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10/5/2016 - STAFF REPORTS - 1.K.
DATE: October 5, 2016 Citv Council Staff Report CONSENT CALENDAR SUBJECT: APPROVAL OF AMENDMENT NO. 2 IN THE AMOUNT OF $70,000 TO THE PROFESSIONAL SERVICES AGREEMENT WITH ARCHITECTURAL RESOURCES GROUP, INC., (A6791) FOR THE CORNELIA WHITE HOUSE EXTERIOR REPAIRS, CITY PROJECT NO. 15-16 FROM: David H. Ready, City Manager BY: Engineering Services Department SUMMARY Approval of this action will authorize additional design services provided by Architectural Resources Group, Inc., for further investigation and analysis, preparation of design and construction documents (plans and specifications), and added construction phase services for the Cornelia White House Exterior Repairs, City Project No. 15-16. RECOMMENDATION: Approve Amendment No. 2 in the amount of $70,000 to the Professional Services Agreement (A6791) with Architectural Resources Group, Inc., for a revised total contract amount of $116,253.06 for the Cornelia White House Exterior Repairs, City Project No. 15-16; and 2. Authorize the City Manager to execute all necessary documents. STAFF ANALYSIS: On October 21, 2015, the City Council approved a Professional Services Agreement (A6791) with Architectural Resources Group, Inc., ("ARG") in the amount of $41,126 for architectural and historic preservation services to investigate and identify certain recommended repairs for the Cornelia White House Exterior Repairs, City Project No. 15-16 (the `Project'). A copy of the October 21, 2015 staff report is included as Attachment 1. A location map of the site is identified in Figure 1. ITEM NO. \\L City Council Staff Report October 5, 2016 -- Page 2 Approval of Amendment No. 2 to Agreement 6791 Figure 1 On March 18, 2016, staff received a draft documentation report which presented preliminary findings from ARG's on -site investigations of the exterior building envelope at the Cornelia White House. This draft documentation report included visual field inspections, diagnostic testing and a list of recommended treatments. Further, the draft documentation report incorporated illustrations of the extent of deterioration along with building methods and materials used to mitigate/restore/preserve the Cornelia White House. ARG highly recommends a more comprehensive exterior restoration of the building to address the decay and deficiencies of the existing building. ARG's recommended treatments consisted of the items below which are described in detail within the draft documentation report. A copy of the draft documentation report is included as Attachment 2. Recommended Treatments • Structural Analysis • Further Investigation and Testing • Wood Preservative Treatments • Wood Repairs • Other Recommended Repairs and Upgrade (windows, doors, etc.) On May 10, 2016, a presentation of the draft documentation report was given to the Historic Site Preservation Board ("HSPB"), summarizing ARG's investigations, findings and proposed alternative approaches to mitigate/restore/preserve the Cornelia White House. HSPB was pleased with the results and thoroughness of the draft 02 City Council Staff Report October 5, 2016 -- Page 3 Approval of Amendment No. 2 to Agreement 6791 documentation report submitted by ARG. HSPB Member La Voie recommended City staff to secure the services of a structural engineer to assess the structural integrity of the existing building and to advise whether seismic or other structural improvements are necessary at the Cornelia White House. In addition, HSPB Member La Voie advised City staff to carefully consider any archival or museum quality contents displayed within the building as the existing climate control may not be capable of maintaining the correct temperature and humidity control for such objects. HSPB concluded the meeting by directing staff to proceed with the development of the construction documents based on ARG's draft documentation report. In early July 2016, staff requested ARG to provide a proposal for structural engineering services related to a preliminary structural evaluation and historic structures report of the Cornelia White House. A proposal was submitted to undergo a structural evaluation with a scope of work that included a detailed site visit, documentation of existing conditions/structural elements, preliminary structural calculations, a list of potential deficiencies and impacts, a prioritized list of mitigation recommendations and a final report presenting findings for the items described above. On that basis, the City Manager approved Amendment No. 1 in the amount of $5,127.06 to Professional Services Agreement (A6791) with ARG for a structural evaluation report of Cornelia White House. ARG's amended contract is in the amount of $46,253.06. On August 12, 2016, the final structural evaluation report was submitted to staff for review and approval. The structural evaluation report concluded the Cornelia White House is in "fair" to "poor" structural condition, and recommended that the City implement repairs and retrofitting as recommended in the report. The extent of repairs and retrofit were provided in order of priority as shown in a table within the report; a copy of the Structural Evaluation Report is included as Attachment 3. Staff discussed the next phase of work for the Project (Construction Documents) with ARG. As referenced in their professional services agreement the scope of work to prepare construction documents include: • Preparation of construction documents based on draft report recommendations approved by HSPB (note, ARG's scope relies on continuation of oversight and support from IDC as the architect -of -record to prepare full construction document package forbidding) Upon further clarification, the intent of ARG's scope of work for this particular task is to provide separate construction drawings sheets to Interactive Design Consultant ("IDC") as the architect -of -record for inclusion into a complete contract bid document package. After consideration, rather than request a proposal from IDC to prepare final construction drawings for the repairs identified in ARG's draft documentation report, staff determined it would be best to amend ARG's professional services agreement by identifying ARG as the architect -of -record to prepare detailed construction drawings for 03 City Council Staff Report October 5, 2016 -- Page 4 Approval of Amendment No. 2 to Agreement 6791 the Project — eliminating any future discrepancies between IDC and ARG during the preparation of final construction drawings for the Project. Therefore, staff coordinated with ARG and requested a proposal for additional architectural services for the Project. ARG has submitted a proposal in the amount of $70,000 to include further investigation and analysis, repair design and complete construction documents (plans and specifications) as the Architect of Record, and construction phase services. A copy of ARG's proposal is included as Attachment 4. Staff has prepared Amendment No. 2 to the agreement with ARG to accommodate the additional work, which is included as Attachment 5. ENVIRONMENTAL IMPACT: Implementing exterior repairs to the Cornelia White House, a Class 1 Historic Site, is considered a "Project" under California Environmental Quality Act (CEQA) Guidelines. Pursuant to Section 15064.5 "Determining the Significance of Impacts on Historical and Unique Archeological Resources", the Cornelia White House is a "historic resource" under CEQA because it is listed in the local register of historic resources (Class 1, HSPB No. 4). According to CEQA, a project with an effect that may cause a "substantial adverse change" in the significance of a historical resource is a project that may have a "significant effect" on that resource. "Substantial adverse change" includes alteration of the immediate surroundings of the historic resource such that the significance of the resource would be materially impaired. However, CEQA allows for a Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) for projects involving maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995), Weeks and Grimmer ("the Standards"). Therefore, to the extent the recommended repairs will preserve the existing historic building, staff has determined that a Class 31 Categorical Exemption applies to the Cornelia White House Exterior Repairs, City Project No. 15-16 and a Notice of Exemption has been prepared and filed with the Riverside County Clerk. FISCAL IMPACT: The City Council has appropriated a total budget of $400,000 for the Cornelia White House Exterior Repairs, City Project No. 15-16, through a budget appropriation of $200,000 from the Capital Project Fund (Fund 261) in Fiscal Year 2015/16, and a budget appropriation of $200,000 from the Measure J Capital Fund (Fund 260) in Fiscal Year 2016/17. ARG has provided, through its subconsultant, KPJ Consulting, a feasibility cost study on the exterior architectural repairs and structure repairs that have been recommended for 04 City Council Staff Report October 5, 2016 -- Page 5 Approval of Amendment No. 2 to Agreement 6791 the building. According to the feasibility cost study, the exterior architectural repairs are estimated to cost $580,872 and the structural repairs are estimated to cost $475,601 — for a total estimated cost of $1,056,473. A copy of the feasibility study is included as Attachment 6. This cost estimate includes estimating unknowns and contingencies, and through development of final construction drawings a final estimate will be determined. However, it is anticipated that the total cost of the Project will exceed the current budget available of $400,000 and that an additional budget appropriation will be required to construct the Project. Sufficient funding is currently available to approve Amendment No. 2 in the amount of $70,000 to Professional Services Agreement with Architectural Resources Group, Inc., in the Capital Project Fund, Account No. 261-1395-54114. SUBMITTED: arcus L. Fuller, MPA, P.E., P.L.S. Assistant City Manager/City Engineer David H. Ready, Esq., P City Manager Attachments: 1. October 5, 2015, Staff Report 2. Draft Documentation Report 3. Structural Evaluation Report 4. Architectural Resources Group, Inc., Proposal 5. Amendment No. 2 6, Feasibility Cost Study 05 ATTACHMENT 1 *" 06 Citv Council Staff Renort Date: October 21, 2015 CONSENT CALENDAR Subject: CORNELIA WHITE HOUSE EXTERIOR REPAIRS, CITY PROJECT NO. 15-16 From: David H. Ready, City Manager Initiated by: Public Works & Engineering Department SUMMARY Previously, the City completed certain repairs to the Cornelia White House located at the Village Green. During completion of those repairs, it was discovered that significant deterioration to the Cornelia White House had occurred beyond the scope of any programmed capital project. The purpose of this item is to discuss an approach to initiate the Cornelia White House Exterior Repairs. RECOMMENDATION: 1) Adopt Resolution No. _, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF PALM SPRINGS CALIFORNIA, AMENDING THE BUDGET FOR FISCAL YEAR 2015-2016 TO APPROPRIATE $200,000 FOR THE CORNELIA WHITE HOUSE EXTERIOR REPAIRS, CITY PROJECT NO. 15-16;" and 2) Approve a Professional Services Agreement with Architectural Resources Group, Inc., in the amount of $41,126 for architectural and historic preservation services to investigate and identify certain recommended repairs of the Cornelia White House; 3) Authorize the City Manager to execute all necessary documents. BACKGROUND: On November 6, 2013, the City Council approved appropriations for certain projects from the Measure J Capital Project Fund, including $50,000 for "Village Green Improvements." The Village Green is located in the Downtown Business District, shown here in the following vicinity map: Item No. 2. L. 07 City Council Staff Report October 21, 2015 — Page 2 Cornelia White House Exterior Repairs, CP 15-16 ARENAS RD 0 Legend MS. 8 g ARENAS Ro a a Subsequently, staff coordinated with Interactive Design Corporation ("IDC") under the on - call agreement for architectural services to prepare specifications for the removal and repair of the existing roof at the Cornelis White House located at the Village Green. An initial agreement with IDC for $3,500 was approved by staff to coordinate and oversee the roofing repairs of this important historical building. In April/May 2014, the roofing repairs were completed at the Cornelia White House, however, during review of the Cornelia White House roofing repairs, IDC and staff identified significant water damage to the exterior fagade of the building, as well as deterioration of the exterior walls and windows. The water damage is primarily due to the fact that the exterior walls are constructed as three different wall types which have deteriorated and allowed water seepage into the walls themselves, as well as rain -water damage on the lower portions of the walls, and severe water damage where the walls rest on the stem wall foundation. In some places, the exterior deterioration has reached a point where daylight is visible through portions of the walls, through joints between the window frames and wall framing, and through window sash and frames. An earlier report of the condition of the Cornelia White House list some of these same problems, but the conditions have deteriorated at a vastly accelerated rate due to automatic irrigation spray of adjacent turf and landscaped 08 City Council Staff Report October 21, 2015 — Page 3 Cornelia White House Exterior Repairs, CP 15-16 areas onto the exterior walls. Staff has since eliminated this problem by revising the automatic irrigation system to avoid overspray onto the exterior walls; however, the damage must be repaired. IDC has determined that the damage is a function of three construction flaws: the absence of any weather barrier between the exterior skin and the interior framing and finishes; the absence of flashing to shed water at the horizontal joints between the wall and water table or wall and foundation; and previous attempts to "seal" the wall by caulking the joints between the wall and foundation. IDC originally identified a potential solution by proposing installation of a "second skin" over the entire building, for the following reasons: 1. The construction of the building originally was unconventional and ad hoc, though overall the exterior exists as a vertical "board and batten" outer skin; and there is an overall continuity of the board and batten system that would be retained. 2. The unconventional ad hoc construction of the building has been compromised over time by the repeated water damage, and by the structure being moved twice, raising concern to the condition of the materials between the existing outer skin and the fragile board finish (not gypsum board) on the interior. 3. A second skin on the existing wall would establish a weather tight exterior skin consisting of a weather barrier and horizontal flashing. 4. A second skin would lend support to the building to the existing unconventional interior framing system (which has been observed as clearly deteriorated). 5. Removal and replacement of the windows (frames and sash) could be flashed and set into an opening that would no longer be sieve -like in terms of water and air infiltration. 6. A second skin would minimize the exposure and disturbance of the internal materials of the wall and the intenor finishes, limiting the collateral damage that would occur by opening up the walls to repair/replace individual framing members, whether they are studs or railroad ties. IDC also proposed to remove and rebuild each of the windows (frame and sash) with proper flashing and anchorage, by milling all muntins and mullions to the existing profile, retaining the sash (rails and stiles) the same dimensionally, and reusing the trim or replacing with in -kind material. A copy of IDC's proposed approach to repairing the Cornelia White House is included as Attachment 1, and was estimated to cost $115,050. Given the Class 1 historic designation, IDC's proposal to repair the Comelia White House was presented to the Historic Site Preservation Board ("HSPB") at its June 2014 meeting; a copy of the associated HSPB staff report is included as Attachment 2. However, at that meeting the HSPB reviewed the proposal for a "second skin" repair, and did not approve IDC's proposed repairs on the basis that the repairs do not implement a true "repair and replace" method that would appropriately preserve the historic integrity of the building. At that time, the HSPB suggested that staff retain an architectural firm specialized in historic preservation to identify the best solution to repairing the building. City Council Staff Report October 21, 2015 — Page 4 Cornelia White House Exterior Repairs, CP 15-16 Taking HSPB's concerns into consideration, IDC reviewed alternatives and proposed a modified approach to identifying the repairs required at the Cornelia White House, described as: 1. Select three partial elevations representing each of the types of wall construction, and do a removal/investigation of each of the existing systems. This approach would be piece -by -piece to provide a better understanding of the conditions that lie within the walls and the true construction method and materials. 2. Address a defined section (as shown on preliminary drawings) so that in the process of removing/repairing/replacing a weather barrier and weep screed can be added that will prevent further water intrusion. 3. This investigation/removal has the inherent danger of damaging interior finishes because in some locations it is expected that the interior finish is attached directly to railroad ties that make up the "structure" of the wall. Furthermore, there are some locations where the wood deterioration is so extensive that repair and/or replacement cannot be reasonably accomplished. 