Bid No. 7764€¦ · art collection and the proposed program is expected to include galleries,...

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Bid No. 7764 The Cheech Marin Center For Chicano Art & Culture

ADDENDUM NO. 3 6/29/2020

*** ACKNOWLEDGEMENT OF THIS ADDENDUM IS REQUIRED*** Please acknowledge all addenda electronically via the City’s electronic bidding system as part of your response before the deadline. Failure to acknowledge an addendum, unless the requirement

to acknowledge has been waived, will immediately cause your submittal to be deemed non-responsive. Unless otherwise stated, all other items in the Bid remain unchanged.

The following information has been added to the Bid Specification:

1. Reference: Bid Specification, Tentative Schedule of Events:

a. The City has cancelled the Non-Mandatory Pre-Bid Meeting/Job Walk on 6/30/2020 9:00 a.m.PT. In lieu of the planned Pre-Bid Conference that was cancelled due the Covid-19 Pandemic,the City will complete a video of the exterior and interior of facility and building systems to beposted on Planet Bids before July 7, 2020 for prospective bidders to review, generate clarifyingquestions and submit a Bid Response.

b. The Response to Bidder to Questions Released has been corrected from 7/14/2/2020 to7/14/2020

c. The Bid Responses Due has been corrected from 7/27/5/2020 3:00 p.m. PT to 7/27/2020 3:00p.m. PT.

2. Reference: Bid Specification, Part 1 Bid Response Pages:

a. The following Bid Response Pages have been removed and are no longer required to uploadwithin a Bid Response

i. Bid Response 4ii. Bid Response Page 15

3. Reference: Conditions Assessment Report

a. The Conditions Assessment Report has been added to the Bid Specification and can be found inthis Addendum.

DECEMBER 2017

INITIAL CLIENT DRAFT

CONDITION ASSESSMENT REPORTCHEECH MARIN CENTER FOR CHICANO

ART, CULTURE, AND INDUSTRYRIVERSIDE, CALIFORNIA

PRIMARY PROJECT CONTACT:John D. Lesak, AIA, FAPT, LEED AP

Page & Turnbull, 417 S. Hill Street, Suite 211Los Angeles, CA 90013

213.221.1203 / 213.221.1209 [email protected]

Condition Assessment Report Cheech Marin Center for Chicano Art, Culture, and IndustryDraft Riverside, CA

December 22, 2017 1 Page & Turnbull

TABLE OF CONTENTS

I. INTRODUCTION................................................................................................1

EXECUTIVE SUMMARY...................................................................................................................................................1

PROJECT TEAM ..................................................................................................................................................................3

METHODOLOGY.................................................................................................................................................................5

HISTORIC STATUS ............................................................................................................................................................5

II. BACKGROUND AND BRIEF PHYSICAL DESCRIPTION ................................................7

BACKGROUND ....................................................................................................................................................................7

BRIEF PHYSICAL DESCRIPTION.................................................................................................................................9

CHARACTER-DEFINING FEATURES.......................................................................................................................10

ALTERATIONS CHRONOLOGY..................................................................................................................................11

III. PRELIMINARY CONDITIONS ASSESSMENT ............................................................14

CONDITIONS ASSESSMENT .......................................................................................................................................14

EXTERIOR ..........................................................................................................................................................................15

INTERIOR...........................................................................................................................................................................26

SYSTEMS ............................................................................................................................................................................36

IV. ADDITIONAL ASSESSMENT RECOMMENDATIONS .............................................62

V. ACCESSIBILILTY AND CIRCULATION ................................................................63

Condition Assessment Report Cheech Marin Center for Chicano Art, Culture, and IndustryRiverside, CA

December 22, 2017 1 Page & Turnbull + wHY

I. INTRODUCTION

This Conditions Assessment Report has been prepared at the request of the City of Riverside as a first step in planning and designing the proposed adaptive reuse of the 1965 Riverside Public Library (Main Branch) as the new Cheech Marin Center for Chicano Art, Culture, and Industry. The building is located at 3581 Mission Inn Avenue in Riverside, CA and is currently in use as the main branch of the Riverside Library system. The building also serves as a cultural, historic, and social center of Riverside and Inland Southern California.

The Riverside Public Library opened to the public in 1965 and has since served as the City’s main library. The library is expected to move in 2020 from its currently location to a new building that will better accommodate the spatial needs and requirements of a 21st century library. The move offers an opportunity for the reuse of the existing building so that it continues to elevate the cultural life of the City.

The City of Riverside, The Riverside Arts Museum, and Richard “Cheech” Marin have entered into an agreement to reuse the existing Riverside Public Library to house and exhibit Cheech Marin’s Chicano art collection, notably the largest collection of Chicano art. The proposed project would adapt the building to display select pieces of Cheech Marin’s Chicano art collection while continuing to serve as a cultural center within the city. The existing library will house the Cheech art collection and the proposed program is expected to include galleries, administrative offices, classrooms, a store, and a café.

Page & Turnbull + wHY and our consultants have been retained by the Client and Owner (City of Riverside) to evaluate the existing condition of the building and note deteriorated materials, outdated equipment, and deficiencies that will impact the proposed reuse project. This assessment focuses upon architectural, structural, mechanical, electrical, and plumbing (MEP) systems. Additionally, an initial code review was performed to identify required upgrades and a synopsis of the building’s historic status and features was created to understand what should be preserved and where best to make changes. The condition assessment report is intended to help inform decisions related to proposed repairs and upgrades, guide development of conceptual plans, and identify architectural opportunities and constraints for the Library’s reuse as an art center.

EXECUTIVE SUMMARY

The building is in excellent condition at 50-plus years old. Most of the in-place materials, finishes, and systems date to the building’s original construction, which is a testament to its quality and functionality. That stated, there are issues that will need to be addressed as part of an adaptive reuse project. Key factors in developing the design include replacement of building components at the end of their service life; required upgrades to meet current code requirements; items needing further investigation; programmatic requirements; and historic preservation considerations.



Building Components Requiring Replacement

The following building components are either damaged, deteriorated, and/or have reached the end of their service life and will need replacement as part of the adaptive reuse project:

Roofing system. Integration of thermal insulation, proper roof slope, and sufficient drainage will need to be included in the roofing work.

Front concrete podium, stairs, and ramp are cracked and displaced. Roots from existing trees in sunken tree wells are likely contributing to the deterioration.

Air handlers, the cooling tower, and the existing chiller have reached the end of their useful life.

Electrical panels and fire alarm system.

Code Related Upgrades

Based upon our preliminary analysis, several upgrades will be “triggered” by the change of use to the art center. Additional analysis and review with Riverside’s Building Official will occur as the preliminary design continues. Upgrades likely will include:

Increase number of restrooms and accommodations for disabled access. Addition of a sprinkler system. A pre-action system is common for art galleries and

storage spaces. Improvement of guard rails. Improvements for disabled access, such as: ramps up to the podium, signage,

restrooms, elevator upgrades, and audio-visual assistance. Replacement of existing lighting with LED-type fixtures.

Further Investigation Required

This phase of the project only included a visual investigation and initial analysis. Further investigation will be required as the project develops. Areas already identified for additional investigation include:

A hazardous material survey, based upon the age of the building hazardous materials, notably asbestos and/or lead-containing paint, may be present in the Library at areas such as the ceiling tile, vinyl composition floor tile, pipe and roof insulation, modular wall partitions, and miscellaneous mastics and sealants.

Confirmation of applicable codes and the Building Official’s disposition regarding the use of the historic building code and approach to determining unsafe conditions. This may affect use of existing stairwells for egress.

Further analysis of the perimeter reinforced brick shear walls and concrete slab openings, which exceeded “Tier 1” structural limits.

Further investigation of the exterior precast concrete screens and their attachments. Trial disassembly of ceiling tiles and modular wall partitions to determine their ability for

reuse at other locations. Further inspection of existing ductwork to determine if the ducts can be reused. Additional assessment of the building’s elevators.

Programmatic Needs

The programmatic needs of the museum are being defined concurrently with this conditions assessment. The two efforts will be combined to develop a Basis of Design document. Critical



elements to be aware of are temperature and humidity control, lighting levels and controllability, requirements for loading and storage of artwork.

Historic Preservation

The building has been determined eligible for listing in the California Register of Historical Resources. This has its advantages and disadvantages. The advantage is that the California Historical Building Code should be applicable to the project (pending Building Official confirmation), which provides greater flexibility in achieving code compliance. The disadvantage is less flexibility in making changes to the building and additional review to achieve compliance with environmental and planning requirements.

PROJECT TEAM

The following organizations and people aided in preparing this document.



Figure 1: Aerial view of Riverside Library, outlined in orange. Site boundary outlined by white dashed line. Source: Google Maps, 2017, edited by Page & Turnbull.



