WINEHAVEN NATIONAL REGISTER HISTORIC
DISTRICT, POINT MOLATE
Emergency Stabilization Assessment
Richmond, California
Final Report
July 20, 2010
WJE No. 2010.1285
Prepared for:
City of Richmond Planning Division
450 Civic Center Plaza, 2nd Floor
PO Box 4046
Richmond, California 94804
Prepared by:
Wiss, Janney, Elstner Associates, Inc.
2000 Powell Street, Suite 1650
Emeryville, California 94608
510.428.2907 tel | 510.428.0456 fax
TABLE OF CONTENTS
Introduction ................................................................................................................................................... 1 Building 1 .................................................................................................................... ................................. 3 Masonry section ............................................................................................................... ...................... 3 Conditions ........................................................................................................................................ 3 Recommendations ............................................................................................................................ 3 Wood Frame Section .............................................................................................................................. 3 Conditions ........................................................................................................................................ 3 Recommendations ............................................................................................................................ 4 Concrete Section ..................................................................................................................................... 4 Conditions ........................................................................................................................................ 4 Recommendations ............................................................................................................................ 4 Building 6 .................................................................................................................... ................................. 4 North Section .......................................................................................................................................... 4 Conditions ........................................................................................................................................ 4 Recommendations ............................................................................................................................ 5 Center Section ........................................................................................................................................ 5 Conditions ........................................................................................................................................ 5 Recommendations ............................................................................................................................ 5 South Section .......................................................................................................................................... 5 Conditions ........................................................................................................................................ 5 Recommendations ............................................................................................................................ 5 Building 10 ................................................................................................................... ................................ 6 Conditions ........................................................................................................................................ 6 Recommendations ............................................................................................................................ 6 Building 13 ................................................................................................................... ................................ 6 Conditions ........................................................................................................................................ 6 Recommendations ............................................................................................................................ 6 Building 17 ................................................................................................................... ................................ 6 Conditions ........................................................................................................................................ 6 Recommendations ............................................................................................................................ 7 Building 63 ................................................................................................................... ................................ 7 Conditions ........................................................................................................................................ 7 Recommendations ............................................................................................................................ 7 Winemaker’s House ...................................................................................................................................... 7 Conditions ........................................................................................................................................ 7 Recommendations ............................................................................................................................ 7 Stabilization Priority ..................................................................................................................................... 8
APPENDIX 1 PHOTOGRAPHS
APPENDIX 2 PERFORMANCE SPECIFICATION: SHORING
APPENDIX 3 SHORING DIAGRAMS
WINEHAVEN NATIONAL REGISTER HISTORIC DISTRICT
POINT MOLATE
Emergency Stabilization Assessment
INTRODUCTION
The Winehaven Historic District is listed on the Nati onal Register of Historic Places. Thirty-five of the original buildings are still extant, although all have suffered various amounts of deterioration. WJE was asked to investigate the most significant buildings fo r unsafe or dangerous conditions as described by the Richmond Municipal Code, and to develop a concep tual stabilization plan that addresses the most immediate hazards.
WJE did not be perform a full conditions survey, but limited its focus to those conditions that pose an immediate hazard. The investigation consisted of re view of previous conditions reports including the Point Molate-Draft Environmental Impact Statemen t, Appendix E: Historic Buildings Structural Conditions Assessment, and the Point Molate Building 6 Conceptual Assessment; and a field reconnaissance of the listed buildings to identi fy unsafe and dangerous conditions. The following buildings were investigated:
Building 1 Wine Cellar/Storage
Building 6 Wine Cellar/Administration
Building 10 Warehouse
Building 13 Power House
Building 17 Work Shop/Storage
Building 63 Storage/Fire Station
Building 60 Winemaster’s House
Winehaven National Register Hi storic District, Point Molate Emergency Stabilization Assessment
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Winehaven National Register Hi storic District, Point Molate Emergency Stabilization Assessment
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BUILDING 1
Building 1 was constructed in three distinct sections ; a two story, steel framed building with masonry infill, and concrete floors and roof deck located at the south end; a one-story concrete structure with a heavy timber roof to the north; and a two story, wood frame section that fills the corner between the other two sections at the northeast (Figure 1).