4. The repair and replace method would be monitored so any work that might result in substantial damage could be halted quickly. A copy of IDC's modified approach to repairing the Cornelia White House is included as Attachment 3, with an estimated construction cost of $101,850. IDC presented their modified approach to the HSPB at their July 8, 2014, meeting; a copy of the associated staff report is included as Attachment 4. However, at that meeting the HSPB did not approve IDC's modified approach, and recommended that the City retain a professional forensic architect specializing in historic preservation to identify the appropriate corrective repairs required to retain the integrity of the building. With direction given by the HSPB, staff coordinated with IDC on preparation of a Request for Proposals ("RFP") to retain an architect specialized in historic preservation that could review the Cornelia White House and recommend the most appropriate repairs. IDC coordinated preparation of the RFP and solicitation to specialized firms, and received three proposals from the following firms: 1. Architectural Resources Group, Inc.; Pasadena, CA (Christopher Smith) 2. Historic Resources Group; Pasadena, CA (Peyton Hall) 3. Wiss, Janney, ElstnerAssoc., Inc.; Pasadena, CA (Kyle Normandin) IDC convened a selection committee comprised of Reuel Young, Patrick Sweeney, Nicolette Wenzell and Jeri Vogelsang from the Historical Society, to review the three proposals received. The selection committee agreed that Architectural Resources Group ("ARG") was the most responsive and desirable firm. Staff has prepared a Professional Services Agreement ("PSA") with ARG to provide architectural and historic preservation services to the City associated with the Cornelia White House, in an amount not to exceed $41,126; a copy of the PSA is included as Attachment 5. The scope of services of the PSA is limited to: 10 City Council Staff Report October 21, 2015 - Page 5 Cornelia White House Exterior Repairs, CP 15-16 • Investigation and documentation of the building to identify existing conditions, construction type, extent of damage, and prepare draft report including findings and recommendations for presentation to the HSPB; • Interim Presentation of draft report to HSPB, including probable cost for ARG's recommended approach (note, a recommended repair has not yet been identifr'ed, and no cost estimate for required repairs will be available until such time as ARG has completed their draft report); • Preparation of construction documents based on draft report recommendations approved by HSPB (note, ARG's scope relies on continuation of oversight and support from IDC as the architect -of -record to prepare full construction document package forbidding); • Bidding phase services; • Field observations; • Documentation (final report) Staff is recommending that the City Council approve the PSA with ARG, as recommended by the HSPB, which will identify certain recommended repairs of a yet undetermined cost. Following identification of recommended repairs, and approval of those repairs by the HSPB, it will be necessary to coordinate preparation of final construction drawings of those repairs by IDC (for a cost yet to be determined), pursuant to an amendment to the agreement with IDC to be approved by the City Council at a later date. ENVIRONMENTAL IMPACT: Implementing exterior repairs to the Cornelia White House, a Class 1 Historic Site, is considered a "Project" under California Environmental Quality Act (CEQA) Guidelines. Pursuant to Section 15064.5 "Determining the Significance of Impacts on Historical and Unique Archeological Resources", the Cornelia White House is a "historic resource" under CEQA because it is listed in the local register of historic resources (Class 1, HSPB No. 4). According to CEQA, a project with an effect that may cause a "substantial adverse change" in the significance of a historical resource is a project that may have a "significant effect" on that resource. "Substantial adverse change" includes alteration of the immediate surroundings of the historic resource such that the significance of the resource would be materially impaired. However, CEQA allows for a Class 31 Categorical Exemption (Historical Resource Restoration/Rehabilitation) for projects involving maintenance, repair, stabilization, rehabilitation, restoration, preservation, conservation or reconstruction of historical resources in a manner consistent with the Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring, and Reconstructing Historic Buildings (1995), Weeks and Grimmer ("the Standards"). Therefore, to the extent the recommended repairs will preserve the existing historic building, staff has determined that a Class 31 Categorical Exemption applies to the Cornelia White House Exterior Repairs, City Project No. 15-16; a copy of the Notice of Exemption is included as Attachment 6. 11 City Council Staff Report October 21, 2015 — Page 6 Cornelia White House Exterior Repairs, CP 15-16 FISCAL IMPACT: The City Council previously budgeted $50,000 from the Measure J Capital Improvement Fund (Fund 260) for the Cornelia White House Exterior Repairs. This budget has been exhausted in completing the re -roof and landscape irrigation retrofit repairs that were the original scope of the project. ARG will investigate and identify recommended repairs that will best preserve the historic integrity of the Class 1 building. However, IDC's recommended repairs have been estimated to cost $115,050 ("second skin" approach) or $101,850 (°piece by piece" approach). A copy of IDC's estimate is included as Attachment 7. Staff recommends that the City Council adopt a Budget Resolution to appropriate $200,000 from General Fund Balance for the Cornelia White House Exterior Repairs, City Project No. 15-16, included as Attachment 8. SUBMITTED Prepared by: So AMarcu4t W�c�s L. Fuller, XPA, P.E., P.L.S. Assistant City Manager/City Engineer Approved by: David H. Ready, Esq., P City Manager 12 ATTACHMENT 2 13 EXTERIOR INVESTIGATION REPORT Cornelia White House City of Palm Springs 1 221 South Palm Canyon Drive March 18, 2016 Architectural Resources Group Architecture Planning Conservation 14 Architectural Resources Group Table of Contents Existing Conditions Assessment...........................................................................................................7 FieldTesting—.. , .. ... ..... ...... . .. ................................ ............ ........ ..... ... .. ... ... 23 Discussion........................................................................ .. .. ..... .. .. .... .27 Treatment Recommendations ............... ...... . .. ... .. ...... ........... .. ... . 33 Appendix AExisting Condition Drawings .. .............................................................................39 Appendix B Resistograph Tests ......... .................................................................................... 47 Appendix C Sample Epoxy Repair Method (for reference only) ....................................................... 55 Appendix D: Schematic Wood Repair Drawings................................................................................ 61 ]5 Architectural Resources Group Project Team r '171'1 it City of Palm Springs 3-,00 EasL Tahyuwtz Canytm Way Palm Springs, CA 9L62 • Mprco, hu'ler, A,>atnnt Gty Monuger- Cty Engineer • 5rnnjronm Lone, PE., TE, Protect Monoger, Senior,-ivd Engineer Arvutectur a! Resources Group, In,- 8 Mills Place, Sjite 100 Pasadena, CA 9: 10; • Dovrd Wessel, Al", FAPT, Prmcrpol-m-C horye • Chn5topher) 5uuth, Pnnopal, Pre5ereohon spenubt Soroh Devon, R A, AIL, Prol=_ct Monoaer Architect cnd Conservator 16 Introduction East Elevation Introduction Architectural Resources Group (ARG) is pleased to provide this Investigation report for the Cornelia White House in Palm Springs, California. This report presents preliminary findings from our on -site Investigation of the exterior building envelope, including a summary of background information, visual field inspection and diagnostic testing, and presents recommendations for treatment and further study. Architectural Resources Group I Cornelia White House Exterior Investigation Report 1 17 Background Background The Cornelia White House was built by Dr. and Mrs. Welwood Murray in 1893 on the site of their Palm Springs Hotel. It was constructed of railroad ties that were salvaged from an abandoned narrow-gauge rail line which once connected the Southern Pacific depot in Garnet with Palmdale (now Smoke Tree Ranch). Cornelia Butler White (1874-1961) and her sister Dr. Florilla White (1871-1943) purchased the property in 1914, and Ms. White used the house as her residence. In 1944, the house was in danger of demolition and was moved to 145 East Tahquitz Canyon Way, where Ms White lived until her death in 1961. The house was later moved again in 1979 to its present location on the Village Green, at 221 South Palm Canyon Drive, adjacent to the circa 1884 McCallum Adobe, also owned by the City of Palm Springs.' It is operated as a house museum, with guided tours provided by the Palm Springs Historical Society. 1 Source: Cornelia White House visitor handout, compiled by Roger C. Palmer, Ph.D. (rev 11/2008). Palm Springs Historical Society, 221 South Palm Canyon Drive, Palm Springs, CA 92262. Cornelia White in front of her house, circa rg6o. (Photo courtesy): Pohn Springs Historical Society) Architectural Resources Group I Cornelia White House Exterior investigation Report 3 18 Background Relocation r mess, 1979. (Photo courtesy: Palm Springs 11L.mriz.:! .n Relocation in proyre. v, 1979. Note enclosed porch at left ohmage. (Photo r,, , ,m l tdnr Sp hop lli.storieal Society) Relocation in progress, t979. (Photo courtesy: Palm Springs flistorfcal Society) The house has had several modifications throughout its long life Unfortunately, most of these are undocumented and historic photographs are non-existent. The "second room" at the southeast corner (currently interpreted as an office/sitting room) was originally an open porch that was later enclosed. The date of this modification Is unknown, but it was enclosed prior to the 1979 relocation, as seen in the photographs below. The large chimney and fireplace are most likely original to the structure, and can also be seen in the 1979 relocation photos (below). Foundation elements, including concrete and stone walls, slabs and footings, are all contemporary and likely dating to the 1979 relocation or after The roofs and shed awning, Including decking and felt underlayments, were replaced in 2013. The bathroom window at the north elevation was also replaced by an area craftsperson within the last few years. The porch railings are reportedly conjecture; the original porch configuration may have been columns only Interior finishes and fixtures are a mix of historic and contemporary materials. For example, some rooms have new painted gypsum wallboard finishes. There are only a few Items and furnishings owned by Ms. White In the house; the bulk of the collection are period pieces donated by area residents. Architectural Resources Group I Cornelia White House Exterior Investigation Report 19 1)nc'!lr7leW hetdcu, D, ri I r nr nt Rri wI!, ARG was provided with several barkgmund de curnents for review, including the following "Architectural Conservation Assessment: prepared by Synthesis fxs go Group (SDG), dated September 1993 This report is an assessment of exterior and interior cur dmons at the Cnrnelie White rouse and the M.-Callum Adobe, including recommendahora for maintenancc- and design enhancements SDG noted that the Cornelia bVYrre Horse was in good pays cal condmon, with maintenance oroblems assocated 'argely with the sicl and him, iric,uding peeping paint, wood deterioration and rot, and faded caulk tumts Cther e+tenor concerns included peeping i and wood deterioration at several windows and the k it, hen door, and a damaged crawl space door Their reoainmerda:iona included replacement of caulk ing at the base of scl,ng application of a clear penet•aeng wood preservative at siding surfaces, repau of the rear Kitchen door, wood consel dation repair; at windows and porch pu>b, and repainhng SDG cnmment<_ related to the McCallum Adobe also addressed r-idinterance concerns, including water infiltraton a- adobe walls, roof problems and d2te'wroted wvod u or • "Root lmprovemen-s for the Historical Society Cornelia White House," prepared by InteracMe Decign Corporation (IDC), stamped and signed but not dated la,surned 2(113), -%Hewed cupy wd; marled "preh Pinery, rot for construction" Roof repla.-ernent protect drawings detadng the following scope of wo•l' Replacement wood sh ngle roofing and slnple-ply membrane sleet rooting system, replacement plywood sheathing and felt underlayments and replacement barge board; and associated trim • "Corne�i3 White House Rehabilitation," prepared by Interactive ..-Jevgn Corporation (IDC), .sated May 19, 2014 Schem3tic repe r crawrngs for exterior wood repair incicdmg exrhng plan, elevation ar�d wall sections, some delineation or the extent o' deterioration observed, and proposed repair details Propc3ed repairs included new vertical board and halter siding over the existing walls, instelleo with a weather barrier and furring strips (spa(er,) proposed repairs a'so included new galvan¢ed base fLISITng at the bace of new siding and wood dud-hmen repairs at the hale at —Vpe A walls Architectural Resources Group I'_�mel, Vq, r,H .re Et .n,,r R-11 r! 5 20 Existing Conditions Assessment u ` .......... r F 1 ;n DINING ROOM KITCHEN Floor plan ofRornelia White House. (Courtesy. /DC) PORCH BATH ROOM BEDROOM MAIN ROOM l SECOND ROOM ' WALL TYPE A WAIL W B WALL IWE C' I N Existing Conditions Assessment Sarah Devan, R.A., AIC, a conservator with ARG Conservation Services, reviewed available drawings and documentation, and performed a visual condition assessment of the exterior wood structure on January 11, 2016. The structure was surveyed visually from the ground and from accessible areas of the crawl space. Probing was performed using small hand tools in various locations, and diagnostic testing was performed using a Resistograph tool and a moisture meter (see "Field Testing" section below for more Information.) For reasons of clarity and continuity, this report continues to reference the same wall type designations listed by IDC in their schematic repair drawings. IDC divided the existing exterior walls Into three types. For field testing purposes, the wall types were further subdivided depending on their location within the wall (i.e. base, belt course, low or high in the wall.) The wall type designations are as follows. See "Appendix A: Existing Condition Drawings" for typical details of wall types. Architectural Resources Group l Cornelia White House Extenor Investigation Report 7 21 Existing Conditions Assessment Type A Walls: Comprise the exterior walls of the Dining Room, Main Room and Bathroom. Type A walls consist of two horizontally stacked and exposed railroad ties at the base of the wall, topped with a belt course. The wall above is composed of vertically -oriented railroad ties with battens at joints. Type A walls have been sub -divided into the following categories,. • A-1(base of wall): Member thickness (depth into wall) is 4 inches nominal. Test locations were approximately 6 to 12 inches above the foundation wall. • A-2 (belt course): Member thickness (depth Into wall) 6 inches nominal, member height is 3-1/2 inches at the face with a sloped top surface Test locations were at the center of the vertical face of the member Type A malls at northeast turner. • A-3 pow in wall): Wall thickness is 4 Inches nominal Test locations were approximately 3 feet above the foundation wall. • A-4 (high in wall): Wall thickness is 4 inches nominal. Test locations were approximately 6 feet above the foundation wall. Type B Walls: Comprise the exterior walls of the Bedroom. Type B walls reportedly consist of horizontally -stacked railroad ties with exterior vertical board -and -batten siding. Resistograph test data indicates that the wall thickness is 4-3/4 inches nominal (varies slightly), with 2 inches of wood material (siding board and possibly backup board or milers) at the exterior, 3/4-Inch of Interior finish material, and a gap of approximately 2 inches between suggesting possible vertical stud spacing. This data is inconsistent with the assumed stacking construction method shown in IDC's wall section All but one of the Resistograph test locations returned the same result of the 2 inch gap; one location (N-02) shows additional framing at this gap. Further investigation is needed for confirmation, but based on these results, the wall section is most likely vertical stud spacing rather than horizontal stacking. For testing purposes, Type B walls have been sub -divided into the following categories: • B-1(low in wall): Test locations were approximately 2 feet above the foundation wall • B-2 (high in wall): Test locations were approximately 6 feet above the foundation wall. Type C Walls: Comprise the exterior walls of the Kitchen and Second Room (enclosed porch). Type C walls consist of exterior vertical board -and -batten siding over conventional 2x wood stud framing. Please note, observations and measurements taken at the west elevation mechanical area are inconsistent with IDC's wall section. The wall is comprised of vertical wood stud framing, with 1 inch thick (5/4lumber) horizontal cross pieces (used as nailers for siding), and board -and -batten siding. Architectural Resources Group l Cornelia White Mouse Exterior Investigation Report 22 Existing Conditions Assessment The exterior wall structural framing and siding of the Cornelia White House is generally In poor condition. Relocating the house twice, in combination with a lack of maintenance, poor previous repairs, poor detailing of foundations, and the natural weathering and aging of materials, has led to extensive wood decay and a loss of structural integrity. The wood -framed superstructure of the house is raised on a perimeter foundation wall. The foundation wall is composed of reinforced concrete with field stone at the exterior faces The stone is fully mortared to the wall, and there is a mortar wash generally present at the top surface of the wall. However, the top surface is relatively flat throughout, with little to no positive slope away from the building for surface drainage. There was no flashing or waterproofing was observed Sealant has been used to seal the horizontal joint between the foundation wall and wood walls. This has trapped moisture within the woodwork, and exacerbated the decay. Cracks were observed at the northwest corner and southwest corner of the Dining Room foundation walls. At the northwest corner, the building has an angled wall (chamfered corner) whereas the foundation wall has a full 90-degree turn. The stones at the southeast corner are oddly laid, with some overlap with landscape curbing. It is unclear how this form affects the concrete foundation wall, or if it is a weak detail and could potentially be a problem In the future Landscaping includes a small tree, grass lawn, and some flower beds. There is an underground sprinkler system surrounding the building, but the watering schedule is unknown at this time. Reportedly, some sprinklers have sprayed the building walls in the past. Concrete and stonefoundation wall at northwest ehamilemd corner. Note crack in wall. 7S pieal sealant joint athor izuntaf joint between wood and foundation walls. Foundation wall stone detail at southeast corner. Architectural Resources Group I Cornelia White House Exterior Investigation Report 9 23 Existing Conditions Assessment O-awlspace entry at east elevation. View inside crawlspace to west foundation wall below Kitchen. Note engaged piers and blocking with stone between. View in crawlspace looking north. Note bewn post The crawl space was accessed at the time of our survey The entrance Is at the enclosed porch area (Second Room) at the east elevation. It Is framed below -grade with concrete and stone walls, and has a locking metal grille cover. The opening is tight and difficult for maintenance staff to access. The foundation wall appears to be non -continuous There are breaks where the wall forms engaged piers, and the back of stone can be seen between. Floorlolsts appear to be a mixture of old and new lumber, roughly 2x10 in size. They are supported at the foundation wall engaged piers by wood blocking, and within the crawlspace by larger timber beams. The timber beams are also a mix of different generations of material. In many cases, the ends of the beams at the foundation walls are decayed. The beams have been secondarily supported throughout their lengths with various items, including short posts on wood blocking and cmu blocks, and metal tripod -type supports Finish flooring appears to be secured directly to the floor joints; no sub -floor was observed. The crawlspace itself is fairly open; there is some minor debris accumulation throughout. Insulated ductwork rest on the ground. All wood elements are generally raised from the ground. There were no observed signs of recent insect attack, such as mud tubes, wood tunneling or boring, flight holes, or frass noted. Decay at end of brain at east foundation 5fetaI tripod support at supports. wall. crawlspace. 