METHODOLOGY

A visual condition survey of the property was conducted on November 14, 2017 by the design team, consisting of historic architects from Page & Turnbull, mechanical, electrical, and plumbing engineers from Design West Engineering, and structural engineers from Structural Focus. The survey consisted of visual observations of the building’s exterior and interior. Survey of the building exterior was completed from grade and the roof. The team surveyed approximately 85% of the building due to some areas being inaccessible. The design team was assisted by Jorge Villanueva, Project Manager of City’s General Services Department. In addition to assistance from City staff, Page & Turnbull met with librarian Ruth McCormick to review the library’s collection of historic drawing and photographs.

Prior to the initial site visit, Page & Turnbull reviewed the following documentation:

Select architectural sheets from the original 1963 construction set (only thirteen sheets were available).

Department of Parks and Recreation (DPR) form for the Riverside Public Library, dated April 22, 2009, prepared by Teresa Grimes and Christina Chiang of CAJA, Los Angeles.

Concept plans dated January 21, 1993 for a proposed renovation project that was not realized.

Site plan redesign, dated August 24, 1999 Evaluation Report related to proposed changes to the Riverside Library, dated March 13,

2013; prepared by Page & Turnbull. Proposed changes were not implemented.

HISTORIC STATUS

The Riverside Library building (the “Library”) is a New Formalist-style building and is situated across Orange Street from the Mission Inn in downtown Riverside. The library is mostly unchanged from its original construction and is in relatively good condition for its age. As a building deemed eligible for the California Register of Historic Places, the understanding of the library’s character-defining architectural features is imperative in the proposed reuse project. The two-story, 50,000-square-foot building has a number of intact historic character-defining features that are signature to the New Formalist style architecture that was prevalent in the mid-20th century including the symmetrical organization, flat projecting roofline, podium, and large concrete screens. Intact exterior features include a precast entrance canopy, large concrete screens with a dove motif, and a wide concrete roof overhang. Intact interior features include modular aluminum-framed partition systems and floating stairs.

The Riverside Public Library is eligible for listing in the California Register under Criterion 3. Buildings significant under Criterion 3 embody the distinctive characteristics of a type, period, region or method of construction or represent the work of a master or possess high artistic value. It is significant at the local level in the context of modern architecture in Riverside as a good and



rare example of New Formalism. The Library retains a high level of integrity with only minor alterations.1

While it is located within the locally designated Mission Inn Historic District, the Library is a non-contributor to the district because it was constructed outside the period of significance (1880-1946). 2 The Library’s current California Historical Resources Information System (CHRIS) Status Code is 6Y – determined ineligible for the NR by consensus through Section 106 Process. Note: the CHRIS status code was given in the 1990s before the building was age eligible (50 years).

1 “3581 Mission Inn Avenue – Riverside Public Library, Main Branch,’’ DPR Form, Theresa Grimes and Christina Chiang (CAJA), April 20, 2009.2 “Mission Inn Historic District,” City of Riverside, http://olmsted.riversideca.gov/historic/dist_mtp.aspx?dky=7



II. BACKGROUND AND BRIEF PHYSICAL DESCRIPTION

BACKGROUND

The post-World War II growth in Riverside’s population created pressure for expanded city services; the population grew by 35 percent in the 1950s and 80 percent in the 1960s. Bond measures were placed on the ballot for the construction of civic and institutional buildings such as fire stations, libraries, and schools. In 1965, the original Carnegie Main Branch Library (built 1903) was demolished and the new, larger Riverside Library was built on the same site. The design is attributed to Bolton C. Moise, Jr. of the Riverside firm of Moise & Harbach, with the assistance of architect Eugene “Gene” Fickes of the Monrovia firm Fickes & Fickes.

Born in 1905 in Pittsburgh, PA, Moise, Jr. attended Harvard University and briefly worked for Edward Durrell Stone, until he joined the Army during World War II. He set up his own office in Riverside after the war. Brothers Eugene “Gene” Weldon Fickes, Jr. and James Torrnes Fickes were born in Lancaster, PA and moved to Southern California after the war before founding their firm Fickes & Fickes in 1960.

Figure 2: Demolition of original Carnegie Library with new Riverside Library in background, 1963.

Source: Riverside Public Library (Lib Riv Cen Car XIII.61 – CLD2-212 (1)).

Figure 3: Riverside Library from plaza looking east, 1968. Source: Raincrosssquare.com.



Figure 4: Riverside Library, photo from plaza, dated 1966. Source: Raincrosssquare.com

The Library’s most distinctive features are the symmetrical plan, wide overhanging flat roof, sculptural screens, arched canopy, and original globe light fixtures at the exterior and interior. The extant site consists of the building, parking, and a main public plaza to the south site, which originally featured an open Mid-Century Modern aesthetic characterized by broad paved walking paths and raised concrete planters. It included concrete patios flanking the main entrance to the library, tiled fountain pools, and seating areas linking the planters. In 1968, the Imre Kalincsak Sundial Clock was installed near the center of the plaza, and in 1987 the Chinese Pavilion was constructed on the southwest corner of the plaza3. In 1999, the plaza was redesigned in preparation for the Congressional Medal of Honor Society’s National Convention. At this time, the remaining tiled fountains and concrete planters were removed and a semicircular concrete plaza with radiating pathways was constructed. Deciduous trees, shrubs and other ground cover were planted to soften the edge of the library, and the sundial clock was relocated to the southwest corner of the plaza near the Chinese Pavilion. The original midcentury modern design of the plaza has been extensively altered and on longer retains integrity of design.4

3 Page & Turnbull has previously identified the Chinese Pavilion as eligible as a local landmark (5S3) and for the California Register of Historic Places (3CS) under Criterion 1 (History/Events) and 3 (Architecture) as a commemorative monument of the first Chinatown in Riverside in 1878.4 “3518 Mission Inn Avenue – Main Riverside Public Library Plaza,’’ DPR Form, Page & Turnbull, December 13, 2001.



Figure 5: Original south plaza, photo from 1965. Source: Image courtesy of: Baker, Ronald J. Serving

Through Partnership: A Centennial History of the Riverside City and County Public Library, 1988 –

1988.

Figure 6: Existing south plaza from roof. Design is from 1999 renovation.

BRIEF PHYSICAL DESCRIPTION

The Riverside Public Library is located on the block bounded by Mission Inn Avenue to the south, Orange Street to the north, 6th Street to the north, and Lemon Street to the south.5 A large public plaza is located to the southwest, and surface parking surrounds the building to the west, north, and east. The Unitarian church and associated residence are located at the southeast corner of the site, on a portion of the site not owned by the City.

Figure 7: The Riverside Library south (primary) façade from front plaza.

5 Although oriented off-axis from true north, the report will refer to the main, plaza-facing façade as the south façade, the Orange Street façade as the west façade, the 6 th Street façade as the north façade, and the Lemon Street façade as the east façade.



Typical of New Formalism, the two-story-over-basement Riverside Public Library is a relatively simple building, nearly square in plan (152’ x 135’-6”), with a flat roof featuring a deep concrete overhang. The exterior walls are tan-colored Roman brick. Breaking up the exterior walls are 3’-0” wide concrete pilasters and 26’-tall precast concrete decorative screens that have a dove motif.

The primary (south) façade is symmetrical, and features an arched pre-cast concrete canopy over the main entrance, centered on the façade. The main entry consists of an aluminum-framed storefront system with two sets of non-original aluminum swinging doors. The entrance is lit with three clusters of hanging exterior globe light fixtures within each of the three arches of the entry canopy. The primary (south) façade features four precast screens, two located to either side of the main entrance. The west (Orange Street) and east (Lemon Street) façades each have two screens located at the corners. There are no screens on the rear, north (6th Street) façade. The library has only seven (7) horizontally-oriented aluminum windows, all of which are located at the second floor on the rear (6th Street) façade.

Figure 8: West façade, from parking lot. Figure 9: Rear (north façade), from across 6th Street.

The interior of the library is organized as an open floor plan with stacks and reading rooms on all three levels. Private offices and special use rooms are generally located at the perimeter of the building. Notable features include modular aluminum-framed partitions, open ‘floating stairs’ with wood handrails and aluminum guardrails, suspended ceilings/soffits, globe pendant lights, and a Sendai Court. The Sendai Court (named after a city in Japan) features a slate tile patterned to mimic natural stone paving, a ‘pool’ traversed by a bridge clad in oak, and a wall clad in vertical wood slats which mimic a bamboo screen. Interior walls primarily feature exposed tan-colored Roman brick, but there are also some plaster/gypsum board wall finishes; other interior finishes are fairly simple. The floors are mostly carpeted, and ceilings are mostly acoustical tile.

CHARACTER-DEFINING FEATURES

Character-defining features are the physical features of a building that contribute to its unique identity and character. Character-defining features typically include the overall massing of the building, its materials, and exterior and interior architectural features.



