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HomeMy WebLinkAbout8.3 Shannon Center Building Improvement Plan CITY OF DUBLIN 2, ) o -3o AGENDA STATEMENT CITY COUNCIL MEETING DATE: January 12 , 1987 SUBJECT Shannon Center Building Improvement Plan EXHIBITS ATTACHED A. Building Improvement Plan Report B. Memo from V. Taugher, Head Building Official RECOMMENDATION 1) Receive presentation from John I',' Nelson of Hansen/Murakami/Eshima,_ Inc. 2 ) Consider Proposed Recommendations 3 ) Direct staff to develop a recommended timeline as well as sources of funding as part of the Proposed 1987-88 Capital Improvement Program. FINANCIAL STATEMENT See attached report for Construction Cost Analysis DESCRIPTION At the February 24 , 1986 meeting of the Dublin City Council, the Council retained the services of Hansen/Murakami/Eshima, Inc. , to develop a Building Improvement Plan for the Shannon Community Center. The main objectives of the Building Improvement Plan were to: 1. Assess the overall condition of the building and identify deficiencies in building design 2 . Make recommendations as to needed building improvements 3 . Prepare a preliminary improvement plan and cost estimate The study done by Hansen/Murakami/Eshima, Inc. , comprised four main areas of concern. These areas are: ( 1) Life Safety, (2 ) Handicapped Accessibility, (3 ) = Function, as it relates to architecture, structure, heating, ventilation, air conditioning, plumbing and electrical systems, and (4 ) Maintenance. The Building Improvement Plan Report shown in Exhibit A is meant to focus attention on the modifications necessary to correct building deficiencies to accommodate present and future users of the Shannon Community Center. The report contains an analysis of existing conditions, recommendations for improvements and a construction cost analysis. The Head Building Official, Vic Taugher, has reviewed the report and his comments are summarized in Exhibit B. He is in agreement with the architects recommendations in all areas except handicapped accessibility. It is his recommendation that all doors and clearance in the hallways be accessible to handicapped. In discussing this matter with the architects, they have indicated that it is their intent to widen all doorways, but that there are two areas in the main hallway that are impossible to obtain the required clearance without destroying the columns that support the ceiling beams. This would be extremely costly and would alter the appearance of the hall so that it would not be in- conformance with architecture found throughout the remainder of the building. It is their recommendation that we seek a waiver... from the Building Official. ------------.------------------------_ ----------------------------- ITEM NO. ' AGENDA STATEMENT - Shannon Center Building Improvement Plan January 12 , 1987 Page Two Mr. Taugher also clarifies Title 24 requirements with regards to the necessity of an elevator. If restrooms are added to the lower level and if the lower level is accessible to the handicapped, then an elevator is not required. However, if a program was conducted downstairs and a participant was required to go upstairs, then an elevator would be required. It is the recommendation of . staff that the City Council : 1) Receive presentation from John Nelson of Hansen/Murakami/Eshima, Inc. 2 ) Consider proposed recommendations As the Building Improvement Plan Report was not complete at the time that the Five Year Capital Improvement Program was. prepared, funds were not budgeted for improvements at Shannon Center. Therefore, it is necessary for the Council to determine what improvements, if any, are to be made, in order that staff can develop a timeline for implementation, and funding sources to pay for those improvements . EXHIBIT A THE SHANNON COMMUNITY CENTER BUILDING IMPROVEMENT PLAN HANSEN/MURAKAMI/ESHIMA, INC ARCHITECTS & PLANNERS 424 SECOND STREET OAKLAND, CALIFORNIA 94607 I. Introduction Purpose of Study Project Description Procedure II. Analysis of Existing Conditions General Life Safety Handicapped Accessibility Function Architectural Structural Mechanical Electrical Maintenance III.Recommendations Life Safety Handicapped Accessibility Function Architectural Structural Mechanical Electrical Maintenance IV. Construction Cost Analysis V. Summary VI. Appendix Geotechnical Consultant Report Structural Consultant Report Mechanical Consultant Report Electrical Consultant Report VII.BibliographV Shannon Community Center Hansen/Murakami/Eshima, Inc. 1 t I. Introduction Purpose of Study This report presents a building improvement plan and preliminary construction cost estimate for modifying the deficiencies at the Shannon Community Center. The main objectives of the study were: 1. Assess the overall condition of the building and identify deficiencies in building design. 2. Make recommendations as to needed building improvements. 3. Prepare a preliminary improvement plan and cost estimate. Project Description The Shannon Community Center is located amidst a pastoral setting in the north-east corner of Shannon Park in Dublin, California. It was constructed in 1973 from plans developed by the office of Walter Thomas Brooks Architect. The Community Center is managed by the City of Dublin Recreation Department. It is used daily for community programs including meetings, receptions, dining, offices, jazzercise, dancing, child care, recreations programs and classes. Shannon Community Center Hansen/Murakami/Eshima, Inc. Procedure The study comprised four main areas of concern. These areas are (1) Life Safety, (2) Handicapped Accessibility, (3) Function, as it relates to - architecture, structure, heating, ventilation, air conditioning, plumbing and electrical systems, and (4) Maintenance. Current codes, regulations and building standards were used to assess the condition of the building. _ The following study is meant to focus attention on the modifications necessary to correct building deficiencies to accommodate present and future users of the Shannon Community Center. Shannon Community Center Hansen/Murakami/Eshima, Inc. • 3 II. Analysis of Existing Conditions General The Shannon Community Center is an aesthetically pleasing building with tiled, gable roofs and deep overhangs. The primary entrance is from the south by way of a wooden bridge which spans a creek channel. The main floor has approximately 8,500 square feet with an additional 5,000 square _ feet exterior wood deck. The lower floor provides an additional 3,500 ._ square feet. The building is a wood framed, sprinklered structure of Uniform Building Code classification type V, no hour construction. Its use for assembly purposes classifies it as a Group A, Division 3 Occupancy. Shannon Community Center Hansen/Murakami/Eshima, Inc. 4 Life Safety The Uniform Building Code sets standards regulating issues which affect the life, safety and welfare of a buildings occupants. These issues range from the type and method of a building's construction to the exiting of its occupants. The following items are not in compliance with current code regulations. 1. Required exiting from most occupied spaces is achieved by direct access to the exterior, thereby minimizing the amount of corridor space. An exception to this occurs at the required 2nd exit from the East Meeting Room (refer to page 7). This exit path, which is undersized, passes the public telephone, stairs and discharges out the side door. Another exception occurs at the corridor from the lower level Pre-school Room (refer to page 8). 2. The hardware on most doors which are required for exiting is improper, missing or needs replacement or adjustment. Typically, only one leaf of many double doors throughout the building is required for exiting by the code and has exit hardware. However, in the case of an emergency it is probable that both leaves of a double door will be used. 3. Doors to the exterior from the Kitchen, Social Hall and East Room have a 5" step at the threshold down to a concrete pad. A landing may not be more than 1/2" lower than the threshold of the doorway. Also a landing must be provided on both sides of a door. Shannon Community Center Hansen/Murakami/Eshima, Inc. 5 4. The doors from the Social Hall and offices through the entrance lobby to the exterior, are not required exits by code but they would likely be used as exits in an emergency. 5. Safety glazing material is required in hazardous locations. Locations adjacent to and in the same plane as a door are considered hazardous locations. Only some of these areas have safety glazing. _ 6. The primary path of travel from the main parking area to the lower _ level is through the main floor and down the stairs. These stairs serve an occupant load greater than 50 and should be not less than 3'-8" in width. The stairs measure V-5 1/2" wide. 7. The handrails at the above stairs are not continuous their full length and do not have proper extensions beyond the top and bottom risers as required by code. 8. The exterior stairs from the deck to the path on the east side of the building and from the lower level corridor up to the same path have similar deficient handrail configurations. Shannon Community Center Hansen/Murakami/Eshima, Inc. 6 I 9Ecp down concre Fe pad ^'--'1�- ----'-- .-_- --' 5 ste p own d to i.----G---- - --�- ------�•� -_� _- -{--. �� r ------- -.--- ---- ---- -- --L. -- �_ ill con.rc tc pod Kf Fchen - r --- ---= --- -- —1fj FXIk c j fbor hunhts should 6c ' I 11=xit� T 'ilic Sam c an 6et1h,yldcs - ------------ . I❑; —J Li L ❑I II I• f�ndrails --- �-• •..� �re rs a 5° Step to. __... - d no I � �G Cor7crGte dd�. ❑ Sim I ilar at W�51 Room (❑ ❑ _ mccE code Ino on West Room -rd kitchen �I P Social Ha II Eaat Room doors ❑� ❑• - _� r� Ex i I I. YxIE Q Entr Q- ' ri ----- -- -----------f-.