10 Architectural Resources Group I Cornelia White House Exterior Investigation Report 24 Existing Conditions Assessment Railroad ties, also known as cross ties, are the principle structural framing for many of the exterior walls. Cross tie specifications have changed little over the last century. They are typically divided Into two grades: 7-inch grade for heavy duty rail traffic (7"x8" or 7"x9") and 6-mch grade for light duty traffic (6"x7" or 6"x8"). They are typically provided in 8-, 8-1/2- and 9-feet lengths.' The cross ties found throughout the Cornelia White House are typically 4-inches thick. Therefore, It can be safely assumed that the ties were cut down in cross section during construction. At Type A walls, the cross ties are stacked horizontally at the base, used as a belt course detail element, and used vertically as the main portion of the wall. The horizontal cross ties are nominally 4-inches thick by 6-inches tall. Building corners are simply detailed, with the upper member supported by the lower, rather than using a dovetail or other type of joinery common to timber construction. End -to -end joints within the wall have angled cuts. Also, it appears that the horizontal cross ties have chamfered top and bottom edges; this can be seen at the east elevation of the Bathroom wall where It is slightly more protected from the roof overhang. 2 The Tie Guide, Handbook for Commercial Timbers Used by the Cross tie Industry,' Prepared by David A Webb for The Railway Tie Association Ed James Gaumt and Deborah L Corallo i Heavy decay at cross ties at northeast corner. Chamfered edge detailing still visible at cross ties at east elecarinn. .rP'.*..w, ,..X- �vi,F Arzgied erzd-fo-end catat cross Ties. Architectural Resources Group I Cornelia White House Exterior Investigation Report 11 25 Existing Conditions Assessment Heavy decay at cross ties at west elevation. ➢emy and se, rion loss at cross tie at northimst corner of Bathrown. Prior cross tie replacement and dutchman repair above, west elevation. The cross ties have moderate to advanced decay throughout. The decay is more advanced at building corners, end -to -end joints and at the base of members in contact with the foundation wall- Several areas of full thickness voids were observed at east, west, and north elevations At the west elevation, there appears to be a replacement piece; the piece is short in length, with straight cut end -to -end joints rather than angled. There Is also a rectangular dutchman repair directly above this replacement piece. Previous epoxy repairs were also noted at the base of the walls. This appears to be an injectable - type epoxy and no longer serves its purpose. The epoxy is aged and yellowed, and is no longer bonded to the wood substrate. It also traps moisture within the wood, promoting further decay. Prior epoxy repair at west elevation. 12 Architectural Resources Group I Cornelia White Mouse Exterior Investigation Report 26 E.risting Conditions Assessment The belt course is a horizontal detail element also constructed of railroad ties. It is 6-inches thick and 3-1, Inches In height. It projects out from the face of the wall and has a sloped top surface for drainage. There was no carved drip edge observed at the underside. Sealant has been used in the past to seal the horizontal joint between the top of belt course and vertical cross ties and battens. The belt course members are in fair condition. There is some decay and section loss, particularly at building corners, but they generally retain their original form and shape. At the east and west elevations, the bottom 1/2-Inch of the belt course has been cut away, most likely to remove areas of decay; at the west elevation, a trim piece was added at the wall to cover the joint. At the south elevation (north end of the mechanical area), the belt course sloped face has been notched at one end, for reasons unknown. i!racy decay at belt course at westeleuatimi Belt course at south elevation of Dining Room. Note notch at right side. Architectural Resources Group I Cornelia White House Exterior Investigation Report 13 27 Existing Conditions Assessment heavy decay at base of cross ties above belt nurse at west elevation. Cross ties and battens at east elevation. Note additional batten at left of image Cross ties ateast elevation. Nw,esand other surface features. The vertical cross ties are nominally 5-inches wide by 4-Inches thick, and positioned adjacent to each other in the wall (sandwiched together with no space between). Battens are used to cover vertical joints between members. The cross ties are in fair to poor condition. There is advanced wood decay at the base where they meet with the belt course element This is particularly noticeable at the northeast corner of the east elevation and along the west elevation where there are full thickness voids. Sealants have been used In the past to seal this horizontal joint with the belt course which has trapped moisture In the wood, exacerbating the decay. Vertical checking and splitting was noted throughout, in some cases running the full height of the cross tie members. At a few wide splits, additional battens have been installed. other surface features included gouges, round indentations (possibly from hammers), mortised ends, wrought iron forged spikes and nails, and holes from missing nails and anchors. Wrought iron spike at cross tie at east elevation. 14 Architectural Resources Group I Corneha White House Exterior Investigation Report 28 Existing Conditions Assessment Vertical board -and -batten siding is found at Type B and Type C walls, and lust batten trim at Type A walls The siding typically terminates at the stone and concrete foundation wall, with sealant at the horizontal joint At the mechanical area, the siding terminates approximately 12-inches above the concrete slab. The siding boards are typically 3/4-inch thick by 6-inches in width (with some variation). They are face -nailed to horizontal nailers with ferrous fasteners. In general, the siding boards are heavily weathered, with advanced wood decay at the base of walls. There are numerous splits throughout, holes and losses at knot locations. At the east elevation of the enclosed porch area (Second Room) below the windows, the wall siding has displaced outward and is loose from the stud framing. There Is an open gap at the top of the siding in this location. No flashing was visible at the window sill. The vertical battens are 1-1/2 inches wide by 1/4-inch thick. They are face -nailed to the cross ties and siding boards with ferrous fasteners, and have angled cuts at the base to fit snugly against the sloped top surface of the belt course. Battens are in fair condition overall. There are numerous splits, particularly adjacent to corroded fasteners. There are also warped and bowed battens, some no longer covering vertical joints, and a few missing battens. And as mentioned above, a few battens have been added to cover larger splits in siding or vertical cross ties. Bourd and batten siding at south elevation of Bedroom. 711pioal batten detailing. Note angled end ruts. Architectural Resources Group I Cornelia White House Exterior Investigation Report + . 1529 Existing Conditions Assessment Decayed, missing and added battens at north elcu(,Iwit, Split batten at east elevation. Displaced siding at east elevation of Second Room. Warped battery at east elevation, 16 Architectural Resources Group I Cornelia White House Exterior Investigation Report 30 Existing Conditions Assessment The board -and -batten siding has had numerous repairs and modifications over the years. At the southwest corner, the siding has been partially overlaid with an additional 1/4-inch layer of board and batten siding This is at locations for surface -mounted boxes and other equipment. At the base of the west wall, near the center, a large opening has been cut into the siding to install heating and ventilating ductwork. The ductwork is poorly sealed to the siding with lots of sealant. Other modifications at this area include surface -mounted boxes, conduits, switches, etc. and a cleanout for the kitchen sink. Surface -mounted condur.-, electrical boxes and lights have been added at the other elevations. Also, lust to the east of the kitchen door, the foundation wall rises in height slightly. The base of the siding was most likely cut to accommodate for this construction imperfection. Modified siding at west elevation for HV417equipment. Hon„1'2�. .,.. {.iiv1, ,i, overlaidsidino r' Rise atfoundation u.wll, south elevation. Architectural Resources Group l Cornelia white House Exterior Investigation Report 17 31 Existing Conditions Assessment Exterior surfaces of cross ties, siding and trim are generally painted a flat brown color with windows, doors and trim painted a pale pink. It Is unclear whether these are the original paint colors, or if the house has always been painted or if the railroad ties had a natural or stained finish at one time. Additional finish sampling is needed for confirmation The photo from 1960 indicates painted surfaces, with the window sash painted a light color and the casing trim matching the building walls. In the 1979 photos, the windows and casing trim are painted pink. In general, paint coatings may have been preferred since they would provide a uniform finish for the various wood species, light and dark, used throughout the house. However, any creosote preservative treatment originally used on the cross ties would have made painting difficult, most likely requiring repainting more often. Existing painted surfaces are soiled, chalked and faded, with heavy peeling paint and paint loss noted throughout. The wood appears grayed and weathered below the peeling paint, with possible remnants of white paint or primer visible. In general the paint coating is more intact at protected wall areas, such as the covered entry porch. Detail view of heavily deteriorated paint. Note white 1' whichcovh!h •-Irfprimer or point layer. 7gpical view ofpaint coatings. Noterelatively elatiuely intact paint layer at protected porch (right) side and deteriorated layer at exterior (left) side. is Architectural Resources Group l Cornelia White House Exterior Investigation Report 32 Existing Conditions Assessment The porch concrete floor slab was most likely installed when the building was moved to this location. The slab has positive slope for drainage to the north. There is some wood decay and staining at the base of the building walls, in particular at the northeast corner of the porch, possibly from splashing of roof water. No gutters or downspouts were observed. Porch columns have been raised from the floor on metal column bases. There was some decay observed at the base of the columns. The balustrade railing was reportedly added at a later date. It consists of an upper and intermediate rail and vertical posts. The posts sit flush with the concrete slab and are decayed at the bottom View of entry porch slab and balustrade. View of decay at porch column and base of balustrade post. Architectural Resources Group I Cornelia White House Exterior Investigation Report 19 33 Existing Conditions Assessment Mechanical area at southwest corner. Fence at north end of mechanical area. Note connection to southwest co? wr of Dining Room. (bnerete slab Kitchen door entrance. The mechanical area (west of the Kitchen) contains a concrete floor slab which supports the HVAC equipment. The area is surrounded by low concrete and stone walls and a wood -framed fence There is a gate at the south end. The fence is composed of vertical posts, horizontal top and bottom rails and vertical boards to the outside. It is attached to the building at the north end with pieces of wood scabbed onto the building corner, The fence is generally in poor condition, with large gaps, missing boards, and loose components. There is a concrete sidewalk leading up to the rear Kitchen door. Just to the west of the door, it appears that a small section of concrete slab has been added between the walk and the mechanical area gate. This slab is sloped toward the mechanical area, but has been poured directly up against the wood structural framing of the house. The stone from the foundation wall also appears to be directly in front of the structural framing. There was no visible flashing or waterproofing membrane observed An oversized hole has also been cast into the small slab section for electrical conduit, leaving an easy access point for water penetration into the foundation of the building. Detail view ofconerete slab. Note proximity ofconcrete and stone to woodframing. 20 Architectural Resources Group I Cornelia White House Exterior Investigation Report 34 Existing Conditions Assessment Windows are painted wood sash in wood frames. The types include casement and double -hung sash, some with divided lites. In general, window sills and base of frames, sash and trim are moderately to heavily deteriorated, with wood decay, and cracked and peeling paint observed. Glazing putty Is also deteriorated, cracked and separating from the sash. The bedroom window at the north elevation appears to have been modified. The bottom of the east casement sash has been cut, and no longer fits properly to the sill. It also has a broken glass pane. The bathroom window at the north elevation was reportedly replaced by an area craftsman. No information was provided regarding the extent or detailing of the work. Windows have been painted various colors over time, including an earlier mint green. Further investigation is needed to determine original finish colors. I i.,,! t,, .i nosh at Redroorn windo,r , , w Ih eleuation lhnuil view of window muntin at west elevation. Note mint given point. k Tijpical condition at base of windoi, ldnanced decay at Dining Room window at west elevation. Replaced window at north elevation t f Buth, oom. Architectural Resources Group I Cornelia White House Exterior Investigation Report 21 35 Existing Conditions Assessment Kitchen dwr at .south rlrr.rtino- PecaU at ha.se of Kitchen door. The front door at the north elevation and the enclosed porch (Second Room) door at the east elevation are wood doors with divided lites in wood frames. They are generally in good condition. The east elevation door has some minor decay at the sill and base of trim. The Kitchen door at the south elevation has been replaced with a contemporary flush panel door with a vision panel The sill and base of the door and frame are heavily deteriorated, and the door style is not in keeping with the architectural character of the building. floor ateasteleuatiou..! .',ndRoom. 22 Architectural Resources Group I Cornelia White house Exterior InvesDgabon Report 36 Field Testing Field Testing Diagnostic testing was performed at various locations throughout the structure, Including Resistograph testing and moisture readings Resistograph testing was performed using an IML Instruments REST F-Series Resistograph. This instrument consists of a large graphing paper magazine attached to a Bosch electric drill, fitted with a 1/8-inch diameter drill bit. It is designed for use in decay analysis of wooden materials, such as trees, beams or poles, and measures the resistance of the wood member as it is drilled. The resistance is charted on a graph, and used to determine if sub -surface (interior) portions of wood are deteriorated. Test locations were drilled using low rotational speeds for higher graph resolution. The instrument was cleaned and calibrated prior to use. The 1/8-inch diameter holes that remain following the tests are inconspicuous and can be easily repaired at a later date if desired. Test results are expressed as an approximate percentage of deterioration in cross section. Please note that interpretation of the graphs can be more of an art than a science, often depending on prior experience. However, in general, wood quality (strength) can be evaluated with the Resistograph based on the height of the line on the chart. High lines or peaks indicate increased resistance and therefore denser (less deteriorated) wood. For deteriorated wood, there are often big variations, with an increased resistance (high peak) often occurring lust before a pocket of decay (low valley). Subtle changes in the resolution of peaks often indicates incipient decay. Resistograph test results are presented below as interpreted with comments. See "Appendix A: Existing Condition Drawings" for test locations. See "Appendix B: Resistograph Tests" for individual graphs associated with each test location Resistograph testing at eastfacade. Resistograph reading attest location W-a. Note small hole left behind from drill. Moisture readings were taken with a Tramex MRH III moisture meter, using both the meter surface pads and insertable pin probe attachment. The pin probe penetrates the wood approximately 1/2-inch. In all reading locations, little to no moisture was detected. This, however, only reflects surface conditions, and does not read moisture levels deeper into the wood. In general, larger members can hold moisture for longer periods of time. Therefore, furthertesting is recommended using a conductance meter. This type of meter is more suited to large timbers and will provide a better indication of the internal moisture content. A conductance meter conducts electric current through the wood between two probes. The probes can be inserted into the wood to various depths. Architectural Resources Group I Cornelia White House Exterior Investigation Report 23 37 Field Ri Iiuy No. A -0: Wr_0, W-03 W-04 W-05 W-06 W 1 W-08 