Exterior Features

Exterior character-defining features include:

Symmetrical design composition with square plan Flat roof with deep overhang Raised podium at south facade Exterior running-bond brick walls Main entry sequence, which includes: Plaza with grand entry stairs and ramp; concrete ramp wall includes a sign that reads

“RIVERSIDE PUBLIC LIBRARY” in attached metal lettering Arched concrete canopy with three distinct curves, cantilevered over main entrance Cluster of three hanging globe lamps under each of the three curves of the entry canopy Square, full-height concrete pilasters across all façades Full-height latticework concrete screens with patterning designed to resemble doves on

main and side façades Rooftop equipment screen

Interior Features

Main entry sequence, which includes:o Visual transparency of main entranceo Curved pre-cast canopy over main entrance which extends into interior spaceo Hanging globe light fixtures under the center curve of the entry canopy, matching

the light fixtures on the exterior side of the canopy Open plan punctuated by round concrete columns Varied ceiling heights that define interior spaces and programs within the open plan Roman brick at the exterior walls Moveable shelves, stacks, and furniture, as well as modular partitions – contributing to

the open, flexible plan Floating stairs with aluminum guardrail, plastic panels, wood railing, and full height

aluminum accent rods Sendai Court which includes:

o Recessed ceiling with circular, hemispherical pop-ups and globe pendant fixtureso Slate floor designed to mimic natural stone pavingo Wood bridge over ‘pool’ featureo Wall clad with vertical wood slats, which mimic a traditional bamboo screen

ALTERATIONS CHRONOLOGY

Few alterations have been made since the original 1963 design. Many of the original finishes and features, including furniture, light fixtures, signage, and stair details, are still intact. The most



significant changes are those that have altered the plaza, which has undergone a series of modifications since its original 1965 construction.

1963: Original date of construction set by Bolton C. Moise, Jr. of the firm, Moise & Harbach, and Pasadena architect Gene Fickes of the firm, Fickes & Fickes. This design included the design for the plaza.

1965: Construction begins on building and plaza.1965-1999 The two lower fountain pools are removed.1968: The Imre Kalincsak Sundial Clock installed near the center of the plaza.1987: The Chinese Pavilion built at the southwest corner of the plaza as a

commemoration of Riverside’s second Chinatown (1885-1939).6 1993: Interior renovation plans by Jeff Kelley Architects prepared. Plan are never

realized.

1999: Main south plaza is redesigned by landscape architect Timothy I. Maloney.

Dates Unknown:

Site: Alteration to west ramp of front (south) podium. Ramp was redesigned to include a landing.

Riverside Public Library Building:

- Original circular patterned, ½”-wide laminated plastic panels were covered or replaced with carpet (three original panels remain exposed at the main level stairs leading to the lower level). In the original drawings, the panels are referred to as “Tropiglas,” which appears to have been manufactured by Russel Reinforced Plastics Corporation.

- Wall separating the Adult Coordinator’s office from the Children Coordinator’s office is removed. Space is converted to a private reading area.

- At the office spaces, original plastic panel inserts matching stair panels were replaced with etched square patterned glass panels.

- One of the two restrooms at the southeast corner of the building was removed at the second floor.

- A built-in display case that faced the hallway from the children’s library was removed.

- In the office suite at the northeast corner of the building, the wall once closing off the resting room was removed – the space is now used for printing and copying.

6 The funding for this project came from the Republic of China and a fundraising effort led by Shun-Li “David” Chang. The site of the Central Library Plaza for the pavilion was chosen by the Riverside City Council.



Figure 10: Original plastic panels in stair railing. Figure 11: Stairs leading to lower level – three original panels are intact.

Figure 12: Original plastic panels at office spaces to match glass detail at stair railing.

Figure 13: New, etched square glass patterned panels.



III. PRELIMINARY CONDITIONS ASSESSMENT

CONDITIONS ASSESSMENT

This section records the existing conditions of the property based on a brief visual assessment in November 2017. The purpose of this investigation is to:

Document and assess the condition of the existing building; Identify areas of concerns and issues that will impact the reuse of the building; Identify areas where further investigation is required; and Identify historic features of the building to be considered in the reuse of the building.

The conditions and recommendations are tailored based on the understanding of the proposed project and the rehabilitation of the existing building.

Conditions Definitions

Throughout this report, conditions of various building elements are described as good, fair, and poor, defined as:

Good

The building element / feature is intact, structurally sound, and performing its intended purpose. The component needs no repair or rehabilitation, but may need routine or preventative maintenance.

Fair

The building element / feature shows signs of aging and one or more of the following conditions is present:

a) There are early signs of wear, failure, or deterioration, though the component and its features are generally structurally sound and performing their intended purpose; and/or

b) There is damage of a feature or component.

Poor

The building element / feature shows signs of deterioration and one or more the following conditions are present:

a) The features are no longer performing their intended purpose; b) Features are missing; c) Deterioration or damage affects more than 25% of the component; and/ord) The component or features show signs of imminent failure or breakdown.



Architectural Assessment Summary

While the building was found to be generally in good condition, several deficiencies were noted: Front concrete podium, stairs, and ramp are in poor condition. Roof appears to lack appropriate slope for drainage and is in poor condition. There is no

fall protection at roof edge. Handrails/guardrails throughout do not meet current accessibility and life safety

requirements. Insufficient number of restrooms. The only public restrooms are located on upper level. Only one passenger elevator. Elevator appears outdated and equipment likely needs

replacement. Freight elevator will not likely meet the size requirement for the new use. The team noted evidence of hazardous materials.

EXTERIOR

Brick Walls with Precast Concrete Pilasters

Description

The exterior of the building is brick masonry construction with engaged concrete pilasters separating the exterior wall into bays.

Condition

Both the brick walls and concrete pilasters appear to be in good condition. No major cracks were noted during the assessment. Some minor cracking and corrosion at the concrete pilasters and several open mortar joints in the brick were noted.



Figure 14: Tan-colored Roman brick at exterior. Figure 15: Minor hairline cracks and some corrosion noted at concrete pilasters.

Precast Concrete Screens

Description

Pre-cast concrete screens are located at the south, east, and west facades. Each panel is 18’ wide, 26’ tall, and starts 1’-7” above the building podium. The panels are connected to the building with steel anchors and concrete haunches. The concrete has a sand blasted finish.

Condition

The precast screens are in fair condition with hairline cracking observed throughout and corrosion noted at the steel anchorage.



Figure 16: Precast concrete screen with ‘dove’ design.

Figure 17:Typical hairline cracking at concrete panels.

Figure 18: Concrete haunch at base of screen. Figure 19: Steel angle connections at screen.



Front Concrete Podium, Stairs, and Ramps

Description

The front entrance features a raised concrete podium, wide concrete stairs, and two ramps to either side of the stairs. The podium includes four, 7’x7’ tree planters with mature trees. Steel handrails and guardrails were added to the podium, stairs and ramps during the renovation of the plaza – it is unknown if this was a custom design. The design of the podium guardrail is similar to the ‘dove’ design of the precast concrete screens. During this time, the westernmost ramp was also altered with a landing and additional run to make the ramp less steep for accessibility purposes. The original concrete site wall and sign that reads, “RIVERSIDE PUBLIC LIBRARY” is still intact.

Condition

The concrete podium, steps, and ramp are in poor condition. Major cracking and spalling has occurred throughout the podium and steps, likely due to tree roots or differential settlement. Some previous, non-compatible concrete patches are evident at the steps. It is recommended that this area be removed and replaced with appropriate landscaping and control joints.

In addition to the poor condition of the concrete, the guardrails and handrails likely do not meet current accessibility and code requirements.

Accessibility

Figure 20: Concrete podium, stairs and ramps at primary façade.

Figure 21: Non-original guardrail at the podium.



Figure 22: Concrete podium, looking east. Note major cracks and tree boxes within podium.

Figure 23: Modified ramp.

Figure 24: Major cracking at concrete stairs. Figure 25: Previous, non-compatible concrete patches at spall on stairs.

Concrete Canopy

Description

The precast, arched canopy at the main entrance is original to the 1963 design.

Condition

The entrance canopy appears to be in fair-to-good condition, with cracks noted at the joints (valleys).



Figure 26: Concrete canopy over main entrance. Figure 27: Concrete canopy, note cracking throughout, concentrated at joints.

Exterior Doors & Windows

Description

Main Entry Doors: The main entry consists of a simple aluminum storefront system that includes two pairs of non-original double doors in the center bay flanked on either side by fixed storefronts.

Emergency Exits: The doors at the emergency exists are utilitarian metal doors and appear to have original door hardware.

Loading Dock Doors: The loading dock has a pair of metal swinging doors and a single, metal-framed man door.

Windows: There are seven (7) aluminum slider windows at the second floor of the north façade, and one aluminum window at the second floor of the east façade, behind a precast concrete screen. The aluminum sliding windows feature a narrow, 1” profile.

Condition

The condition of the exterior doors and windows appears to be in fair-to-good condition. Some corrosion is noted on exterior metal doors.



Figure 28: Swinging aluminum doors at main entrance.

Figure 29: Metal swinging doors at loading dock.

Figure 30: Original door hardware. Figure 31: Aluminum sliding windows at upper level.

