment. Some will be relocated to the McDonogh building on Kerlerec Street, some to the Paul Dunbar building. The Choice Foundation will make determinations on the locations for the various age groups.

Lafayette Natural Science Museum and Planetarium Demolition Delayed Because of Asbestos

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The Lafayette Natural Science Museum and Planetarium demolition delayed because of asbestos, increased the time to tear it down from 72 days to a delay of seven months. It also added a 40 percent increase to the demolition contract, increasing it from $295,500 to $412,591.

Demolition delayed because of asbestos adds to history of the building

The building was constructed in 1969, a time when asbestos was widely used. However, by 2001 it had fallen into disrepair and was vacated in 2001. In the past 16 years, the place became a place for curiosity seekers and others who abused the abandoned structure.

By 2015, the City-Parish Council approved demolishing the building and replacing it with a green space for residents. Delays occurred in the years since as drainage improvements were added to the scope of work, followed by the asbestos discovery.

A lesson for all

This type of scenario is not unique to Lafayette, Louisiana as thousands of buildings across the country were built during the years asbestos was freely used in construction of government, commercial, and residential building.

This unfortunate surprise happened because the city’s engineering department assumed that there was no asbestos since the air-conditioning system was reported to be clear of the mineral. However, because the Louisiana Department of Environmental Quality required a DEQ permit that included an asbestos assessment before demolition, asbestos was discovered in the walls as a waterproofing material.

The lesson for anyone who intends to disturb a building built from the 1930s through the 1970s, is to check for asbestos before any work is begun. Proceeding without an inspection, and possibly abatement, can cost considerably more than expected in both money and the lives of those who may be exposed to the fibers.

There is no safe level of asbestos exposure and the result can include lung cancer, asbestosis, and the fatal disease malignant mesothelioma.

The First Step to Revive the Cabana Motor Hotel: Asbestos Abatement

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revive the cabana motor hotelThe sixties-styled building along Stemmons Freeway has a long and varied history, but the first step to revive the Cabana Motor Hotel was demolition and that meant asbestos abatement for this 1960s structure.

The beginning

Designed by Melvin Grossman, construction began in 1961 and opened in 1963. The hotel had a modern design new to Dallas and the interior projected an ancient Roman theme throughout. A replica of Michelangel’s David as well as Venus de Milo and Winged Victory adorned the lobby. Intricate tiles and marble added to the luxurious furnishings for the time period. The hotel was 10 stories tall with a grand staircase and a wide array of amenities.

The developer was Jay Samo who had previously build two other Cabana Hotels, but the Dallas one was his most opulent. He went on to develop Caesar’s Palace and Circus Circus in Las Vegas.

Marty Melcher, Doris Day’s husband at the time, invested her money in the project. The Teamsters were also investors under the direction of Jimmy Hoffa.

Glory years: The Beatles and the Cabana

For long-time Dallasites, the Cabana Hotel was known as the “hotel where the Beatle stayed” in September of 1964. It was a place for celebrities in its early years including, Jimi Hendrix, Led Zeppelin, and Jimmy Hoffa. Raquel Welch was employed there as a waitress in the lounge. As a waitress, she would have been called a “goddess” and worn a short toga. Many top names in show business performed at the hotel in rooms such as the Bon Vivant Club and Nero’s Nook cocktail lounge.

The dream soon ends

Just six years after opening, the hotel was sold to the Hyatt House and renamed the Hyatt House Hotel. Then seven years later, Hyatt sold it to Holders Capital Corporation and it was renamed DuPont Plaza. The most shocking development came in 1984 – just over 20 years from its opening as a grand hotel –when it was purchased by Dallas County and turned into a minimum security jail.

Almost thirty years later it was sold again; this time to Lincoln Properties with plans to demolish the building and replace it with a data center. That never happened and it was on the market again in 2016 and purchased by Circa Capital Corporation. Finally, the hotel was once again valued for its unique design and history, but was passed again to Centurion American Development Group – a firm that recently completed restoration of the Dallas downtown Statler Hilton.

Demolition began with removal of asbestos throughout the building. Asbestos was used extensively for construction in the 1960s, but is a dangerous, and sometimes fatal, health problem when disturbed. When fibers are released into the air, they are easily inhaled and can cause lung cancer, asbestosis, and mesothelioma – a fatal disease.

The company is retaining historic elements that remain, but as the CEO of Centurion American, Mehrdad Moayedi said, “We are demoing stuff that is not historic. There were holding tanks and bars between the balconies and rooms.” The lobby and ballroom were converted from the original two-story design to separate floors during the prison phase. The pool was filled in and interior finishes were removed. The final plan calls for converting the hotel to 262 new rooms plus restaurants. In addition, the plan includes a 140,000 square foot apartment tower on top of the hotel’s garage.

Next steps to revive the Cabana Motor Hotel

At present, a historic plan from the developer is in Austin to be approved. In 2015, Preservation Dallas named the building as endangered to assist in saving the old hotel with its mid-century architecture. These historic designations are important for acquiring special financing for historic structures.

If all plans proceed as expected, construction will begin in 2019.

Photo from the Texas History Collection, provided by Dallas Heritage Village to the Portal to Texas History

DIY and Asbestos

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It’s that time of year when thoughts of renovating your older home come to mind, but DIY and asbestos exposure are a real consideration before you begin.
Asbestos was a part of the construction in almost all buildings in the 1940s to early 1980s. It was readily available, fire retardant, easily molded into various shapes or configured for a wide variety of uses. It can be found in tiles, linoleum, texturing, paints, insulation, sound absorption products, ceiling treatments, in water heater closets, and shingles. If undisturbed, it may do no harm. But, once renovation begins and the fibers are let loose into the air, they can be inhaled to cause a variety of diseases. These include asbestosis, lung cancer, and the deadly mesothelioma.

DIY and asbestos – how to begin a renovation

If this structure was built, or renovated, in the 1940s to 1980s, and there is any suspicion that the area could contain asbestos, spend the time and money to get it examined by a certified asbestos abatement contractor.

This is extremely important, as asbestos inhalation can be fatal – not only to the workers on the project, but those who will live or work in the home. These microscopic fibers, once freed, can penetrate air ducts, land on furniture and carpets, and circulate in the air indefinitely.

If asbestos is found, abatement by professionals is the only safe way to proceed. There are contractors that will work on a house with potential asbestos and not even wear masks. It’s possible that even though there has been a great deal of publicity about the dangers, that they don’t understand the dangers or think they are exaggerated. In either case, it’s important that you hire professionals who are aware of the possible hazards. The non-professional may save you money, but remember the health of you and your family – even the possibility of death – is at stake.

Asbestos effects

Asbestos is classified as a known human carcinogen by the U.S. Department of Health and Human Services. Mesothelioma is the most common cancer associated with asbestos exposure. It is a fatal disease almost always started by the effects of asbestos inhalation. It can take up to 50 years for it to present itself in a diagnosis. Once diagnosed, the life remaining for the patient is short except for a few rare exceptions.

Renovations or clean up after a disaster, such as hurricanes and tornadoes, are not the only way to be exposed to asbestos. First responders, people in close contact with those who are exposed, miners, automobile workers, and others may also contract diseases due to these hazardous fibers.

There is no “safe” level of exposure to any type of asbestos!

Though the risks may seem small in proportion to the number of asbestos-related cases reported, it is not worth the consequences of the gamble. Hire an abatement professional and be safe.