WINEHAVEN NATIONAL REGISTER HISTORIC
DISTRICT
2012 Annual Condition Assessment
Point Molate
Richmond, California
Final Report
October 2, 2012
WJE No. 2011.4615
Prepared for:
Mr. Joel Camacho
City of Richmond
450 Civic Center Plaza, 2nd Floor
Richmond, CA 94804
Prepared by:
Wiss, Janney, Elstner Associates, Inc.
2000 Powell Street, Suite 1650
Emeryville, California 94608
510.428.2907 tel | 510.428.0456 fax
Attachment 4
TABLE OF CONTENTS
Background ................................................................................................................................................... 1 Site Observations .......................................................................................................................................... 1 Building 1 ............................................................................................................................................... 2 Area A - Masonry Section ............................................................................................................... 2 Area B - Concrete Section ............................................................................................................... 6 Area C - Wood Frame Section ......................................................................................................... 7 Building 6 ............................................................................................................................................. 12 Building 10 ........................................................................................................................................... 13 Building 13 ........................................................................................................................................... 14 Building 63 ........................................................................................................................................... 15 Conclusions ................................................................................................................................................. 15
WINEHAVEN NATIONAL REGISTER HISTORIC DISTRICT
2012 Annual Condition Assessment
Point Molate
Richmond, California
BACKGROUND
In July 2010, Wiss, Janney, Elstner Associates, Inc. (WJE) was engaged by the City of Richmond to perform an emergency stabilization assessment of seven buildings at the Winehaven National Historic District. The purpose of that assessment was to identify conditions that pose an immediate hazard of collapse. WJE prepared a report dated July 20, 2010 describing our findings from that investigation.
In 2011, the City of Richmond engag ed Plant Construction to perform emergency stabilization based on the recommendations described in the July 2010 WJE report. WJE was engaged by Plant Construction to provide engineering services to design the stabilization. This work was completed circa August 2011.
Since the emergency stabilization work was limited to those conditions that were observed to be hazardous at the time of the previous site observations , and since the stabilization work was not intended to include protection of the building fro m weather, further deterioration of portions of the building that had not been stabilized was considered to be likely. As a result, the City of Richmond, engaged WJE to conduct follow-up inspections of the buildings to assess whether any significant furthe r deterioration had occurred and whether additional stabilization would be needed. The buildings included in the follow -up inspection are:
Building 1: Wine Cellar/Storage
Building 6: Wine Cellar/Administration
Building 10: Warehouse
Building 13: Power House
Building 63: Storage/Fire Station
Descriptions of each of the buildings are included in the July 20, 2012 report. Descriptions of the emergency stabilization work are shown on the Emergency Stabilization drawings dated July 28, 2011.
SITE OBSERVATIONS
Alan Dreyfuss and Brian Kehoe of WJE visited the site on July 25, 2012 to observe the conditions at the five buildings listed above. Our findings are based on visible observations of accessible areas of each building.
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Building 1
The original portion of Building 1 is comprised of reinforced concrete floors supported on structural steel beams and columns with nonstructural exterior brick masonry walls. The northeast and northwest sections are constructed with wood framing. The foundations for all of the sections are constructed with reinforced concrete. Minor spalling of the concrete foundation was noted in several locations.
Area A - Masonry Section
At the southeast corner of the building there is a vertical crack in the brick wall that appears to correlate with an embedded steel column. This crack was previously observed, but the crack may have widened and the out -of-plane offset of the brick across the crack may also have increased. Figures 1 and 2 show the condition of this corne r in 2010 and in July 2012, respectively. The cracking is limited and is most severe at the ground floor level. Continued deterioration does not pose a serious hazard to the structural integrity of the building since gravity loads are supported by the steel column inside of the wall, nor to the limited number of anticipated visitors.
Figure 1. Cracked brick at southeast corner of
Building 1 as observed on March 31, 2010
Figure 2. Cracked brick at southeast corner of
Building 1 as observed on July 25, 2012
The five turrets at the building roof parapet wall were encased in steel bands during the stabilization effort to restrict further cracking and displacement of the brick, and prevent possible c ollapse. The cracking of the turrets above the roof level do not appear to have changed noticeably. Photographs taken in July of 2011 immediately after the stabilization was completed appear similar to our recent observations. At many of the steel bands surrounding the turrets, there are gaps between the brick and the bands, indicating
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
that the brick has not expanded to fill the gaps. Figures 3 through 6 show comparisons of the condition of two of the more significantly damaged turrets from July 2011 to July 2012.
