Ahwahnee_HSR_1.2011_pgs_175-204.pdf

Architectural Assessment: InteriorsARCHITECTURAL RESOURCES GROUP

Histor ic Structures Report

II-15

January 2011

Figure 300: Detail view of soot accumulation in Elevator Lobby fi replace, 2009. (Source: ARG)

Figure 301: Detail view of Elevator Lobby fi replace hearth, 2009. Note deterioration of mortar.

(Source: ARG)

Elevator Lobby

Floor, Walls, and Ceiling Th e stained concrete fl oors have faded, and cosmetic cracks are evident throughout the fl oor. Th e plaster walls, now painted, are in fair condition. Th e plaster ceiling and beams have also been painted.

Th e ceiling near the fi replace is soiled from soot accumulation, but the remainder of the ceiling is in fair condition.

Openings and Doors Th e original stencil pattern at the service doors and the service elevator remain visible below a layer of paint. Th e wood surrounds at the elevator bay and the service door bay are in fair condition with impact damage at the lower portions of the surround.

Lighting All of the wrought-iron fi xtures in this space appear to be in fair condition.

Other Th e historic mural above the mantel is discolored from smoke and exhibits limited areas of paint deterioration.

Th e jasper stone fi replace surround exhibits soot build-up. Th e mortar in the cast-stone hearth has deteriorated, and there are gouges along the front edge. Th e fi rebox has a fairly large area of damaged fi rebrick. Th e mantel is in fair condition; it has exposed nails

GROUND FLOOR

protruding from its surface that are most likely for hanging seasonal decorations.

Th e concrete stairs and railings are in good condition, but paint on the treads is worn from heavy traffi c. Th e jasper stone accents at the stair are in good condition with limited chipping at the corners.

Very Signifi cant

ARCHITECTURAL RESOURCES GROUPArchitectural Assessment: Interiors

II-16

January 2011

Figure 302: Former entrance to Art Gallery, 2009. (Source: ARG)

Art Gallery (Hallway/Storage)

Floor, Walls, and Ceiling Th e painted concrete fl oor in the space originally designed as the Art Gallery is in fair condition. Th e fl oor exhibits minor cosmetic cracking similar to that found in the main public spaces, and the paint fi nish is worn from heavy traffi c. Th e walls are in fair condition with impact damage and abrasions visible along the west wall. Th e painted gypsum board ceiling is in fair condition with isolated areas of water damage evident. In addition, scorch marks are visible near where a fl uorescent strip light was previously located.

Openings and Doors Th e historic wood door from the Elevator Lobby to the space originally designed as the Art Gallery is in poor condition, as is the door surround at the opening to the service hall to the north. Both elements exhibit wear from heavy use. Th e non-historic door to the Cold Storage for the Service Bar is in fair condition.

Lighting Th e lighting in the space originally designed as the Art Gallery is in fair condition.

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Historic Utilitarian

Figure 303: Detail view of water damage at ceiling in former Art Gallery, 2009. (Source: ARG)

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January 2011

Figure 304: Detail view of stencils on beams in the Great Lounge in poor condition, 2009.

(Source: ARG)

Great Lounge

Floor, Walls, and Ceiling Th e wood fl oor is in fair condition; it exhibits wear consistent with heavy use. Th e painted plaster walls are in fair condition. A long crack is visible on either side above the fi replace at the transition between the concrete columns and the gypsum block wall. Th e crack was likely caused by diff erential movement of the materials. Th e wood wainscot and base trim is in good condition.

Wood and wrought-iron railings located high on the north wall in the openings between this space and the adjacent North Mezzanine Lounge appear to be in fair condition. Wood walls with operable divided-light wood windows located high on the south wall in the openings between this space and the adjacent Tudor Lounge also appear to be in fair condition.

Th e painted plaster ceilings are in poor condition with areas of water and moisture damage and peeling paint in several locations. Th e stencils on the beams are in poor condition with portions missing and other areas peeling.

Openings and Doors Overall, the double-height bays of windows that line the Great Lounge to both the east and the west sides of the space are in good condition. A detailed assessment of the stained glass panels was performed as part of this project; the report is included in

GROUND FLOOR

Figure 305: Detail view of fi replace in the Great Lounge, 2009. Note staining and gouges.

(Source: ARG)

Appendix D. Th e doors and thresholds that are part of this assembly, however, are in generally poor condition due to heavy use and exposure.

Lighting Th e large chandeliers in the Great Lounge are in good condition.

Special Features Th e cast-stone surround of the fi replace is stained, but it is generally in good condition. A portion of the surround also has been heavily scratched. Th e cast-stone hearth has gouges at the edge of it and is heavily stained with soot. Th e fi rebox is in poor condition, with heavily damaged fi rebrick at the base and back. Th e wood mantel is in good condition.

Th e original gold fi nish on the radiators is almost entirely gone. A wood window frame adjacent to a radiator has been damaged by a steam leak.

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January 2011

South Lounge (Under Lounge)

Floor, Walls, and Ceiling Th e stained concrete fl oor exhibits cosmetic cracking similar to that found in the other historic stained concrete fl oors. In addition, the fl oor in this room slopes toward the north. Th e painted plaster walls are in fair condition with limited chipping at piers. Impact damage to the painted wood has also occurred at the door openings. Th e painted plaster ceiling and beams are in good condition.

Openings and Doors Th e plaster at door openings exhibits limited chipping. In the eastern opening to the Great Lounge, the drapery rod is a copper tube that has bent out of shape from the weight of the draperies.

Lighting Th e three historic pendant light fi xtures are in good condition.