Masonry section
Conditions
The exterior brick masonry is gene rally in good condition, however ther e were a few areas of distress noted. The circular turrets located at the corners of the projected bays at the north and south ends building exhibit some vertical cracking. There is vegetation growing from the top and loopholes in the sides of the turrets at most locations. The terra cotta soffit pa nels are cracked or dislodged in numerous locations (Figure 2). All of the damage is likely the result of corrosion of the internal steel frame. In the brick wall below the turrets, there appears to be a steel colu mn embedded in the brick wall. The steel columns appear to be corroded, causing cracking and spalling of the exterior brick near the corner (Figure 3).
The east side of the masonry section there is a loadi ng dock that extends the full length of the building, terminating at the wood frame section (Figure 4). Th e loading dock is concrete, and the roof over the loading dock is steel framed. The steel roof framing is supported within the exterior brick wall. At one of the supports, the brick is spalling, indicating po ssible corrosion of the connection within the wall (Figure 5). The concrete loading dock has experience d settlement; the worst settlement is about 7 inches at the north end of the concrete loading dock.
On the interior of this portion of the building is al so in generally good condition. The basement of this section has a concrete slab with a raised wood floor. There is a section of the wood floor in the southern section that is decayed. The sump near the stair and el evator is filled with water. At the ceiling of the partial third story there is evidence that the roof h as leaked, causing corrosion of the reinforcing steel in the roof and subsequent spalling of the concrete roof deck, in some cases exposing reinforcing bars (Figure 6).
Recommendations
The only condition that should be immediately addressed is the cracking of the masonry in the turrets at the corners of the building bays. Additional cracking resulting from the continued corrosion of the steel elements could result in the loss of the turrets. We recommend the placement of steel banding at each of the turrets to prevent further displacement.
Wood Frame Section
Conditions
This section of the building is partially two stories. The roof is in very poor condition, and portions of the gutters have pulled away from the building (Figur e 7). A large section of the second floor roof has collapsed (Figure 8). There are sections of the wood joists and wood deck that are only partially supported by the wood trusses (Figure 9). In addition, a portion of the exterior wall has collapsed.
The wood frame section also has a loading dock on th e east side. The roof over this section of loading dock is wood framed. The base for one of the outboar d posts supporting the loading dock roof has failed Winehaven National Register Hi storic District, Point Molate Emergency Stabilization Assessment
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due to decay, causing the post to drop (Figure 10). Th is has caused the loading dock roof to partially collapse, and to pull away from the building (Figure 11).
No access to the interior of this section was available, but portions of the interior were visible from the exterior where the structure has collapsed.
Recommendations
The unsupported portions of wood frame roof at th e second story and at the loading dock are of immediate concern. We recommend that at the building roof, the wood joists that are partially supported by the roof trusses be removed. At the loading dock, the roof should be removed, or braced and shored.
Concrete Section
Conditions
There is some cracking of the concrete wall at the north end of the building (Figure 12). The roof has failed, and water intrusion is significant in this portion of the building. A large section of the wood framed roof has collapsed, likely due to the water intrusion and the subsequent decay of the wood framing (Figures 13 and 14). There are signs of extensive water intrusion in the remaining portion of the roof, especially at the two area sloped to provide drainage at the west edge. Many of the roof girders and joists are heavily water stained, and there has been crushi ng of the wood corbels at the top of three of the columns in these locations (Figure 15). A number of columns to the north of the collapsed roof are distressed; one column has decayed at the base, and shifted off of its support. (Figure 16), an adjacent column is split at the base, and the concrete pier has eroded (Figure 17), an additional column has shifted off center of the concrete base (Figure 18).
Recommendations
Sections of the roof deck framing that have collap sed, or are only partially supported, should be removed.
The roof frame in the drainage areas should be sh ored, especially at the columns exhibiting crushed beams and corbels. The columns that have shif ted at the base should be re-centered and braced.
See shoring diagram Appendix 3.
BUILDING 6
This building is comprised of three sections, constructe d at different times; a one story concrete structure with a wood truss roof, and which is divided into two sections by a concrete wall that extends through the roof; a second one story section of similar construction, attached to the south of the first; and a two story concrete structure with wood frame floor and roof at the south (Figure 19).