-- °FI'cc I q \\Z2- door I • t Gam• �; '^ i�—= lfff}re rcyuire� wrdkh Io >`his cxil- door - ❑ _ �� r r 3 5omc windows adjacent__.__ fhesa doors arc not his does not meet \H.,Arail5 arc not to doors do MOE have rc9ulrcd e-X& doore. the minimum re9ulred conEfnuous and do not safety glazing as rejuircd. It Is pro6a61e that corridor'wtdth of 3'g" have Proper extens(ons• they Would 6c used �s cA5 in an •Door hardware Is IncompleEe, emergency. inoperative or needs- _ -----_�__. - �diusEmenE -- locationa i • I I I I MAIN:.LEVEL 0-4 S 16 tEl � EXISTING LIFE SAFETY . ._._.._._._._._......_._. I i R ndrai ,....... ...... ..... .. mee� code - Courl:Yard ._.... f...:....__. .._.. _.. _ ..._.. .._..: 17:7 _�._.. 1 5ce main level F-xtl _ plan for {airs R�-c-school Room and hariJral 1 I i `` :..-.. -� Fx1� I I � i mccLnj Room f - 1� n�rails do Ex1� r ttoi mcr-L : co�e. i ---; In{ermediafe rcgui re, �. LOWER LEVEL 04. 8 16 ® � EXISTING LIFE SAFETY Handicapped Accessibility Handicapped accessibility has become a major issue in the design of all buildings. It is regulated by the California Administrative Code, Title 24. The following items do not comply with current regulations. 1. The primary entrance to the Shannon Community Center is from the main parking area on the south side of the building. Handicapped parking is isolated on the north .side with no accessible route to the primary entrance. 2. A secondary entrance from the handicapped parking area provides access to the north side of the building. Circulation from the north entry to other areas of the building is through the East Meeting Room. This is the most direct route for non-handicapped persons. However, this path of travel does not meet minimum requirements for handicapped persons. Door widths, locations and hardware are all obstacles in providing an accessible path of travel. 3. Architectural features which generally comply with handicapped regulations are floor surfaces and thresholds. However, the number of features which do not comply outnumber those which do. The lower level, restrooms, telephones, and drinking fountains are inaccessible to handicapped persons. Also door widths are inadequate, hardware is inappropriate or lacking, and opening and closing door pressure is excessive. Shannon Community Center Hansen/Murakami/Eshima, Inc. . a -- Tom harid icap parking r l I I � r--- i eleadrario/ Ii _ I II ' sEcP _ � re9uirc I. - ---------- ❑-- �-------- -I-- �a �� � III � Pair o� Z=3" „ ——------ �r mimum door G widFh is 3'-0:. Nob acces5i6le q p __� II hardware Z'0" I-L •�, clots nob doors I II wrbE Room jI Social Hall I East Room c II clear space �-r ❑' i i ir re requlrcd on Pullside I • of door ❑ i--! L Ll l II I I i I. I� F.. I floor. L 1 ----I - - - --- ----- -� —`� I I , I ❑ _i 9 Hatdralls c car re ulre d do I!I 1 0 no[ have 3'-6" corridor j raPPcr •i i ❑- ❑.. ..G- _�❑•' - Cr..pt I 'p i-y widEh I c�P nslon5 I I -- I -1 co4nLCr 6e1 ghE= 3'-3" clear L- L -` ._Doorwl[j .,­.clearantes- _ -Telepho_nc Mounhny Handrails are noE too. high corridor w&h. -:- toilet shalls, and ::: helghl and - ------ on boih Sides' .e 3'•8' is minimum - _... 114ure heights. -, .. clearances 'do noE: . _ : stairs and do not required - . ....are-nob a4cessl6le. -__ meeb re9ulremenF5- have e-xkeneions i a� rcquirc I . Drinking j(ount3i.n .. does no Rave -•�I�_, re9uirad mounting hefIhl- or clearances i I I I I I • MAIN LEVEL I I >°rimarrl FnErance II r_; I [rem main parking U 0 4 8 16 I I I EXISTING. --- HANDICAPPED ACCESSIBILITY 10 �1 L , ._... _ ........ - HariAwls do noL -3 doors double door rc9uire meths iirc 6lock--d off ' . I , ' 18" clear nd ra i Is o j® spa�c rc�uir�d regurred F� ........_ Handrails wish I ax ctlsiotis are re uirecl on 6A si es o� all .stairs LOWER LEVEL 0 4 8 16 EXISTING HANDICAPPED ACCESSIBILITY Function - Architectural Several architectural deficiencies prevent the Shannon Community Center from operating efficiently. Some of these have resulted in additional monthly operating costs or limited rental usage. 1. Circulation from the Main Entry to the North Entry and parking area is through the East Meeting Room. Access to the Kitchen or West Meeting Room is from the exterior or through the Social Hall. This arrangement prevents usage of all three meeting rooms concurrently. 2. Acoustic problems occur throughout the community center. Sound reverberation is the main cause of the poor speech quality in the Social Hall. There is a lack of sound isolating materials in the walls, and the large amount of glazing in the Main Entry permits airborne noises to travel from room to room. 3. The configuration and location of the raised platform in the Social Hall is awkward. The depth of the platform does not permit users to be a part of the room and cuts off viewing angles from the room. Circulation from the entry to the Kitchen bisects the hall and increases the distance between the platform and the first row of seating. 4. Storage space on the main level is inadequate for major items including chairs, tables and a piano. 5. The Kitchen is of residential quality. The plastic laminate counter Shannon Community Center Hansen/Murakami/Eshima, Inc. 12 tops and wood cabinetry show wear. Most users hire caterers because there are no cooking facilities such as a stove or microwave oven. 6. At present there are three semi-private offices of which two are usable. An additional three semi-private offices are needed. 7. A portion of the lower level was designed for use as an arts and crafts room. It is now used as a pre-school room. Counters are 3 feet high and the concrete floor where children spend their time is covered with .. various area rugs. 8. The courtyard contains two small trees and a play structure for pre-schoolers. Because of the high concrete walls surrounding the area there is no air movement or visual relief. Heat build-up is increased with the reflectance off the light colored walls. 9. There are no restrooms on the lower level. 10. The new Master Plan of Shannon Park does not include restrooms for park users. A restroom with exterior access is needed. 11. Darkness and dampness limits the use of the lower level meeting room. There is not enough natural lighting in this room. 12. The ten feet six inch tall glass doors at the Social Hall and West Meeting Room are extremely flexible. The amount of glass in proportion to the wood stile and rail does not provide enough rigidity for a large door. When the doors are held open with a stop on the floor the closer at the top of the door bends the door nearly six inches. Shannon Community Center Hansen/Murakami/Eshima, Inc. 13 13. There are no gutters at the perimeter of the roof. Persons entering or leaving the building during a mild rain shower must cross beneath a sheet of water. 14. The exterior concrete slab at the entry to the lower level meeting room does not slope to the drain. Ponding during and after rains causes this entry to be unusable and promotes decay of the wood sill and mullions. 15. Energy Conservation within the building is almost non-existent by today's standards. . Drawings indicate insulation values of R-2.08 and R-7 at the roof and lower level ceiling. A minumum of R19 is used today. Wall and floor insulation, double glazing and weatherstripping are not apparent. This has resulted in large heating costs in winter and the need for air conditioning during summer months. 16. The new Master Plan for Shannon Park includes the retention of the children's play area south-west of the community center. It is important for parents at the Center to be able to monitor their children. This play area is not visible from the building because of the solid railings along the perimeter of the exterior deck. 17. The approach to the community center from the parking area is not highly visible. Persons going to the center are not directed towards it. • Shannon Community Center Hansen/Murakami/Eshima, Inc. 14 Rcsl�en�ial klEehen r--- --= 5eaon�ar4 end Handicap --- ----w/ minimal apTlianccs4 -- rii PEI i I rage . `Noriaa`En!n I. SeaEin9 begins here I space � ------------ Gp Lp foo far from o ----- L.• .. T -- r / Vcst Room Social Hall EasE Room �� inoperable doors - -• Q � _ t large la3s Acoustical . Pro61em 1- I i AcousEical Pr ms r1 -T r--I r-- o c I" n ❑ __.areas .abo.va_- 1 Q 61 F �I large 91ass I 1 " I f ,• .- areas above Y" `---------' --I ---/— --- -- �`a\��`l 3 aFFices ❑ ... L EnEr tl i I! SccuriEy r, Pro6lerns Fl I 1- 1 L ..Soli) rallinq �64&rWc�s-view .. RainwaEcr lows over - Dark room rinishe,s _o{ ahilArcn-5 pla4: : area {hc roof, ej4e, above Wood surfaces In EailcE A.Alls. I.. --"- Jo noh mec� health requirem=nrs No door a� .t-od.L- 3Eall MoSE room (iniShes -- -::Hre Eoo d2Y . _-Mininvl.use of Ehcrmal insulakian - C r r I I Primar - EnEran« From I MAIN LEVEL I I Main Parking LoE ....._. 0p4 816 i r_I j EXISTING FUNCTION ARCHITECTURE 15 Hi h re lcc�smcc �of �i9h� col one _ walls__.. __-- _... .......-..... ........ � Cour�Yarc1 Hot ! No air movcmen} 2_ —.... concrcE= {loo ( I . I Prc-school Room - - 3 ( ' Mectin Room concrcve oor � (Dark 4 amp) d with cracks I foil 6t- croJ,-J swag P �rcm ;the wall he 9u+-�c r for \thy deck above I I is In rrt icla i r No rco� rooms Pondin9 Solid woccl Doors wikh e.ra4 ks LOWER LEVEL ® q EXISTING, FUNCTION ARCHITECTURE Function - Structural / Mechanical / Electrical 1. The roof girders have severely split and twisted such that in some cases the supporting connections may be damaged. _ 2. Significant portions of the plywood nailing at shear walls in the basement did not engage the stud. In addition, the nailing of some plywood shear walls was less than indicated in the original plans. 3. Poor initial compaction of the soil at the perimeter of the building has resulted in settlement of the soil. The conrete gutter for. drainage of the exterior deck was intended to sit on top of the perimeter soil which has now sunken as much as 18". This gutter is now only attached to the side of the concrete retaining wall but not supported from below. 