Figure 32: Aluminum sliding windows with interior concrete sills.

Figure 33: Aluminum sliding windows at upper level.

Aluminum Storefronts

Description

As noted above, the main entry consists of an aluminum storefront system. The exterior walls at the basement patios have tall, aluminum storefronts organized in a simple grid pattern.

Condition

The aluminum storefront appears to be in good condition.



Figure 34: Aluminum storefront at main entrance. Figure 35: Aluminum storefront at basement patios.

Roof

Description

The roof is a flat concrete roof topped with a mopped-on bitumen/gravel covering and rolled asphalt sheets at the curb. A mechanical penthouse and access ladder are situated at the center of the roof. The chiller sits just outside the penthouse with the air return located to the south side. The rooftop units are screened from view by concrete walls at the east and west, and a painted, extruded steel screen to the north and south. Several lines of conduit run along the roof surface and there are roof drains at each side of the roof. One skylight/smoke vent is located at the south end.

Condition

The roof is in poor condition. Due to the minimal slope, water does not properly drain from the roof. Much of the flashing is damaged, and the asphalt sheets at the parapet show signs of deterioration. In sections where gravel has been brushed off the bitumen, there are also signs of aging and deterioration due to sun exposure. The surface treatment of the concrete is peeling and some of the sections of the painted extruded metal screens have been removed, and the steel frames are rusting. Extensive roof repair or full replacement is recommended. Creating a more appropriate slope for drainage is recommended. The condition of the skylight is unknown.



Figure 36: Roof, looking northeast. Figure 37: Small (4”) asphalt-sheet covered curb.

Figure 38: Penthouse with painted extruded screen. Figure 39: Screens at north and south of mechanical penthouse and chiller.

Figure 40: Several conduit tracks raised above roof surface on wood blocking.

Figure 41: Skylight and vent at south side of roof.



Figure 42: Patched asphalt sheets at parapet. Figure 43: Exposed area of bitumen.

Figure 44: Damaged flashing around concrete wall at penthouse.

Figure 45: Chiller located behind the screen walls.

Loading Dock

Description

The loading dock is located centered on the north façade, and consists of a raised concrete platform with a simple concrete canopy spanning two pilasters. A simple steel pipe guardrail is installed at the edge of the platform. A set of utilitarian metal double doors are located at the east side of the canopy and a single metal door (also utilitarian) is located on the west side of the canopy, at the top of wide concrete stairs.

Condition

The loading dock is in fair condition for its age. There are cracks in the concrete, and evidence of corrosion on the steel handrails. The rubber bumpers at the face of the concrete platform are worn and should be replaced.



Figure 46: Loading dock at north façade. Figure 47: Concrete stairs at west side of loading dock.

Plaza

Description

In 1999, the plaza was extensively redesigned by landscape architect Timothy I. Maloney. Many original features were demolished or relocated, and a number of trees were added the south edge of the plaza that visually cut the plaza off from the surrounding neighborhood. The plaza no longer retains integrity.

Condition

The plaza is not currently in the project scope of work and was not assessed. Although outside of the scope of this assessment, the team has noted that the proposed art center may benefit from a more open, engaging ‘zocalo’ in front of the building, to serve as a community gathering space and an outdoor extension of the art museum program. The team has noted the desire to remove and/or relocate the trees to open the plaza space to the surrounding area.

Figure 48: Plaza area, looking north toward primary façade and main entrance.

Figure 49: Plaza from roof, looking south at radial concrete pattern.



Figure 50: Original bike racks with wheel tracks cast into concrete.

Figure 51: Chinese Pavilion (southwest) and Imre Kalincsak Sundial Clock.

INTERIOR

Floors

Description

The majority of the floors are covered in carpet, and the stairs are covered in vinyl sheet. Restrooms feature ceramic tile, except for the employee restrooms at the second-floor, which feature original terrazzo flooring.

Condition

Floors are in fair condition, with the carpet and ceramic being old and due for replacement. The terrazzo flooring in the employee restrooms should remain intact since it is one of the only areas with a more decorative floor finish.

Modular Walls with Glass and Wood Paneling

Description

Many of the interior partition walls consist of a modular, aluminum-framed wall system composed of glazing and wood panels. The system features a 3’-high walnut panel at the base, with 4’-high glass panels at the middle, and 2’-high glass panels at the top. The inserts are either the original plastic panels and clear glass, or new square patterned etched glass.

Condition

The modular partition walls appear to be in good-to-fair condition. The walnut wood paneling and aluminum framing are in good condition, but some of the original patterned plastic panels have been replaced with a square patterned etched glass.



Figure 52: Modular wood panel system with plain glass at upper level.

Figure 53: Modular wood panel system with original plastic panels with circular and colored pattern at

southwest corner of upper level.

Figure 54: Wood panel system with etched square patterned glass at main level.

Figure 55: Wood panel system with etched square patterned glass at lower level.

Ceilings & Light Fixtures

Description

There are several different ceiling conditions typical of the mid-century aesthetic at the upper level:

The ceiling heights vary throughout the building and are used to define spaces within the library.

Ceiling materials include ceiling tiles, wood trim where ceiling heights change The multi-use room has a raised portion at the center of the room, with original indirect

shelf lighting and two large, steel diffusers. The ceiling is raised above the Sendai Court and features two circular domes with globe

pendant light fixtures. The Children’s Library has large, circular light fixtures mounted flush with the ceiling.

In addition to the light fixtures noted above, the are several globe pendant fixtures throughout the building, including at the stair, Children’s Library, and basement employee lounge.



Condition

The ceilings and lighting are in good condition. The varying heights of the ceiling are a character-defining feature of the building. Decorative lighting such as globe pendant fixtures are also character-defining and should be retained where possible and re-lamped for energy efficiency. Other ceiling can light fixtures, 2x2 fixtures, and strip lighting are not considered character-defining and can be replaced. However, the grid pattern of the lighting should be maintained to the extent possible if the fixtures are replaced.

Figure 56: Multi-Use room at upper level. Figure 57: Large, steel diffuser in Multi-Use room.



Figure 58: Raised ceiling with circular, hemispherical pop-ups at the Sendai Court.

Figure 59: Circular, hemispherical pop-up in ceiling with specialty light fixtures at the Sendai Court.

Figure 60: Large, circular light fixtures at Children’s Library.

Figure 61: Globe ceiling pendants in stair.

Figure 62: Globe ceiling pendants in basement employee lounge.

Figure 63: Globe ceiling pendants in basement employee lounge kitchen.

Main Floating Stairs

Description

There are two sets of main stairs; one set at the east side leading to the upper level and one set at the west side leading to the lower level. The main stairs are cast in place concrete covered in non-slip rubber. The handrail is aluminum with maple handrails and trim. Outboard of the handrail is a series of panels framed in aluminum. These panels were originally plastic panels with a circular pattern. The east stairs are accented with metal rods that extend from the treads to the ceiling of the upper level at about 2’ on-center.



Condition

The main stairs are in fair condition. The original plastic panels of the railings have been covered or replaced by carpet panels. It is unknown if the original plastic panels are present under the carpet. the quality of the finish of the maple handrails has diminished, and the original rubber treads show signs of aging. The handrail may not meet current code requirements.

Figure 64: Main stair at upper level leading to main level (east side).

Figure 65: Stairs at upper level with metal rods.

Figure 66: Main stair at main level leading to upper level (east side).

Figure 67: Intermediate landing at stair from main level to upper level. Note custom maple handrails.

Figure 68: Stair leading to lower level (west side). Figure 69: Stairs at basement level.



Egress Stairs

Description

There are two sets of egress stairs: one at the north end and one at the east end of the building. The egress stairs are on emergency alarm systems.

Condition

The egress stairs were inaccessible during the site visit and were not evaluated. The city (Jorge Villanueva) sent photos to the design team following the visit. Based on the photos, the stairs appear to be functioning egress stairs in good condition. They are utilitarian in nature but do appear to retain the original, custom aluminum handrails and guardrails. Neither the handrails or guardrails meet current code requirements.

Figure 70: Northwest egress stair. Figure 71: Custom aluminum guardrails/handrails at egress stairs.

Restrooms

Description

Restrooms consist of the main public restrooms on the second floor and smaller, employee restrooms scattered throughout the building. The public restrooms were modified for accessibility and include one accessible stall and two lavatories. The finishes and fixtures are non-original and not considered character-defining.

Some of the smaller employee restrooms are still intact and feature original finishes. The employee restrooms on the second floor next to the public restrooms retain terrazzo floors, original fixtures and accessories, and original stalls. Other restrooms have been turned into storage closets.



Condition

The condition of the restrooms varies from poor condition to fair-to-good condition. The public restrooms and staff restrooms on the upper level are functional. Some of the staff restrooms at the lower level are no longer functional as restrooms and are in poor condition. The original terrazzo floor finish in the employee restrooms on the second-floor should be retained and reused if possible.