W-09 Wall Type A-1 A-2 A A-4 A-1 A-1 A A-3 A-4 %Decay Comments Sc Decaythroughout, shg F4ly better condlhon at outer 112 inch 90 Heavy decay, no resistance noted beyond _' inches 75 Decay tally consistent through thickness; sightly better conditton a,, outer 1/2 inc-I 50 Decay fairly conslsten: through thickness 75 Below window Do, ay ronsistent through outer 2-1/2 Ircnes, no resistance beyond ('heavy decay; 50 Decay throughout, ,light y better condition a-, inner 2 inches 50 Decay fairly o,nsistent -hrcughout, better condition at 1-1/2' to 1-1/2 Inch depth 6q Decay fairly can_Istent through thick ness 80 Heavy decay, eonnstert through entire thlcl cress No. Wall Type %Decay N-Ol B-1 50 N-02 B-1 50 N-03 .A-1 60 N-04 A-2 3D N-05 A-3 60 N-06 A-1 90 N-07 .4 40 N-09 A-3 50 Comments Decay at slding, cuter 3/4 inch depth In better condman than inner 1-Inch No resistarce noted between'_ and 3-1/2-inch depth (sugoPsts pcxs,ble sod spacing, -8D) Decay at slding, outer 3/4 inch depth In better condition thar Inner 1-Inch Framing member has some decay thin Ug�O.n, b,d relatively consistent tr igh thick ieas Decay throughout, sl ghtly better rondlhnn at outer 1/=Inch; no resistance at Iri 3/4 ,rich jgap or heavy decay) Heavy da,ay at I to 2 Inch depth, nemalnder oetenorated Some decay throughout, but generally consistent througr thickness Some decay throughout, but generally consistent through thickness ;rime decay throughout. but generahy eonsstent thr:,ugh thlckne3a, b=tter condlhon ac outer 112 Inch Decay fair v<orslsteit througr thickness, slightly better at Inner 1-112 Inches 24 Architectural Re50urcPs Group I [ rn 11,11, Writ- House _•ter i r Y,rrnp,,ri R_1, t 38 I• ield 71'stinz ) No. Wall Type %Decay Comments E-01 B=1 60 Decay at siding, .,ocket of heavy decay at 1 Inch depth No resistance noted between 2 and 3-1/2-Inch d-pth (suggests possible_ stud ,paring, TBD) E-02 B-2 60 D-cay at siding, docket of heavy decay at 1 Inch depth Order 3/-1 Inch) depth in better condition than inner 1-Inch No resistance noted between 2 and 3-1/1urrn depth (SuogPStS possible Skid Sparing, TRD) E 03 B 1 50 Decavac siding, outer 3/4 inch decth In better condition that inner 1-nth No resistance r ct -d between' and 3-1/1-inch depth (suggests pcss ble stud sp Dcng, TBD) E-D4 B-I 6D Decay a' siding, pocket of decay at 1 in--h depth No resistance roted between _' and 3-1/--inch depth (suggests possr;le stud spaawg, -8D) E-05 R-"_' 40 Decay at siting, but generally cnrsstent through thickness N� resistance noted between "' and 3-1/2-inch depth (suggests possible stud SParing, TBD) E-D6 A-1 80 Heavy decay at outer 2 inches, remainder deter.orated E-07 A-] 90 Heavy decay, conEistentthroug.h entire thic4 ness E-08 A 90 Heavy decay,coi=Istentthrnrgi entrretirrckness sllght:y mprovarl at cuter 1/1 inch No. Wall Type %Decay Comments S 01 B 1 75 Decay at siding, large pocket of heavy do -ay at 1 to 1 1/2 mch depth No rest tare noted between 2 and 3-1/_'-Lich depth (suggests passible stud spacing, TBD) S-C2 B-1 50 Decay at siding, pocl et or heavy decay at ! Inch depth No resistance noted hetwzen , and 3-1/2 Inch depth (suggest= post. hle stud speong, "BD) 5-U3 B-1 60 Decay at siding, outer 3/4 inch depth in better ccneition than inner 1 inch No resistance noted detween ' and 3 112 inch death (suggests possicle stud ,paung, TBEi) Architectural Resources Group l cnr ie �a §Vl i--rnis=E:fi• 25 39 Discussion Discussion Exterior wood members and components at the Cornelia White House are in an advanced stage of decay. Wood decay, in general, follows a definite progression from sound wood to total loss of wood fiber. The early stages, known as incipient decay, are characterized by staining and discoloration, and an Initial surface loss of integrity. There no voids present, and probing with a screwdriver reveals the surface as soft or "punky." As the decay progresses, small voids develop, extending primarily along the grain structure, and allowing for moisture to move more readily through the wood; this Is known as intermediate decay. In the advanced stage of decay, large voids develop, often where the decay originated, and continue to extend further Into the wood. This can lead to heavy losses of the cross section and can compromise the structural integrity of the wood member. Under loading conditions, this can lead to crushing failure. Due to this advanced decay state, It will be Important to determine whether the existing wood can carry the required structural loads of the building. Further analysis by a structural engineer is needed to determine if additional structural strengthening is required. Architectural Resources Group I Cornelia White House Exterior Investigation Report 27 40 1 ri.u'i LticU u! This advanced decay has devaloped over time from a combination or factors Wood detenomnon can be Ine result of phvsic3l processes sich as weathering, structural overluading, met-ianiral damage or shnrkagc, or biological processes Including decay and insect attack Weatrering t,um cydlc watt no and drying, espo<ure to ultraviolet light, and erosion from wind-blown debris can all change the surface appearance of the wood lightening and gray ng the color and eroding the gran structure at the surface Decay is large:y the result of moisture inn tration crolonged expnsu2 M moisture can produce undesirable canftwis and long-term maintenance concerns mdud ng rot and insect attack warping and dimensional changes, stains and peeling paint Roof and plumbing leas, poor art hdec'.ural detailing of flashings, poor ventilation and inappropriate use of materials car, all lean to trapped mcoTire within wood materials and rnst,gate the deterioration Wcoo will also decay when in contact with othe, materials, such a<_ porous masonry, or with the ground Wit'nout mtervtntmi, the decay can become a self-sustaining and progressive problem Deraye.", wood can alb•:o-b are hold water far more readily than sound wood and larger members can hole moisture to, longer periods of here Specihcaliy, a` the Cornelia W'rnte Hnusc, poor drainage, thin ose of sealants and a lack of adequate base fleshings or waterproofing at the tour dano i wall have all d.rectly i ontncuted to .he advanced decay at the base of the wall throughout the <-tructu,e Contributing to this is the general lad of ma ntenanre, the dress from me la Ole relocahoris, poor previous repairs with inappropriate materials and lad or qurtare water control rncludmg root water and nversp,ay from sprinklers Wood decay is Caused by tungi, mclud ng hrown rotr white rot and dr% rot These fungi break down the wood components over time, and can ultimately lend to a Ins< of strut tural integrity and failure This can naopen at the surface, or internall'v, creating sub -surface rotted voids whirl, may or may not have any v,sihle signs at the sir fare Moisture absorption through end grain, checks spl :s or holes can provide a tavo,ablc environment for decay tuner to attack the hear tweed at the center of large timbers Generally, if the moisture content of the wood is less than 20 pereert, fungi air unable to grew and p,opagate Moisture contents between 30 and 40 percent are highly favcraboe and an indcaton of advanced decay Insects only need the moisture to be greater than 10 percent to oe active Luckily, there were no outward signs o` recent insect activity or damage at the house In general, the simplest ways to control decay is throaph metnods of keeping the materials dry Marntain the roof regularly Provide drainage control elements such as gutters and downspouts to carry root water away from the budding Fix any roof or plumbing leaks quickly and take measure. to dry out the materials Redirect sprinkler heads or rcloca:e thern away from the 6utlding Rtdure any dense vegetation around the cuildrng Inspect the foundation and crawl cp3ce regularly, and clear away any accumulated deans or sod buildup from erosion Apply wood preservatives to protect against decay aid insect attack Apply water repellents With ruddewude ddiri that will nut only kill active fungi but ga3,d 3gainsr future infection as well And maintain protecnve paint ccatmg< 23 Architectural Resources Group l Cwi =l I We to H,.or I 01ii, I i ieslH;na F� ,1 41 I )iac'l f.YVo)t Wood preservatives are highly recommenced for coni decay and insect attack, and were most like'y used to originally treat the cros ties at the Cc me'ia White House Railroad ties were huton:.a Py treated with a creosote solution to increase their durabPity and service life —he solution was a pure coal is, product derived from to, prof iced by the carbonization of bituminous coal This solution was often blended with 3 heavy petroleum cud to reduce the cost of ;he preservative ' Reportedly an untreated cross tie w,ll last a,out 5-1R years of use, whereas a rreasotP-treated cross tie can be in service in excess of 30 years Thcse creosote solutions are highly preventive against wood destroying organisms, 3•e relduvely rnsolub:e in wale, and have good depth of penetration into the wood They are also low cost end have a long history cf use Unfor:u aately, t-ey have also been classified as a restricted -use pestiu de by the EPA, and their uses are limited to those that do not Involve frequent human contact due to their toxicity They can harm both people and plants, have an unpleasant odo,, and should never he used irn;ide residences or inhabited structures They are also a potential fire hazard, freshly treated builder can Ignite easiy and burn readily Additionally, the oily preservative limits paint -ability, preventing good adhesion of paint coatings Any or.gin& creosote compounds used on the Cornelia White House cross ties have most vely leached out of the existing wo„d materials over the last century, and no longer pose any potential harm. However, ;ampler should be taken to conhrm wheat, if any, material remains Contractor should also take precautions when cutting or handling the hstO'u cross ties, in particular avoiding frequent or prom aged niaiation of sawdust Personal protective equipment including goggles and dust mask, should be used 3 Th, rile slier. rr,iurnn.,k ;a„-ornrnen rid llrnbz"UrPd by c" e.a, be mdranv The existing wood materials at the Cornelia Whrte roue can be retreated with a surface -applied wood p"eserv3nve 'hi; re -application i, highly recornrnended to exend the I fe of the m3cenals There are water borne solutions available that will provide rom parable protection to the creosote compounds with fewer toxic nsf s Borate -based compounds, <_pec fically, are the most commonly used water -borne preservatives grid can be successfully used ui this application They can be sprayed, brushed, or Injected as surface treatments Thoy are also availahle as rods for time -lapsed delivery Borate preservatives are derived from sodium borate which is tho some material used in laundry additives And in other coostruchon applicators, they are used for pressure treatment and fire -retardant treatment of training lumber They penetrate dpeo into the wood, a is will not affect subsequent painting, staining or gluing. They are not rot rosive to most metal fasteners, although a uminurn and galvanized metal may be arfec led if in fuc unity The prime advantage of using borate preservatives rather than other types is that they one effective against brown rot and white rot Fungi and rrnosl wood-desboying insects while being relatively safe for both users and the environment When used in above-grounJ apphcahons, they remain stable unless exposed to standing water (they will leach out) Surface -applied borate precerwatives wiil need to be used in con;unchon with a water repellent which :ontains a mtldewcide in order to prevent leaching and control any miHew The water repellent spec hed shoidd be formidated to be paintable The water repellent will also extend the life of the paint roahng oy keeping the wood dry longer Arcmtectural Resources Group JCone dYl kite lo.,e E+: ,a rr.e. rrrl ri.m R',," 2N 42 1 ti sc t t.cn it a t Borate-h,sed preservatives, when surface -applied will not penetrate below any painted surfaces ThereFr,re, the ex<nng paint coatings at the Cornelia White House must be removed prior to treatnien- This a at tuaty beneficial slice the existng paint coatings are in poor condition, and in Borne cases ohscnre undarlymg wood deter orator. The ex sting pain: Byers will need to be removed carefully, most likely with chemical strippers and hand removal methods Fled -testing of several commercla: paint strippers wdl he necessary to determine their efficacy, application and removal methods, and dwell times In general, strippers that are based primarily on Id -methyl pyr-olidone (NMP) are recoinmended This type of st,,ppet is Lnowr from experience to swell and duru,t the pa tit layers with leers damage to wood fibers than other types of strippers, such as alkaline systems This tVpe also requires less aggressive neatrahzing and c'earing methods than other types such as those based on methylene: hlo,ide Removal should tie performed carefully with wooden and plastic hand tools to Imnt damage to wood fibers Once stripped and prior to application of the wood preservative, the more highly degraced wood `bars and organ c debris in rotted and inset -eaten areas can he removed using small hand tools such as wooden skewers and dry hushes The "skeletal remains of the wood structure and the exterior surfaces should be left intact as murh as po<s,ble for later nmrporation into epoxy repairs Depending on the locaaon arid the level of decay, temporary shoring and/or structural stabilization may be requred Also at th,; hme, old oatrping materials and epoxies should oe mechanically removed with hand tools The previous patches no longer serve their purpose, and contribute to the decay by trapping moisture in the wood Once the coatings, precious patches and decay debris are removed and more of the extent of the deterioration i< vsiole, additional survey will be necessary to determine which members will require which tvpe of repair (or a combinator thereof). It wrl be important at this time to determine thresholds_ for wean repair, delineating between wood that is considered anxptadle to remain and can ae treated with preservative:,, wood that Is deteriorated and can be repaued with epoxy methods, arid woo, that cannot be salvaged due to advanced decay or structural strength Ins, and wit require replacement Wood rcolacoment can take the form of dutchmen repairs, partial o, full replacement using in kind lumber Epoxy repairs car, be made with wood-:ornpehble two-part epoxy patching compoand such as Ab3tron's Wood Epox These compounds bond to the surface or the existing wood, filing cracks, holes and voids without shrinking or crumbling like gammon wood Eller, Ard wher used in combination wrt'n an epovv resin, such as Abatron's Liquid Wood, w II consolidate -he existing. dried out rotted or spongy wood durnig tie repair process Tl,e epoxy patches can also be scu pted and tooled at the surface to mime the texture of th- wood gram And depending on the desired finish, they can be painted, stained or integrally p,gmenteu to blend and visually minlm¢e the repair 30 Architectural Resource_ Group l C, r11,Wh,tL H�-�,;, r��-f,r I ;,,,It 43 Dist-lf S5li N1 For wood that cannot be repaired with epo<y method,, there are several options for replacement depending on size,location, etc The wood species of the Cor nelir White Howe cross ties and siding is unk nown at this time It will be mportant in the repan process to matt h any new wood as clo=ply as possible to the existing Therefore, wood Identtficatiui analysis o` samples is needed prior to spe,itving any replacement wood Hutoncally, railroad ties vaned widely in wood species dependuig on availability and climatic coicitions In the western states wood species included California Black Oak, Oregon Oak, Douglas Fir, and a large group of western softwoods including pine. spruce, larch, cedar, hr, redwood, znd hemlock In addition to matching the species, new wood should he selected to he similar in grain pattern to the eeisdri and r, should be fabricated to match: as closely as possible Fit original dimensions, cuts, details, one finish Cross tie repairs can include a dutchmen repair, where only a small portion of a wood member is replaced, a partial or full face repair, where the inter for der aged portion ed the member i replaced while retaining the historic sound face rnateial. an end repair, whore the deteriorated end of a member is replaced, and a full replacement, where the entire decayed member is replaced with new wood There repairs. including the epo.y repair method noted aaove, can he uses for cross ties, as well as boars-and-datten siding a YIr= Ti, i]md, Hari4130 for eamrne!nol Timbers VscJ or th- irm+his !ndvs!ry, Unfo,tunately, wood repairs and preservative treatments alone will not be enough to preserve the Cornelia White Ho.ise as it currently stincs There are a number of concerns, as previously mentioned, that have contributed to tie decay and will continue to do so unless remedia measures are taken In par titular, pcor drainage, the rise of sealants at torts ar�d a lack of adequate base flashmgs at tie fuundanot wall, nave all contributed tc the advanced state of decay at the base of the walls in order to correct I nis, the foundaton wall will need to he revised to include metal base nasfi and/or a waterproof membrane separation between the wood walls and the masonry The top surface of the foundation wall will also need to be corrected to slope away from the budding Other changes. ,seh as installing gutters aid do wnspo tits and rwi,gng in grounc sprinkler, will aid in controlling and directing water away from the budding Another contributor to the decay observed is the current conditicn of the windows aid doors Derayed wood f,a,nirg and trim, deteriorated glazing putty, broken glass aril ill-fitting components all provide avenues for moisture infiltration and p emote decay The windows and doors will reed to be carefully repaired, with particular attention paid to the incoroorenon of flashiegs at trame openings Sim larly, lashing will need to be incorporated at wall penetrations, su,h as the HVAC ductwork. Architectural Resources Group l Ce",da Ml �Exten of Invn.t ii R, i;in M 44 71-eatment Recommendations Peatment Recommendations The Cornelia White House will require significant intervention to address the substantial material deterioration and structural deficiencies observed. Previous schematic repairs proposed by IBC include re -cladding the building with new vertical board and batten siding and weather barriers, new galvanized base flashing at the base of new siding, and wood dutchmen repairs at the base of Type A walls. It is unclear from the plans how much, If any, stabilization of the deteriorated wood Is proposed prior to re -cladding. These proposed interventions are extremely minimal in scope and ineffectual in addressing the level of decay present. They are also problematic from a preservation standpoint, and should not be considered an appropriate level of treatment for this historic building. The Secretary of the Interior's Guidelines cautions against "altering wood features which are important in defining the overall historic character of the building so that, as a result, the character is diminished," ..:'failing to stabilize deteriorated or damaged wood," and .. "falling to identify, evaluate, and treat the causes of wood deterioration." The woodwork at the Cornelia White House Is a character - defining feature of the structure, and should be preserved through appropriate means. Re -cladding the existing walls obscures the original material from view and interpretation; adds thickness to the walls, prompting other modifications such as at window and door openings; and encapsulates the decay from view, making monitoring and future maintenance all but impossible. 