4. The steel girders at the north end of the bridge are supported on a neoprene bearing pad and bolted to the concrete piers. Slotted bolt holes were provided to allow for thermal expansion and contraction of the bridge girders, but the bolts are tight up against one side of the slotted hole. The bolts could eventually shear off. 5. The suspended light fixtures and large wooden chandeliers do not comply with current seismic code requirements. They must be able to swing to a 45 degree angle without striking anything, or they must be fixed. Shannon Community Center Hansen/Murakami/Eshima, Inc. 1 7 6. Contrary to Mechanical Code requirements the Men's and Women's Toilets have no ventilation. The original ventilation louvers have been removed and sealed off. 7. The only air conditioning in the building is provided by a window unit in the office space. Office users have complained that this cooling system is inefficient. 8. The building's heating system is composed of eight gas fired furnaces and three electric wall heaters. The gas furnaces supply the air into each room within a few feet of the grille which returns air into the furnace. This has resulted in poor air circulation and heating. 9. The heating system must be turned on before occupants leave for the building to be warm the following morning. This has contributed to the high energy costs. 10. The electric heaters in the Social Hall are not working well. When working properly they are still a high energy consumer. 11. General lighting is incandescent, with a row of very inefficient recessed fluorescent fixtures at the perimeter of the long walls of each room. The incandescent lighting system is very inefficient, providing low lighting levels in most areas. 12. The available power in the existing electrical service switchboard is only sufficient to handle minor additional loads. Shannon Community Center Hansen/Murakami/Eshima, Inc. 18 Elcclrie- wall I--- — --—... ------ --- � »?� --- � - heaters _ r------- — --- --------- ---' ---` v�--� CSC'.\ i existing .furnaces axls ing furnace 1 6 fG^r r ❑ --- i!ow light level rC� l _ 9 Wc,gf Rool}( Social Hall i East R-om Ej t. , •, r-�±. ' L- - 1 �- T - -T�4��.., _I_ -I__T �.-�I�� I i I .; I. i•i Twisting roof - -C�� 'L-� G ya ct c� cc. Gr `'•I- `l 4--t 1 L ' beams above I .. 4P suPPIY air•re9ister9 wall mounted low light levels air condihonin9 unit''" no ventilation • I Mootly incandescent li9htim' low light levels High enerq� corisumPtion Minimal air/heat eirculation -Air conditioning unit in office only ii -- I 1 jjTl I^^I I MAIN LEVEL }j– r- 0 4 8. 16 (T[-� I ! i EXISTING -� F UIN C T 10 N STRUCT./MECH./ELECT. e J-1 ....._....—- - i Cow l Yard i exiAin9 {t{rMaccs ! Prc school Room ' ' ...( _._ i , M�o�in� Room r i j.._. ..... ._ .. ... .... ... _. .: _....._ •I i�klc air/h�af circulation •IoW liq k L lcVGIS LOWER LEVEL 0 4 8 16 EXISTING LAEA I= U N C T I O N STRUCTJMECHJELECT• Maintenance General maintenance items which are presently in need of repair or replacement and will require periodic inspections are as follows. 1. Floor surfaces: Carpeting in the West Room needs replacing. Sheet vinyl and vinyl tile flooring in most areas is worn or has raised edges and needs replacing. The concrete floor slab on the lower level has cracks which have been patched. Periodic inspections should be made for any cracks which may develop. 2. Oak thresholds at exterior doorways are worn or show evidence of dryrot. This condition in conjunction with the inappropriate hardware and oversized flexible doors at the Social Hall and west meeting room has proven to be a security problem. 3. There is evidence the roof has leaked. Waterspots are visible on the underside of the wood ceiling in the office space. It is possible the membrane beneath the wood deck has failed in areas which are not easily accessible to inspections. 4. There are many knot holes in the wood decking which have been patched with sheet metal. Drainage from the roof spills onto certain areas of the deck and collects between spaced boards along with trash and Shannon Community Center Hansen/Murakami/Eshima, Inc. 21 leaves. In many areas the decking boards have little or no gap between which would allow for air circulation and drying out of the wood or proper drainage of water. Wet debris could eventually lead to decay of the wood deck as well as deterioration of the roofing membrane. 5. The wood decking at the bridge is not draining properly. The gaps between the individual wood boards which were intended for drainage are too narrow and have been filled with dirt and leaves. 6. There is no gutter at the perimeter of the roof. Rain water flows freely off the eaves and the ends of the roof girders. The ends of many of the girders show evidence of decay in addition to the growth of lichen. Many of the girders have "heart centers" and are severely split and twisted. 7. Electrical receptacles and light switches are showing signs of age. Many of the light fixtures are damaged, plastic lenses and door frames are missing and bulbs or fluorescent strips are exposed. Shannon Community Center Hansen/Murakami/Eshima, Inc. 22 dccaH and lichens ca61nekrN nccds r___ �___ j on roof 9Irders a6ove refinishm9 —_----- I --i ----_ — I k(itchan �Fil I wo rn floorin9 II ❑' ❑; Inoperable wall fan r j I C, D Gh D 611-,, wafer marks G -- .1 disiol red 1 on floor Gi wall finish r I I k'/c.5 Room -5o6ial Nall Fait Roojn I ❑ worn ❑ ~. worn earpck carPe� �kep. t' D ❑ I r-- r-H. Q-1 El ❑ F, -- ---- - i I , Ln:Lr- imopara6le 'of{Ice - I worn.floorin9 Wood deckin holes in re wood .-deck. . .. -worn%dry rokl:cd.thresholds - — build up of debris below broken rcceptaAl s, light swikches, dcckin9, inaccessible clif users ponding of waEcr to cicanin9 wa r marks on underside o{ wood 'cailin9 ..._. on wooden 6rld9c • I I I' .MAIN LEVLL 0 4 8 16 I ' EXISTING, r-Lr--, MAINTENANCE 23 i i I i Cour}hard wa}er marks above i Pre Scllool Room �l j l Mcc�in9 Room `-- i walcr marks } a 6ove {l cracks in ` woocl Joor-s • cracks in concrcte floor • worn / JrH rotTCq +l res6lcls • broken rcccptacic.s, li# .sWLHcs, dif iuscrs LOWER LEVEL 0 4 8 16 EXISTING MAINTENANCE z4 III Recommendations Life Safety Hansen/Murakami/Eshima places a high priority on life safety issues. The extent to which an existing building must comply with current life safety regulations, however, is determined by local building officials. There may be items which local officials consider as hardships and would not require compliance. We recommend that the intent of the life safety regulations be satisfied. The modifications required are as follows: 1. Door hardware should be installed or adjusted at all exit doors to satisfy exiting requirements. 2. Install exit hardware on both leaves of double doors even if only one leaf may be the required exit. 3. Provide an exterior landing within 1/2 inch of the threshold height on both sides of doors used for exiting. 4. Install or modify exit hardware on doors from the entrance lobby to the social hall, offices and exterior. 5. Glazing in hazardous locations as defined by the code should be of a tempered or safety glass. Shannon Community Center Hansen/Murakami/Eshima, Inc. 25 Please note that there are large panels of glass which because of their unusual locations are not covered by the regulations. The glass above doorways in areas used as exits could shatter during a fire or earthquake. We recommend replacing this glazing with safety glass or at minimum applying a four millimeter clear film (which is available as a security device) to the existing glazing. 6. Replace or modify handrails to satisfy code requirements at interior and exterior stairs. Shannon Community Center Hansen/Murakami/Eshima, Inc. 26 cxtcrior — dt cxiE doom 7 — -. --- --- - ---- -_ -- _ {rpical I I~ i Kitchen Repla-c under- r -------- -----i T .I L I I ',Patr o f ❑ ❑ I 3 O' wide I. l xl �------- - -- doors. --- ❑ ❑I❑I 0 A i p II LU I i West Room Social Nall EasE Roorn Ncw Exit i. ❑' ❑ --X'[-Iy film .used d5 ❑ - .' �.. .❑�,� j� - __-on ..91aZi\ -� .. exiE ••.. _ L,I r---�. i-- , I I u ❑- -- ' - ❑_ - ❑ ❑ E11 --- - r. _ L ! t— G n 7 tr N install 3=0" mode f y E — III — IIII tf I `1 door cxis�inqq Modi f Y doors/hardware j--4 to make IE 'o'era6lc JmLa I .exit Raloc c -[Ciephor1c RepLce handrails hardware .. to provide a minimum corridor = width of 3 8" Note: All exit doors t should ha✓c exit ha rd wa re IF ff i i 1E i MAIN LEVEL 0 4 8 16. RECOMMENDED LIFE SAFETY 27 _............._._..... I _ Courlr yard is r °ai Y 5 main level Exii - handrails to Pre-,56hool Room ----- Vii._ .... ..... Meciins Room ' Ins}all �'� I in}ermediaEc o � I handrail _ I LOWER LEVEL 0 '4 8 16 RECOMMENDED LIFE SAFETY Handicapped Accessibility Handicapped accessibility is a major concern in public buildings. Many of the community programs held at the Shannon Community Center are geared towards senior citizens who comprise a large portion of the handicapped population. It is our recommendation to make all major areas of the Shannon Community Center accessible to handicapped persons. Entry to the center from the handicapped parking area is through the North Entry. A path of travel from this area throughout the building should be established. Modifications include: 1. Provide a corridor from the North Entry to the Main Entry and Social Hall with a minimum width of 3 feet 8 inches. 2. Widen doors to 3'-0" wherever possible. 3. Provide 18 inches of wall space adjacent to and on the pull side of interior doors and 24 inches at exterior doors. 4. Modify all doors to include lever handle hardware, kickplates and closers with a maximum closing pressure of 8 1/2 lbs. at exterior or 5 lbs. at interior doors. 