The most significant issue with the restrooms is the insufficient number of fixtures. There is only one public restroom located on the second floor with two stalls. It is unlikely that this restroom meets the needs of the library and would not meet the requirements of the new use. Additional public restrooms are needed.



Figure 72: Sinks of women’s restroom, at second level public restroom.

Figure 73: Accessible stall of women’s restroom, at second level public restrooms.

Figure 74: Employee restroom on upper level with original finishes.

Figure 75: Employee restroom original doors on upper level.

Figure 76: Restroom no longer in use at lower level. Figure 77: Restroom no longer in use at lower level.



Elevators

Description

There is one passenger elevator adjacent to the east, main stair. Although two elevator shafts were constructed, the north elevator was never installed, and the shaft area was turned into a storage room. However, the elevator door trim was installed at the north (non-functioning) shaft so there is the appearance of two elevators. The interior of the passenger elevator cab does not appear to be original. In addition to the passenger elevator, there is a freight elevator at north side of the building.

Condition

The two elevators are in fair condition and the finishes of the passenger elevator are worn. While still functional, the elevator equipment is outdated. The passenger elevator has a load capacity of 3,000-lbs. The dimensions, capacity, and interior finishes of the freight elevator are unknown. It is likely that an additional passenger elevator is required, and that the elevator equipment at both the passenger and freight elevators require replacement.

Figure 78: Elevator at upper level. North elevator was not installed and is currently used as storage.

Figure 79: Interior of elevator.

Low Walls at Entrance

Description

To either side of the main entrance at the interior, there are 7’-high, aluminum-framed partition walls with oak paneling and vinyl covered cork. The walls are arranged in an off-set pattern.



Condition

The walls at the entrance are in fair-to-good condition. The aluminum framing is in good condition, but the walnut paneling is slightly warped.

Figure 80: Angled partition wall at east side of entrance.

Figure 81: Angled partition wall at west side of entrance.

Sendai Court Wall

Description

The Sendai Court (named after a city in Japan), is located at the center of the upper level. The court features many elements found in traditional Japanese gardens: rocks, water, bridges, trees, and fences. The floor consists of slate tile patterned to mimic a natural stone paving and a rock shelf separating the paving from the ‘pool.’ Traversing the pool is a bridge clad in oak connected to a wall clad in wood slats. The vertical wood slats mimic a fence surrounding the garden, typical of Japanese gardens. This wall separates the court from the reading room.

Condition

The Sendai Court wall is in fair-to-good condition. The original siding is intact as well as the original bridge with oak planks.

Figure 82: Sendai Court at upper level, with ‘bridge’ in right corner.



Figure 83: Plan of Sendai Court showing the ‘pool’, bridge, and slate pattern from original 1963

construction set.

Hazardous Materials

Evaluation of hazardous materials is outside of the scope-of-work. However, the original drawings call out asbestos in the 9x9 vinyl floor tile and asbestos cement panels at the base of the exterior wall adjacent to the west garden patio. The design team recommends a hazardous materials study be conducted.

Figure 84: Exterior wall at west basement patio. Asbestos panels (white) are at bottom of storefront

system.

Figure 85: Original 9x9 vinyl asbestos tiles.

SYSTEMS

Structural Analysis

Structural Focus observed the existing condition of the Riverside Public Library during site visits on July 12, 2017, November 7, 2017, and November 14, 2017. Structural Focus also reviewed existing documents that were provided by the City of Riverside for the original construction of the building, and performed a seismic evaluation of the structure.

Structural Systems Summary

The seismic evaluation noted two primary structural deficiencies and one non-structural deficiency:

The reinforced brick shear walls around the perimeter of the library are overstressed for the Tier 1 stress limit. A Tier 2 assessment of these walls is recommended.

The concrete slabs have openings adjacent to exterior masonry shear walls that are greater than 8 feet which exceeds the Tier 1 limit. A Tier 2 assessment of these slabs is recommended.

Further investigation of the pre-cast concrete screens and their connection to the building is recommended.



Assumptions/Description

Structural Focus’ observations at the site were limited to the structural elements for which access was available. No building finishes were disturbed, and no demolition was performed during site visits. Assumptions were made where necessary.

The Riverside Public Library was constructed in the 1960’s and has an approximate footprint of 155 feet by 135 feet with an above grade height of approximately 35 feet. The building is a two-story structure with one additional story below grade and a rooftop mechanical penthouse.

The suspended floors and roof consist of one way reinforced concrete slabs over closely spaced reinforced concrete joists framing into shallow reinforced concrete beams. The beams are supported by interior reinforced concrete columns and by perimeter reinforced concrete pilasters on the face of the exterior walls. The above grade perimeter walls consist of reinforced brick and the below grade perimeter retaining walls consist of reinforced concrete. The rooftop mechanical penthouse is framed with light gage steel decking over light gage steel stud walls.

Connected to the above grade walls on the east, south, and west faces of the building are a total of eight reinforced pre-cast concrete architectural screens that are approximately 18 feet wide by 26 feet tall (see Figure 3). The south elevation of the building has a reinforced concrete cantilevered canopy over the entrance (see Figure 5) and is approached by reinforced concrete stairs on grade and a reinforced concrete slab on grade (see Figure 2). The north elevation of the building has a reinforced concrete loading dock with a reinforced concrete cantilevered canopy (see Figure 6). The loading dock is a suspended slab over an extension of the building in the basement. On the east and west sides of the building are additional below grade extensions of the building that function as open-air patios.

The foundations consist of perimeter concrete strip footings and interior isolated concrete spread footings with a concrete slab on grade throughout. Columns and walls are typically continuous to the foundations.

Methodology

The following documents were reviewed and used in assembling this Structural Condition Assessment:

Riverside Public Library architectural drawings sheets A-1 through A-40 (40 pages) dated 5-13-63.

Riverside Public Library structural drawings sheets S-1 through S-19 (19 pages) dated 5-13-63.



Riverside Public Library mechanical drawings sheets P-1 through P-4 and AC1 through AC6 (10 pages) dated 5-13-63.

Riverside Public Library electrical drawings sheets E1 through E10 (10 pages) dated 5-13-63.

While at the site, Structural Focus observed the condition of the existing structure and confirmed it was in general conformance with the drawings that were provided.

Objectives

The Structural Condition Assessment Report provides an overview of findings and recommendations related to the structural systems, including the following: general building observations; structural repair and seismic retrofit needs of internal and external structure including, but not limited to, the foundations, walls, floors, ceilings, and roof.

Applicable Codes and Standards

A seismic evaluation of the building was done in accordance with the ASCE Standard – ASCE 41-13 Seismic Evaluation and Retrofit of Existing Buildings. This evaluation included a Tier 1 analysis for the building which consists of a series of checklists that allow for a rapid evaluation of the structural elements of the building. Some basic calculations have been performed to complete various “quick checks.” The purpose of this evaluation is to identify any potential structural deficiencies. No finishes were removed, no materials’ testing was performed, and no other exploratory investigation was done for this evaluation.

Preliminary Findings

The following list describes our findings:

1. The general condition of the building structure is good. For the most part, there are no signs of deterioration or distress of the primary structural systems.

2. Evidence of cracking was found in the concrete slab-on-grade and stairs that lead up to the main entrance on the south elevation. See Figures 1 and 2.

3. There is evidence of cracking in the pre-cast concrete screens connected to the exterior of the perimeter walls. See Figures 3 and 4.

4. A seismic evaluation of the building was done, and the following structural deficiencies were found for the building. The deficiencies are listed below in order of priority:

a. Shear Stress Check – The reinforced brick shear walls around the perimeter of the library are overstressed for the Tier 1 stress limit.

b. Openings at Exterior Masonry Shear Walls – The concrete slabs have openings adjacent to exterior masonry shear walls that are greater than 8 feet which exceeds the Tier 1 limit.



Recommendations

Structural Focus recommends the following actions regarding the findings listed above:

1. No action required.2. We understand the cracking in the south entrance concrete slab-on-grade and stairs has

been a maintenance problem for several years. This area should be rebuilt.3. Cracking in the pre-cast concrete screens should be further investigated for corrosion of

reinforcing and indications of spalling. An evaluation of the connection of the screens to the building structure is needed.

4. The following recommendations apply to the findings from the seismic evaluation and are listed in order of priority:

a. Shear Stress Check – A Tier 2 analysis of the reinforced brick shear walls around the perimeter of the library should be performed per ASCE 41-13 to further investigate level of stress in the existing brick shear walls.

b. Openings at Exterior Masonry Shear Walls – A Tier 2 analysis of the concrete slabs should be performed per ASCE 41-13 to further investigate the effect of the openings adjacent to the exterior masonry walls.

The recommendations provided above for mitigation of seismic deficiencies are listed in order of importance. Further evaluation of the Riverside Public Library is needed to determine if the building has seismic deficiencies that should be addressed to bring the building up to a Life Safety level of seismic performance.

Figure 86: South Entrance Slab-on-Grade – Note the cracking in various locations.