Figure 3. Condition of Building 1 turret at west wall
on July 20, 2011
Figure 4. Condition of Building 1 turret at
west wall on July 25, 2012
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 5. Condition of Building 1 turret at SE
corner on July 20, 2011
Figure 6. Condition of Building 1 turret at SE
corner on July 25, 2012
Along the east side of the building, horizontal cracks near the top of the parapet wall were obs erved.
Cracking of the cement parge coat on the top of the parapet was observed and some of the parge coat was dislodged, as shown in Figure 7. Horizontal cracking of the parapet wall due to the expansion of corroded reinforcing steel, as shown in Figure 8, was noted along the entire length of parapet on the east side of the one-story section. The failure of the parge coat and the displacement of the brick are allowing for continued moisture intrusion into the wall, which will continue to cause corrosion of the imbedded steel.
Failure of the parapet wall is possible as the corrosion increases. The roof over the loading dock provides some protection to visitors.
At the penthouse section on the east side, the bricks at one of the crenellations had dislodged and had fallen onto the roof over the loading dock, as shown in Figure 9. These conditions were not previously noted. Corrosion of embedded reinforcing steel has also caused damage to the brick at the southeast corner of the penthouse wall, as shown in Fig ure 10. These conditions were not noted in the original report as they do not represent imminent collapse hazards, however, as this condition progresses, a loss of brick at these locations becomes more likely within the next few years.
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 7. Cracked cement parge on east side Building 1 parapet
Figure 8. Cracked brick parapet on east side of Building 1
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 9. Dislodged brick and cement parge on east side at the top of parapet of Building 1 penthouse
Figure 10. Cracked brick at southeast corner of Building 1 penthouse
Area B - Concrete Section
The timber shoring supporting the wood roof in this section does not appear to have changed since the shoring was installed. There is no new observable distress in the remainder of the existing roof. Photos of the condition of the roof framing in July 2012 are shown in Figure 11 and 12.
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 11. Roof framing and new shoring at the northwest section of Building 1
Figure 12. Roof framing and new shoring at the northwest section of Building 1
Area C - Wood Frame Section
Several changes to the wood framing at the northeast section were observed. At the wood-framed loading dock, some of the wood sheathing at the floor level has become dislodged, as shown in Figure 13. Similar dislodging of the rim joists has occurred north of the loading dock, as shown in Figure 14.
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 13. Dislodged wood boards below the loading dock on the east side of Building 1
Figure 14. Dislodged wood rim joist on the east side of Building 1
The beam at the south end of the loading dock is severely decayed and has lost support at one end. Some of the deck boards have broken and are now missing , but the condition of the beam is unchanged from February 2011 to July 2012, as shown in Figures 15 and 16.
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 15. Condition of wood girder at the loading
dock on the east side of Building 1on February 21,
2011
Figure 16. Condition of wood girder at the loading
dock on the east side of Building 1 on July 25, 2012
In the basement of this section of the building, decay at several columns was noted in our supplemental survey undertaken on February 21, 2011, prior to the stabilization effort. Stabilization of one of these columns was completed as part of the emergency st abilization work performed in 2011 , however, deterioration at two of the columns was not addressed . At the fourth column from the south end of Area C, it was noted that there was significant decay of the column and the girder framing into the column. The condition of the girder and the column do not appear to have changed significantly since February 2011, although there has been some new damage to the floor sheathing adjacent to the wall near this column.
See Figures 17 and 18.
Figure 17. Condition of wood girder and column
on February 21, 2011
Figure 18. Condition of wood girder and column
on July 25, 2012
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
In addition, during the same survey in February 2011, a crushed girder was noted at the sixth column line from the north end but was not considered and imminent hazard at that time. This column has deteriorated further, and the column above has decayed through, causing the wall above to deform and sag noticeably.
See Figures 19 and 20 for the condition of the column below the floor and Figure 21 for the condition of the column immediately above the floor.
Figure 19. Condition of wood girder and column
on February 12, 2011
Figure 20. Condition of wood girder and column
on July 25, 2012
Figure 21.Wood column decayed completely above the floor level
The column noted above is a component of the wood framed wall at the north end of Area C where the roof has been removed (see arrow Figure 22). T he exterior wall at this location is sheathed with corrugated metal siding and has been diagonally braced with wood shoring. Some of the metal siding has become dislodged and one of the wood columns on the west side is damaged near the top. See Figures 22
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
and 23. The column indicated by the arrow in Figures 22 and 23 is the lower portion of the column shown in Figures 19 through 21.