Special Features Th e fi replace in the Under Lounge is in better condition than the fi replace in the Great Lounge. Th e cast-stone surround and built-in benches are stained but are otherwise in good condition. Th e cast-stone hearth is in fair condition with staining and scuff s along the front edge. Th e brick fi rebox is in poor condition with heavy damage to the fi rebrick at the bottom and back of the fi rebox. Th e fi rebox is also heavily stained with soot.

GROUND FLOOR

Figure 306: Detail view of fi replace in the Under Lounge, 2009. Note staining on surround and benches. (Source: ARG)

Figure 307: Overall view of the Under Lounge looking toward the Great Lounge, 2009. (Source: ARG)

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January 2011 separating from each other with exposed nails on either side under the shelf. Th e fi replace screen is in good condition.

Th e historic wood radiator cover is in fair condition, although it exhibits an accumulation of dirt on its surface.

California Room (Winter Club Room)

Floor, Walls, and Ceiling Th e historic stained concrete fl oors exhibit minor cracking similar to those in other public spaces, and the color is faded. Th e painted plaster walls are in fair condition with limited nicks from furniture impact. Th e painted plaster ceiling is in fair condition. Th e historic faux-wood fi nish on the beams is in good condition.

Openings and Doors Th e interior doorway that opens to the Under Lounge is in good condition with minor scratches and nicks at the corners of the opening.

Lighting Th e historic lighting in this room is generally in poor condition.

Exposed colored wire-nuts on the wires of the ceiling-hung fi xture remain from an inappropriate repair.

Special Features Th e cast-stone surround of the fi replace is dirty and stained. Th e fi rebox is in poor condition; the fi rebrick at the back is heavily damaged. Th e cast-stone hearth is in fair condition, but the mortar joints are in poor condition. Th e wood mantel has some edge wear on the front edge. Th e top and bottom pieces of the wood mantel are

GROUND FLOOR

Figure 308: Detail view of the concrete fl oor the Winter Club Room, 2009. Note cracking.

(Source: ARG)

Figure 309: Detail view of historic light fi xture in the Winter Club Room, 2009. Note exposed wire nuts. (Source: ARG)

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January 2011

Th e copper hood of the fi replace is in fair condition with limited areas of minor discoloration and tarnishing. Th e original and historic patina has been removed from the hood by over-cleaning. Th e fi rebox is in fair condition with some deterioration of the mortar. Th e cast-stone hearth is stained with soot.

Th e wood radiator cover is in poor condition; the wood is chipped and the paint is fl aking.

Figure 310: Detail view of mural in Mural Room, 2009. (Source: ARG)

Figure 311: Detail view of fi replace and copper hood in Mural Room, 2009. (Source: ARG)

Writing Room (Mural Room)

Floor, Walls, and Ceiling Th e oak fl oor is in fair condition; it has a considerable amount of scratches and fi nish deterioration caused by the frequent moving of furniture. Th e historic wood paneling is generally in fair condition with limited scratches and nicks, primarily on the lower portion of the walls. Th e fi nish on the north wall paneling is more heavily damaged above the radiator than in other places. Th e source of the damage appears to have been caused by steam from the radiator. Th e painted plaster ceiling and the historic faux-wood fi nish on the beams are in good condition.

Openings and Doors Th e interior doorway that opens to the Under Lounge is in good condition with minor scratches and nicks at the corners of it.

Lighting Th e chandelier is tarnished and exhibits an accumulation of dirt on its surface.

Special Features Th e mural appears to be in fair condition with limited discoloration to it adjacent to where the east beam intersects the north wall upon which the mural is located.

GROUND FLOOR

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January 2011

Solarium

Floor, Walls, and Ceiling Th e stained concrete fl oor exhibits cosmetic cracking, and the stain is faded. Th e painted plaster walls are in fair condition with limited damage at edges. Th ere is also plaster and paint failure at the lower portions of the north wall that is likely related to the adjacent fountain. Th e stone behind the fountain is in fair condition. Th e wood base trim in the room is nicked at the edges, but otherwise it is in fair condition. Th e painted plaster ceiling is in fair condition with visible patching in the east bay. Th e paint is peeling from the ceiling surface in the west and center bays, probably due to water penetration at the roof.

Openings and Doors Th e openings to adjacent spaces are in fair condition with limited damage to the plaster at edges.

Lighting Th e large pendant light fi xture and the wall sconces appear to be in good condition. Th e small ceiling-hung light fi xture over the stair is in fair condition.

GROUND FLOOR

Figure 312: Detail view of concrete fl oor in Solarium, 2009. Note cracking. (Source: ARG)

Figure 313: Jasper stone fountain in the Solarium, 2009. Note moss growing around base.

(Source: ARG)

Special Features Th e original jasper stone fountain has moss growing around the base.

Th e mortar at the base of the fountain is discolored and darker than the rest of the mortar. Th e mortar around the pool is coated with a glossy fi nish.

Th e historic radiators exhibit an accumulation of dirt and peeling paint on their surfaces. Th e concrete stairs and the planter at the stair landing appear to be in good condition. Th e stair railings are in good condition but exhibit paint splatters upon them from the green fl oor paint. Th e wood balustrades at the mezzanine level are in fair condition.

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January 2011

Th e Celotex ceiling panels in the main dining area appear to be in fair condition. Close inspection for the purposes of this assessment was beyond the scope of this project. Th e exposed log trusses and purlins appear to be in good condition, although they exhibit an accumulation of dust and dirt upon their surface.

Openings and Doors Th e doors to the Kitchen were recently replaced and are in good condition. Th e doors to the storage rooms, offi ces, and other spaces are in fair condition.