5. Modify restrooms to include a handicapped toilet stall with grab bars. All toilet accessories are to be within 40 inches of the floor. Adequate knee space should be provided beneath the counters. Shannon Community Center Hansen/Murakami/Eshima, Inc. 29 6. Replace existing and provide additional handrails with extensions beyond the top and bottom risers. 7. Install an elevator to provide access to the lower level. 8. Provide an accessible drinking fountain and public telephone which have proper clearances and heights above the floor. Shannon Community Center Hansen/Murakami/Eshima, Inc. 30 False- landing Rclocat� doors i'�_ -To-handicap Parking -- - - �o floor hei917 t- r-- -- -- -------- - -_-...--- -- ilaisc landing I I I I{ any addiElon or 1.0 floor he19h6 t---- --- - ------ - --- - ----❑ —� c\ti ❑ I I altcraFlon b madc to --- ! •, ,- I I the lower to�er level E mus 6e occc s3lble -- by an elcvabor III I I . II I � LXiend aeecssi6lc /- .. 'r• ' ---- -------r II -- -� ❑ Z ` F' I\ r I_ IIIr� r k of travel from rf h cnb2rFo 5xia l Hall 13oom5 � I i 1 Inshall S-0, Social Nall Instill 3=0" minimum doors Telephone c East Rmom [� �minimum doors oa M.— 1 i I ! Drinking �ountalnJ` I, A ❑ ❑ r--! J---j �1i I i Lit Raise larldin9 lower -i - !I Remove - -- ---------- t -= •• -' Relocate door, make it 5-0". i' �� cncioSUra I r---r Rrovidc handrails II wiFh exFcnsions II r r- -L L i - Mol Men•s Restcroom Modiry Women's Restroom to 1 Irldi4,ap tonal, - Fo 1 handicap d• 2 rc9ular Not-,: boor hardware 1 re� . toilet.-d 1 urinal toilets: to all occupied spaces Provide 29".clear .. Provide 29' clear should be made ae-essi6le 6clow lavatory 6elow' lavaFor4 �I -.fill accesorles-_.arc . to be with .40•.:- I I� of the `leor - r r I I I i MAIN LEVEL 0 4 8 16 i t I RECOMMENDED• - HANDI,CAPPED ACCESSIBILITY 31 Provides cicvaEor and corridor it anti Jdihorl or ol�craPiom IS madc �o �hc lower Icvcl --1---rte._.. ._... ._. ._.. __. ._. i I1 �.._......_............ _� _.... I i --.. ........ _..Courkyard 1 j, � 1!{ relocate Jaor ,.:__..... I ..._.._.. ....� ...... ....... - Rc lace it h Provul c w r handrail 50" door and pre-sohocl Room - 5ideli9h� ±j - with cxlcnsions ... 7. Jr_._.... ........ L i Rcvnrsc door -swine RampP with Mcc�in9 Room j Ivndrails Provides handrailsi i w&h eAcnsions - LOWER LEVEL 0 4 8 16 RECOMMENDED HANDICAPPED ACCESIEILIT� Function The Shannon Community Center was constructed in 1973 to serve the needs of the community at that time. Present uses and needs have changed. As a result, the center should reflect these changes to function efficiently. Function - Architectural Modifications to several architectural features would be conducive to efficient usage of the Shannon Community Center. The following are our recommendations. (Refer to pages 36, 37, 41, and 42 for additional information). 1. Circulation would be improved with a corridor from the North Entry through the East Meeting Room to the Main Entry and Social Hall. This would isolate the rooms and encourage their independent use. 2. The acoustic problem in the Social Hall could be reduced with the installation of sound absorbing panels on the walls and/or ceilings. (Refer to reports generated by Charles McMillan of the Lawrence Livermore National Laboratory Volunteer Program). We do not recommend the use of carpeting because of the large dance groups which use the _ room. 3. The raised platform should be removed and the rear wall moved forward. This would create some much needed storage space. A new movable platform could be located at either end of the Social Hall. Shannon Community Center Hansen/Murakami/Eshima, Inc. VA 4. The kitchen should be finished with more durable surfaces and should have a range and microwave oven to accommodate different caterers, non-catered affairs and possible cooking classes. 5. Three additional semi-private offices should be created within the general office space. 6. The pre-school room on the lower floor should be adapted to the children with use of lower counter heights and carpeting. _ 7. Softening the courtyard with the use of planting, trellises, a fountain or pond would make it a more pleasant space and expand the possibilities as to its use. 8. Provide additional restrooms on the lower level which are accessible to the handicapped, children, and the exterior. The location of these restrooms improves the proportions of the meeting room while eliminating the dark area of the room. This would make the room more enjoyable and therefore more usable. 9. The ten feet six inch door heights should be lowered to eight feet or seven feet to achieve the rigidity needed. This in combination with the installation of hardware on both leaves of double doors and replacement of worn or dry rotted thresholds would secure the exterior doors. Shannon Community Center Hansen/Murakami/Eshima, Inc. 34 10. Gutters and downspouts would be difficult and expensive to install at the roof perimeter. We recommend installing rain diverters at entryways. 11. Replace the concrete slab at lower level meeting room entry with a slab sloped to the existing drain. 12. The priority for providing thermal insulation is first the roof, second the walls, and third the floors and windows. We recommend that at least roof insulation be installed to the underside of the wood ceiling in the Social Hall meeting rooms and office areas. Weatherstripping - should be installed at all doors and operable windows in conjunction with other door and window modifications. 13. The solid guardrails at the perimeter of the deck could be replaced at portions with wood pickets to provide visibility from the building to the children's play area. -- 14. The approach to the Community Center would greatly improve with the incorporation of the plans for the fountain at the end of the bridge as recommended in the New Master Plan for Shannon Park. This fountain area would serve as a focal point for directing people from the parking area to the Center. Shannon Community Center Hansen/Murakami/Eshima, Inc. 35 U grad° --.a in. q. Provide dlverEers on a dlElonal roof a6ovc c K IEhcn I ! ❑ ❑ ❑' ❑ ......--------- �1-----i-�._ .i I� NorEh EnEry --- 1 Ly T i J (N w walls; �- E -- M err �- I- --- --Elevator (or ad�lihon,al ` 1 ❑ _ I s1'ora9e below - j----'� � - L.,•.- ; Porkable Pla��orm i.i f I ❑ ❑ � i---- j n ❑i 1 may be located -- r—C i ' opposite end o{ 1.1211 P ifo u C \A/e:5t Room __ Social Hall " �� — < I )as Room —' r'PPIy -safety film ---II hE colored ._. --lurid As-r61n usEora e I S°Nnd absorbing r - ❑ on lazin above 9 3a et dm q 19 ❑ I Inishes an walls �}-'LLI ' cxitg g floorin9 y finishes on walls ! I L_ !I i ❑ I = G L w t --, ---- -- -----i— — �I lowal EnEr .._ .. , I of f IGG3 '� Modify doors/hardware', C'i i ❑ .. — -- --e—o— __ .�..�. `-�.—.G ❑ �. . to make °Pcra6lc '- I a y Re-pIace/rnodifY Install diverEcrs on roofs Provide corridor hardware 1:, aE enErywiys, Frpical circulahon improves securil: ' Provide openings in .solid railings Eo provide v1si6ilikq. 1 I I I I I .MAIN.LEVEL. 0 4 8 16 I ^ r l RECOMMENDED F U N C T I'O N. -ARCHITECTURE ' I InS�all �r�llis exisl-in9 pla►� sCru��'urc bo, f--1 I : 1 1 _ � �� Cour�tlarcl l:or2q � I plart}-in (vines) i:. ::......:::...J.._ elcv i _...� ........ on wal carp�r►n9 lower co�in{cr Pre-xhool Room Hi-�- for - cki� rem ILLam r' : + IL-J11-i Q ErT ' r McGtfn9 FZoomn I _ light colored Wome ' I carpc�in9 � �� New 91ass cnErj doors I i° i ..._........ . ® _. _..................... Inst-all resiroom ;acilihcs 5lopc new eoncrrJc wil7h exterior 'access. awa4 front crtkr4 (Minimum 2 toilc}s 12 lavaEorics io area drain cacti Sex) . LOWER LEVEL 0 •4 8 16 � RECOMMENDED FUNCTION ARCHITECTURE Function - Structural / Mechanical / Electrical Modifications to these major subsystems are necessary for this building to operate most efficiently. The following are our recommendations. 1. It is not possible to repair the twisted roof girders other than to replace the existing members with new members. This is an aesthetic decision. The possible damage at the supports of the girders caused by the twisting is unknown. All of the connections should be inspected so the degree and extent of the damage is known, and the damaged _ connections repaired. 2. Additional railing should be applied to the existing plywood shear walls. 3. The perimeter soil at the foundation walls has settled due to poor initial compaction. Additional soil needs to be added to support the _ exposed concrete gutter. If left unsupported the gutter may eventually break off from the wall. Unless the deck drainage system is altered the gutter should remain in its present location. 4. The end bearings of the steel bridge girders should be repaired to prevent the bolts from shearing off. 5. The chandeliers should be tied back so they would not swing and be _ damaged or cause damage in an earthquake. Shannon Community Center Hansen/Murakami/Eshima, Inc. 38 b. A toilet exhaust fan should be installed in each toilet room with ducts extending up through the roof. Make-up-air should be provided through door louvers. 7. An existing furnace provides heat to both the Main Entry and the Offices. Since heating is not necessary in the Main Entry, those registers can be removed and sealed off. A new furnace and air conditioning unit could replace the old furnace and hook up to the existing ductwork which will serve only the office spaces. Then the wall air conditioning unit in the offices can be removed. 8. New exposed round ductwork can be added to each furnace and run in the high ceiling spaces to provide adequate circulation of heated air out into the middle of the large rooms. 9. The existing furnace system is not capable of bringing in and circulating 100% outside air. It may be possible to modify some of the furnaces for this capability. This feature in addition to the added _ ductwork mentioned in item 7 will improve the air circulation. 