“There is legitimate risk that, as we get further into the project, we find that we cannot save the structure.” Alfred Hodson III, structural engineer

Opera House seen ‘extremely unstable’

NORWAY – A structural engineer has presented a plan to stabilize the historic downtown Opera House, but he said there is a legitimate risk that the structure may not be salvageable.

In a four-page proposal to Town Manager David Holt, Alfred Hodson III of Resurgence Engineering and Preservation Inc. of Portland called the project urgent and complex.

“Stabilizing this building faces significant challenges,” Hodson wrote of the three-story Main Street building that is the anchor of the town’s National Historic District. “There is legitimate risk that, as we get further into the project, we find that we cannot save the structure. Concerns include public safety, worker safety and upcoming winter weather.”

On Sept. 21, about a half dozen already-rotted roof trusses along the south wall gave way under the weight of water that had pooled on the sagging roof, surmised structural engineer Joseph Neville of Poland, who did an initial assessment for the town.

That roof water and even more from a third-floor sprinkler pipe that snapped when the weakened roof trusses finally broke, rained down through the vacant top two floors and into the first, forcing two businesses to move out.

Hodson, who was also asked for an assessment, said the roof collapse left the building “extremely unstable,” and there is a question whether it can be successfully stabilized in a “safe, timely and appropriate manner.”

Hodson’s assessment notes the main area of truss failure is along the back (south) wall of the building. Water leaking into the building, he said, caused several of the truss pieces to completely rot at the ends. As a result, he said, “the top chords of the trusses are supporting the roof on an unsteady section of masonry wall.”

The trusses span about 60 feet, are spaced between 5 and 6 feet on center and currently support the roof, ceiling and part of the third-floor balconies. Hodson said the south wall balcony has been shored up to relieve the load on the trusses, but whether the trusses can support the balconies in the future may be questionable, he said.

Hodson’s proposal includes:

• an assessment of the building – it was done last week – for $3,000, including $560 for travel;

• reports, photographs and details describing the conditions and possible repair techniques – this information will be compiled by Oct. 27 – for $8,160, including $560 for travel and $1,600 for a boom lift, if it is used; and

• assistance to the town and the owner with stabilization design – this work would be completed by Dec. 1 – for $11,400, including $1,400 for travel.

Selectmen are expected to discuss the proposal and its cost at their meeting Thursday night, which begins at 7 p.m. in Town Hall.

Hodson has worked on such historic structures as the City Hall clock and parapet restoration in Portland, assessment of the City Hall clock tower in Biddeford and the Morehouse Wing at the Farnsworth Art Museum in Rockland.

He said quick action will be needed before autumn storms bring winds and winter snows adds more weight to the already unstable back wall that faces Pennesseewassee Stream.

Hodson said building owner Barry Mazzaglia of Bitim Enterprises in Londonderry, N.H., is committed to continuing his efforts to shore up the building and hopes his work can ultimately be incorporated into the building renovation. That work continued Tuesday as more lumber was hauled into the building.

There is no insurance on the building.

The building was constructed by the Norway Building Association in 1894 and from 1920 to the mid-1970 was owned by the town, which used its upper floors for cultural and civic events. Since then, it’s had a succession of private owners, but the second and third floors have remained vacant.

Mazzaglia, a developer, bought it for $225,000 in 2003 after it was placed on the state’s Most Endangered Historic Properties list by Maine Preservation of Portland. The designation is designed to raise awareness and focus the need for an organized rescue of significant historic properties that are threatened by deterioration, disuse and even demolition. It can also pave the way to major state and federal restoration grant funding.

The Norway Opera House’s imposing tower encases an E. Howard clock that had been maintained by the town until the Sept. 21 roof collapse.