Lighting In the low-ceilinged space upon entrance to the Dining Room, two historic ceiling-mounted fi xtures are missing. Th e fi xture that was located in the northern bay over the bar is missing in its entirety. In the center bay, the plate for the fi xture remains in the ceiling, but the fi xture is missing.

In the main double-height area of the Dining Room, the pendant light fi xtures are in fair to poor condition. Th e light fi xtures have speakers added in the center of them, altering their appearance. One of the fi xtures has had incompatible changes to the fi nish color of some components. Th e wall sconces appear to be in fair condition, but, as noted by hotel staff , some fi xtures have loose or broken pieces.

Special Features Extensive surface wiring is extant along the top of the wainscot on the north wall, along the windows on the south wall, and along the mezzanine on the east wall. Exposed wire may create a fi re hazard.

Dining Room

Floor, Walls, and Ceiling Th e stained concrete fl oor throughout the room exhibit cosmetic cracks, and the color is faded. In the low-ceilinged space upon entrance to the Dining Room, the wood wainscot and painted plaster walls are in good condition. Th e wood casework at the Service Bar is in fair condition; it exhibits wear from heavy use.

In the main Dining Room, the stone piers are in good condition, although they exhibit accumulated dust and minor effl orescence.

Th e historic log columns are in fair condition, with some splitting evident. Th e painted plaster walls and wood wainscot are in good condition. Th e Celotex wall panels appear to be in fair condition.

Some of the joints between the panels have opened up, and minor bowing is visible at some panels. Th e concrete beams at the east end of the room are in fair condition with some fl aking of paint occurring where fi nished as faux-wood. Th e decorative wood panels above these beams appear to be in fair condition.

In the entry vestibule and low-ceilinged space portion of the Dining Room adjacent to it, the plaster ceiling is in fair condition. Th ere is a visible patch to the ceiling over the bar where a light fi xture was once suspended. An area of blistering paint is visible at the west end of the entry vestibule.

GROUND FLOOR

Figure 314: Detail view of concrete fl oor in Dining Room, 2009. Note cracking. (Source: ARG)

Figure 315: Detail view of deteriorated fi nishes at beam and stencils in Dining Room, 2009.

(Source: ARG)

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January 2011

Ancillary Dining Room Spaces

Floor, Walls, and Ceiling Th e carpet in the offi ces is in fair condition; it exhibits excessive wear at the desk areas. Th e carpet in the Coat Check Room is in good condition. Th e concrete fl oor in the Cold Storage Room is in fair condition. Th e walls in these rooms are in fair condition. Th e wall fi nish in the Coat Check Room is abraded from the impact of hangers, and other areas exhibit impact damage. Th e ceilings are typically in fair condition. An exception is in the Coat Check Room, which exhibits serious cracking in a network pattern of the ceiling surface. Evidence of scorching exists above the light fi xtures.

Openings and Doors Th e doors in these spaces are all fair in condition. Th e fi nishes are worn, mainly on the interior surfaces. Th e exterior surface of the door of the Cold Storage Room is particularly deteriorated due to heavy use. Th e edges of the Dining Room Manager’s Offi ce are heavily nicked and gouged.

Lighting Th e historic light fi xtures in the coat closet are in good condition.

Th e non-historic light fi xtures that are located in both offi ces and the utilitarian fi xtures in the storage areas are also in good condition.

GROUND FLOOR

Figure 317: Detail view of carpet in Dining Room Manager’s Offi ce, 2009. Note area of excessive wear.

(Source: ARG)

Figure 319: Detail view of ceiling in Food and Beverage Manager’s Offi ce, 2009. Note scorching and cracking. (Source: ARG)

Historic Utilitarian

Figure 316: Detail view of door to Dining Room storage, 2010. Note dings and soiling along the edge of the painted surface. (Source: ARG)

Figure 318: Overall view of Food and Beverage Manager’s Offi ce, 2010.

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January 2011

Barber Shop (General Manager’s Office and Executive Assistant’s Office)

Floor, Walls, and Ceiling Th e carpet tile in these rooms is in good condition. Th e painted plaster and gypsum board walls are in fair condition. Th e painted gypsum board ceilings are in fair condition with cracking and peeling paint visible in the General Manager’s Offi ce.

Openings and Doors Th e door from the hallway to the Executive Assistant’s Offi ce is in fair condition with worn fi nishes due to heavy use. Th e pocket door at the General Manager’s Offi ce and the wood stile and rail door leading to the registration desk area are in good condition. Th e interior multi-pane window between the General Manager’s Offi ce and Executive Assistant’s Offi ce is in fair condition.

Lighting Th e light fi xtures in these spaces are in good condition.

GROUND FLOOR

Figure 320: Door from hallway to General Manager’s and Executive Assistant’s Offices, 2009. (Source: ARG)

Figure 321: Detail of interior window located between the General Manager’s Offi ce and the Executive Assistant’s Offi ce, 2009. (Source: ARG)

Historic Utilitarian

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January 2011

Men’s Room

Floor, Walls, and Ceiling Th e fl oor tiles in this room are in fair condition. Th e painted plaster walls and tile wainscots are in good condition. Th e painted plaster ceiling is also in good condition.

Openings and Doors Th e vertical-panel door is in fair condition, but it does not close properly.

Lighting All of the lighting is in good condition.

Special Features Th e counter and toilet partitions in the Men’s Room are a solid surface plastic and are in good condition.