North Section
Conditions
The north end appears to have been the original sec tion of the building, based on the appearance of the parapet walls. It is divided into two sections as noted above. The exterior walls, and the center dividing wall are constructed of reinforced concrete and the roofs are wood framed with a wood ceiling. The concrete is severely deteriorated and spalling and exposing reinforci ng steel at numerous locations. This condition is most severe at the crenulated parapet (Fi gure 20). There are several sections of the roof that have collapsed; the northeast and northwest corner of the north section (Figure 21), and the southeast and Winehaven National Register Hi storic District, Point Molate Emergency Stabilization Assessment
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southwest corner of the center section (Figures 22). In addition, there are numerous areas where the wood ceiling has collapsed or is severely decayed and is sagging (Figure 23). There was granular insulation between the ceiling and the roof, and the collapse of th e roof has spilled this insulation on the floor. It appears that leaking water through the roof has collected in the insulation, adding significant weight to the ceiling while also causing decay of the ceiling framing.
Recommendations
The roof and ceiling collapse are the immediate concerns . The task is to prevent further collapse and still retain as much of the original fabric as possible. All portions of the roof and ceiling that have collapsed or are only partially supported should be removed. To accomplish this, it will first be necessary to shore the center section of each roof section to provide a place from which to safely operate. After initial shoring of the structure, the portions of the ceiling that have co llapsed, are sagging, or are otherwise only partially supported, should be removed. Add itional shoring should be installed as necessary to proceed safely. If any portions of ceiling remain intact, they should be retained, and the granular insulation should be removed from those areas. Concurrent with rem oval of the ceiling, the collapsed and partially unsupported portions of the roof should be removed, leaving as much of the roof structure as possible.
Center Section
Conditions
The center portion of the building is also constructe d with concrete walls a nd a wood framed roof. The eastern half of this section has an elevated floor. The roof has numerous leaks, but since there is no ceiling in this area, moisture has not been trapped a nd there has been no collap se. It also appears that many of the columns supporting the roof framing have been relocated and the roof girders have been retrofitted with splices to span to the new column locations (Figure 24).
Recommendations
It is recommended that the girders be temporarily shored where the columns have been relocated. See shoring diagram Appendix 3.
South Section
Conditions
The south section of the building is two-stories tall wi th exterior concrete walls and wood floors and roof.
The second floor framing is sloped for drainage and there are wood-framed trough built into the floor for collecting liquid. Many of these troughs have extensive leakage stains below (Figure 25). Portions of the wood roof decking have been replaced, particularly in the areas designed for drainage, indicating previous roof failure, and possible replacement.
Recommendations
There are no recommendations for emergency stabilization of this portion of Building 6.
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BUILDING 10
Conditions
This structure is comprised of three sections built at various times with different structural systems.
The southern section of the building is construc ted of brick walls and a steel-framing supporting a concrete roof. The steel framing is encased in ceme nt plaster. There has been some leaking through the roof, which has led to corrosion of the reinforcing in the roof slab and some concrete spalling (Figure 26).
In addition, one section of plaster encasing a steel beam has fallen, apparently due to corrosion of the steel beam and saturation of the stucco.
The central section of the building is constructed with steel framed roof trusses supported on steel columns. The exterior walls and roof are constructe d of wood studs and roof joists, and the walls are sheathed with corrugated sheet metal. The steel truss at the south e nd of this section has two diagonal members that have been cut and removed (Figure 27). The corrugated metal roof has numerous holes due to significant corrosion (Figure 28).
The north section of the building has wood framed wa lls and roof. The exterior walls and roof are sheathed with corrugated metal panels. At the north end of the west wall, a section of the exterior wall is missing. Along the north wall near the missing section of the west wall, the wood ledger beam supporting the roof joists is decayed and has lost its support (Figure 29).
Recommendations
We recommend that the ledger at the north wall be braced.
BUILDING 13
Conditions
The main portion of the building is constructed with exterior brick walls and a wood-framed roof. There were originally two lines of trusses running east-west, supported by center posts. The northwest portion of the roof has collapsed, including on e of the trusses (Figure 30). The remaining truss along the south edge of the collapsed section is noticeably twisted (Figure 31).