10. With the addition of the exposed ductwork the inefficient electric wall heaters should be removed and the openings sealed off. 11. Each furnace should have a time clock which would control the operation of the system. This clock would turn the furnace on and off at pre-set times to adequately warm the building in winter. Shannon Community Center Hansen/Murakami/Eshima, Inc. 39 12. The existing incandescent lighting fixtures are extremely inefficient. It would be wise to replace them with more efficient fixtures with higher foot candle levels. At a minimum the incandescent lamps should be replaced. 13. The available spare capacity in the electrical service switchboard is 36 KVA. This would probably be sufficient to handle the proposed additional air conditioning and toilet exhaust fans. With the additional power needed for the proposed elevator, kitchen equipment and other miscellaneous uses the available capacity will most likely be exceeded. We recommend the installation of a new service conduit and main switchboard. Shannon Community Center Hansen/Murakami/Eshima, Inc. 40 remove electric -xhausk -5ps em ; - r--- wall heaters for kitchen �I -- _.___-- ---- -- i Itehen G.—n.'. r ❑ � I ❑ Re to'.3 fll IL I ' ' change e I We3t Room I Social. Hall East Room ---?. . - I r .Provide nkw expo.ed 9. r(-'�~ j °� c-� cl� �� I• _ ��' I I d4C�WOr �ro1T1 cXi3'�In r' I furnace unl�s I I I ---------------- L— - =close off .._ exhaust fans ' L L heat registers - in Io66Y Typical: New Air Condi{ionin9 Condenser secure li9hf fixtures [rom Sway III to tic into existin furnace unit• Provide lime clock and sumer. .. for off ice space? 3wilch for each furnace system ! Provide roof insulavion Replace existing "vice ndescenF. ligqkt- fixtures �'- with more efficient, 6ri 'Ht er f ixLdres— r r I I I i I 7 i I MAIN LEVEL _T _ I 0 4 .8. 16 i t I ! i RECOMMENDED -- -i -� FUN C T I ON STRUCT./MECH./ELECT. 41 ..._�.. . - Cowry and ! •� I �Ic% i ? -_:..... Pry �hool R oo m - i �71 LL- Mcctino Room !! cxatrst fans o n's fi i , Ncw dwctwork !` Rcs�rocwu faciliFies Z koile�s / Z lavatories a womens ! },oi6� / I urinal /.2 laval•oric s LOWER LEVEL at mans 0 4 8 16 RECOMMENDED U N C T I ® N STRUCTJMECHJELECT a Maintenance The following items are presently in need of repair or replacement. This -- is not a complete list of all future maintenance items, but merely a list of the major items that need attention. 1. Replace carpeting in the West Meeting Room. 2. Replace sheet vinyl and vinyl tile flooring throughout the building. 3. Cracks in the concrete slab on the lower level should be patched with an epoxy injection as they appear. It is inadvisable that sheet vinyls, vinyl tiles or similar floor finishes be placed in these areas as any future cracks would be transferred through these materials. If a floor finish other than concrete is desired, carpeting is recommended. 4. The worn wood thresholds at the exterior doorways should be replaced. New exterior wood thresholds would require continuous inspections and maintenance due to constant exposure to weather. A metal threshold requires less maintenance and is recommended. 5. Water spots on the wood ceiling indicate water has at some time penetrated the roofing membrane beneath the roof tiles. It is recommended that the leak be found and repaired. It is especially important to water test roof areas which are to receive insulation even if water spots are not evident to limit any damage to the new insulation. Shannon Community Center Hansen/Murakami/Eshima, Inc. A I b. Maintenance of the wood decking system is a major problem. To avoid the accumulation of water on the deck surface, larger gaps are needed between each board. But this is a hazard to women with high heels. The water and debris which flows through the gaps accumulate on the roof membrane below. This area is inaccessible to cleaning. The consequences of this are eventual decay of the wood decking and deterioration of the roofing membrane. Decay of wood decking is not always visibly apparent. The only way to find out if decay is taking place is to remove selected areas of the - deck and investigate the existing conditions. There are two alternatives to deal with this problem. Minor repairs can be made to the wood decking and at the same time the sloped roof membrane below the decking should be cleaned out to insure proper drainage. If extensive repairs to the wood decking or roof membrane are needed, or positive drainage cannot be easily achieved replacement of the entire wood decking system is in order. A monolithic surface which does not trap water and debris will be eventually needed. 7. Holes have been drilled near the edges of the wood decking on the bridge to alleviate the accumulation of water. These holes along with the gaps between the wood boards must be periodically cleaned. If additional drainage is required individual boards should be removed, and replaced. It should be noted-that over time the wood boards will be worn in their centers and cup. Periodic replacement of boards will be required. Shannon Community Center Hansen/Murakami/Eshima, Inc. 4• 1 ' I8. The ends of the roof girders should be cleaned and decay should be repaired. A long term correction would be to cap the ends of the 1 girders with sheet metal, allowing an air space for ventilation. If this work is not performed in the next few years, the rot could slowly spread to the region of the support of the girders at the exterior ( walls. l._ Iry� 9. The electrical receptacles, light switches and fixtures which are not rfunctioning properly. or are dangerous to occupants should be replaced. 1 ' L f= L L L Shannon Community Center IHansen/Murakami/Eshima, Inc. t_ 45 I Clean up and repair clay -- of roof 9irdors. A plq i f sheet meEal caps .A� ends. Ell- ., ' I I j II it � ,- ❑ "Refinish . ... ._ . ❑ ❑ ❑r-----ll � I _ I .'j Wes - Room '- ❑ Social Nall ❑ <•" .;=ash Room .. I ;-114'MIR 1'11 1 C ❑ ❑ j C ❑ i I T -- -- ------- --- G G IC I Re lava worn /dr rcthed �hrc holds. a vc ecte arc 4!, of r mo ael d rc s Rep it 7 re lace broken rccc tacle3, _ deck and invcshi5Ac conditions. Pa P P Make minor repairs where :li9hf..switches, Alfusers ^1es� --roo for Icaks prior Lo Clean" out drain holes ' .reyuired..__I�-major repairs arc E f P required, removal of entire. painting, insulating, etc. j and s aces between replace floor finishes pp wood deck and application of Individual boards. a monolithic Surface __.• -�l j is recommended. i MAIN LEVEL. 0 4 S 16 I RECOMMENDED MAIN-TENANCE I - - 46 .................. Courtyard Pre • .3c6ol l?oom /* L j: L j : I Pl: • Pa ck cracks in comr-rc�c --,1a6 (w6crr- mfcJeJ) • R.=p a-c worn / jt-9 r.t+cj tHres6lJs • Replace crackeJ wool, Doors /re-pair 6roke-m rcccp�jalcs, LOWER LEVEL lijk� switc-Hcs, Jilfusers -0 4 8 ' l6 11E RECOMMENDED' 7rM MAINTENANCE is IIV. Construction Cost Analysis A cost summary for the various modifications considered is included below. These are rough costs at this time as specific repair methods have not been developed. These are construction costs only and .do not include costs for design services, City time, temporary relocation of activities, financing, furnishings, etc. Also these costs are based on mid 1986 costs of construction. 1 Areas of Concern" Cost Modification L/S H.C. Func. Maint. 1 X X X 2,350 Single door hardware at all locations (including lever handle, closer, kickplate, threshold and (_ weatherstripping etc. ) IX X X 5,000 Double door hardware at all locations X X X 3,000 Replace 2 sets of double doors at East Meeting Room with 1 pair of 3'-0" exit doors (including hardware) I_ X 3,000 Lower door heights from 10'-6" to 7'-0" (2 locations) X X 1,000 Exterior landing level with interior floor level �. X 500 Tempered glass in hazardous locations X 1,500 Safety film on glazing above exitways X X 6,500 Handrails (interior & exterior) *Areas of concern relate to the four major categories of work referred to in the report and listed below. L/S - Life Safety; H.C. - Handicapped Access; _. Func. - Function; Maint. - Maintenance Shannon Community Center Hansen/Murakami/Eshima, Inc. 48 Areas of Concern* Cost Modification L/S H.C. Func. Maint. X 2,000 Relocate doors to achieve 18" jambs X X 7,500 Corridor system from North Entry through East Meeting Room and storage room X 7,000 Acoustic wall panels in Social Hall X 4,000 Acoustic wall panels in East Meeting Room X X 5,000 Remove platform at Social Hall, relocate wall, provide movable platform X X 20,000 Kitchen (Remove pantry, warmer. Replace cabinets. New Wolf range, oven, microwave, ventilation & lighting. ) X 4,000 Three semi-private offices within general office space X 3,000 Lower counter heights in Pre-school Room X 5,000 Install carpeting in lower level Meeting Room and Pre-school Room X 5,000 Develop courtyard with planting, trellises, etc. X 1,500 Reslope concrete slab to drain at lower level Meeting Room entry X X 60,000 Elevator (including new North Entry, courtyard access & corridor through Pre-school Room) X 1,500 Provide accessible drinking fountain and telephone X X 10,000 Existing Restrooms (Handicapped access, increased lighting level, lighter non-absorbent finishes) Shannon Community Center Hansen/Murakami/Eshima, Inc. 49 Areas of Concern* Cost Modification L/S H.C. Func. Maint. X 2,000 Ventilation for existing restrooms X X 20,000 New lower level restrooms X X 1,000 Exterior access to lower level restrooms (ramp with handrails) X 1,000 Diverters at roof over entryways X 18,000 Roof insulation at Social Hall, East & ' West Meeting Rooms and Offices. X 2,500 Replace a 20 foot section of solid rail at deck with spaced wood members. X 6,000 Repair supports of twisted roof girders. X 1,000 Additional nailing of existing plywood shear walls. X 300 Repairs to the end bearings of the steel bridge girders. X 1,000 Brace wood chandeliers X 8,000 Air conditioning system for offices X 7,000 Exposed ductwork from furnace systems ($1,000 ea. system) X 10,700 Capability for circulation of 100% outside air. ($2,000 ea. furnace rm. + $100 ea. furnace) X 300 Remove electric wall heaters. X 2,100 Time clock for each furnace system. _ X 30,000 Replace incandescent lighting system. Social Hall $10,200 Office 3,100 Lower Meeting Rm. 3,500 East Meeting Rm. 5,000 West Meeting Rm. 3,000 Toilets 800 Hall & Stairs 1,200 Pre-school 3,200 Shannon Community Center Hansen/Murakami/Eshima, Inc. 50 IAreas of Concern" Cost Modification L/S H.C. Func. Maint. fX 12,500 Electrical service conduit and switchboard to replace existing. 