MEN’S

ROOM

GROUND FLOOR

Figure 322: Detail view of stall in Men’s Room, 2010. (Source: ARG)

Figure 323: Detail view of tile fl oor in Men’s Room, 2010. (Source: ARG)

Contributing

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January 2011

Kitchen Wing

Floors In the central area of the Kitchen, the concrete slab exhibits severe diff erential settlement, which is a structural concern. Because of the warping of the slab, the fl oor does not drain well to some of the fl oor drains, thereby creating ponding in some areas of the fl oor.

Th e fi nished surface of quarry tiles is chipped and broken in many locations because of the uneven slab and general deterioration. Th e surface of the concrete below the tiles is also deteriorated. In the Food Storage area and the entry vestibule to the Dining Room, the painted concrete fl oors are in fair condition with areas of missing paint. Th e VCT fl ooring in the Chef ’s Offi ce is in poor condition with excessive wear and chipped edges.

Walls Th e painted plaster walls exhibit moderate damage from normal abrasion, which is more pronounced in narrow halls and doorways.

Wood crash rails are mounted to some of the walls to protect the walls from carts. Th e walls are generally in fair condition, but they are in poor condition at doors, openings, and along the lower three to four feet. Th e FRP panels in the Dishwashing Room are extremely stained.

GROUND FLOOR

Figure 324: Detail view of tile fl oor in Kitchen, 2009. Note surface and grout condition. (Source: ARG)

Contributing

Ceilings Th e painted plaster ceilings in the Kitchen are in fair condition with narrow cracks and peeling paint. Th e Fiber-Reinforced Plastic (FRP) ceiling in the Dishwashing Room is in fair condition but has considerable mildew on it. Th e vinyl coated panels and grid are in fair condition and do not have mildew on them. Th e Break Room has 2x4 lay-in tiles in good condition. Th e dropped acoustical ceiling in the Chef ’s Offi ce is in very poor condition with severe water damage and failure of two of the panels.

Openings and Doors Th e interior wood doors and frames are in fair to poor condition with considerable impact damage to them. Th e transoms and fi xed sash at the interior partitions are in fair condition.

Lighting Th e lighting throughout in the Kitchen is in good condition.

Figure 325: View of dropped ceiling in Chef ’s Offi ce, 2009. Note water damage. (Source: ARG) Figure 326: Detail view of transom window in Kitchen in fair condition, 2010.

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January 2011

South Mezzanine Lounge (Tudor Lounge)

Floor, Walls, and Ceiling Th e carpet is in good condition. Th e painted plaster walls and ceiling are in fair condition with some isolated hairline cracks. Th e portion of the ceiling at the center of the room exhibits paint blistering and peeling.

Openings and Doors Th e operable interior windows to the Great Lounge are in good condition, but the stained and varnished windows sills are worn. Th e historic wood balustrades located in the openings to the Solarium are in good condition.

Lighting Th e ceiling-hung light fi xtures are in poor condition with inappropriate repairs to some branches of the chandeliers.

Special Features Th e cast-stone hearth of the fi replace is in good condition. Th e brick of the fi rebox is in fair condition and it evidences staining. Th e top layer of paint on the concrete surround is peeling.

Th e room has no active ventilation system, which is a problem when it is occupied for meetings.

FIRST FLOOR / MEZZANINE

Figure 328: Detail view of ceiling in Tudor Lounge, 2009. Note cracking and paint blistering.

(Source: ARG)

Figure 330: Detail view of balustrade in Tudor Lounge, 2009.

(Source: ARG)

Very Signifi cant

Figure 327: Detail view of carpet in Tudor Lounge in good condition, 2010.

(Source: ARG)

Figure 329: Detail view of cast-stone hearth in Tudor Lounge, 2010. Note condition of paint. (Source: ARG)

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January 2011

Card Room No. 2 (Colonial Room)

Floor, Walls, and Ceiling Th e carpet is in fair condition with some staining to it. Th e painted plaster walls are in good , although there is one area of water damage located near the fi replace. Th e picture rail and base trim are in good condition. Th e painted plaster ceiling is in good condition, although there is one area in which paint is blistering.

Openings and Doors Th e glazed doors that provide communication between this room and the Tudor Lounge are in fair condition. Th e exterior doors opening on to the balconies have been reversed so that their exterior fi nish faces the interior. Th ese interior surfaces, as well as the fi xed sash of the doors, are severely deteriorated and in poor condition. Th e frames are in fair condition, although they are deteriorated at their bases. Th e operable transoms and door hardware are in fair condition.

Lighting Th e chandelier and two sconces in this room are in good condition.

Special Features Th e fi replace hearth is in good condition. Th e brick fi rebox is in fair condition with minor damage to fi rebrick. Th e wood mantel and painted brick surround are in good condition.

FIRST FLOOR / MEZZANINE

Figure 331: Detail view of glazed doors between Colonial Room and Tudor Lounge, 2009.

(Source: ARG)

Figure 332: Detail view of chandelier and ceiling in Colonial Room, 2009. (Source: ARG)

Figure 333: Detail view of fi replace in Colonial Room, 2010. (Source: ARG)

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January 2011

Card Room No. 1 (Tresidder Room)

Floor, Walls, and Ceiling Th e carpet is in good condition. Th e painted plaster walls, picture rail and base trim are also in good condition. Th e ceiling is in good condition with two areas of blistering paint located in the center bay.

Openings and Doors Th e doors that provide communication between this room and the Tudor Lounge are in fair condition. Th e exterior balcony doors and glazed panels are in fair condition. Th e frames exhibit deterioration at the base and are in fair condition. Th e operable transoms and hardware are also in fair condition.

Lighting Th e large brass chandelier is in poor condition with a loose arm.