On the north side of the original building, there is an addition constructed of co ncrete perimeter walls, an interior brick wall, and a wood-framed roof. This structure appears to be in fair condition.
Recommendations
We recommend shoring the roof currently supported by the truss adjacent to the collapsed portion of roof.
In addition, the west wall of the building adjacent to the roof collapse should be braced with diagonal struts against out-of-plane failure. It is anticipated that the north wall in the same area will be adequately supported by the addition. See shoring diagram Appendix 3.
BUILDING 17
Conditions
This is a one-story building constr ucted with wood-framed walls and r oof with a concrete floor slab, corrugated metal siding panels a nd a wood sheathed roof (Figure 32). Along the south side of the building, the wood columns supporting the roof bear on a concrete strip footing. Along the north side, the Winehaven National Register Hi storic District, Point Molate Emergency Stabilization Assessment
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columns are supported on isolated concrete footings. There is evidence of settleme nt of the footing near the center of the north side (Figure 33). One of the co lumns is no longer in contact with this footing, and this portion of the wall is unsupporte d. The concrete floor slab has ex tensive cracking and indications of settlement (Figure 34). The largest crack is parallel to the south wall and is about 1 inch wide.
Recommendations
Although there is significant settlement in the fo undation and slab, there are no immediate hazards created, and we have no recommendations for emergency stabilization of this structure.
BUILDING 63
Conditions
This building was used as the fire station and is mo stly a one-story building with wood-framed walls and roof. The central section of the building has a gabled roof and the roof on either side is flat. There is a second floor in the central section at the east end that was used as the bunkhouse. The northern section has numerous roof leaks. The gypsum board ceiling and walls in the northern section are moldy and the area has a musty smell. Portions of the gypsum board have collapsed and some of the fiberglass insulation appears saturated. There are leaks in the roof of th e southern section of the building and the framing is water stained. Below the roof leaks, there is a raised wood platform that is soaked and decayed.
Recommendations
There are no recommendations for emergency stabiliza tion of Building 63. It would be advisable to remove the saturated gyp board and insulation to prevent further mold and decay of the roof framing.
WINEMAKER’S HOUSE
Conditions
The winemaker’s house is a two-story, wood framed st ructure. The exterior sheathing appears to have been originally sheathed with wood shingles and then stucco was applied over the shingles. There is no evidence of structural deterioration of this building.
Recommendations
There are no recommendations for emergency stabilization of the Winemaker’s House.
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STABILIZATION PRIORITY
All of the conditions noted in this report are iden tified as immediate hazards, and all of the recommended stabilization measures should be implemented in an e xpedited manner. However, availability of funds for addressing the stabilization recommendations may require setting an order of implementation. To assist in the scheduling of work, we have listed the hazardous conditions in order of priority below:
1. Remove collapsed roof and ceiling sections and shore damaged roof and ceiling in north wings of Building 6.
2. Remove collapsed roof and shore damaged portions of roof at concrete wing of Building 1.
3. Shore brick wall and distressed roof section at Building 13.
4. Remove collapsed roof at second floor and loading dock of wood frame wing of Building 1.
5. Shore inadequately supported portions of roof at center wing of Building 6.
6. Band displaced sections of turrets at Building 1.
7. Brace unsupported section of roof at Building 10.
8. Remove the saturated gyp board and insulation from the roof framing at Building 63.
APPENDIX 1
PHOTOGRAPHS
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Figure 1.
Figure 2.
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Figure 3.
Figure 4.
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Figure 5.
Figure 6.
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Figure 7.
Figure 8.
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Figure 9.
Figure 10.
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Figure 11.
Figure 12.
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Figure 13.
Figure 14.
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Figure 15.
Figure 16.
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Figure 17.
Figure 18.
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Figure 19.
Figure 20.
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Figure 21.
Figure 22.
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Figure 23.
Figure 24.
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Figure 25.
Figure 26.
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Figure 27.
Figure 28.
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Figure 29.
Figure 30.
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Figure 31.
Figure 32.