Figure 22. Condition of wall and metal siding at the
west side of the northeast portion of Building 1 on
June 15, 2011
Figure 23. Condition of wall and metal siding at
the west side of the northeast portion of Building 1
on July 25, 2012
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Building 6
In the north section of Building 6, the majority of the roof framing and the new shoring appears to be unchanged since July 2011. There are two adjacent roof joists that had previously been noted to be decayed near the mid -span of the joists. Although the decay of the joists appears to have become more severe, as shown in Figures 24 and 25, these two joists were not previously strengthened because the roof sheathing could span between the adjacent undamaged joists to support the self -weight of the sheathing.
The condition of the adjacent joists and the sheathing do not appear to have changed significantly so the ability of the sheathing to support its self-weight has not been affected.
Figure 24. Condition of wood roof joists in
Building 6 on July 22, 2011
Figure 25. Condition of wood roof joists in
Building 6 on July 25, 2012. Additional joist
damage indicated by arrow.
At the south end of the middle section of Building 6, one of the north -south spanning girders appears to be decayed where the girder penetrates into the concrete wall, as shown in Figure 2 6. This condition was not previously noted. The girder does not appear to be sufficiently damaged to require intervention at this point. We recommend continued monitoring of the girder in future reports.
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Figure 26. Arrow indicates location of decayed wood girder at the concrete wall, south end of the middle section of Building 6
Building 10
The emergency stabilization work for this building was limited to shoring at the northwest corner of the building. The shoring work that was done appears to be functioning adequately , as shown in Figure 2 7.
There were no significant hazards observed in the remainder of the main section of the warehouse.
Figure 27. Condition of shoring work at the northwest corner of Building 10
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Building 13
The diagonal steel shoring for the masonry walls appears functional with no indications of distress. See Figure 28.
Figure 28. Condition of diagonal steel braces supporting brick masonry wall at the west side of Building 13
The wood shoring for the damaged timber girders also appears to be adequately supporting the girders.
The conditions of the shored girders do not appear to be noticeably changed , as shown in Figures 29 and
30. There are two roof joists that were previously observed to be damaged and were not shored. The damage to these joists does not appear to have changed noticeably.
Figure 29. Damaged roof joists at Building 13 on
May 31, 2011
Figure 30. Damaged roof joists at Building 13 on
July 25, 2012
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
Building 63
We observed the condition of the north section of the building in which the gypsum board sheathing had been removed as part of the stabilization work and where two sets of wood shoring had been installed.
The wood shoring and the roof framing did not appear to have ch anged substantially. See Figures 31 and
32. The 2x4 shoring studs seemed to have no additional gravity loading on the studs that would indicate failure of the roof framing above.
Figure 31. Condition of roof joists at the north side
of Building 63 on July 20, 2011
Figure 32. Condition of roof joists at the north
side of Building 63 on July 25, 2012
CONCLUSIONS
WJE conducted a survey of the condition of six of the buildings at the Winehaven National Register Historic District to assess whether there have been any significant changes to the structures since the installation of temporary emergency stabilization work that was installed in the summer of 2011. Our site observations focused primarily on the areas where the previous emergency stabilization work had been installed. In general, the conditions of each of the buildings appear to have little or no significant changes that would affect the global stability of significant structural elements. Some m inor changes were identified, as noted above. We recommend that the conditions of the buildings, particularly the issues noted above, be monitored on a regular basis until comprehensive structural and weather protective repairs to the buildings can be impl emented. Weather protection includes installation of replacement roof framing where the existing roof framing has collapsed or has been removed.
In one area of the wood frame portion of Building 1, the condition of the building has changed to the point that intervention is recommended. Where noted in the report, the sheet metal siding on the west side of Area C at the northeast corner of Building 1 has dislodged due to wind , and much of the remaining siding is loosely held in place. Additional pieces of sh eet metal are likely to become dislodged in the future unless remedial measures are implemented. This is the same area where the column has failed at the base, and can no longer provide support for wind loads on the sheet metal wall , and the deformation of the wall may be contributing to the problem. Further damage can be mitigated by removal of the sheet metal and storing the removed pieces on site.
It is recommended that the column be repaired using a method similar to that employed during the stabilization for another column at this level (detail 6/S501 Emergency Stabilization plans,
Winehaven National Register Historic District
2012 Annual Condition Assessment
October 2, 2012
March 25, 2011). Possible approaches to mitigation of the conditio n of the sheet metal are either to remove the sheet metal siding or to supplement the connectors and framing that support the sheet metal.
Supplementing the framing and connectors may require additional framing, as well as anchorage for the framing, so that the wall can resist wind forces.