Special Features Th e cast-stone fi replace hearth has minor soiling, chipping, and cracking to its surface. Th e brick fi rebox is in fair condition as it exhibits some mortar deterioration and loosening of brick. Th e painted concrete surround and mantel are in good condition.

FIRST FLOOR / MEZZANINE

Figure 335: Detail view of exterior doors in Tresidder Room, 2009.

(Source: ARG)

Figure 336: Fireplace in Tresidder Room, 2009. Note condition of cast-stone hearth. (Source: ARG)

Very Signifi cant

Figure 334: Detail view of chandelier and ceiling in Tresidder Room, 2010.

Note loose arms and blistering paint (Source: ARG)

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January 2011

Women’s Lounge (North Mezzanine Lounge)

Floor, Walls, and Ceiling Th e historic stained concrete fl oors are in fair condition. Like those in other public spaces, the fl oors exhibits cosmetic cracks, and the stained color is faded. Th ere is also an area near the center of the room in which a spall in the concrete was patched but not re-stained to match the adjacent surface. Th e fl oors in this room show less fading than other rooms with similar stained concrete. However, heavily traveled areas between the stair and the women’s room and around the stair and elevator have considerable surface wear and little or no stain remaining.

Th e painted plaster walls are in good condition with limited cracks evident in the plaster. Th e limited amount of gypsum board that is present in this space is in fair condition. Th e historic stenciling over and around the elevator doors is in fair condition. Th e painted plaster ceiling is in good condition; there are isolated areas of bubbling paint on the surface of the painted beams at the west end of the room.

Openings and Doors Th e wood doors with decorative panels are typically in good condition. Th e fi re doors at the east end of the room are in fair condition.

FIRST FLOOR / MEZZANINE

Figure 337: Detail view of concrete fl oor in North Mezzanine Lounge, 2009. Note cosmetic cracks and fading. (Source: ARG)

Figure 338: Detail view of painted beam in North Mezzanine Lounge, 2009. Note bubbling paint on bracket. (Source: ARG)

Th e wood railings at the south side of the room are in fair to good condition. Th e base of the wood balustrades is scuff ed, and the fi nish of the non-historic wood railing that has been added to the top of the historic balustrade is worn.

Lighting Th e ceiling-hung light fi xtures appear to be in fair condition.

Very Signifi cant

Figure 339: Detail view of balustrade in North Mezzanine Lounge, 2010. Note scuffi ng at base of balustrade and wear to fi nish on the non-historic railing above it. (Source: ARG)

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January 2011

Private Dining Room (Diggins Suite)

Floor, Walls, and Ceiling Th e tile fl oor in the vestibule and the carpet throughout the suite is in good condition. Th e mosaic tiles in the bathroom are in fair condition although the grout is signifi cantly discolored and is missing in some places. Th e painted plaster walls at the perimeter of the entire space and the gypsum board partition walls are in good condition with typical small dings at corners and base trim. Th e vinyl wall covering at the west side of the hallway is also in good condition.

Th e tile wainscot in the bathroom is in fair condition, and it exhibits considerable discoloration and deterioration of the grout. Th ere is signifi cant mildew in the bathroom, particularly in the shower. Th e ceilings are in good condition.

Openings and Doors Overall the doors are in good condition. At the pair of doors between the suite vestibule and the suite itself, the deadbolt is missing, and the doors drag on the fl oor. Th e pull is broken at the pocket door to the bathroom, and the door does not close.

Lighting Th e various light fi xtures in this room are generally in good condition.

Figure 343: Detail view of carpet damage in Diggins Suite, 2009.

(Source: ARG)

FIRST FLOOR / MEZZANINE

Non-Historic

Figure 340: View of hallway and stair in Diggins Suite, 2009. (Source: ARG)

Figure 342: View of bathroom from Diggins Suite hallway, 2009. (Source: ARG)

Figure 341: Detail view of bathtub in Diggins Suite, 2009. Note condition of grout.

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January 2011

FIRST FLOOR / MEZZANINE

Beauty Parlor (Room 117)

Floor, Walls, and Ceiling Th e carpet in this room is in good condition. Th e painted plaster walls are also in good condition. In the bathroom, the painted gypsum board walls and tile wainscots and fl oor are also in good condition. Th e painted plaster ceilings are in good condition, although some peeling paint is evident.

Openings and Doors Th e doors in this room are in good condition.

Lighting Th e light fi xtures are in good condition.

Figure 344: Overall view of room 117, 2009. (Source: ARG)

Figure 345: Detail view of bathroom fl oor in room 117, 2009. (Source: ARG)

II-33

January 2011

FIRST FLOOR / MEZZANINE

Women’s Check Room (Accessible Unisex Restroom)

Floor, Walls, and Ceiling Th e patterned mosaic tile at the fl oor and wainscot is in fair condition and it exhibits discoloration and cracking of the grout. Th e painted plaster walls above the wainscots are in good condition. Th e gypsum board ceiling and wood access panel are also in good condition.

Openings and Doors Th is door is in fair condition with worn edges from heavy use.

Lighting Th e fl uorescent strip fi xture is in good condition.

Special Features Th e mosaic tile countertop is in fair condition with some deterioration and discoloration of the grout.

Figure 346: Overall view of Accessible Unisex Restroom, 2010. (Source: ARG)

Figure 347: Detail view of countertop in Accessible Unisex Restroom, 2010. Note grout condition.