Figure 87: South Entrance Stairs – Note the cracking running up the middle of the stair adjacent to the

metal cover plates shown in the photo.



Figure 88: Pre-cast Concrete Screen – Northwest corner of the building.

Figure 89: Pre-cast Concrete Screen Detail – Note the cracking through the depth of the screen.

Figure 90: South Elevation – Front Entrance with Cantilevered Concrete Canopy.

Figure 91: North Elevation – Loading Dock with Cantilevered Concrete Canopy.

Mechanical Analysis

Mechanical Systems Summary

The mechanical assessment noted that the air handlers have exceeded their useful life and are recommended to be replaced with a new custom-built air handler cabinet. This assessment also recommended the conversion of the new air handler to DDC. This will result in the elimination of the pneumatically driven devices and the air compressor. Single zone systems are recommended that will be easier to maneuver into the building.

The mechanical system utilizes a 22-year-old chiller which utilizes R-22 refrigerant that has been phased out by the EPA. Though in good condition for its age, the new use of the building will need to meet the American Alliance of Museums requirements for optimal protection of the art. Recommendation includes replacing the existing chiller with a new chiller and the addition of second chilled water and condenser water pump to the system to provide greater redundancy and easier maintenance. The team also recommends replacement of the tower and provision of a redundant cooling tower.

Though the boiler is relatively new, it provides the single heat source for the building. This assessment recommends replacement of the existing heating hot water pump (which is old and



exhibits corrosion) and the installation of a new redundant heating hot water pump. The conversion of the heating hot water 3-way valve to DDC is also recommended.

Air Handling Units (AHU) and Ductwork


The air-side equipment consists of (3) custom built-up, multi-zone air handlers (AHU) that appear to be original to the building. The units have a VFD controlled supply fan and return fan. The AHU has a 4-pipe system for heating and cooling. Both the chilled water and heating hot water coils have 3-way valves. The AHU’s are controlled by a Siemens DDC system. The DDC system converts the electronic signal to a pneumatic signal to control the multi-zone dampers and the chilled and heating hot water valves. The supply and return fans appear to be directly controlled by the Siemens system via VFD.

The ductwork serving the air handlers is in fair condition given its age. It does not appear to have any visible leaks or damage. Each air handler has multiple supply air zones branching from it. The return ductwork to each air handler is common for the zones served by that air handler. Much of the ductwork is not visible.

There is a small split system which serves the IDF room on the lower level of the library. This system appears to be in good working order.


The AHU’s are in poor condition. Several pipe leaks were apparent, fan equipment appears to be beyond its useful life, insulation is damaged, and pipe is corroded in areas. The equipment that replaces the AHU’s will depend on the temperature and humidity requirements of the individual museum spaces.

Potential Issues

The air handlers are far beyond their useful life. All components, while still functioning, are showing signs of significant aging. The air handlers are in the basement. The only means for access is a mechanical well in the chilled water plant room. Walls will need to be removed and the boiler will need to be temporarily relocated to allow for the new air handlers to be installed.

The IDF room fan coil unit is mounted at what appears to be an angle. This could lead to poor moisture containment if the primary condensate were to fail.

Recommendations

Replace the air handlers completely. Provide a new custom-built air handler cabinet, new piping from the chiller and heating hot water systems, new DDC valves, and new VFD controlled supply and return fans. It is recommended that the new air handling system be converted to DDC



completely. In doing so, all pneumatically driven devices should be eliminated so that the air compressor can be eliminated as well. The review team recommends the design team considers single zone systems if possible. Smaller air handler cabinets will be easier to maneuver into the building; depending on the museum’s layout, the zone number may be able to be reduced allowing for 6-8 smaller air handlers rather than 3 large multi-zone systems. Mechanical room space may become an issue for this approach but consider exploring it in the early phases of design.

It is recommended the ductwork remains where possible to reduce cost and complexity of the museum project. The amount of ductwork that can be reused will depend on the HVAC loads, space layout, and museum temperature and humidity requirements.

Level out the IDF room fan coil as much as possible to ensure the unit operates properly under all conditions.



Figure 92: Multi-Zone Air Handlers Figure 93: Corroded CHW Piping

Figure 94: Pneumatic Controls Figure 95: Legacy DDC System

Water-Side equipment

Chilled Water Plant


The chiller is a 22-year-old, 110-ton Trane screw chiller. It utilizes R-22 refrigerant which has been phased out by the EPA. The chiller is in exceptionally good condition for its age. It does not appear that any substantial number of repairs have been required over the years. The chiller appears to be connected to the Siemens DDC system as well, but this could not be verified at the operator’s front end. Either way, the replacement chiller(s) and associated pumps, tower fans, etc. should be connected to the DDC system during the upgrade.



The chilled water piping is setup as a constant primary pumping system. The condenser water is constant speed as well. The chiller is served by a single chilled water pump and a single condenser water pump.

There is a single, roof mounted, open loop cooling tower on the roof. It has a single cell serviced by a single cooling tower fan.


ASHRAE suggests a service life for screw chillers of 20-25 years. Given its age, it should be replaced. If the museum is to have rare and/or expensive art with tight temperature and humidity requirements the project should consider providing a redundant chiller. The replacement chiller to the existing Trane chiller does have two refrigerant circuits so some capacity is available when the other circuit is out of service but on warmer and/or more humid days of the year, 50% of the chiller will not be able to maintain the required thermal conditions within the museum. In addition, the chiller cannot operate while it is being serviced. A single circuit can operate when not being serviced but it cannot operate at all when being physically worked on. This should be considered when reviewing the requirements of the museum and the art within.

The chilled water and condenser water pumps are in fair condition. However, the piping and insulation around them are in poor condition and should be replaced.

The cooling tower for the system is showing some indication of aging. The review team assesses it as fair however the cooling tower fan motor is severely corroded and should be replaced.

The review team noted that it appears neither the chilled water or condenser water systems have been balanced. All balancing valves reviewed by the team were in the fully open position.

Potential Issues

Given the relatively tight temperature and humidity requirements required of a museum having a single chiller could be an issue. Some chiller components can have long lead times so the building could be without cooling and dehumidification for a somewhat long period of time if some form of redundancy is not provided.

Pumps tend to be a common source of failure for hydronic systems. The existing system has a single pump for both the chilled water and condenser water which provides for a common single source of failure. As the system exists today, any maintenance to any major component would require the entire system to be taken off line. There is plenty of room in the mechanical room to add the recommended pumps.

The cooling tower fan is severely corroded and likely to fail. It should be replaced.



Recommendations

The review team recommends the project consider adding an additional chiller if space within the mechanical room would allow. If not, the review team recommends replacing the existing chiller with a new screw chiller. To aid in any service disruptions, it is recommended that chilled water and condenser water piping be piped to the mechanical well such that a temporary chiller and/or cooling tower could be quickly connected to the system in the event of a chiller or cooling tower outage.

The review team recommends an additional chilled water and condenser water pump are added to the system to provide greater redundancy and easier maintenance.

To ensure all aspects of the hydronic system perform properly ensure that a complete hydronic balance is performed on all aspects of the heating hot water and chilled water systems.

Given the age of the tower, the tower should be replaced if budget allows. There is a fair amount of calcification and algae build up on the visible components of the tower. This could likely be cleaned off with a thorough service cleaning if the budget will not allow for replacement. The cooling tower has a single fan and a single cell. This is another single point of failure and a redundant cooling tower should be considered for the museum project if budget allows.



Figure 96: 22-Year Old Chiller Figure 97: Cooling Tower

Figure 98: Single Chilled Water Pump Figure 99: Corroded Cooling Tower Fan Motor

Heating Hot Water Plant


The boiler is a relatively new PK Thermific N-1500 boiler. It has 1.275 MBTUh of output capacity. It appears to utilize a constant primary pumping system with a pneumatic three-way valve to bypass the boiler when loop temperature is satisfied.


The boiler is a single source of heat. This could be an issue for the museum if low temperatures could cause damage to art in the building. The Riverside, CA climate is very cooling dominated and therefore redundant boilers are not commonly implemented.

There is only one heating hot water pump. Again, Riverside, CA is not a heating dominated climate, design winter temperature is around 30°F. It would benefit the maintenance and reliability of the system to have an additional heating hot water pump.



Potential Issues

The heating hot water pump is very old and corroding. The motor, however, is newer and acceptable as is. The pump should be replaced with a dual pump configuration to aid in redundancy of the system.

Recommendations

The review team recommends replacement of the existing heating hot water pump, installation of a new redundant heating hot water pump and the heating hot water 3-way valve be converted to DDC to allow elimination of the air compressor.

Figure 100: Heating Hot Water Boiler Figure 101: Heating Hot Water Pump

Electrical Analysis

Electrical Systems Summary

The building is currently served by an existing 1200A, 277/480V, 3ph, 4w electrical service ‘MS’. The existing electrical service appears to have adequate electrical capacity to accommodate additional electrical load if needed. Recommendation for the electrical system is to replace all existing panelboards with new 42-pole panelboards to accommodate new circuits. This assessment also recommends replacing all existing fluorescent fixtures with LED type fixtures to comply with current T24 requirements. Existing decorative lighting maybe re-lamped with LEDs and obtained. All existing site lighting fixtures should also be replaced with LED type fixtures.