1� X 18,000 Replace vinyl the and sheet vinyl flooring LX 3,500 Replace carpeting in West Meeting Room. I , X unknown Verify and patch leaks in roof. X 10,000 Remove portions of exterior wood deck and bridge, investigate and make repairs. X 10,000 Repair and cap ends of exposed roof I girders , • X 2,100 Replace worn electrical receptacles. X 900 Replace worn light switches. TOTAL $326,250 If all corrective work is done. Economies in construction may be achieved if certain modifications are combined. 15,000 If entire deck is removed and replaced with a monolithic surface. r Shannon Community Center Hansen/Murakami/Eshima, Inc. 51 i V. Summary 1 This report has presented many recommendations which if applied would enable the Shannon Community Center to operate more efficiently and comply Iwith current code regulations. The extent to which an existing building L must comply with current regulations is determined by various agencies. ( , Life and safety issues are in the jurisdiction of local building . r officials. Handicapped accessibility requirements are governed by state 1 regulations. It is the owner's decision as to what functional or maintenance items are done. I_ The only regulations which are specific as to the amount of compliance are the state requirements for handicapped accessibility. If the total Iconstruction cost does not exceed $64,000 (current valuation threshold) ( . compliance is limited to the actual work of the project. The following I. requirements apply regardless of the valuation of the work. 1. The area of remodel must comply. 2. A path of travel to the remodeled area must comply and L3. bathrooms, telephones and drinking fountains serving the remodeled area must comply. ls„ The Shannon Community Center is the home for many community programs including some geared strictly towards senior citizens and children. We believe that for this reason the life safety and handicapped accessibility r items are of the utmost importance. L Shannon Community Center Hansen/Murakami/Eshima, Inc. IVI. Appendix I� I � f- f � L L IShannon Community Center Hansen/Murakami/Eshima, Inc. 53 Peter A®tdueer and AssD�intes, Inc. PPeter rresidendveer, PE. Geotechnical Consultants Richard Short, P.E. Executive Vice President Ronald Bajuniemi, P.E. 425 ROLAND WAY, OAKLAND, CALIFORNIA 94621, 415/568-4001 Vice President Engineering Patrick Stevens, P.E. Geotechnical Engineer May 30, 1986 Michael McRae, P.E. K215-26, 08477 Geotechnical Engineer Dawn Rinaldi, P.E. RECEIVED Geotechnical Engineer Hansen/Murakami/Eshima, Incorporated JUN 3 1926 424 Second Street Oakland, California 94607 HANStN MURAKAMI ESHIMA Attention: nits. Lorna Dare RE: GEOTECHNICAL DATA REVIEW DUBLIN RECREATION CENTER DUBLIN, CALIFORNIA Ladies and Gentlemen: In accordance with your request, we have reviewed the soils report and other available soil and geological data for the Dublin Recreation Center located west of San Ramon Road and north of Shannon Avenue in Dublin, California. Based on our review, the generally accepted location of the eastern trace of the Calaveras fault zone in the vicinity of the site has not changed since the preparation of the Earth Sciences Associates report dated August 1971; and this fault trace essentially follows San Ramon Road. In addition, more recent geological maps of the area show that traces of the _ Calaveras fault are located west of the site. These maps indicate that the structure is not within 50 feet of the presently mapped traces. However, subsequent to the submittal of August 1971 report, the site was included within the Alquist Priolo Zone for the Calaveras fault. Under the guidelines of the Alquist Priolo Act the soil and geological reports for all structures within the Alquist Priolo Zone are to be reviewed by the county geologist. We are unaware as to whether the report for the recreation center was reviewed as required. Based on our review of the structural drawings we understand that a _ portion of the building has a structural- wood floor and another section has a slab-on-grade. This composite floor section was recommended in the original soils report to avoid the impact of the expansive surface soils encountered at the site. We understand that the slab-on-grade has cracked in some locations. These cracks are probably the result of expansive soils which underlay the slab in some locations. -._ The conclusions and recommendations presented in this letter have been made in accordance with generally accepted soil and foundation engineers principles and practices. Hansen/Murakami/Eshima, Incorporated May 30, 1986, 08477 Page 2 If you have any questions regarding this letter, please contact us. Very truly yours, PETER KALDVEER D ASSOC. , INC. Ronald L. Bajuniemi Soil Engineer CE #2 362 RLB:ms Copies: Addressee (3) L L L I I _ • 55 DAVID LOGAN MESSINGER AND ASSOCIATES, INC. CONSULTING STRUCTURAL ENGINEERS 4009 WEBSTER STREET, OAKLAND CALIFORNIA 94609 r TELEPHONE (415) 655-9700 June 1 1 , 1986 DAVID L. MESSINGER, S.E. �1:.;:'J I ! O^ ARTHUR W. ANDERSON, JR., S.E. GERARD T. OUINN, S.E. [_ Hansen, Murakami , Eshima, Inc . Architects and Planners ( 424 - Second Street Oakland, CA 94607 Attention: Ms . Lorna Dare Subject : Structural Review Dublin Recreational Center (� Dublin, California l Our Job No . 8640 fLadies and Gentlemen: Pursuant to our request and authorization,y q we have reviewed the structural aspects of the subject building . The purpose of this review is to determine if there are any serious seismic deficiencies in the structural system , and to comment on the structural condition of the building. We were given a half-size set of the architectural, structural, mechanical , and electrical drawings ; a set of the original [_ calculations; a soils report; and the structural portions of the specifications . LOur review process consisted of the following: 1 ) An initial site visit . I2) Review of the construction documents supplied. l.a 3 ) A - final site visit . L The building is sited west of San Ramon Road and north of Shannon Avenue in the City of Dublin. It is wood frame -construction, with the easterly portion being two stories in height, and the L westerly portion being one story in height. The westerly portion has a wood framed floor supported by concrete grade beams and drilled cast-in-place concrete piles. The upper floor of the easterly portion is of wood framed construction supported by steel beams , and the ground floor is of slab-on-grade construction. There is a footbridge which spans the creek to the south of the building which' is constructed of wood decking on wood joists which are supported on steel beams. The steel beams span 54 feet to concrete piers on either side of the creek. l_ 56 I IMs . Lorna Dare _ June 11 , 1986 ( Page Two The building was designed by the structural engineering firm of Goplen and Yokoyama in 1971 to the provisions of the 1970 Uniform Building Code (UBC). The structural calculations indicate that a seismic force factor of 20% of the dead weight of the structure was used for the design of the components of the seismic resisting system, whereas the UBC would have only required 13.3% of the dead weight. This more conservative seismic factor was probably used due to the close proximity of the Calaveras fault, the 'main trace of which is only about 50-60 feet from the east end the building. The structural calculations were well prepared, and our review indicates that all of the items normally ..considered in the seismic design of a building were considered. The structural f drawings and specifications were also well done, and carried out the intent of the design assumptions of the calculations. I The soils report was also reviewed and its recommendations were incorporated in the design of the building. A considerable effort was made by the soils engineer to locate the fault zone , and they found it to be to the east of the building site. Since the Calaveras fault is considered active , a phenomenon called "fault creep" is associated with this type of fault. "Fault creep" expresses itself in relative lateral movement of the ground on either side of the fault zone. When "fault creep" occurs through a building, it will distort it, and eventually pull it apart to an extent that structural components and (- connections are damaged or destroyed. The . building was examined 1 to see if there was any evidence of "fault creep" damage, and the only thing which would- suggest damage from "fault creep" was L slab-on-grade cracking in the lower floor at the east end of the building; however, we believe that this cracking is due to heaving of the expansive soils beneath the slab and is not due to "fault creep". The physical condition of the structural elements of the building were examined where they were accessible . to view, and the Ifollowing items were observed: Bridge_Decking: The decking boards on both the bridge and the L deck at the south side of the building have little or no gap between which would allow for breathing and drying out of the wood, and drainage of water. The consequences of this are L eventual decay. There are many knot holes in the wood decking which have been patched with sheet metal. Drainage from the roof spills onto certain areas of the deck, and could eventually lead to decay. In certain areas of the deck, the boards are spaced and allow trash and leaves to fall down onto concealed roofing. The debris on this roof was wet and could eventually lead to decay of the wood deck as well as deterioration of the roofing f_ �-7 I l } I Ms. Lorna Dare June 11 , 1986 IPage Three material. At the north bearing of the bridge, the steel girders (- are supported on a neoprene bearing pad and bolted to the I concrete piers . Slotted bolt holes were provided to allow for thermal expansion and contraction of the bridge girders, but the bolts are tight up against one side of the slotted hole. This f condition could eventually shear off the bolts. Roof Girder : The roof girders in many cases cantilever beyond ( p the eave of the building, and rain water pours freely off the end of the eave and the ends of the cantilever girders. The ends of many of the girders show evidence of decay, and there are lichens on the ends of the girders . Many of the girders have "heart centers" and have severely split and twisted. The girders have twisted in some cases to an extent that the supporting connections may be damaged. 