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January 2011

Women’s Room

Floor, Walls, and Ceiling Th e fl oor tiles in this room are in fair condition; there is impact damage to some of the tiles and discoloration of the tiles and grout. Th e mosaic tile wainscot is in fair condition with tile and grout staining. Th e painted plaster walls above the wainscots are in fair condition with areas of blistering paint. Th e painted plaster ceiling and the painted ceiling tiles in the vestibule are both in good condition.

Openings and Doors Th e entry door to the Women’s Room is in fair condition with worn fi nishes due to heavy use. Th e door to the janitor’s closet and the door that provides communication between the vestibule and the main room are in good condition. Th e threshold at the door to the janitor’s closet has been replaced with VCT in a previous remodel of the space.

Lighting Th e lighting in the Women’s Room is in good condition.

Special Features Th e mosaic tile countertop is in fair condition; it exhibits discoloration and deterioration of the grout. Th e toilet partitions are in good condition with the exception of a bent hinges at one of the stall doors.

FIRST FLOOR / MEZZANINE

Figure 348: Overall view of women’s room, 2010. (Source: ARG)

Figure 349: Overall view of women’s room, 2010. (Source: ARG)

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January 2011

Projection Room (Business Center)

Floor, Walls, and Ceiling Th e carpet tile is in good condition. Th e painted plaster walls and ceiling are also in good condition.

Openings and Doors Th e wood panel door is in good condition.

Lighting Th e fl uorescent light fi xture in this room is in good condition.

Special Features Th e built-in wood cabinet is in good condition.

Figure 350: Overall view of Business Center, 2009.

(Source: ARG)

Figure 351: Detail view of built-in cabinet in Business Center, 2009. (Source: ARG)

Contributing

FIRST FLOOR / MEZZANINE

BUSINESS

CENTER

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January 2011

Manager’s Office and Secretary’s Office (Room 116)

Floor, Walls, and Ceiling Th e carpet in this room is in good condition, with the exception of minor fraying at the bathroom threshold.

Th e painted plaster walls are in good condition. Th e painted gypsum board walls with tile wainscots are also in good condition.

Th e painted plaster ceiling and gypsum board soffi t are in good condition

Openings and Doors Th e wood panel doors are in good condition, with one hinge fi nial missing at the bathroom door. Th e knob at the closet door has been replaced with a utilitarian pull.

Lighting Th ere are no hard-wired light fi xtures in this room, but the sconce in the bathroom is in good condition.

Figure 352: Overall view of room 116, 2010. (Source: ARG)

Figure 353: Overall view of room 116, 2010. (Source: ARG)

Non-Historic

FIRST FLOOR / MEZZANINE

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January 2011

First through Fifth Floor Elevator Lobbies and Corridors

Floor, Walls, and Ceiling Th e non-historic carpet is in fair condition with areas of unraveling, staining. Areas of puckering also exist where the carpet was installed with too much slack In a few select locations, the carpet is worn through to the backing. Th e plaster walls of the hallways have been repainted frequently, which is evident in the paint buildup adjacent to the stenciling located at the tops of walls. Plaster cracks typical of concrete construction occur at typical stress points at beams, corners, and doorways. In isolated areas, the historic stencils in the corridors have also been damaged by wall cracking and water leaks. Th e walls and base trim have moderate damage from normal abrasion (luggage, vacuums, and cleaning carts) which is more pronounced in narrow halls and doorways. Th e plaster ceilings show isolated damage from leaks originating in the rooms above them.

Openings and Doors Th e conditions of the guest room and storage room doors are not described here but rather in sections that follow. Th e glazed exit doors located at the end of the east wing hallway on both the fi rst and second fl oors are in fair condition.

Lighting Th e large pendant fi xtures are in good condition. Th e two historic fi xtures on the third and fourth fl oors are also in good condition.

Special Features Th e plumbing access doors in the corridors are generally in good condition. Th e fi re hose cabinets are in good condition, although some cabinets are missing hardware.

FIRST FLOOR / MEZZANINE

THIRD FLOOR

FIFTH FLOOR

SECOND FLOOR

FOURTH FLOOR

Signifi cant

Figure 354: Detail view of cracks in stencils in a corridor, 2010. (Source: ARG)

Figure 355: View of corridor and hose cabinet, 2010. (Source: ARG)

II-38

January 2011

Guest Rooms in Main Building

Th e following is a summary of the conditions observed throughout the guest rooms in the hotel. Detailed information about the conditions in each room is included in Appendix C of this report.

Floors Th e fl oors in most of the guest rooms are covered with carpet that is generally in good condition. Th e carpet in the guest suites on the second and third fl oor is also in good condition. Isolated areas in which the carpets exhibit staining or edges unraveling occur, particularly at door thresholds.

Walls Th e painted plaster walls are generally in good condition. Th e plaster exhibits small hairline cracks at the corner of the doors and windows and at the corners of the walls and ceiling. Th e cracks are most common between the exterior walls and the interior walls and the upper corners of the connecting door frames, all of which are stress points within the wall. A few cracks were also found at the midpoint of wall surfaces near the ceiling. Th e walls also exhibit abrasions (dings and nicks) from contact with things such as luggage, vacuums, and cleaning carts. Th e wall abrasion is more pronounced at narrow halls and around doorways. Th e walls also have considerable paint build-up from frequent repainting, which is evident where the repainting campaigns ended at the edge of the stenciled areas.

Overall, the condition of the stencils in the guest rooms is fair. Th e stencils are damaged by cracks in the walls, as well as water damage in some locations. A few areas of the stenciling are faded which may have been caused by water damage or unstable pigments. Th e stencils on the transoms above the guest room doors are in fair condition with areas of fl aking paint and overpainted edges.