5 Weeks, Kay D and Anne E Grimmer, Secretary of the Interior's Standards for the Treatment of Historic Properties with Guidelines for Preserving, Rehabilitating, Restoring & Reconstruction Historic Buildings, U.S. Department of the Interior, National Park Service, Washington, D.C., 1995. Architectural Resources Group ICornelia White House Exterior Investigation Report 33 45 /ieutmeIII Ric c,nrifIwIIdutitnI+ We highly recommend d more cornpreherr„ve exterior restoration project be undertaken to address the decay' and deficiencies at the Cnrnelia White House W, believe that this can be accomplished through a carefully considered app,eacf, to conservation of the ee�stng material, and with the goal of retaining as much historic fabric as is possible Our treatment recommendahnns ark, as i llowa, .nrluding structural analysis, further investiga7on and testing, wood preservative treatments, wood repairs, ann ell recommended repo is and upgrade Structural Analysis The crows he structnral mem hers at the base of the e,tenor walls are in an advanced state o`decay, parncularlV at building rot ners and east and west elevahon< There are large voids and heavy losses of the cross section in some areas that have most lil ly compromised the structural ntegnty of the woo,, members Under loading -onditruns, this can lead to crushing failure Further structural analysis should be performed by a quahhed <tmctural engineer to determine whether the existing wood can carry tie required structural leads of the build ng The engineer can analyze the ekutng load-carryrng capacity and determine where additioral strengthening may be rcqurrcd The ergineer can also look more cmiely al foundation -to - wall sit wall -to -roof connections, as well as lateral force resistance, to determine ifa dditional stisrmi s«engthenrng cou:d be performed concurrent with the wood repa is Seismic upgrades, up to this point, have not been considered of p,imary importance in relation to the levee of material degradation, however, if imia<_nre wood repairs and structural streng[henrrg will bk, required to preserve the wood framing, and addltonal lateral force resistance Could be introduced at the same ume, It would be beneficial in the long run Further Investigation and Testing Addmonal survey and testi ig is needed at the Cornella White House n order to fully determine the scope elf repairs and <pecity repair procedures Their should ideal y be performed during the construction document preparation phasa Thev inr'lude trip following 1 Perform exploratory openings at selec-, locations around the situctu,e to candrrn existing v,all se-hons, beta is and wood condition This will require careful removal and reirstillation o` exterior <_iding materials W etpoce wall trarmig Perform a marIlrre survey with a conductance me.er to confirm moisture levels in cross tie members, This mill help determine the extent of the no surface der_ay Take sample<of e, 6h ng wood, and perform wood id entfica hor 313iys15 to dete-m1 tie ongi n a I wood speoes This will aid In specifying rersocement roarer Is d Analyze samples of original cross ties for remaining creosote .ornpounds, if any This will help grade contractors in pe,sonal protectve equipment and methods for handling, Recommended handling procedures cog as rncluced in the project spcaficatnns 5 Take samples and perforin a historic finishes sir lysls to confirm original hnishes, if passable Due m the advanced decay state this may be difficult However, protected areas such as the porch may yield good results Color mat, ties for ungu al pain' colors can 6e specified Also. if natural or stain f n0 e, are found Inot likely but should be con'vmedj, acd nonal steps an he taken to usually integrate epoxy re.;a rs and replacement wood to blend wrti the existing 34 Architectural Resources Group l _-,Fie i='N -,ri. Hen¢, Fxre :^ mvr,t,anon Re,,n' 46 1}'wcttrnent Rrrnnunrnd,itimi.s C Field test several NMP-based commercial parnr strippers at select locations to determine efficacy, apphcahon and reruvdl methods, a id dwel• times This Information wiP be Included in the specril s 7 Rerform a full window arid door survey to determ tie the scope of treatment, and develop repair details Phis or repu:re minimal exploratory openings at select locations_ to confirm existing opening details anc condition of framing member; Exploratory openings wrl be made through careful removal end remstallahor of P�tenor trim 4 Following removals perform additional field survey to ronhrrn which members will require which type of repair (or a combination thereof) 5 Treat existing wood with a tin rate-hased wood preservative and fungicidal treatment, such as Bouada LP Wood Preservative/ Insect Control (Control Solutions, Inc ) or Bora-Care Wood treatment (NLSUS Corp ) Brush solution ,nto affected areas and in caviti until satu-anon (may take several applications ) Word will look',vet and dark in color after treatment, however this will diri within a few doys Full evaporation of the moisture from tha treatment should he completed prior to starling woo: repairs. Wood Preservative Treatments Surface app'ied wood preservatves are highly 6 recommended for cmVrolling decay and preventing Insect attack Recommended surface prepa,atior and treatment methods rdude the tollcw�ng I Chemically strip and mechanically remove existing paint coatings from exterior wood surfaces rvethods to be based on conservator testing (see above] Remove carefully with wooden and plastic hand tools to limit darrage to wood fibers Nlerhami ally remove old patching matemis and epo+ies with hand tools ? Remove the "into nighy degraded wood fibers and organic debris in rotted and in,ect-eaten areas is,ng small hard tools such as wooden skewers and dry, brushes 1 he'skeleta'iremains of the wood stl and the evte,ior surfaces should be left intact as much as possible for ater incorporation nto epoxy repairs Depending on Incahon anti level of decay, temporary shoring and/or structural stabd,,ahon may be 1equued Install borate rods at the base of the walls for continued proiectan from Insect attacl The rods, sbch as System Three Resins "83r8" line (formerly Impel Rods) are available in varying sizes nepending on tie wood member size to be treated They can he inserted at Intervals along the length of the walls, recessed 1/4-in;h berow the surface, and the node tilled with the epoxy filler It should be noted that the DO con corrode alurninurr and galvanized meal, so they should be located away from any fasteners, hint gs, etc that could be affected should Pnough water penetrate the wood to activate the rods 7 Pf roc to pmriting, apply a wear pamtable water - repellant containing a mildewcide, such as Rust-Oleum Wolrnan Woodtife C,asvc or imilar S Following of repairs and preservative treatments re pa nt all exposed wood surfaces with a high quality wood primer and high qua'lily exfencr paint Architectural Resources Group I Crr a Wnty lac o, r in R-r i 1 35 47 lieldolvrtt HrcM7111 rvldations Wood Repairs d Wood repanr are generally divided Into wood :hat can be stabilized and repaired with epoxy methods and wood that roust he replaced (in whole or in part) due to advanced decay or structural strength loss Epoxy Repair Methods See "'Appends C Epoxy Repair DA=_thod' for sample photographs of t,eatnrent steps 1 Car sohdate decay and excavated areas w.th a solution of Liquid Wood (Ahatron, Inc ), a two-part penetrating epoxy resn, diluted 11 by volume with isopropyl aeahul Brush If- solution rrtn the affocted areas to saturation, and Yuen follow within 10-20 mrmates after with a nixed, undiluted solution of dha Liquid Wood Immediately remove any excess material and drps fi,,m e,tennr nirtaces with acetone immediately fol,owing applications, otherwise, o shiny residue will develop on the surface While the Liquid Wood is sill ta.kv Inol fully: uredi, fill voids and larger splits with Wood Epox (Aba,ron, Inc ) a specially formulated twu part epoxy patching compound fvllx the WoodEpox first into a slurryor runry prate by adding Liquid Wood (1:1 byvolume) Brush and work this slurry into the deepest cresi�es and recesses Before the slurry cures f- ll cavities. voids and splits with undiluted Wood Lpox Work into voids and recesses with artist spatulas and o_her hared tools Build out losses as rcou:red to level with existtne_ surrounding wood surfaces Whilp the epoxy is ;till workable and not fully cured, shape and sculpt the patches to blend with the existing surtacps Use small hand tools, such as wood skewers, dental picks and artist spatulas, tc texture the patches tc rnimlr wood grain Please note, it is intended that epoxy patches behave in dimensionally the same manner a<_ tie wood member Scorirg or otherwise inddoirg olanes of weakness within the dimension of the paten, corresponding with similar features of the wood will help ensure :hat the patch can behave similarly expanding and oritr chrng alongvnth the wand member 5 After the patdres have cured additional shdpinb with rasps, woodworking chisels, sandpaper, and metal tools can be completed is desrec, however this is more difficult to do than when still workable Sanding will open up f ie inherent porosity of the epoxy, ensuring it takes stains and consolidants it a similar manner to file wood, and help to facilitate breathabili:y 6 Please note These recumniendahori assume that the desired new finch will be paint If natural or sta in hnishes are found to no the original hnish, addit oral steps can be taken to integrally pigment fie epoxy fills, and v,sually i itegrate epoxy repairs and replacement wood using dye stains and faux finishing techniques 36 Architectural Resources Group I Ccr e1i , A4n1•- H• ", E•>_nvr I Forth 48 Trecttine'rtt Recunnnendatiuns Wood Replacement Methods The following are repair methods with replacement wood The repairs will vary n size and location, and should be determined by life �onser vator in the help (see "Wood preservative Treat Tents" section, no d above for more information on additional Survey) New wood snoirld match the existing species, grade, size, details, grain and finish as doscly ac oossible The repair methods are as follows See "Append x D Wood Repair Details" for schematic repair drawing= 1 Dutchman Repair Rep�acement of a smal portion of a wood member, partial thiceness Size will vary depending on the level of decay Dutchmen to be set in epoxy 2 Face Replacement INew Interior Wood) Replacement of the interior decayed portion of the member while retaining the hMonc wund face materal, Th�s will requ,re removing the member for portion of the memher), ruthng away the decay, prepping the new lumber, attaching the sound historic face with epoxy and reinstalling the repaired member This repair r an vary in length, depending on amount of decay 3 Fare Replacement (New Errenor Woody Similar to above, tna is for replacement of the exterior decayed oortion of the mom her while retainin¢ the msmnr sound mate al behind This will require cutting away the decayed face material, prepping -he new lumber, and attarhing with epoxy 4 End Replacement. Replacement of a deteriorated end of a wood member -his will require remcving the deteroratec material to sound wood, and prepping the remaining sound wood to fit and install a new piece with a lap or angled fount New wood to be anchored with fiberglas rods set in epoxy 5 Infill Replacement Rep:acement of a portion of a wooc member, full thid ncss This will requirc removing the decayed portion of the rneinber, prepping the new wood to fit, and installing with fiberglas rods set in ep,iry o Full Replacement Replacement of existing decayed rnernber with new wood This wdl require -emoving the deteriorated member, and installing a new one, using similar joints. anchorage, eh. TYns may require additional ancho-age basso on structu-ai engineer's recomrrendations Repairs to board siding and batten trim may be simiI arty repaired through epoxy methods or par tiai or ful replacement pieces Please dote Ternpo-ary shoring and/or stabilization will be required during the repair process for strr.ctural cross ties and other framing rnernhers Architectural Resources Group l Ce I i Nh t, Hrd.c E-PF or lade:[ y,Ti-i Repor' 37 49 'I'reut mint Rr't•r non tendal iO rIS Other Recommended Repairs and Upgrades In addition to the above wood repairs and preservative treatments, there are other contributing conditions that should be corrected or repaired to prevent future decay Thee incl ice the following 1 Revise Foundation wall design to include metal flashing and/or waterproof membrane separation between the wood walls and the concrete/store wall Correct top of foundation wall to provide slope away From budding '_ Revise.wi.re-,e slab derail at southwest corner near i itchen entrance Provide below -grade wrterproohno, flashngs, etc for protection of wood framing 3 Repair windows and doo,s based on ed moral survey Repair wood deterioration,incorporate concealea membrane flash ng at window openirgs and s Is, repaint, e-glaze with new putty, and repair hardware/ adjust operabi,ity as required If desired, install UV films as glass for additional UV prctec lion of collections Replace kitchen door with hi,torically appropriate new wood door -t Revise wall detail at HVAC chase penetration to include through-wa I flashing and/or other waterproofing at termination with siding 5 Instal, new low -profile gutters at eavo=, and downspouts keduee t, modify and/or relocate sprinkler heads as needed to avoid spray of bwldigg walls 7 Repaa wood fcnc� at rre�hamcal area Revise fence detail to remove wall connections at the southwest turner of tI- e dining room 33 4rrhupctura' Resources Group I pin -I. polinr H s_ Sia cr f iga ins R�, , t J O Appendix A: Existing Condition Drawings Appendix A Iiwa��hh��ii 4 North Elevation West Elevation �R LkGwe . �7T7t WOOD fl[1t;RloWrTtorl (SuiuAcer vlSwtt) IIVCSSMEuC i ■ — KlE5l5toGRnPkS TEST LorAT%ON ( Su 6- SuRFt2E Architectural Resources Group I Cornelia White House Exterior Investigation Report 41 52 Appendix A ovcµ,N<r I'1 South Elevation E-02 �.. ____ �.. r (:KAwL� /KG<h East Elevation kdQ<Q 0 Ort.r �1 e<(w. E-LV E-6j E-a, 42 Architectural Resources Group I Cornelia White House Exterior Investigation Report 53 AppendixA � Yv"x r v2.' W. tiATTLgs sTp, Pt. _.r. �e (tut w kro t'.' �SAw�w C16"Va tv a -n ttse tt..r, kKSvrn.�v, /.ler C�fsstAr 4S Cw.n.t u�.nr � (PiEtfi t:wrtf6 M f I „ 1,oltaTA-XAt" SCYie..tC�y� cy-qS'R tc- I i �kt,nr.r dole-r 1 I 'Sa�A �MWty K^,S I s t4kr rIVC+L /AA*" V1' ( ksSo rtro 1' NKV nj _4 ., Co.,.0 tiA" W IIL (Nor Cf)NR I�ptlfa, /tr- l rtar.s�o�- 4x�rujs6n/ rtr�-s 7i pe A" Wall Detail Architectural Resources Group I Cornelia White House Exterior Investigation Report 43 54 Appendix A ss„n..-V unu bGt.Itw.J hViiNcn a.a f4stsnqu•E I t�nttenti I Lts tM- • • 6hScrtr c., 4t fuwh4.�Kc — 'fr3 D. CwvgMIrNTM1- � FvtSt� � - Y�"�cl%z„KM,terry. Ipnr.in+y f 3rv" rar2cs - __ I" $�cQlr-Y CN7Mll'KI I•WL � C•.co✓G ,�,tsr3 SO1+4e hrwirS !-c��'E 5ur(kr pu'zkt. - ( aN Cxr+�tnanJ t I Stiscw4src) - -� C.q.+G . iuX„rypttpJ WM.(. ( �+oc cor�nNuo�y•- 1 IKtYG £)t�t't £STG7/ Y)t Tidpe B" Wall Detail 44 Architectural Resources Group I Cornelia White House Exterior Investigation Report 55 Appendix A I � V-Lw Jew Type "C" Wall Detail 0 qkq CWVCATtUMiL Sh/V "L-c, It yy P `/4 t< 1 V Air r 3A" P.op�ao Srotri r� - 1 Srv�rt�e.s CuMurrr� F,.el¢, Stare..} (�Lbt'O 24"' vc-txnCALLu ?-TOP $Cm,Arc Jam S hANC CO,c ri�/+-KIAno1J LwTlk (OOT- crrijnrJ U o LLy) Architectural Resources Group I Cornelia White House Exterior Investigation Report 45 56 Appendix A tt otx Jot:t3 cons Retu P Co�wfmorj CNba' C°M1MAOu5�? �V `Lacy t�wctirtwvh s'Tvn k^tA- 4! ,�� 1/4"Goma,b itnet-5. 1,-"srnca�s Cnrrnusxs ram) Sm em_ q Zv"y VC,(mC ,-,T,9o. STl7.{� 1?Gyw,p, G 11 Qcans. Sty C T3dpe C"Wall Detail atMechanical Area M. Architectural Resources Group I Cornelia White House Exterior Investigation Report 57 Appendix B: Resistograph Tests Appendix B E.st►rtvk .. t ....-+_ .T ! Weir A-1 0w10 — .6i. .L £Ti•.._.-}Fi d � I cww k'A ku%#M w -a2 �Cpt A-2 r3arl L-� 1`(pt A- 3 (N WAK4 —�fi.4!I�- 4: j �pM11�1 iA lM�t�i L ARM coKw.�U� wHlt� I W-oS -- — TYPE A-1 i Architectural Resources Group I Cornelia White House Exterior Investigation Report 49 59 Appendix B c.�www whNC titt 1tG W-Oro 'fYPEA-1 Cmwlsm q 10H11f ./agifm W-a-f Vt A-2 niUxCativ?��l C vIENEIIA W1at7E If12�1{. W05 VK A-3 (C&j'1N A91ct.) CoteuewA WHrtE 1�h�t4 w- 01 0114a rtiwnu� �ONV.rELq Wt*tt'E 1� tt�t to 6 of -tYr� t3-I (t.6W IN Wktt) 50 Architectural RescurcesGroup I Cornelia White House Exterior Investigation Report 60 Appendix B COMMAAWAtf -2 _dtWAA V-Wle i/n (Ib E-03 -NYE B-I (am) CtwMILtA W ITE t�tt/Ib E•O'} 'iKpE 13r1 (law) C6aWSLIA 461"IM t/u/ t(, t-b, lypt B-2 (ho&A). — - - - - — caAMISa A ru.kttt Architectural Resources Group I Cornelia White House Exterior Investigation Report 51 61 Appendix B Cogt&LtA•wk IIE ►�u'{4 E' of E A-2 CotWUA bMIlor e -05 '� -- -- CDV*V to WHIT' 1wer B- I cow) A W---- ox 2/(( /Z k(. iiL S - b7- ----i "i`(rE 9-1 CCU cbKw�uq lNh It>; ?f 11/2o 14 5-a3 'Nre t-I (uw) 52 Architectural Resources Group I Cornelia White House Exterior investigation Report 62 Appendix B KI! I Ml!�� 5 dA kAwi& 2/�1(2ac� N•oi tYPE 9-1 (LOW) CW,r&tk t ku*OAK 2AI /2olb (Low) cort�ltie u�' .,..mil �2otl► L1• 03 COM&LIA What r- (YfE A-2 CGS/ ail Tfft R-3 CLOD Architectural Resources Group I Cornelia white House Exterior Investigation Report 53 63 Appendix B (ot#AOL iA Wilt c"t1c IA 1i N•�s} 1Yf E A•2 (nx iT Cw� COW* -AA WKIt 2/11 % 2o(b P. 09 '1`f pt A • 3 <Lew� 54 Architectural Resources Group I Cornelia White House Exterior Investigation Report 64 Appendix C: Sample Epoxy Repair Method Sample Epoxy Repair Method 1. Rafter prior to treatment. 3. Mechanical removal of decayed wood. 2. Application of chemical stripper. 4. Application of borate -based wood preservative. 5. Application of Liquid Wood consolidation treatment. 