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Figure 33.
Figure 34.
APPENDIX 2
PREFORMANCE SPECIFICATION
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PERFORMANCE SPECIFICATION
SHORING
PART 1 GENERAL
1.1 DESCRIPTION
A. The work of this section consists of the design and installation of shoring to stabilize certain areas of the following structures and prevent further deterioration or damage to the historic features. The shoring is intended to remain in place until permanent repairs to the buildings are designed and implemented.
1. Building 1 - several locations of roof and masonry turrets
2. Building 6 - north section and central section roof
3. Building 10 - north end wall
4. Building 13 - main building roof and masonry wall
1.2 SUBMITTALS
A. Before commencing the work of this Section submit the following:
1. Product Data: Submit product data indicating the type of shoring to be used on the Project, and the safe load-carrying capacity for the shoring for the heights and lengths of the shoring components to be used on the Project.
2. Shop Drawings: Submit shop drawings showing the location, distribution, and quantity of shoring to be provided at locations to be shored and the details for attaching the shores to the existing building elements. The shop drawings shall be prepared by a California licensed Professional Engineer or Structural Engineer (the Engineer-of-Record for the shoring), and shall be identified as such by a stamp on the shop drawings.
3. Safety Plan: Submit a safety plan for the work describing the procedures for ensuring safe access to the site. Include sequence information.
B. Field review of installed shoring: Submit letter sealed by the Engineer-of-Record for the shoring indicating that the installation of the shoring is consistent with the approved shop drawings.
1.3 REFERENCES
B. Regulations
1. Occupational Safety and Health Administration (OSHA) 1) Code of Federal Regulations, Title 29, Chapter 17, Department of Labor, Part 1926, “Safety and Health Regulations for Construction, subpart L,” 1997, Washington, D.C.
2. California Occupational Safety and Health Standards (CALOSHA)
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2) California Code of Regulations, Title 8, Section 1717 Subchapter 4. Construction and Safety Orders, Article 29. Erection and Construction, § Falsework and Vertical Shoring.
C. Reference Standards: All standards latest edition as of the date of Contract Award.
1. American Concrete Institute (ACI)
3) ACI 301 - Specifications for Structural Concrete for Buildings 4) ACI 318 - Building Code Requirements for Structural Concrete 5) ACI 347 - Guide to Formwork for Concrete
2. American National Standards Institute (ANSI)
6) “American National Standard for Construction and Demolition Operations - Concrete and Masonry Work Safety Requirement.” ANSI A10.9-1997 (R2004)
3. American Forest & Paper Association (AF&PA)
7) ANSI / AF&PA NDS-2005 “ASD/LRFD National Design Specification for Wood Construction”
4. American Society of Civil Engineers (ASCE)
8) “Design Loads on Structures During Construction” ASCE 37-02
1.4 SYSTEM DESCRIPTION
D. Performance Requirements
1. The existing structural wall and roof framing shall be designed to span between new shoring and existing structural supports to resist the required loads as described below.
2. Shores shall be designed to carry the full weight of the floor system and framing elements on which work is being performed plus the following live loads associated with construction activity:
a. Flat roofs: 20 pounds per square foot
b. Floors: 50 pounds per square foot
3. The shoring for walls and vertical elements designated for shoring shall be designed to resist wind loads:
a. Pressure on the windward projected area: not less than 10 pounds per square foot b. Suction on the leeward projected area: not less than 10 pounds per square foot
4. Cracked masonry turrets at Building 1 shall be wrapped to prevent the existing masonry from becoming dislodged. Minimum capacity of supplemental wrapping shall be 5000 pounds tension per foot of height of the turret.
5. Shoring shall be designed in a manner that it can be installed and removed without damaging the exterior surface of the buildings.
6. Structural capacities of existing elements shall be calculated using the 2007 California Building Code and the following referenced standards:
a.
ANSI / AF&PA NDS-2005 - “ASD/LRFD National Design Specification for Wood Construction”
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b. ACI 318 - Building Code Requirements for Structural Concrete c. ANSI/AISC 360-05 - “Specification for Structural Steel Buildings” E. Shoring shall be provided to temporarily support the structural elements whose support, reinforcing, or cross-section is to be removed, rendered ineffective, or significantly diminished by demolition or existing deterioration.