Recommendations also include the modernization of the existing fire alarm system with a new complete addressable voice-evacuation system that includes area smoke detectors, heat detectors, monitor modules and relay modules. Verification of existing elevator emergency battery back-up is recommended.




The Riverside Library located on 3581 Mission Inn Avenue is a 2-story building with a basement. The intent of this report is to describe the current MEP conditions of the building and point out existing deficiencies that may affect future design work. Existing conditions were observed on November 14, 2017. During our site walk existing as-built documents were discovered and are referenced throughout this report.

The building is currently served by an existing 1200A, 277/480V, 3ph, 4w electrical service ‘MS’. Per the last 12-Months Utility bills, the existing electrical service appears to have adequate electrical capacity to accommodate additional electrical load if needed. ‘MS’ currently serves: (1) 150A, 480V, 3ph, 3w Motor Control Center ‘MCC’, (1) 225KVA 480-120/208V 3ph transformer, (1) 225A MCC section (serving chiller pumps fans and elevators), (1) 15HP faculty elevator, (1) 10.5HP passenger elevator, (1) Spare elevator fused switch sized for 15HP, (1) 250A packaged chiller unit, Panel ‘LA’, Panel ‘MA’ and Panel ‘2A’.

All 120/208V equipment are being fed by an 800A, 120/208V, 3ph, 4w distribution section ‘A’. Distribution section ‘A’ current serves: (1) 150A 120/208V panelboard ‘LB’, (1) 200A 120/280V panelboard ‘2B’, (1) 150A 120/208V 3ph panelboard ‘2C’, (1) 100A 120/208V 3ph panelboard ‘LC’, (1) 150A 120/208V 3ph panelboard ‘LD’, (1) 100A 120/208V 3ph panelboard ‘2D’, (1) 100A 120/208V 3ph panelboard ‘LC’, (1) 100A 120/208V 3ph panelboard ‘MB’.

Currently a 20kW diesel generator with a 70A ATS ‘EM’ serve the following emergency panels: (1) 40A 120/208V 3ph panelboard ‘LE’, (1) 40A 120/208V 3ph panelboard ‘ME’, (1) 40A 120/208V 3ph ‘2E’. These panelboards serve all emergency exit signs, emergency lighting, fire alarm panel and elevator cab circuits.


The existing electrical infrastructure appears to be original with the exception a few sub-panels. The existing panelboards are in fair condition and do not appear to have any space to accommodate new circuits. A large percentage of circuits have been removed and/or re-circuited with poor documentation.

The existing emergency generator appears to have been updated and is in good condition.

The existing conventional fire alarm control panel is a Simplex 4001 covering one zone per floor. The fire alarm system appears to be original. Existing ceiling mounted heat detectors are located throughout each level. Manual pull stations and bells are located at each staircase exit. Dial out telephone lines are routed through the security panel.



Recommendations

Replace all existing panelboards with new 42-pole panelboards to accommodate new circuits. Modernize existing fire alarm system with a new complete addressable voice-evacuation system that includes area smoke detectors, heat detectors, monitor modules and relay modules.

Figure 102: Main Electrical Service and MCC

Figure 103: 20kW Generator and 120/208V 3ph Distribution Switchboard ‘A’



Figure 104: Fire Alarm Control Panel and Manual Pull Stations

Basement Floor Electrical Conditions


Local panelboards appear to be original, and do not have physical capacity to accommodate additional circuit breakers, if necessary. Per as-built drawings all basement general receptacles and lighting circuits are served by local panelboards ‘LA’ and ‘LB’. All lower level emergency circuits are feed from panelboard ‘LE’. All existing lighting fixtures are fluorescent type, utilizing 2 or 4 T8 lamps. Existing floor mounted receptacles are located throughout the basement area. The existing floor outlets are single receptacles utilizing a brass screw on cover. Existing wireless access points and wall mounted data outlets appear to be randomly located throughout the basement area.

All data drops appear to be routed through attic space and dropped down via surface mounted raceway to each designated location through the main floor. Ceiling public announcement speakers and fire alarm heat detectors are located in almost every room on the main floor. I was told by staff that the existing PA equipment is still operational.


The existing panelboards are in fair condition and do not appear to have any space to accommodate new circuits. A large percentage of circuits have been removed and/or re-circuited with poor documentation.



Recommendations

Replace all existing basement level panelboards with new 42-pole panelboards to accommodate new circuits. Replace all existing fluorescent fixtures with LED type fixtures to comply with current T24 requirements. Existing decorative lighting maybe re-lamped with LEDs and obtained.

Figure 105: Existing Basement panelboards ‘LA’ and ‘LB’

Figure 106: Existing floor mounted receptacle and 4’x4 lighting fixture



Figure 107: Existing ceiling FA heat detector/PA speaker and column mounted data outlet.

Second Floor Electrical Power/Lighting Conditions


Local panelboards appear to be original, and do not have physical capacity to accommodate additional circuit breakers, if necessary. Per as-built drawings, all second-floor general receptacles and lighting circuits are served by local panelboards ‘2B’, ‘2C’ and ‘2D. All lower level emergency circuits are feed from panelboard ‘2E’. All existing lighting fixtures are fluorescent type, utilizing 2 or 4 T8 lamps. Existing floor mounted receptacles are located throughout the ground level area. The existing floor outlets are single receptacles utilizing a brass screw on cover. Existing wireless access points and wall mounted data outlets appear to be randomly located throughout the main floor area.

The existing data in structure appears to have been added to the building. An existing IDF rack is located in an office/storage room. All data drops appear to be routed through attic space and dropped down via surface mounted raceway to each designated location through the main floor. Ceiling public announcement speakers and fire alarm heat detectors are located in almost every room on the main floor.


The existing panelboards are in fair condition and do not appear to have any space to accommodate new circuits. A large percentage of circuits have been removed and/or re-circuited with poor documentation.

Recommendations

Replace all existing basement level panelboards with new 42-pole panelboards to accommodate new circuits. Replace all existing fluorescent fixtures with LED type fixtures to comply with current T24 requirements. Existing decorative lighting maybe re-lamped with LEDs and obtained.



Provide new wire management to existing IDF rack with organized labeling. Verify if existing data cabling is plenum rated.

Figure 108: Existing floor mounted receptacle and 2’x4 lighting fixture

Figure 109: Existing Second Floor electrical panelboards



Figure 110: Existing Second Floor Chandelier lighting fixtures

Figure 111: Existing Second Floor recessed mounted circular fixtures



Figure 112: Second Floor IDF Rack and surface mounted data drops

Roof Electrical Power/Lighting Conditions


Per as-built drawings, all roof general receptacles and lighting circuits are served by second floor panelboard ‘2D’. All equipment (Cooling Tower, EF-1 and Elevators) circuits are fed from main switchboard ‘MS’. All existing lighting fixtures are incandescent type, utilizing fluorescent lamps. Lighting circuits were observed routed throughout rooftop and do not appear to be from the original building infrastructure. These lighting circuits seem to serve exterior building lighting fixtures and are connected to a time clock.


The elevator machine room is adequately sized to support an additional elevator controller and motor. The existing elevator controller looks to have been modernized recently.

Recommendations

Verification of existing elevator emergency battery back-up is recommended.Replace all existing fluorescent/incandescent fixtures with LED type fixtures to comply with current T24 requirements.



Figure 113: Existing Elevator Controller/Motor and Exhaust Fan #1

Figure 114: Existing Cooling Tower Disconnect and roof mounted lighting

circuits

Site Electrical Power/Lighting Conditions

Per as-built drawings and per observation, all site pathway lighting circuits are served by basement panelboards ‘LC’ and ‘LD’. All existing site lighting pathway fixtures appear to have been upgraded to a metal halide type fixture. All existing parking lot fixture are not to apart of the original plans and appear to be high pressure sodium type fixtures. The original step lighting fixtures would be an example of a removed fixture. The existing concrete screens appear to have the original lighting circuits enacted at the base of each screen. A recent update added lighting



fixtures to the top of each screen. These newer screen lighting fixtures and are routed on the roof and connected to a time clock.


Many original lighting fixtures seem to be removed from the site or changed to metal halide or high-pressure sodium.

Recommendations

Replace all existing site lighting fixtures with LED type fixtures to comply with current T24 requirements.

Figure 115: Existing pathway lighting and top mounted concrete screen fixtures

Figure 116: Existing removed step lighting fixtures and parking lot lighting.



Plumbing Analysis

Plumbing Systems

The existing building has a 40 kBTUh input water heater in the basement that appears to be in fair condition. A second small electric tank water heater is located in the roof access stairwell on the second floor that appears to be in fair to good condition. Recommendation is to replace the necessary piping and insulation of the domestic hot water system in the boiler room.