1_ The following construction deficiencies were noted during our final site visit : �- Wood Columns: . The drawings clearly show groupings of four 8"x8 11 wood columns at the primary support for the transverse girders. 611x611 posts were installed. Plywood Nailing: The back side of certain plywood 'shear walls in the basement were accessible to view, and it was observed that a I fairly significant portion of the plywood nailing did not engage the stud . Also , the nailing of some plywood shear walls was less than indicated on the drawings . �- Settelment of Soil at Perimeter of Building:__ __ _ _ng_ We have been told that there is concern that the settlement of soil around the L perimeter of the building is caused by seismic activity. It is our opinion that this settlement is caused by poor initial compaction rather that seismic related activity. Throughout the upper floor of the building, there are several custom made suspended chandiliers which are made of wood and glass and are suspended from a chain. These chandeliers should be tied back so they would not swing and be damaged in an earthquake . Please let us know if we can be of future assistance . Very truly yours , David L. Messinger DLM:ff DAVID LOGAN MESSINGER AND ASSOCIATES, INC. CONSULTING STRUCTURAL ENGINEERS 4009 WEBSTER STREET, OAKLAND. CALIFORNIA 94609 TELEPHONE (415) 655-9700 DAVID L. MESSINGER. S.E. July 21, 1986 ARTHUR W. ANDERSON, JR., S.E. GERARo T OUINN, S.E. Hansen, Murakmi, Eshima, Inc. Architects and Planners 424 Second Street Oakland, CA 94607 - Attention: Ms. Lorna Dare Subject: Structural Review Dublin Recreational Center Dublin, California Our Job No. 8640 HMEDUBI-8 L Ladies and Gentlemen: You have asked us to review our letter to you dated June 11, 1986 , and to express our opinion on which of the items listed therein should be repaired, and give an order of magnitude cost associated with the repair. Our comments will follow the order in which the items of concern were listed in our June 11, 1986 letter. l_ Bridge and Building Decking: Decay in wood is an isidious process, and is not always visibly apparent. The bridge and L building decking, although exposed to winter rain, still appear to be sound, but we cannot guarantee that decay does not exist. Certain measures, such as insuring that drainage from the roof is taken off in some positive manner, and irrigation sprinklers moved or adjusted so as to not water the deck, could be taken to slow the decay process. The only way to find out if decay is taking place is to remove selected areas of the deck and investigate the existing conditions. We suggest an allowance of $10,000 to remove decking, investigate and make repairs. Roof Girders : The decay and lichens on the overhanging ends of the girders is more of a maintenance than a structural problem. A suggested long-term correction would be to clean-up and repair the decay, and cap the ends of the girders with sheet metal , allowing an air space for ventilation. We suggest an allowance of $10 ,000 to carry out the suggested corrective work. The twisting of the roof girders is impossible to repair without removing the entire roof and replacing these twisted girders. I 5 I IMs . Lorna Dare July 21, 1986 Page Two (- Wood Columns: 8x8 wood columns were specified, but 6x6 columns f� were installed. Our calculations indicate that the 6x6 columns are sufficient to carry the roof loads. Plywood Nailing: We suggest an allowance of $1,000 to brace the chandiliers . During a recent phone conversation, you asked our opinion on ( whether there would be breakage of the large panes of glass during a large earthquake. The architectural drawings indicate that the glass is merely held by wood stops with no indicated allowance for movement. It is difficult, if not impossible, to calculate the movements during an earthquake of a plywood braced building. We do know, however, that there will be movement which will deform the frame in which the glass is held to a parallelogram shape. The glass is very rigid, but brittle, and there is a good probability that the glass would shatter in a large earthquake. f_. I hope this letter will satisfactorily answer your questions, but we must re-iterate that the remedial cost suggested is merely our I "best guess" at this time because we have not developed specific repair details , and have -not consulted a cost estimator. IVery truly yours, CDAVID L. MESSINGER AND ASSOCIATES LDavid L. Messinger DLM:ff c i i I ' DAVID LOGAN MESSINGER AND ASSOCIATES, INC. CONSULTING STRUCTURAL ENGINEERS 4009 WEBSTER STREET, OAKLAND, CALIFORNIA 94609 TELEPHONE (415) 655-9700 DAVID L. MESSINGER, S.E. f ARTHUR W ANDERSON, JR., S.E. October 16 - IT , 19 8 6 -� GERARD T. OUINN, S.E. I Hansen, Murakami, Eshima, Inc. \ Architects and Planners 424 Second Street Oakland, CA 94607 Attention: Ms. Lorna Dare Subject: Structural Review Dublin Recreational Center r Dublin, California I Our Job No. 8640 . HMEDUB2-8 lLadies and Gentlemen: Your office has requested that we make a more comprehensive list l of structural repair costs for the subject building then were 1 outlined in our letters of June 11, 1986 and June 21, 1986. Our costs are based only on our judgment after viewing the I deficiencies in the field, and are not based on a professional estimate made from schematic reconstruction drawings. We will only comment where we feel the previous correspondence has not fully explained the cost of repairing the deficiencies: �- Order-of-Magnitude Re air Costs - Structural Deficiencies p L1. ' Bridge and Building Decking $10,000 2. Repairs to the End Bearings of the Steel Bridge Girders 300 3 . Metal Caps Over the Ends of the Cantilever r Roof Girders 10,000 If this work is not performed in the next few years , the rot could slowly spread to the region of the support of the girders at the exterior walls. 4 . Repairs to Twisted Roof Girders 6,000 1-- There is no way to repair twisted wood girders other than the removal of the existing members and replacing them with new members. The cost figure that is quoted is the cost to repair i . 61 Y Ms. Lorna Dare October 16 , 1986 Page Two possible damage atthe supports of the girders caused by the twising. Because of the lack of time to prepare our report, and the lack of a high ladder to inspect all of the connections, the actual degree and extent of the damage is unknown. 5 . Additional Plywood Nailing of Existing Wood Shear Walls 1,000 6 . Bracing of Four Large Chandiliers 11000 f� Total $28,300 We must emphasize that the above cost figures are only our best guess, and could vary considerably one way or the other. The determination of the bracing costs of the typical lights and the electrical and mechanical equipment is a function of the electrical and mechanical engineers, and is not included in our estimate. Please let us know if we can be of further assistance. Very truly yours, DAVID-,Lr MESSINGER AND ASSOCIATES y� L ,Arthur W. A derson, Jr AWA,Jr:ff L l gemoto eins July 22, 1986 l_ Ms. Lorna Dare Hansen/Murakami/Eshima, Inc. 424 Second Street Oakland, CA 94607 Subject: Shannon Park Community Center Dear Lorna, We have surveyed the building and noted the following mechanical items: 1. The building is heated by 8 gas fired furnaces located in mechanical rooms on the upper and lower floors. ` 2. There is one window air conditioning unit located in the office space. 3. The Men's Toilet and Women's Toilet ventilation louvers have been removed and sealed off. Therefore, there is no ventilation in the toilets. 4. There are 3 electric wall heaters with fans providing heat in the Social Hall . In reviewing the letter from Ms. Diane Lowart, Recreation Director, dated April 24, 1986, we list the following comments. L1. Entire Building , Item 3, "Inefficient heating and cooling system". I- Response: The only cooling at present is located in the Office and provided Lby a window unit. The gas fired furnaces do not have cooling. The heating furnace #8 provides heat for the office spaces by duct work below the floor and floor registers in every room. 618 Grand Avenue• Oakland,California 94610 Telephone(415)835-8438 63 Ms . Lorna Dare Hansen/Murakami/Eshima, Inc. Subject: Shannon Park Community Center July 22, 1986 Page Two One option is to remove the entire heating furnace and install a new furnace with a DX cooling coil , remote air cooled conden- sing unit, new branch ducts and new floor grilles. However, the entry lobby would have to be heated by another system. The air circulation from most of the furnaces is very poor due to the fact that the supply air is very close to the return air _ and there are no branch supply ducts. In general , the.air dis- tribution could be improved by installing exposed supply duct- _ work with wall grilles in the rooms. 