F. The Contractor shall be responsible for the design of the shoring system, including layout of shoring locations.
G. The shoring system shall be supported to grade unless the floor system or framing elements below are shown to have sufficient capacity to support the reactions from the shoring.
H. Timber cribbing shall be provided where required to distribute shoring reactions into the floor slab or framing elements below, and shims provided as appropriate to eliminate concentrations of load coming into the shoring from the structural element being supported.
I. Shoring shall be in place prior to the removal of adjacent deteriorated elements.
PART 2 PRODUCTS
2.1 MANUFACTURED COMPONENTS
J. Shores shall be steel or aluminum post shores, steel or aluminum frames, or other prefabricated assemblies with an allowable load capacity sufficient to support the calculated shoring loads at the spacing and positioning shown in the shop drawings.
K. Shoring supporting vertical loads shall be adjustable through positive means, such as by adjustable screw jacks, in order to achieve a tight fit against the underside of the supported element and compensate for elastic shortening of the shores during their loading and other effects.
L. Proprietary shoring systems shall include all necessary components for proper installation of the shoring system in accordance with the manufacturer’s recommendations. All such components shall be undamaged.
2.2 ACCESSORIES
M. Bracing shall be sections intended for use with the manufactured assemblies provided, or an approved structural section.
N. Cribbing shall be timber sections with a minimum cross-section of 3-1/2 inch by 3-1/2 inch and sufficient length to distribute shoring reactions into the supporting structural element below.
O. Shims for reducing load concentrations at bearing points.
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PART 3 EXECUTION
3.1 EXAMINATION
A. Prior to any work, perform the following operations:
1. Survey all areas designated for shoring to verify the existing conditions and to identify structurally sound framing to which the shoring can be attached. a. Building 1
1) Collapsed roof at the wood frame portion of the structure at the northeast corner
2) Collapsed roof at the concrete wall with wood framed roof portion at the northwest corner
3) Inadequately supported roof at the wood frame portion of the loading dock on the east side
4) Cracked turrets at the masonry exterior wall
b. Building 6
1) Collapsed roof at the one-story concrete wall with wood framed roof and wood framed ceiling portion at the north end
2) Collapsed roof at the one-story concrete wall with wood framed roof without ceiling at the central portion.
c. Building 10
1) Inadequately supported wood framing at north end wall d. Building 13
1) Collapsed roof framing at main section of the building 2) Unsupported masonry wall along the west side of the building
2. Prepare and submit a shoring plan to the Owner to address:
a. Work sequence and schedule
b. Plumbing, electrical and other services that require relocation, disconnection, or supplemental support.
B. Identify any areas of decay or deterioration that would affect the capacity of the existing structure to resist the loads due to shoring.
3.2 DESIGN
P. Design shoring in accordance with regulations and reference standards.
3.3 INSTALLATION
Q. Proceed with caution. Install shoring in an incremental sequence as necessary, ensuring that an area where work is being performed is adequately stabilized prior to proceeding.
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R. Construct the shoring in accordance with the approved shop drawings at designated locations.
The workmanship shall be of such quality that the shoring will support the imposed loads without excessive settlement or deflection.
S. Proprietary shoring systems shall be assembled using only the components supplied by the system manufacturer. Such systems shall be installed in accordance with the manufacturer’s recommendations.
T. Shores shall be installed snug, plumb, and square. Adjust shores as necessary to ensure a tight fit against the structural element to be supported. Minimize differential leg loading of vertical shoring systems.
U. Shoring shall bear uniformly on the supporting structural element. Provide shims or cribbing as necessary to ensure sufficient distribution of forces into the supporting elements. If more than one layer of cribbing is required, each successive layer shall be laid perpendicular to the preceding layer.
V. Shores shall be effectively cross-braced to prevent buckling failure of individual members and overall shoring stability failure.
W. The installation of the shoring shall be verified in the field by the Engineer-of-Record for the shoring. Any deviations identified by the Engineer shall be corrected by the Contractor.
END OF SECTION
APPENDIX 3
SHORING DIAGRAMS