The building is served by a 4” domestic cold-water line from Lemon Street. The plumbing fixtures in the restrooms are old and should be replaced with CALGreen compliant, low flow fixtures and ADA access throughout the building.

The building is served by a 4” natural gas line from Lemon Street. The design load was 1,894 MBH with 3,000 MBH for future needs. From the currently installed gas fired equipment, it appears the current natural gas load is somewhat less than the original design leaving plenty of room for future growth and the reuse of the library for a museum.

Domestic Water Service

Water Heaters


The water heater in the basement mechanical room is a 40 kBTUh input water heater manufactured by Bradford White with 50 gallons of storage. It is showing some mild signs of corrosion but is overall in fair condition. Some of the domestic hot water piping appears to have been replaced over the years. The domestic hot water pump is in fair condition. It is unclear how this pump is controlled.

There is a small electric tank water heater located in the roof access stairwell on the second floor. The review team could not reach the nameplate data safely, but it appears to be a 20-30 gallon storage tank. This water heater appears to be in fair to good condition.


The two domestic hot water heaters are in fair to good condition.

Potential Issues

Upgrades/replacement to the piping and insulation of the domestic hot water piping will be necessary in some areas of the boiler room.



Recommendations

Replace the necessary piping and insulation of the domestic hot water system in the boiler room. If additional insulation and/or piping damage is discovered during the museum conversion replace this as well.

If a control method for the domestic hot water pump is not currently provided add a time clock and aquastat to increase the life of the pump and reduce energy consumption.

Plumbing Fixtures and Potable Water Service


The building is served by a 4” domestic cold-water line from Lemon Street. According to as-built plans, the water meter is in a vault near the street.

The plumbing fixtures in the restrooms are old and should be replaced. It is the understanding of the mechanical review team that all restrooms will be remodeled as part of the museum project. When this is completed, all current code requirements including ADA access and low flow fixtures should be met.


Complete replacement is intended as part of the museum project.

Potential Issues

None, if all fixtures are to be replaced as currently intended.

Recommendations

Replace all fixtures with CALGreen compliant, low flow fixtures and ADA access, when necessary, throughout the building.



Figure 117: Gas-Fired Hot Water Heater Figure 118: Electric Hot Water Heater

Natural Gas Service

Natural Gas


The building is served by a 4” natural gas line from Lemon Street. According to as-built plans, the gas meter is in a vault near the street.


The design load was 1,894 MBH with 3,000 MBH of future. From the currently installed gas fired equipment, it appears the current natural gas load is somewhat less than the original design leaving plenty of room for future growth if necessary.

Potential Issues

None

Recommendations

None

Fire, Life, Safety

Preliminary Code Analysis SummaryPrimary issues identified in the code analysis include:



Occupant load for a museum use is higher than for library use which may increase number of exits and stairs required as well as the required increase egress width.

Current location of lecture hall on upper level is increasing occupant load and required egress width for stairs

The existing building is underserved by the current number of restrooms and the new museum use will exacerbate the issue. Additional restrooms will be required, including at every floor.

Preliminary Code Analysis

A code analysis was conducted to inform the design team of potentials code issues that will need to be addressed in the adaptive reuse of the building. The code analysis used the codes listed below and the program outlined in the City of Riverside’s Request for Qualifications for The Cheech Marin Center for Chicano Art, Culture, and Industry and an early conceptual plan provided by the design team. The analysis is assumed a fully sprinklered building and used the following codes.

Applicable Codes:

2016 California Existing Building Code 2016 California Historic Building Code 2016 California Building Code

Existing Building Data:

Building Footprint: Approximately 19,500 square feet Building Area: Approximately 58,500 square feet Height: Approximately 35’ (Approximately 48’ to Penthouse); Two stories above grade

with basement Construction Type: II-B; Columns and floors are of concrete construction. Exterior walls

are of masonry construction Occupancy: A-3 Assembly (Library) per 2016 CBC Section 303.4 Fire Protection: Building is not currently sprinklered

Analysis Assumptions:

Analysis based on conceptual floor plan layout from proposal Analysis based on non-separated occupancies per 2016 CBC Section 508.3 which uses

the most restrictive A-2 occupancy in the building Building will be fully sprinklered 15% of floor area excluded for circulation on occupant load factors that are noted as ‘net’

Preliminary Findings:

Building appears to be within allowable heights and floor area based on 2016 CBC (assumes building will be fully sprinklered)

Appears to have adequate separation of egress stairs based on 2016 CBC



Library and museum are both classified as an Assembly Group A-3 occupancy per 2016 CBC Section 303.4

Accessible means of egress not required per 2016 CBC Section 1009.1, Exception 1 Exit access travel distance is 250’ based on sprinklered A occupancy per 2016 CBC

Table 1017.2. Building is approximately 150’ x 130’

Potential Issues:

Occupant load for a museum use is higher than for library use so the occupant load will likely be higher than existing

Higher occupant load may increase number of exits and stairs required Higher occupant load may increase egress width required Current location of lecture hall on upper level is increasing occupant load and required

egress width for stairs Will likely need much larger restrooms located on all three levels Analysis based on fully sprinklered building. If only partially sprinklered, may need to find

exception in existing or historic building code



IV. ADDITIONAL ASSESSMENT RECOMMENDATIONS

During the site visit in November 2017, it became apparent that a few additional items should be assessed or investigated. Page & Turnbull did not have access to the library building in its entirety, and therefore these areas still need to be assessed. The original drawings, provided by Ruth McCormick, revealed some details about the building that were initially not considered. The following are Page & Turnbull’s recommendations for further assessment.

The areas Page & Turnbull did not assess due to lack of access include: Above the drop ceiling tiles to assess the ceiling framing North restrooms on the lower level The second, north passenger elevator shaft that is closed off Roof drainage system including the drains and slope of roof. Carpet on the railings to see if plastic panels are still present Partitions Ceilings Roof assembly (inspection openings)

Items that require further investigation: Hazardous Materials: The drawings and visual assessment revealed several elements,

such as the vinyl floor tile and cement panels, that may contain asbestos. Also, given the age of the building, it is likely that asbestos pipe insulation and lead paint are present.

Sprinkler System: No sprinkler system is installed Fire Alarm System: An auditory alarm system is installed in the building. This system

should be tested to assure it is functioning properly.



V. ACCESSIBILILTY AND CIRCULATION

Several upgrades have been implemented to address accessibility issues, including the modification of the exterior, westernmost ramp at the main entrance, and the addition of accessible stalls in the public restrooms on the second-floor. However, it is likely that the building does not meet newer, stricter code requirements for accessibility, and additional upgrades may be needed. The following deficiencies were observed that should be considered during the potential project:

Accessible path of travel: the path of travel from the handicapped parking stalls to the main entrance is along the concrete sidewalk, concrete ramp, and concrete podium at the south entrance. While the western ramp was elongated with a landing and additional run, the ramp may still be steeper than code requirements (1:12 slope). Additionally, the concrete at the main entrance is in poor condition, and cracks, spalls, and changes in level can be hazards to people with disabilities.

Accessible Restrooms: Only the second-floor restrooms have accessible stalls; accessible restrooms may be needed at all levels. In addition, the pipes were observed to be uncovered at lavatories. All pipes should be covered to eliminate the potential for burns.

Stair handrails and guardrails: Stair handrails and guardrails do not appear to meet current accessibility requirements in terms of handrail size, handrail extension, and guardrail openings. While the California Historical Building Code may allow the decorative features to remain in-place, features that constitute a hazard per the enforcing agency may need to be upgraded.

Door Hardware: Some original door hardware does not appear to meet current accessibility requirements for gripping. Knob type hardware may need to be replaced.

Signage: The building signage was not surveyed; however, signage may need upgrades to address accessibility requirements including the addition of braille lettering.

A comprehensive accessibility upgrade to meet all current code requirements may not be necessary; however, it is likely that the proposed project would trigger accessibility upgrades. In choosing which accessible elements to provide, priority should be given to those elements that will provide the greatest access, in the following order:

1. An accessible entrance;2. An accessible route to the altered area;3. At least one accessible restroom for each sex or a single unisex restroom;4. Accessible telephones;5. Accessible drinking fountains; and6. When possible, additional accessible elements such as parking, storage, and alarms

No qualified individual with a disability must, because a public entity's facilities are inaccessible to or unusable by individuals with disabilities, may be excluded from participation in, or be denied the benefits of the services, programs, or activities of a public entity, or be subjected to discrimination by any public entity (Title 28, Part 35, Subpart D). Access to each service or program must be provided, this may potentially be accomplished through operational procedures.

417 S. Hill Street, Suite 211Los Angeles, California 90013213.221.1200 / 213.221.1209 fax

2401 C Street, Suite BSacramento, California 95816916.930.9903 / 916.930.9904 fax

417 Montgomery Street, 8th FloorSan Francisco, CA 94104415.362.5154 / 415.362.5560 fax

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