2. Kitchen, Item 1 , "Lack of cooking facilities." Response: 0 If more cooking facilites are added, that implies a range hood and make up air system would be required. 3. Restrooms , Item 2, "Air Circulation." Response: _ Provided toilet exhaust fans with louvers in the door or transfer grilles in the wall . I , Best r gards, Grri� l_ Sam amoto, P.E. l_ SY/cd L 64 nen i o kECEIVED L 3 _ 30 HANSEN MURAKAMI ESHIMA July 30, 1986 Ms. Lorna Dare Hansen/Murakami/Eshima 424 Second Street - Oakland, CA 94607 Subject: Shannon Park Community Center Dear Lorna, Our recommendations for improving the mechanical system and its related cost are as follows: 1. Add a distribution duct either concealed or exposed on every furnace system with air outlets. Estimated cost per furnace system is : $1000 7 systems x $1000 = . . . . . . . . . $ 7000.00 2. Remove the existing furnace system serving the office spaces and install a new furnace, dx cooling coil , re- mote air cooled condensing, distribution ducts below floor and floor registers. Estimated cost. . . . . . . . . . . . . . . . . $ 8000.00 3. Add new toilet exhaust fans each of two bathrooms and extend ducts up thru roof. Door louvers or transfer grilles to provide makeupair. Estimated cost. . . . . . . . . . . . . . . . . $ 2000.00 4. Provide time clock for each furnace system or control multiple furnaces. Estimated cost. . . . . . . . . . . . . . . . . $ 300.00 ea. 5. Provide summer switch for all existing furnaces. Estimated cost. . . . . . . . . . . . . . . . $ 700.00 618 Grand Avenue•Oakland, California 94610 Telephone(415)835-8438 65 i July 30, 1986 Ms. Lorna Dare Hanse/Murakami/Eshima Subject: Shannon Park Community Center r Page Two r- I 6. Provide 100% outside air capability for all furnaces. In some cases it may be impossible because of exist- ing conditions. However, the existing furnaces do not have the capability to run at 100% outside air (� capacity at present. I . Estimated, cost. . . . . . . . . . . . . . . $ 2000.00 per furnace- room. 7. Remove the existing electric wall heaters in the Social Hall . - We understand that these are not working well at present. Electric heating is a high energy cost item and this heating could be replaced by improved duct distribution. IEstimated cost. . . . . . . . . . . . . . . .$ 300.00 8. We recommend consideration be given to provide f roof, wall and floor insulation. To provide additional insulation in cases where there is existing insulation. �— 9. If a full kitchen is installed a range hood exhaust system and make up air system would have to be pro- vided for the kitchen. Estimated cost. . . . . . . . . . . . . . .$10,000.00 These are the major items that we can identify up to now. If there are _ any questions please call . I will be out of town until August 18, 1986 how- ever, you can leave any messages with Les King of our office. With gards, LSam Ya o SY/cd 66 I Electrical • Environmental/Process Consultants iWI L K 1 N S®N E N G■N EG R I N D 618 Grand Avenue Oakland California 94610 • 415 834 4195 18 June 1986 RECEIVED fJohn Nelson JUN 19 1981, Hansen/Murakami/Eshima Inc. HANSEN MURAKAMI ESHIMA 424 Second Street Oakland, CA 94607 Subject: City of Dublin Recreation Center Study 1 Dear John: r On May 5 , 1986 we visited the site to review the present I condition of the electrical installation. Power �- The existing electrical service is taken at 120/208 volts, three phase, four wire from a PG&E padmount l transformer located just outside the kitchen door. l The connected load for the facility, based on the con- struction documents , is 94 KVA. The available capacity in the main switchboard is approximately 130 KVA. Available Capacity . . . . . . . . . . . . . . 130 KVA l_ Connected Load . . . . . . . . . . . . . . . 94 KVA Spare Capacity . . . . . . . . . . . . . . . . 36 KVA L The main switchboard and various lighting panels appear to be in good condition. Duplex receptacles and lighting switches are, however, showing signs of age. Lighting Room and exterior lamps are incandescent, with a row of L very inefficient recessed fluorescent fixtures at the perimeter of the long walls of each room. L Most rooms have a ceiling of dark wood, which further reduces the efficiency of the lighting system. In the front office and kitchen a single row of suspended fluorescent fixtures has been added, which provides the major illumination in those spaces . Esthetically these 67 n John Nelson 18 June 1986 - Page Two fixtures are out-of-place. Many of the fixtures are damaged, door frames are missing, lenses are missing and lamps are exposed. It appears that some of the recommendations in the PG&E energy management checklist of April 25 , 1.984 have been accomplished. Incandescent lamps have been reduced from 150 watts to 75 watts -- which saves energy, but substan- tially reduces the lighting level. The east and west meeting rooms are each illuminated by two large wooden chandeliers. The chandeliers probably - do not comply with current seismic code requirements. I_ (Suspended fixtures must be able to swing to a 45° angle without striking anything. ) Exterior pathway lights are vandalized and inoperative. l In the parking area they have been replaced by 30 foot electroliers . Emergency lighting is provided by a central battery sys- tem with remote heads . Stage lighting consists of four spotlights installed on a beam in front of the stage. I Signals l-- The fire alarm system consists of a flow switch at the L sprinkler system riser, which is connected to a single bell on each floor level. Fire alarm pollstations are not provided, and smoke detectors are not apparent. Each floor is protected by an infrared or sonic burglar alarm system. (� The stage is equipped with a sound system. Use of this I system has apparently been a problem acoustically, but whether the recommendations of the Lawrence Livermore LLaboratory study were adopted is unknown. Comments 1 . The general lighting system is most inefficient, and in need of upgrading and repair. I John Nelson 18 June 1986 Page Three 2 . Present building finishes are not conducive to light- ing efficiency. 3 . Based on connected load, there is only 36 KVA (100 amps) of spare capacity at the main switchboard. B s egards, Peter W' on I . PW/mco I. L 70 7 July 1986 Dublin Recreation Center Study Changes to consider: 1. Replace existing lighting system with more efficient system, higher foot candle levels; hardware to be compatible with the existing structure. Estimated electrical cost $4.00/sf. This does not include the cost of providing building surfaces with higher reflectivity . 2. Replace receptacles and light switches to upgrade worn devices . . . . . . .$20.00 each . 3. The available spare capacity in the service switchboard is 36 KVA. This will probably be sufficient to handle the proposed air conditioning for the front office (8 KVA) , and various toilet exhaust fans. However, a full service - kitchen could well overload the existing switchboard, and would require a larger service. Estimated cost for new service conduit and new 600 amp service switchboard to replace existing $12,500. 4. Replace existing pathway lighting luminaires with vandalproof type. Estimated cost per luminaire. . . . . . . . . $400 each Wiring to the poles is assumed in good condition. i_ I f I 71 rz r 4 VII.Bibliography 1. Brooks, Walter Thomas, Shannon Park Community Center (Documents and Specifications). 1972. 2. California State Building Standards Commission, California Administrative Code, Title 24, Part 2 (Building, Energy and Handicapped Regulations). Sacramento, 1984. 3. Earth Sciences Associates, Shannon Park Community Center (Documents and Specifications). 1972. 4. International Conference of Building Officials, Uniform Building Code. Whittier, California, 1982, 1985. 5. Peoples Housing Inc, Accessibility Checklist for Public Facilities and fHousing. Peoples Center for Housing Change, Topanga, California, 1983. L L L L Shannon Community Center Hansen/Murakami/Eshima, Inc. 72 EXHIBIT B M_ E_M_ 0 R_ A N D U M TO : Rich Ambrose FROM : Vic Taugher �,�--- SUBJECT : SHANNON COMMUNITY CENTER BUILDING IMPROVEMENT PLAN DATE : December 10 , 1986 As requested I have reviewed the architects. recommendations regarding improvements . Some of the recommendations are the result of : 1 . Lack of maintenance . 2 . Failure to follow the approved plans or changes after the completion of the building . 3 . Changes in Building Codes or State Law. 4 . Differing interpretation or application of the Building Code . The following are my comments : Life Safety - I concur with the recommendation . Handicapped Accessibility - I concur with the recommendation except as follows : 2 . Widen all doors required for handicapped access . 7 . Title 24 does not require an elevator providing that each floor level is accessible and that persons participating in activities on one level are not required to go to the other level . For example, if day care occurs only on the lower level and there is no need for a handicapped person to go to the upper level to participate , an elevator would not be required. However , if a handicapped person must go to the office on the upper level in order to participate in the program, an elevator would be required. In order to eliminate the elevator , restrooms would be required on the lower level . Function - Architectural While these are not code issues , the recommendations appear to be appropriate . Funcion - Structural /Mechanical /Electrical I concur with items 1 through 6 , and 11 through 13 . Items 7 through 10 appear appropriate . Maintenance - I concur with the recommendations . Item 6 is extremely important .