6. Removal of excess at sdrface with acetoie. Architectural Resources Group I Cornelia White House Exterior Investigation Report 57 66 Appendix C 7. Color tests using dry pigments to integrally pigment 8 Filling voids with WoodEpox epoxy filer WoodEpox epoxy fill (Not applicable if painting.) 9. Epoxy fill being shaped to match rafter tail end. 11. Drilling hole to for borate rod. 10. Epoxyfill being tooled to mimic wood grain. 12. Inserting borate rod. Set 1/4-Inch below surface. 58 Architectural Resources Group I Cornelia White House Exterior Investigation Report 67 Appendix C 13. Completed epoxy fill at borate rod 15. Additional tocI ing of epoxy fill surface 17. Brushing in additional stain wet -on -wet for further visual integration. (Not applicable for painted finish) 14. Sanding of epoxy fill. 16. Application of dye stain. (Not applicable for painted finish) 18. Dabbing with rag to add texture (Not applicable for painted finish) Architectural Resources Group l Cornelia White House Exterior Investigation Report 59 68 Appendix C 19. Completed raker repair. 20-Completed rafter repair. 60 Architectural Resources Group I Cornelia White House Exterior Investigation Report 69 Appendix D: Wood Repair Details Appendix D 7 Typical Dutchman Repair SLOV (ZYSrnI %I £•ccsrt��7 crux TLC. Cvr 0vr k r4^6ve V f C- y m ttCtrfl'xahi.. Sra..unete •t Fi.tvct7v, MIL"j. 56UNV VAxi'. Typical Face Repair £xcM&I cKass n11Z Cur evf Q Rtflo 1:^ n e (ev atArrtz,At-. Flew &ns« k� Luray bU9 M1Vj s�T iN�wt • CVr 4 PFr ( Sczts � LucNR�S trrtKr�) New SeRsawM MaOP, Set'INr„ruPy. Cl,r4. VhYttGS. flit, 1".1"F+,k ( osl belgnc CoQruo F-LSO 13C Yzw Lnzsev- W trh mew 4 oub / - 4=nr.£ /vx? �e�r.trj OaAel- YW hrtM'At- f31•Fttrip, Architectural Resources Group I Cornelia white Mouse Exterior investigation Report 63 71 Appendix D c_ c_ _ r. `E HtN• Ir VZ"0 rt"CAs k00S SeT IN oxY. ittfhMr2 4"CLp-• 6CM,- t1orX t Au. C"04i e5 ( u W . Typical End Repair £xi.sns 11r —A Cyr {c4zocvlld� n���, wtrm-rant.. C""6L'Cnnr" C u J- t-nCA--'u j l fisy-r p4tr s 7} pical Infill Repair rtxtstINJ CIz055 t41- • ctR 4 C&"6Ut17A'jV CvT t-AC&4 L t rij f Ol"-f MCStnr �' �j rrAyrt. NtiW �or�b lA.oub n ptk�, srr IN TOx.Y CV It. M hw-4-S tr•trtA (.ft-P Jotn.T. NeAo SehsoiAw 1 ,,C) J lNFtU— rl,-W, CVrI nMA�rpt r d► V t ow Owl �-t� -L linen 13is m ahni General Notes (All Repairs). 1. Prior to work, carefully document existing conditions. z. Provide temporary shoring as required to facilitate repairs. 3. Take care to match existing wood species, grade, finish, direction and pattern of grain. 64 Architectural Resources Group I Cornelia White House Exterior Investigation Report 72 ATTACHMENT 3 73 August 12, 2016 Sarah Devan Architectural Resources Group 65 N. Raymond Avenue, Suite 220 Pasadena, CA 91103 Reference: PRELIMINARY STRUCTURAL EVALUATION AND HISTORIC STRUCTURES REPORT OF CORNELIA WHITE HOUSE PALM SPRINGS, CALIFORNIA [SF PROJECT #16125] Dear Sarah: It is our pleasure to provide this report of our findings regarding the Cornelia White House located in Palm Springs, California. This report is provided per our May 17, 2016 proposal to you. The intent of this study is to provide the owner with relevant information and recommendations regarding the condition of the existing residence. According to the records, the house was originally constructed on another site in 1893. The structure was relocated in 1944, and relocated again to its present location at 221 South Palm Canyon Drive in 1979. Reviewed Documents: Exterior Investigation Report — Cornelia White House, March 18, 2016 prepared by ARG. Building Description The house was reportedly constructed in 1893 and included framing members of "railroad ties that were salvaged from an abandoned narrow-gauge rail line". The original portion of the house has a pitched roof and the portion of the house with a flat roof is and undated addition to the original structure. The exterior walls of the original portion of the house are composed of horizontal railroad ties stacked horizontally at the base, then stacked vertically above. The roof framing is not visible. The perimeter foundation walls appear to be constructed of cast - in -place concrete (reinforcing is unknown) and faced with river rock. The width and depth of the perimeter foundation wall is unknown. The interior foundations supporting interior posts and cripple walls consist of miscellaneous conditions such as wood piers bearing on a loose CMU block, some posts bearing in soil, some bearing on "temporary" metal tripod supports, and other substandard conditions. There is a large stone fireplace and chimney in the living 19210 S. VERMONT AVENUE, BUILDING B, SUITE 210, GARDENA, CALIFORNIA 90248 PHONE 310-323-9924 FAx 310-323-9925 74 Page 2 August 12, 2016 room and another smaller exterior chimney, appearing to consist of adobe units, in the corner between the bedroom and "second room". Observations • The foundations of the building are not adequate to provide competent support for the structure and do not meet the current International Building Code requirements, or the lower requirements of the California Historical Building Code. Presumably, the foundations were constructed as part of the 1979 relocation of the building, but they do not appear to meet the building code in affect at that time. The perimeter foundations are mostly continuous, but the reinforcing is unknown, and no anchors between the framing and the foundation wall was observed. The interior framing bears on several different conditions, but none appear to have been engineered or meet any minimal code requirements. • The stone fireplace and chimney were likely constructed as part of the 1979 relocation project. It is not known if the structure contains any steel reinforcing bars. Although the building location is of lower seismicity than other regions in California, some anchorage between the chimney and roof framing is required to resist lateral loads. Interestingly, the area's wind load on the house may even govern the lateral load demand on the chimney and improved anchorage between chimney and roof framing will also improve the overall structure's performance during high wind events. • The smaller adobe chimney on the exterior of the building is susceptible to lateral loads and weathering and it should be anchored to the building. • The walls in the original portion of the house (labeled as Type A in the ARG report) are composed of horizontally stacked railroad ties at the base (generally about 2 layers), then a belt course on top and vertically stacked railroad ties above. Observations of the exterior surface show that some portions of the exterior are extremely weathered and decayed and it is likely that further damage can be found within the wall. There is obvious decay at the base of the walls where in contact with the top of the foundation wall. Numerous miscellaneous past repairs including installation of inserted "dutchman" and some epoxy patching is noted. The configuration of these railroad tie walls has an inherent out -of -plane instability due to the hinge point at the belt course level. • The Type B and Type C walls are stud framed walls covered in vertical board -and - batten siding. In general, the siding is in very poor condition. It is likely that the wood studs behind the siding is in fair to poor condition. There is obvious decay at the base of the walls where in contact with the top of the foundation wall. • There is some minor settling as noted by the slight tilt in some areas of the floor and some minor cracking of the interior finish of the walls. 75 Page 3 August 12, 2016 Recommendations (In order of priority) Priority Recommendation 1. The entire structure should be inspected by a qualified pest control company to determine the extent of pest damage as well as wood decay. 2. The foundations should be either replaced or retrofitted to provide a more stable base for the structure. The existing perimeter concrete foundations can probably be salvaged, but the walls above need to be anchored positively to the stem walls using a Universal Foundation Plate by Simpson Strong -Tie, or similar. (A photo is provided in the appendix to this report.) The interior foundations need to be completely replaced with new precast concrete pads and adequately anchored to the floor framing. 3. The small adobe chimney should be retrofitted by adding vertical reinforcing bars and filling with grout to strengthen the section, and should be anchored to the roof to prevent it from toppling. 4. The stone fireplace and chimney should be fully inspected for any signs of damage before use. It is assumed that the chimney is under -reinforced, and it should be anchored into the structure at the roof level and at the porch roof level to prevent it from toppling during lateral shaking (seismic or high winds). If the flue is damaged, it should be repaired if it is to be operational. 5. The porch roof connections to the main structure should be supplemented with straps to ensure no separation and loss of vertical support can occur in the event of high winds or earthquake shaking. 6. The original exterior walls constructed of railroad ties (Type A) require repairs and some bracing. The horizontal joint at the bottom of the vertical members is a hinge point for that wall and it can rotate out -of -plane at that location. Some continuous vertical strengthening is needed to run from the foundation level up to the top plate level at the roof line. Some ideas for retrofitting include what would be the equivalent to "center -coring" in the retrofit of an unreinforced masonry wall. This is accomplished by boring a hole from the top of the wall all the way down to the base, and inserting a continuous vertical rod and epoxy. Another option would be to remove interior finishes of the wall and inserting continuous vertical members in a vertical chase cut in the railroad ties from the inside. In both options, these new vertical members might be spaced 2 to 3 feet apart. Some improvements for waterproofing at the base of the walls where in contact with the foundation wall are recommended. 7. The Type B and Type C walls should be closely inspected and repaired in kind. The siding could be reinstalled if in acceptable condition, or replaced with new siding that could also be designed to resist lateral loads. Some improvements for waterproofing at the base of the walls where in contact with the foundation wall are recommended. 8. The minor settling of the floor could be corrected if desired while completing the recommended foundation improvements. 76 Page 4 August 12, 2016 Conclusions The Cornelia White House is in fair to poor structural condition and repairs and retrofitting is recommended. Most significant are the poorly constructed interior footings, the decay of the wall framing, the hinge point in the original exterior walls, and the need to brace the large stone chimney as well as the smaller adobe chimney. Sincerely, STRUCTURALFOCUS V v`� David W. Cocke, S.E. President 77 Page 5 August 12, 2016 FFlaums Stone chimney o ❑ ❑ -- t-� PORCH BATH ROOM u DINING ROOM G KITCH E I` �I Figure 1: Floor plan (from ARG report) ILA 41N ROOM SECOND ROOM 7 BEDROOM 7 a" Adobe chimney q WAIL IMPE A I.. WALL PIPE B -... WALL ME C &a- iv Page 6 Figure 2: Existing crawlspace, interior support Figure 3: Existing crawlspace, perimeter concrete footing August 12, 2016 79 Page 7 Figure 4: Existing stone chimney Figure 5: Existing adobe chimney August 12, 2016 Sal f August 12, 2016 Figure 6: Existing Type A wall constructed of railroad ties Figure 7: Existing wall with board -and -batten siding Al Page 9 August 12, 2016 Figure 8: Universal Foundation Plate manufactured by Simpson Strong -Tie, recommended for anchoring base of exterior walls to existing concrete footing :3 ATTACHMENT 4 A JA- low NO 0 �.m �..rm *SPM, -I1CpCtl.fa I , r, n,.. ��r'SCrI 11c rS l-tf'_�i�i i:•.r a rn i3'+l li r,: i., �,� September 19, 2016 Granfr armu Laurie, PE. TE Senior Ov0 En2lneef Cdy or Palm Sur lugs i5100 Ea-t Tan,yusz Canyon Way Palm Spnngs, CA Q276-, Subject: Cornelia White House Stabilization Dear Mr. Lain, Architectural Resou-er-s Group, he, ;AK) i; delighted to have the nppor-unity to p,oi the City of Palm Springs with this pre posal for professlora! arch tort -of -record services and historic preservaticr consumng for the Cornelia White House located at 2,1 South Palm Canyon Dnve in Palm, Spring;, Caaforme We have carefully stnictrired this proposal based oci cur pre,rrous e.terar nveshgaton in Merch 20lb. grid :he structural nweshgaticn performed by Structural Focus in Jcly 2016 It includes a well -developed scope of wor'•, tmehne and deliverables for complete contract dccunrpms for an e*terror atabdrzaeon and roki protect ARG has a ,b-vear nrstory of won ing or vital cis banal resoure• and t're rehabilitation and conservatior. of historic str urtirec We bring A uriquo sat of q iaaficahons to the prcgect with staff possessing speuahzed expertise rn inveshgahon did ducumn rltation of histon: struQares, conditions assessmerts, wood conservation ant the shephe,dne of historic structures through the regu'atory approval proo=ss .As an architecture, planning and o?nservahon him, the collator alive r alure of our practne allows us to address the ccmple* issues surrourding historic properties it 3 closely-coo-cinated way from pia mire througr cmnsrr,ichen Fo^h s project, we will draw upon our in-house staff with the roost appropriate e*perrenre and shills Christopher Smith, Principal, will continue to serve as Pt ric palm-Charee Christopher hehe,, :s in a collahi and proactive manaeement style and <rr.rrPritly Pi inripal-in-Cna ge on the re-labr'itahen of Los Angeles niuri Stauvr, and tFFe Barn at Wilderness Aar, n Glerdale, among of exciting projects Sarah Devan, RA, A C, will serve as the Proect Manager and will be tie primal y point of contact Sarah i; An architect and conservator math experience , n numerous restorations and rerra rlhtahons of e.ishng woud auddmgs rarah will continue her previous rnvestigahor work at the Ccrneha White -louse, performing addlticral field sirveys and materials testine, preparing the corstrw:tion documents and spenhcahons F it _ompetiive bidding. and monitoring the work through o>nmuchun David Cocke, D_, F SEI, : ASCE. President of Structural Focus, will continue his work on the project and serve 35 the St,uctural Eng neer-of-Record ARG *,II ccllaberate closely w th him throughout the project Scope of Work Our scone of wor', for Tasks 1-5 are surnmarrzed in the endosec task Arid tee surnrnary sheets, and includes the following 1 euwlding Investigation and Analv[Is • Addltonal field investigation ano aurvev • Sample collection fo, material trting • Hi,tor,c exterior finishes analysis • Testir,g cif sample repair methods 85 ,r-Ili^I_tl_, Yd JIII v-1I, sir- ii1 R-SO�d-1 ec t-I'_iI,; F1 ''I.,!- _.II lnr i r q 11C`_ I_ : in. Bcilding Repair Design and Constriction Documents • 33se plans and elevations based on field mea_urements • Construction documents 3nc saeofic3tons • Project meetings end present3hon to the Historic Sires Preservation Bead • SO%design developmert an7 1004, construction document submissions for review by the CnV of Palm Springs arid HiPP • Submission of constrLchor documents f, r regulatory review 3 Bid Phase Services • Assistance with the'oidding process, Including parnapation in a pre bid walkthrough, anawerng bidders euestions through addenda, etc 4 Construction vnas? Servi�_e; • Bi w,,Mv site vists to review work in prngress; issue site"nsit reports arid adlust repair quannhes as req.ured • Project team meeting= as nredrd • Submittal review, RFI response, meeting minutes, final inspections, and review of mq.)psis for payment orrha—c orders 5 Pro�ect Documertatien • Rnal Report preparaton for the Drclect mron, Fees for Basic Services We prupuse all work outlined above ano herein for a fixed fee cost of $70,000 includng all labor, materials and travel costs Also included are corsr.ltant fees forrhe a-r,jct.iral engineer, rust-shm;t_�r, and wood analyvs testing All a:arb will be performed in beeping with the Secretary of the Interior's Siondurds for the freatrri Historic Properties, and the American Institute for the Conservation of Historic and Artistic We,6's (AIC:s) Guidelines for Procnce and Code of Ethics We -_an heg�n wcr'r IrnrriediatOv after obtaining the notice to proceed eb'e eshmate that the add tion3l investigation materal teshne and construction document preparation wil ta"'e apprc, innately three month;, and that the ccns rnopon phasp will last Approxim;lely four mon*hs We hove the fol:owing proposal m3.enals are helpful as you consider the ARG team for rh s wort, and look forward to future diSQlssiona;bout th s important prole, t in the City of Palm Springs Sincerely Cnr5tcpMEri Smith�%7� Princ pal and Office Director Arch4ectural Rescun:es Group M Firm Introduction & Experience Rancho Los Alamitos FIRM INTRODUCTION Architectural Resources Group (ARG) helps people realize opportunities in the historic built environment. We navigate the range of needs and issues for clients and their historic properties to create great places, enhance investment, and enliven communities. Integrated Approach to Design ARG was founded in 1980 with the belief that historic buildings play an important role in communities, creating places that have value and meaning. As a full -service architectural firm, we believe that older buildings can coexist with contemporary uses in positive ways for both the user and community at large; our goal is to enhance architecture through preservation. The firm's staff includes architects, designers, planners, historians, and materials conservators who work closely together. • 21 Registered Architects • 10 Architectural Historians • 6 Architectural Conservators • 7 Designers 13 LEED Accredited Professionals • 2 AICP Planners Our portfolio includes award -winning innovative solutions for the adaptive reuse, seismic strengthening, stabilization, materials conservation, documentation, and restoration of historic properties, as well as the design of new structures in sensitive environments. Architectural Resources Group I Cornelia white House Stabilization 1 87 Firm Introduction & Experience Commitment to Sustainable Design We are recognized leaders in sustainable preservation. We incorporate sustainable design into every project, always finding the appropriate balance between preservation and sustainability goals. Our built portfolio encompasses LEED projects at all levels of certification including the LEED Platinum rehabilitation of the Linde+Robinson Lab for Global Environmental Science at the California Institute of Technology. The majority of our projects achieve LEED Gold rating, such as Cavallo Point, the Lodge at the Golden Gate. Planning and History A core element of ARG's practice is preservation planning. The group has varied interests and areas of specialization in the fields of history, architectural history, historic preservation, cultural resources management, city planning, environmental review, and urban design. The breadth of professional experience within the group provides a solid foundation for private and public planning, research, and design projects with a historic preservation component. Materials Conservation Architectural Resources Group has over 30 years experience in the conservation and restoration of significant historic resources in the western United States. The firm is supported by a staff of architectural and fine arts conservators dedicated to developing appropriate conservation treatments. ARG maintains a complete conservation laboratory in which conservation and restoration treatments can be developed and tested Our reputation in the field of conservation is based, in part, on our technical expertise in the treatment of existing historic fabric and our willingness to embrace an interdisciplinary approach to the preservation of cultural resources. Our conservators are also trained in the execution of conservation treatments in architectural settings and the constraints of on -site work. For this reason, the treatments we develop are both practical and appropriate. All treatments developed by ARG conform to the Code of Ethics of the American Institute for Conservation of Historic and Artistic Works. Lack, Boarding house Curry Village, Yosemite National Park Awards and Recognition Architectural Resources Group has received over 150 awards for excellence in planning, historic preservation, and architecture from national and regional organizations including the American Institute of Architects, California Preservation Foundation, and the National Trust for Historic Preservation. In 2006, the AIA California Council named ARG Firm of the Year, the highest honor AIACC can bestow on an architecture firm. The award recognizes firms who have consistently produced distinguished architecture for a period of at least 10 years and have produced work that transcends a singular area of expertise. Architectural Resources Group I Cornelia White douse Stabilization 88 1'I r'IR h i tr'U(III ct iU l i & h:cperienrc- SERVICES & DISCIPLINES drrhirr•el um • Freservarcr Festorahor • Rehabibtation Adaptive Reuse • New De-ign • ',uvtaulable Design • Univers3' Acce"s Design • Programming • Building Assesmerts • Frasibil'Cy Ara ysic • !