Th e door frames, window and baseboard trim is in consistently fair condition throughout the guest rooms. Th e door and baseboard trim exhibit impact abrasions from luggage carts, vacuums, cleaning carts, and furniture. All trim has extensive paint build-up.

Ceilings Th e ceilings are painted plaster and are in good condition overall.

Isolated areas have water damage from plumbing leaks in rooms or plenum spaces above. Similar to the walls, the ceilings have developed hairline cracks at stress points in corners of rooms and near doors and beams. Th e painted gypsum board soffi ts over many of the entry doors are generally in good condition.

Openings and Doors Th e wood doors located at the room entry and connecting to adjacent guest rooms are typically in good condition. Th e door frames are dented where deadbolts have been used to prop open the doors.

Th e historic single-panel closet doors are in good condition. Located in rooms where the closets were modifi ed to a reduced size, the paired closet doors are in fair condition. Th ese doors have warped, particularly on the right hand leaf where the door only catches at the top. When the doors are opened the bottom of the door pulls out before the catch at the head releases, thereby warping the door over time.

Where present, doors to the balconies are generally in fair condition.

Th e glazed stile and rail doors, some of which are Dutch doors, are deteriorated from exposure to weather and heavy use. Th e screen doors at the balconies are typically in worse condition than the stile and rail doors due to their direct exposure to the elements. Previous repair campaigns are visible at most of these doors, including the addition of steel angles and tension rods to prevent the doors from racking.

Lighting Th e large pendant fi xtures in the guest rooms are in good condition.

Th e recessed can lights in the soffi ts over the entry of some rooms are in fair condition.

Special Features Th e historic built-in cabinets in the original closets are in good condition. Th e non-historic built-in cabinets in the modifi ed closets are also in good condition.

Contributing

Figure 356: Detail view of stencil condition in a guest room, 2009. (Source: ARG)

Figure 357: Detail view of transom over a guest room door, 2009. (Source: ARG)

II-39

January 2011

Guest Bathrooms in Main Building

Th e following summarizes the fi ndings of the condition assessment of the guest room bathrooms. Additional details about the conditions in each room is included in Appendix C of this report.

Floor Th e tile fl oors in the bathrooms are generally in good condition.

Walls Th e wall tile is in fair condition, with some areas of mildew growth in the mortar or near the showers. Like the fl oors, some of the walls have patched tiles of a slightly lighter color. Above the wainscot, the painted plaster walls are in fair to good condition. Some areas exhibit water damage to the walls, particularly near the upper corners, and a few walls are patched poorly. Th e vinyl covered wall panels above the sinks are in good condition.

Ceilings Th e ceilings are generally in good condition, with some damage around the access panels from the repeated opening of them. Several of the ceilings have mildew in or near the shower, and several have water damage.

Openings and Doors Overall, the bathroom doors are typically in good condition. Th e doors have been frequently repainted and exhibit signifi cant paint build-up. Th e hinges are stainless steel with light to moderate corrosion. In some cases, they have been painted over. Th e chrome fi nish of the door knobs is commonly worn, but the hardware is otherwise in good condition. In addition, most of the bathroom doors do not have stops, so the door knobs oft en come into contact with the tile wainscot and cause damage to both the tile and knobs.

Lighting Th e wall sconces in the bathrooms are in good condition.

Contributing

Figure 359: Detail view of guest bathroom ceiling, 2010.

(Source: ARG)

Figure 361: Detail view of hinge at door in guest bathroom, 2010. (Source: ARG)

Figure 358: Detail view bathtub and wall tile in guest bathroom, 2010.

Note condition of grout. (Source: ARG)

Figure 360: Detail view of fl oor tile in guest bathroom, 2010. (Source: ARG)

II-40

January 2011

Special Features Th e fi replace in room 234 is in good condition. Th e brick fi replace in room 334 is in fair condition with nicks at the painted half-round wood edging.

Figure 362: Overall view of Second Floor Parlor, 2009. (Source: ARG)

Figure 363: Detail view of second fl oor fi replace, 2009. (Source: ARG)

Second and Third Floor Parlors (Rooms 234 and 334)

Floor, Walls, and Ceiling Th e carpeted fl ooring in both rooms 234 and 334 is in fair condition. Th e painted plaster walls, wood wainscots and fl at wood bases are in good condition. In room 334 there are some scrapes on the wall near the fi rewood box. Th e painted plaster ceilings in both rooms are in good condition.

Openings and Doors Both wood entry doors to room 334 are in fair condition. Th e door frames are in poor condition as they are heavily gouged, and the paint condition on the doors is poor. Th e pair of glazed exterior doors to the balcony in room 234 is in fair condition.

Window trim in room 234 is in good condition. Th ere are gouges at the window trim in room 334.

Lighting Th e condition of the wrought-iron chandelier in room 334 is poor due to wiring. Th e wrought-iron one-candle wall sconces in the vestibule of room 334 are in fair condition. Th e wrought-iron chandelier in room 234 is fair condition with no visible repair requirements. Th e two-candle wall sconces in room 234 are in fair condition.

Signifi cant

SECOND FLOOR

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January 2011

Sixth Floor

Floors Th e carpeting in the guest rooms is in good condition, but it is in fair condition in the hallway due to heavy use. Th e slate tiles in the elevator lobby are also in fair condition. Th e tiles are delaminating in isolated areas, especially in front of the service elevator. Th e tile fl oors in the guest room bathrooms are in fair condition. Th e fl oor of the CATV Room/Kitchen is VCT.

Walls Th e plaster and gypsum board walls on the sixth fl oor are in good condition. Th e crown molding and base trim is in fair condition.

Sections of the crown molding are separating from one another, creating gaps in the trim. Th e base trim is typically found in an abraded condition likely due to the impact from furniture movement.

Th e wood paneling in the Library (room 602) is also in good condition. It has a natural stained fi nish. With the exception of the Library, the rest of the trim on the sixth fl oor is painted wood, which is in fair condition.

Ceiling Th e gypsum board ceilings of the guest rooms are in good condition.

Th e CATV Room/Kitchen and the bathroom in room 605 have suspended lay-in ceilings that are in fair condition.

SIXTH FLOOR

Openings and Doors Th e doors on the sixth fl oor are typically in good condition.

Lighting Th e two historic brass chandeliers in the Library are in fair condition.

Th e rest of the lighting on this fl oor is in good condition. Th e recessed 2x4 fl uorescent fi xtures in the bathroom in room 605 and the CATV Room/Kitchen are in fair condition.

Special Features Th e cast-stone surround of the fi replace is cracked at the head. Th e brick hearth and fi rebox are in fair condition with considerable soot build-up and some chipping of the brick.

Th e operable glazed wall panels and screens at the exterior wall of the Sun Porch are in good condition.

Signifi cant (Library and Sun Porch) Contributing

Figure 364: Overall view of sixth fl oor Library, 2009. (Source: ARG)

Figure 366: Detail view of fl oor in sixth fl oor, 2010. Note deterioration at edges.

(Source: ARG)

Figure 365: Detail view of fi replace in sixth fl oor Library, 2010. Note condition of hearth and surround. (Source: ARG)

II-42

January 2011

Storage Areas and Maid and Janitors Closets (Linen Closets)

Floor, Walls, and Ceiling Th e painted concrete fl oors are in fair condition. Th e concrete is typically sound, but the paint exhibits wear in heavily traffi cked areas. Th e painted plaster walls are in fair condition and they exhibit damage such as gouges and scrapes. Th e wood base trim is in fair condition; its surface exhibits scrapes and gouges. Although the ceiling materials vary in these rooms, all of the ceilings are generally in good condition, although cracks or long-term unrepaired damage is visible in some rooms.

Openings and Doors Th e wood stile and rail doors are typically in good or fair condition;

they have worn edges and gouges on them due to heavy use. Th e hardware is in good condition with the exception of door closers, which are frequently disengaged, broken, or missing.

Lighting Th e light fi xtures are typically in fair or good condition. Some of these utilitarian fi xtures are missing elements such as lens covers or escutcheons, and others are not securely attached to the ceiling.

Historic Utilitarian

Figure 367: Detail view of ceiling in linen closet, 2010. Note patches at ceiling. (Source: ARG)

Figure 369: Overall view of linen closet, 2010. Note condition of fl oor.

Figure 368: Detail view of wall in janitor closet, 2010. (Source: ARG)

II-43

January 2011

Service Hallways

Floors Th e fl oors in the back-of-house service hallways are typically painted concrete. Th e historic concrete is generally sound, but the paint is shows wear in areas of heavy traffi c. Th e limited areas in which carpet exists in the service hallways are in fair condition due to wear and tear.

Th e painted plaster walls are in fair condition; they exhibit major damage to them such as gouges, scrapes and poorly repaired surfaces, especially around to the elevator controls in the service elevator lobbies. Th e painted concrete base trim is also in fair condition due to impact damage from carts and other similar objects.

Ceilings Th e ceilings in the service areas are typically painted plaster and are in good condition. An exception to this is the ceiling in the service hallways adjacent to the elevator on the sixth fl oor, which exhibits areas of cracked plaster.

Openings and Doors Th e hollow metal doors in the service areas are typically in fair condition with many scrapes due to their heavy use. Th e hardware is also in fair condition. Th e historic wood, paneled doors are in good condition. Th e solid-core wood doors are in good condition, and they appear to have been replaced in the recent past. Th e hardware is in similarly good condition.

Lighting Light fi xtures in the service hallways are in good condition.

Historic Utilitarian

Figure 371: Detail view of service elevator door, 2010.

(Source: ARG)

Figure 372: Detail view of door and hallway, 2010.

(Source: ARG)

Figure 370: Detail view of original door in service hallway, 2010. Th ese doors are typical on the second through fi ft h fl oors. (Source: ARG)

II-44

January 2011

Housekeeping Spaces

Floor, Walls, and Ceiling Th e fl oors in the Housekeeping areas are in fair condition. Th e concrete is sound, but the painted fi nishes are worn in areas that receive heavy traffi c. Th e linoleum fl oor covering in the Linen Room is eroded at the seams and severely damaged in a location near the washers and sink. Th e walls are also in fair condition; their surfaces exhibit gouges and abrasions due to heavy use. Th e ceilings are in good condition with only limited areas of peeling paint. Isolated areas of the ceilings exhibit impact damage.

Openings and Doors Th e doors on the Housekeeping Offi ce and Linen Room are in fair condition; they exhibit scrapes and gouges due to heavy use.

Lighting Th e lighting in the Laundry Room is in fair condition as the ceramic base of the fi xture appears to be have smoke staining. Th e light fi xtures in the Housekeeper’s Offi ce and the Linen Room are in good condition.

Special Features Th e built-in shelving in the Laundry Room is in good condition.

Historic Utilitarian

Figure 373: Overall view of Housekeeping area, 2010. (Source: ARG)

Figure 374: Detail view of fl oor and wall opening in Housekeeping area, 2010. Note fading at fl oor and dings at wall. (Source: ARG)

FIRST FLOOR / MEZZANINE