_ T1bt1ult1Cn Adrrllni5tration Pimmiriu • Historical Resear-h • Hlstmc Resourcos Surveys • Historic Structire Reports • Local, StaL, and NaWrial Register Nominations • Desgn 6uiclohrpc • HABS Documentation • Ernnronmenta! Compliance Du,uruentahon •-listone Fre,prvatinn nrdinan: o; • Historic Preservation Pldris • Master Pla-ning • fax Credit eereh,-3t orn Mills Act Property Tax Abatement P-ograrn Applications end Adnnnutraucn r t'r rn,cr rrrl inrr • Materials Conservation • Corditions Surveys • Repair & Maintenance Plans - • Conservation Construction Management • Maintenanca & apmedial Work Arrh Bethnal Resources Group I `"i .-li.'Nnil, H,,, -.e>tn 11 i 89 Firm Introduction & Experience WOOD FRAME STRUCTURES • Angel Island Immigration Station, Master Plan and Rehabilitation, San Francisco Bay, CA • Bok Kai Temple, Stabilization of the 1880Timber-framed Building including Significant Murals, Marysville, CA • Cavallo Point - The Lodge at Golden Gate, Adaptive Reuse, Marin County, CA • Cascade Ranch Horse Barn, Ana Nuevo State Park, San Mateo County, CA • The Cave Store, Study, La Jolla, CA • Church of One Tree, Rehabilitation/Relocation, Santa Rosa, CA • Christ Church, Restoration, Burlingame, CA • Conservatory of Flowers, Rehabilitation and Conservation, Golden Gate Park, San Francisco, CA • Cowell Ranch Hay Barn, Rehabilitation, UC Santa Cruz • Curry Village New Employee Housing, Yosemite National Park, CA • Curry Village, Lounge and Registration Buildings, Rehabilitation, Yosemite National Park, CA • David Glass House, Rehabilitation, San Ramon, CA • Doc's Lab, Repair and Restoration, Monterey, CA • Falkirk Community Center, Master Plan and Rehabilitation, San Rafael, CA • First Church of Christ, Scientist, Berkeley, Seismic Strengthening, Berkeley, CA • Fort Ord, East Garrison, Historic Resource Assessment and Preservation Plan, Monterey, CA • Hercules Village Historic District, Site Planning, Hercules, CA • Heilbron Mansion, Historic Structure Report, Sacramento, CA • Hotel del Coronado, Restoration & Seismic Upgrade, Coronado, CA • Johnston House, Restoration, Half Moon Bay, CA • John Muir House, Historic Structure Report, Martinez, CA Conservatory of Floumrs • Locke Boarding House, Rehabilitation, Locke, CA • Luther Burbank Greenhouse, Restoration, Santa Rosa, CA • Noyes Mansion, Adaptive Reuse & Rehabilitation, Napa, CA • Owen Residence, Additions & Renovations, Belvedere, CA • Preservation Park Historic District, Rehabilitation and ADA Improvements, Oakland, CA • Rancho Los Alamitos, Master Plan and Rehabilitation and New Design, Long Beach, CA • Ranger Operations Building, Rehabilitation, Grand Canyon National Park, AZ • St. Peter's Catholic Church, Repair & Restoration, San Francisco, CA • Sausalito Woman's Club, Rehabilitation and ADA improvements, Sausalito, CA • Seavey Winery, Design of New Residence adjacent to Historic Winery, Napa Valley, CA • Swedenborgian Church, National Historic Landmark Nomination, San Francisco, CA 4 Architectural Resources Group I Cornelia White House Stabilization 90 Firm Introduction & Experience HOUSE MUSEUMS • Bidwell Mansion, Chico, CA: Interior Paint Analysis • Casa Serrano, Museum of Monterey, Monterey, CA: Conservation Assessment • David Glass House, Forest Home Farms, San Ramon, CA: Master Plan, National Register Nomination, Rehabilitation, Relocation • Falkirk Center, San Rafael, CA: Historic House Museum, Adaptive Reuse and Renovation of 1890s Residence • Filch National Trust Estate, Woodside, CA: Seismic Strengthening of Historic House; New Visitor and Education Building • Francis Ermatinger House, Oregon City, OR: Rehabilitation • Gilmore Adobe, Los Angeles, CA: Seismic Strengthening of Historic Adobe House • Governor's Mansion, Olympia, WA: Historic Structure Report, Window Survey • The Huntington Art Gallery, San Marino, CA: Rehabilitation and Seismic Strengthening • Luther Burbank Greenhouse, Santa Rosa, CA. Conservation and Restoration Maryhill Museum of Art, Goldendate, WA, Exterior Gilmore adobe Assessment • Meek Mansion, Historic House Museum, Hayward, CA: Historic Structures Report, Conservation, Seismic Strengthening • Olivas Adobe, Ventura, CA: Seismic Retrofit of this California State Historic Landmark • Peralta Adobe -Fallon House Historic Site, San Jose, CA: Ceiling Conservation Rancho Los Alamitos, Historic Ranch House Museum, Long Beach, CA: Master Planning, HSR, Rehabilitation, and New Visitor Center Reeder Ranch Historic Citrus Ranch, Montclair, CA: Historic Structure Report Francis Ermatfmger House Architectural Resources Group I Cornelia White House StatuI zation 5 91 Project Approach We are proposing to provide these services under the standard project delivery method (design -bid -build), with construction documents to be structured and issued for competitive bidding purposes. We propose the following schedule for the exterior stabilization and repair project: Weeks 1-g FURTHER INVESTIGATION ARG will continue field investigations and perform additional materials testing as needed to inform the repair design and provide a complete project. This will include additional exploratory openings to determine underlying conditions, collecting samples and performing analysis for wood identification and historic paint finishes; field testing of specified repair products; and a more in-depth survey of several components, such as windows and doors. Weeks 5-13 REPAIR DESIGN AND CONSTRUCTION DOCUMENTS ARG and Structural Focus will collaborate to develop the recommended repairs, with the goal of retaining as much historic fabric as possible. Wood stabilization repairs and structural strengthening measures will be carefully considered to be sensitive to the historic fabric and outward appearance. Any disturbance of interior finishes will be kept to a minimum. We will prepare construction documents and specifications, and allow for two reviews from the City of Palm Springs and Historic Sites Preservation Board. The documents will be revised based on any comments received, and submitted to the Building & Safety Department for plan check. Permits will be pulled by the General Contractor or as otherwise authorized by the City. We will also provide updated cost estimates at the 50% and 100% construction document stages for budgeting purposes. Architectural Resources Group I Cornelia White House Stabilization 92 Project Approach Weekst4-t6 BID PHASE SERVICES The project team will participate in a pre -bid walkthrough, respond to contractor's questions and issue any addenda required. Also, since this is specialized work, we will assist the City in reviewing contractor qualifications and selecting the best qualified firm(s) for the project. Weeks 17-34 CONSTRUCTION PHASE SERVICES The project team will conduct bi-weekly site visits during construction to monitor the work, and prepare field reports based on each site visit. We will review submittals and shop drawings, respond to contractor RFIs, and review field mockups to ensure the work is in accordance with contract documents. We will also review contractor's applications for payment and change order requests, if any, and strive to keep the project schedule on track and within budget. At the close of the project, we will prepare a Final Report which encompasses all work to date for the project record. STRUCTURAL SERVICES Structural Focus, the project structural engineer, will help develop a scope for any additional exploratory testing; develop the structural criteria and design parameters for the project; and perform an ASCE 41 Tier 1 and possibly Tier 2 evaluation of the conceptual design scheme. They will then prepare construction documents, including complete structural calculations, and assist in plan -check reviews. During construction, they will attend project meetings and make site visits as required to review the work in progress. They will prepare field reports, respond to contractor RFIs, review submittals and mockups, and, if required, provide further clarification and interpretation including sketches. Architectural Resources Group I Cornelia White House Stabilization 7 93 [orpelb wn le Hmm Ram r:al�on v,pfr,-I 221 Sopr1 Panr Ca 1ws D,+ Pa^p Sp'ngS CA A rM1 lm cum & Pr.—1 —C. S V ILng Se,, ces Cell Cty al Pal" swings IPhe/iRrrgl UYW'pKRRd WEk Iasi T,vAo.srr . 1.0 BuitlrnH MrestlHagan and ArvlyNs I I IN fwm reid;..t, fu' 1-1,1;rg w�rJo«eVdpors, mrd ndJn�c sel�rvw: nrar n.ne xnn ��f ePa.. a�rl r.nd.rt as denoAum famr�t gnnpn purwssrs 12ICa l,l1 wmuks W wswrl d".1 ('al air/ ani"i (b, nd arnAem a61 13 Pe•fwm sample eprvy reps 's pn m"seed simple`s In anAnm ren. v >rpf un. ant 'rrN M10-1f 14 N9a [ fmNes araysu lw sate rp watMwur4lreelnreV IS Feld mstng ane se'ectm ul pa,nl sl'rpJers 3ubroe0f Tmlrl 1 2.0 Bu.Nrng R¢pair Oesijn anA Cnnsbu[ti¢n Dacumaclz 21 Deseoo Wseoaasandecvabansii AiWodandcamdaatew NenSwmr 2 2I ore(are ...... dnnamrn6 rntlod:np Ma«1nq. nrd prc f6'4baro 2 3 C—ad nM. wnalva'pn d—isn-1 wrh s, l,.l engneer 24 Skb n,I nog ms 5n+k 0-1ruct on M anmati and, sl esInal, to •P,i,w by c,ly and mpB iA'ow 2w1,s D. r+ew 25 Pni en W WPH In, rry ew and wmnrenh Includes I— G., P... Pont plial atn, aId ofhe 5'e5enfal On mate a5 26 CnmR ete 100%C09sV+ct or D«amerls a M suum 11, C Is and HWg Gal Ina reu ew (Al mot w., far.rrr r.w) 2 2 4abm t foal cmnPur• nn Anc rmrnM1 for pr' Wu• ol'A'u mg h.e d, Iwrm n, nc admF a' 'ee akki dea•an SubWld Took 3 0 grd PM1bie S..ni 31I ¢¢rtrcrppee vi pre bM walk on ore wr¢A OW ono bMden' 3 5 Resxw pad In adr mmpmm I AG'S ,,d qur4bru Go,o bdprrs' zubrefN TnsF 3 4 D Cbrutmafian Ruse xm[es 4 11 N'G" b Wily s¢e Nens rtr ew serM ve--cin.: mock.,• and -spar m..... 5 a I Al—d , meet team meet yes ksar mmrne T mrin 4 3 v uP•4 add0«rn rw'd w vev as eri A and nd3uq rr0an 0aaanoes as mA ngm 44165ue1toasl11.11 4 S Renew zubmrftPII ontl rcztand IP CcnVP[fur 5F1'4• a 6 Revi[w rr0+esls fo• payment rMnge m A, requests, eV a T Pertom 1-11 11 ..is la la« p I,nal nspebonpl my 11 aM p'1¢ tbuamt 3ubwfd Tmk 4 xarembsr 19, M16 ARG P-of ¢ 15002 M/rm ➢R ARG1910 I MiT irmeSn¢ Rrs pr uvb p4r ulR SSW $135 12 12 $I n20 Wks 12 1 1 S135 Wks 12 6 6 $6111 Wks 34 9 a 51,080 Wks 3 4 6 6 $81t1 Wks 3 4 0 33 33 SIASS 0 g g 51,090 W14 0 28 28 $3.2W Wks52 n 4 4 5;40 WAs 51 0 e 6 $1,080 Wks 4 16 20 S2,820 As 10 2 8 10 Sl 460 Wks 1112 2 R in 51 Jon W.13 a so as $1"20 1 Wks 1416 00 0 $0 4 24 2. 54 nW WI51T 11 a x 12 S1:i40 Ws 17-11 n 16 16 6216n Wes Il 31 0 16 16 S210 Wo I731 0 J 0 $0 W.s 17 31 0 8 g SIJI80 Wks 1231 0 8 b $1,cosO Wc53233 a go as $123201 8 Archltertural Resou rces Group I Crrnrl n Wh lb rlj.s- Staolazati rr 94 MGg.eN COST kasej 0lFe¢nlOriu7WWattal WbgR I 3FNtls I PA/OWm laws I Mper gzYrl "vw nm.Y.. 1 43PP SL36 11 Is.o Pmj.sg oocum.M.eun I i1�P: epam finvl Fepvi.fw WgevtremN' G o a Sa we sa Srrb[OtN TmkS R a 0 SO SUBTOTAL PROJECT ARCHITECTURAL FEES (Tasks l'S) I $2s,oas I Fatmr.md Rlb b..ble avtlget jJOFJ I $2.9M � Caeukams S1 lv al Fam St mtl e•ar El ve, 11 Fret J..'IC., COIt[It mdt'hg Fmefl P'Wu<ta WocdlD/A,.I— WW C HaM Feet TOTAL PROJECT FEES ad mF. wx' a (m v;o'rl';Iv Ltud an 0� �entn.. M wu t ump'cU d 'Tail 5mpe 45<'^u«a vgtremm! Fx 10.pf a<bail draw vg, a'e ;VI n('l;le Iit, sfee 2-Me.han mb,ri elotr,a'.gwV¢Irn<-a!tw S tmt rg aad harardve, mate; a 4t ng ai e rot nc,xdN n th, f, AFG mar oHef dot—d 1 Taa i munie, un•J r d 2 a W( Id;w al ,d o.e•wrxl pf bddmx 6 Twk<Est,maMdfov'Mrllhern It JJU,ha,od Aswmastand-dpm,rctd-verymetb wIh (Ii Cmrudirur. I nn Ad•rd APGmdah"I 'IF •eend WON 1 $c5m 51 sm 53RAW I sTG,noGl Architectural Resources Group I [ n N, a >'.trl; h: v-lno 9 95 Project Team CHRISTOPHER J. SMITH Principal I Office Director I Preservation Specialist Christopher J. Smith is a preservation specialist in ARG's Pasadena office with 20 years of experience in design project management and construction administration. His work includes the seismic upgrade and rehabilitation of Pasadena City Hall and the Harry Cohn Estate in Beverly Hills, California. He is currently serving as the principal-in-charge/project manager/preservation specialist/project designer for ARG's work at Los Angeles Union Station. He was a member of the Pasadena Heritage board of directors from 2008 to 2011 and is currently serving on the Pasadena Heritage Advisory Council. He received a graduate certificate in historic preservation from the University of Southern California and a bachelor of arts in urban studies from California State University, Northridge. Relevant Project Experience • Cornelia White House, Exterior Facade Investigation and Documentation, Palm Springs, CA • Reeder Ranch, Historic Structures Report, Montclair, CA • Gilmore Adobe Rehabilitation, Los Angeles, CA • The Barn at Wilderness Park, Seismic Stabilization and Rehabilitation, Glendale, CA • Hotel Green Apartments, New Apartment Expansion to Historic Building, Pasadena, CA • Pasadena City Hall Seismic Upgrade and Rehabilitation, Pasadena, CA • Pasadena YWCA, Rehabilitation and Hotel Adaptive Reuse, Pasadena, CA • Pasadena Playhouse, Historic Structures Report and Master Plan, Pasadena, CA • Wayfarers Chapel, Historic Structures Report, Rancho Palos Verdes, CA • First Church Christ Scientist, Voluntary Seismic Upgrade, Pasadena, CA • California Institute of Technology, Linde+ Robinson Lab for Global Environmental Science, Pasadena, CA • Harry Cohn Estate, 1000 N. Crescent Drive, Landmark Nomination and Architectural Services Beverly Hills, CA • Los Angeles Union Station, Feasibility Study -Design Guidelines -Tenant Improvements, Retail Store and Kiosk Design, On -Call Architect, Los Angeles, CA • Ole Hanson Beach Club & Pool Rehabilitation, San Clemente, CA • Algemac's Coffee Shop at Glendale City Lights, Building Rehabilitation, Glendale, CA • Jensen's Recreation Center, Building Rehabilitation and Restoration, Los Angeles, CA • The Duck Farm Feasibility Study, Watershed Conservation Authority, La Puente, CA fSducrztlon Graduate Certificate in Historic Preservation, University of Southern California Bachelor of Arts, Urban Studies: Architecture Emphasis, California State University, Northridge Meets The Secretary of the Interior's Professional goolifimnons Standards in Architecture and Historic Architecture Memberships Member, City of LA Historic Commercial Reuse Guidelines Task Force Pasadena Heritage, Advisory Council (current) Pasadena Heritage, Board of Directors(2008-2011) National Trust for Historic Preservation Los Angeles Conservancy Urban Land Institute 10 Architectural Resources Group I Cornelia White House Stabilization 96 Project Team SARAH A. DEVAN Architect I Conservator Sarah is an architect and conservator with over thirteen years of combined experience in the conservation and restoration of architecture, sculpture, art objects, and documents and works of art on paper. She has particular experience with terra cotta, stone and brick masonry. She has conducted numerous surveys and conditions assessments, and has provided technical reports, historic structure reports, conditions assessments and surveys for both individual treatments and long-term planning Initiatives. Sarah is a Professional Associate with the American Institute for Conservation of Historic and Artistic Works (AIC), and adheres to both the AIC Code of Ethics and Guidelines for Practice and the Secretary of the Interior's Standards for the Treatment of Historic Properties. Prior to joining ARG, Ms. Devan worked as an associate conservator with Griswold Conservation Associates, LLC (GCA) and Rosa Lowinger & Associates (RLA) in the Los Angeles area; as an associate architect with Wiss, Janney & Elstner Associates, Inc. (WJE) in New York City and Austin, Texas; and as an associate architect with Jameson Architects, PA (JAPA) in Little Rock, Arkansas. Relevant Project Experience • Cornelia White House, Exterior Investigation and Documentation, Palm Springs, CA • Joel McCrea Ranch House & Site, Building Rehabilitation Report, Agoura Hills, CA • Pittock Mansion Seismic, Infrastructure, & Facade Assessment, Portland, OR • Ryan Mining Camp, Buildings and Site Assessment Report, Death Valley, CA • Silver Falls Y Camp Dining Hall, Wood Building Assessment, Silver Falls, OR • Washington State Capitol, On -Call Conservator, Olympia, WA • UCLA Clark Library, Construction Monitoring, Los Angeles, CA • Wayfarers Chapel, Historic Structures Report, Ranch Palos Verdes, CA • Stanford Memorial Church, Stained Glass Window Treatments, San Francisco, CA • Portland City Hall, Sandstone Facade Assessment, Portland, OR • Conservation of the Mausoleum and the Library Fountain for the Huntington Library, Art Collections and Botanical Gardens, San Marino, CA* • New York Public Library, Exterior Restoration, New York, NY* • Jacob Wolf House (log structure), Restoration, Norfork, AR* * mdicotes work performed poor totoining ARG F,dunution Master of Science in Historic Preservation, Columbia University, New York Bachelor of Architecture, University of Arkansas, Fayetteville Memberships Licensed Architect, New York Professional Associate, American Institute for Conservation of Historic and Artistic Works (AIC) Certificate, National Council of Architectural Registration Boards (NCARB) Board Member, Association for Preservation Technology, Western Chapter(WC/APT) Architectural Resources Group I Cornelia White House Stabiliza non 11 97 Project Team David Cocke, S.E. President David S.E. founded Structural Focus in 200' after 20 years at a previous firm. He is a registered structural engineer in California, Arizona, Nevada and several other states, with expertise in new structural design, seismic evaluation, historic preservation, and retrofit design. David has managed a variety of project types and sizes including new laboratory buildings, large and small historic landmark building strengthening and repairs, repair and retrofit of commercial buildings, large university building renovations, renovations and design of new studio production facilities, evaluations of large building inventories (industrial, high-tech and film studios), and numerous university and school renovations, additions and strengthening. He Is very active in the preservation of historic buildings and has made numerous presentations regarding the reuse of existing buildings as supporting sustainability principles. David is also experienced in the preparation of post -disaster plans for building owners. Notable historic projects: The Hotel del Coronado renovations, San Francisco Ferry Building earthquake repairs, UC Berkeley's Valley Life Sciences Building, University of Redlands Memorial Chapel renovations, several historic buildings at Stanford University, Fresno's Santa Fe Railroad Depot, and dozens more. IS--TR t1CC TUNA r ❑ C U S Education • B.S. -Virginia Tech, 1980 • M.S. - San Jose State University, 1987 Licensing • Civil & Structural Ergioeer, California, 53005 and Nevada, Arizona, Colorado, Florida, Maryland, Georgia &Illinois Professional Affiliations • Fellow of the structural Engineers Institute of the American Society of Civil Engineers • Honorary Member of structural Engineers Association of Southern Califomia • California Historical Building Safety Board, Alternate Member 2007-present • Earthquake Engineering Research Institute, Southern California Chapter Charter Member, Endowment Furl Board, 2012 to present • Pasadena Heritage Board of Directors 2008 - Resent, Treasurer 2009 - 2012 • USC Architectural Guild, Board of Directors 2002 - 2007; Prescient 2006-07, VicrPresident 2005-06 • California Preservation Foundation, Board of Trustees 1996 to 2003, Treasurer 1998-2002 • American society of Civil Engineers, Structural Engineering Institute, 2007 Structures Congress Steering Committee, Vice -Chair Public Relations Committee 2005-07, Chair 2008-2011 • Structural Engineers Association of Northem California, Board of Directors 1991-1993; Chair - Young Members Forum, 1964; Chair - Continuing Education Committee, 1987; Chair - Public Affairs and Membership Committee, 1991 • Stuctuml Engineers Association of California, Board of Directors 2002-2004 and 1993-1995; Public Relations Committee 2003 - 2007; Chair SEAOC Excellence in Structural Engineering Awards subcommittee 2004- 2007 • Los Angeles Conservancy, Member • National Trust for Historic Preservation, Member • Amencan Institute of Architects, Los Angeles Chapter; Affiliate 12 Architectural Resources Group I Cornelia White House Stabilization 98 ATTACHMENT 5 AMENDMENT NO. 2 TO PROFESSIONAL SERVICES AGREEMENT NO. 6791 WITH ARCHITECTURAL RESOURCES GROUP, INC. CORNELIA WHITE HOUSE EXTERIOR REPAIRS, CITY PROJECT NO. 15-16 The following articles of Agreement No. 6791 are hereby amended to read as follows: SECTION 2.1 Maximum contract amount is increased by $70,000 and the total amount of compensation is amended to $116,253.06. SECTION 3.4 Unless earlier terminated in accordance with Section 3.5 of Agreement No. 6791, this Agreement shall continue in full force and effect for a period of twenty-four (24) months, ending on December 31, 2017. The time for completion of the services to be performed by Consultant is an essential condition of this Agreement. Consultant shall prosecute regularly and diligently the work of this Agreement according to the agreed upon schedule of performances set forth in Exhibit "A" (attached). Consultant shall not be accountable for delays in the progress of its work caused by any condition beyond its control and without the fault or negligence of Consultant. Delays shall not entitle Consultant to any additional compensation regardless of the party responsible for the delay. SCOPE OF SERVICES (Exhibit "A") - Exhibit "A" is amended as follows Add the following additional scope of work for the Cornelia White House: 1.0 Buildina Investiaation and Analvsis 1.1 Perform field investigation: Including windows, doors, and additional in -situ; determine scope of repairs and conduct selective demolition for investigation purposes 1.2 Collect samples for wood identification/analysis (by independent lab) 1.3 Perform sample epoxy repairs on collected samples to confirm repair products and methods 1.4 Historic finishes analysis for exterior woodwork treatment 1.5 Field testing and selection of paint strippers 2.0 Buildina Reoair Desian and Construction Documents 2.1 Develop base plans and elevations in Autocad and coordinate with engineer 2.2 Prepare construction documents including drawings and specifications" 2.3 Coordinate construction documents with structural engineer 2.4 Submit progress 50% Construction Documents and cost estimate for review by City and HSPB 2.5 Presentation to HSPB for review and comment. Includes time for Power Point preparation and other presentation materials 2.6 Complete 100% Construction Documents and submit to City and HSPB for final review 2.7 Submit final construction documents for purposes of securing building permit, including all 100 regulatory clearances 3.0 Bid Phase Services 3.1 Participate in pre -bid walk on site with City and bidders* 3.5 Review and provide responses to RFI's and questions from bidders* 4.0 Construction Phase Services 4.1 Perform bi-weekly site visits; review selective removals, mockups, and repair processes 4.2 Attend project team meetings and issue meeting minutes 4.3 Provide additional field surveys as required and adjust repair quantities accordingly 4.4 Issue site visit reports 4.5 Review submittals and respond to Contractor RFI's* 4.6 Review requests for payment, change order requests, etc. 4.7 Perform punch list walk (allow 1), final inspection (allow 1), and project closeout 5.0 Project Documentation 5.1 Prepare Final Report for project record* 6.0 Consultants 6.1 Structural Focus — Structural Engineering (plans and calculations) 6.2 Jackie Chan — Cost Estimating 6.3 Forest Products — Wood ID/Analysis Note: *Task. or portion of task. included in previous Scope of Services agreement The Compensation identified on Exhibit "A" is hereby amended as follows: Compensation for additional scope of work for the Cornelia White House shall be hourly based upon the standard rates of the Architect and his Consultants, not to exceed $67,095 Reimbursable for expenses shall be on an allowance, not to exceed $2,905 Total Contract amount is increased by $70,000 and amended to a total amount of $116,253.06. 101 PURCHASE ORDER SUMMARY Purchase Order Numbegs): 16-0714 Agreement Number: 6791 Original City Manager Approval: December 15, 2015 Original Contract Amount: $ 41,126.00 Amendment No. 1 $ 5,127.06 Amount of This Increase $ 70,000.00 Amended Total: $116,253.06 Account Number: 261-1395-54114 102 Except as specifically amended by this Amendment No. 2, all terms and provisions of Agreement No. 6791 remain in full force and effect. ATTEST: CITY OF PALM SPRINGS, a California charter city By: City Clerk By: City Manager APPROVED AS TO FORM: City Attorney CONSULTANT: Architectural Resources Group, Inc. Check one: _Individual _Partnership X Corporation Corporations require two notarized signatures: One signature must be from the Chairman of Board, President, or any Vice President. The second signature must be from the Secretary, Assistant Secretary, Treasurer, Assistant Treasurer, or Chief Financial Officer). By: Notarized Signature of Chairman of Board, President By: Notarized Signature Secretary, Asst Secretary, or any Vice President Treasurer, Asst. Treasurer or Chief Financial Officer Name: Name: Title: Title: 103 ATTACHMENT 6 104 Thursday, August 25, 2016 Exterior & Structural Stabilization Cornelia White House Palm Spring, California for Architectural Resources Group, Inc. © KPJ Consulting Cost Planning oh 213 800 1568a ichanr5kniconsultinausa.com KPJ Consulting 105 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasbility Cost Studies TABLE OF CONTENTS 1. Project Introduction / Qualifications Introduction ...... 2. Construction Cost Back Up Cornelia White House ... Prepared by KPJ Consulting August 25, 2016 Page Number 3 6 ins Sheet 2 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasibility Cost Studies AT A GLANCE This Cost Plan Report August 25, 2016 This report has been prepared to help establish, review and manage a realistic project scope, budget and cost. This report should be reviewed, revised and updated as the project progresses closer to bidding and construction. This is a measured approximate -quantities cost plan based on study and some assumptions have been made - it has not been prepared on a simple dollars -per -square -foot basis. The content and purpose of this cost plan should be treated accordingly and reviewed as the documents, program and design progress. Assumptions and recommendations should be carefully checked. This report is based on a Design Bid Build contract and sub trade bidding to several sub contractors. 'Small local, hands-on' general contractors (i.e. the site carpenter may also be the supervisor and general contractor) may be more competitive than other general contractors with higher off -site costs and employed supervisors. Contractors' responses to documents, designs and programs will vary - as they must assess the market, prices and workload. This Cost Plan Report is to help you establish a'fair' price. Actual Bid prices can be expected to vary Note. No allowance is included for potential costs or savings for adopting a negotiated contract, for using a Construction Management Contract, the use of non-traditional forms of procurement, the need for an accelerated program or for the potential reduced competition by bidding to one general contractor only. Scope of Cost Plan The scope of work is based on Exterior Investigation Report of Cornelia White House in City of Palm Springs dated March 18th, 2016 by Architectural Resources Group and Preliminary Structural Evaluation and Historic Structures Report of Cornelia White House dated July 27, 2016 by Structural Focus. Specific Inclusions - PC Allowances, Provisional & other allowances Please refer to the 'Detailed Trade Costs' section of this report for specific allowances. Assumptions made in the Cost Plan This cost plan was prepared under the following assumptions: 1 Competitive Design -Bid -Build procurement will be utilized with 4 or more general contractors. 2 No phasing will be required. 3 Work can take place during normal and off business hours 4 Prevailing Wage labor rate structure. 5 All wood repair/ replacement is a "guess-timate" at this point, and will change during construction after more of the deterioration is revealed. 6 All the retrofit work will be done from the exterior 107 Prepared by KPJ Consulting Sheet 3 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasibility Cost Studies AT A GLANCE Phasing Plan and Schedule 1 Projected start at Spring 2017 for 6 months construction period. Exclusions August 25, 2D36 Costs for the following items are excluded from this report. These items should be considered, checked and confirmed during 1 Professional design and consulting fees. 2 General building permit including plans and permits for fire alarm system unless noted. 3 Testing fees. 4 Owner's field inspection costs. 5 Construction / project manager's fees. 6 Plan check fees and building permit fees unless noted. 7 Furnishings, fixtures and equipment (FF&E) / Group II. 8 Owner -furnished items. 9 Building signage beyond code -required signage. 10 Artwork and interior plants. 11 Construction contingency unless noted. 12 Move -in costs or maintenance costs after move -in. 13 Financing, land and due diligence costs. 14 Hazmat/Mold Abatement. 15 Complete seismic upgrades. 16 ADA compliance. 17 Title 24 energy compliance. 18 Remove and relocate on site furniture. 19 Grading and new/modifing existing utility 20 Site clearing at existing site. 21 Underpinning. 22 MEP upgrades/repairs. 23 Modify sprinkler system, relocate sprinkler heads/ piping (by Owner). 24 Pest control survey. 25 Correct floor settlement. 26 New or repair or reinstall interior finishes. Material & Escalation Index Future escalation is not included We recommend 6% for rest of 2016 to through to 2017. Contingency Many projects change & grow - during design and documentation (and, even during construction) - having items and costs added. To help maintain the budget, the following Contingency allowances are included in this report for some of these unexpected or undefined costs (please refer to the 'Detailed Trade Costs' section for further explanations): Design Contingency -20% Construction Contingency -5% (By Owner) i Prepared by KPJ Consulting Sheet 4 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasbility Cost Studies AT A GLANCE Talking to general contractors August 25, 2016 Due to the early nature of the drawings, and our assumptions and inclusions, project costs will not always match general contractors "ball -park estimates". We do not normally recommend discussing costs with general contractors at this early stage such advice is sometimes incomplete and therefore not very helpful. However this Project involves historical preservation which is highly specialize trade. We spoke with specialty "historic" contractor - Spectra Company (909-599-0760) about the construction processes/methods and costs associated with it. This report is prepared by... This report was prepared by KPJ Consulting, its contents are Copyright © and may not be copied in any form without express permission. It is assumed that correct professional confidentiality will be observed in relation to this document. inq Prepared by KPJ Consulting Sheet 5 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasbility Cost Studies Total Construction Cost Summary Documents Exterior Architectural Repairs (March 18, 2016) Structural Repairs (July 27, 2016) TOTAL ESTIMATED CONSTRUCTION COST Add Alternate a New low -profile metal gutters at eaves New metal downspouts and splash blocks b. Prepared by KPJ Consulting % of Total Area Cost / SF Cost 940 SF $618 54.98% 940 SF $506 45.02% 940 SF $1,124 85 LF $17.55 $1,492 8 EA $59.86 $479 August 25, 2016 Total $580,872 $475,601 $1,056,473� 110 Sheet 6 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasbility Cost Studies Architectural Base Scope August 25, 2016 (Elemental Format Quantity Unit Unit Cost Total BASESCOPE General 1 Chemically strip and hand -remove paint coatings from all exterior wood surfaces 1,100 SF $20 25 $22,275 2 Remove old patches and epoxies 12 EA $195.75 $2,349 3 Hand removal of decayed areas of wood to remain 330 SF $135 00 $44,550 4 Borate wood preservative and fungicidal treatment 1,100 SF $8.10 $8,910 5 Borate rods at base of walls at building corners and mid -points; spacing TBD per 20 EA $594 00 $11,880 manuf. recs. 6 Clear penetrating water-repellent (paintable), spray 1,100 SF $4.43 $4,871 7 Prime and paint, 2 coats 1,500 5F $3 78 $5,670 Cross Ties 8 Wood epoxy repair, <5" 220 SF $102.60 $22,572 9 Dutchman repair 12 SF $148.26 $1,779 10 Face replacement 24 LF $25818 $6,196 11 End replacement 24 LF $258.18 $6,196 12 Infill replacement 24 LF $25818 $6,196 13 Full member replacement 24 LF $314.31 $7,543 Board Siding 14 Wood epoxy repair,<2" 50 SF $11475 $5,738 15 Dutchmen/ partial replacement IOD LF $128.93 $12,893 16 Full replacement 40 LF $224.51 $8,980 Batten Trim 17 Dutchmen/ partial replacement 100 LF $13041 $13,041 18 Full replacement 100 LF $246.96 $24,696 Windows and Doors 19 Window restoration (see report for scope) 23 EA $2,026 07 $46,600 20 Door restoration (see report for scope), single 2 EA $5,656 SO $11,313 21 Replace kitchen door; repair frame, single 1 EA $1,890.00 $1,890 Misc./ Other 22 Perimeter flashing/ separation at foundation wall, 4' deep 160 LF $47.25 $7,560 23 Replace portion of concrete slab near SW corner, incorporate wall flashing, below- 12 SF $270 DO $3,240 grade waterproofing 24 Wall flashing at HVAC ductwork 8 LF $33.75 $270 25 Repair wood fence at mech area, 19' x 3' 57 SF $16.20 $923 26 Misc patch, repair, demo and protect in place 940 SF $8.78 $8,249 27 Misc. blockings and metals 940 SF $13 SO $12,690 28 Allow for protection of existing finishes 1 LS $4,700.00 $4,700 Subtotal: Direct costs $333.80/SF $313,770 III Prepared by KP1 Consulting Sheet 7 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasbility Cost Studies Architectural Base Scope Elemental Format August 25, 2016 Quantity unit Unit Cost Total Markups General Conditions 20.00 Y $313,770 $62,754 General Requirements 10.00 Y $313,770 $31,377 Bonds 200 Y $313,770 $6,275 Insurance 1.50 % $313,770 $4,707 Contractor's CH&P 8.00 % $418,882 $33,511 Design contingency 20.00 % $452,393 $90,479 Escalation 700 % $542,871 $38,001 Total Prepared by KPJ Consulting $617.9S/SF 112 Sheet 8 of 9 Exterior & Structural Stabilization Cornelia White House Palm Spring, California Feasbility Cost Studies Structural Scope August 25, 2016 Elemental Format Quantity Unit Unit Cost Total ADD SCOPE Structural 31 Temporary shoring, allow 940 SF $40.50 $38,070 32 Anchorage Simpson Strong Tie universal foundation plate allow 4'-0" o.c. 75 EA $270.00 $20,250 33 Reinforced CMU pier, 2' L x 2' W x 2' D 25 EA $405.00 $10,125 34 Simpson strap ties top of stone chimney to roof joists 8 EA $1,282.50 $10,260 35 Add reinforced bars (30LB/SF) with grout to small adobe chimney 24 SF $675.00 $16,200 36 Center core railroad ties and anchor to foundation wall with epoxy steel rod @ 24" 30 EA $5,400 00 $162,000 Subtotal: Direct costs $273.30/Sf $256,905 Markups General Conditions 20.00 % $256,905 $51,381 General Requirements 10.00 % $256,905 $25,691 Bonds 200 % $256,905 $5,138 Insurance 1.50 % $256,905 $3,854 Contractor's OH&P 8.00 % $342,968 $27,437 Design contingency 20.00 % $370,406 $74,081 Escalation 7.00 % $444,487 $31,114 Total Prepared by KPl Consulting $505.9615F 113 Sheet 9 of 9