Attach_6_Discovery_Demolition_Observation_Reports_May_2016.pdf

MOUNT RAINIER NATIONAL PARK

Ashford, Washington

REHABILITATE PARADISE INN ANNEX & CONNECTION

SNOW BRIDGE

MORA

PMIS NO. 152787

DISCOVERY DEMOLITION

OBSERVATIONS REPORTS

NATIONAL PARK SERVICE

DENVER SERVICE CENTER

May 2-5, 2016

RIM Architects, Reid Middleton and Osborne Construction convened at the project site, Paradise Inn Annex, from May 2 through 5, 2016, for the purpose of discovery demolition and subsequent repair to demolition efforts. The work was carried out per the ‘Discovery Demolition and Report Scope’ document that was reviewed and approved by NPS Denver Service Center, Mt. Rainier National Park, and the Washington State Historic Preservation Office (SHPO).

Osborne Construction coordinated the demolition of some existing finishes, to provide access to inaccessible items, and repair to these areas.

Observations are documented in the following report sections, and the information secured will be incorporated into the pending construction documents.

An electrical engineer from RSA Engineering was on-site to conduct additional, non-destructive, investigation of existing conditions.

White Environmental Consultants (WEC) was present during this period, to conduct supplemental hazardous material investigations. Their report will be provided separately.

Summary of Discovery Demolition_160513.xls 1 - 4

Paradise Inn Annex Summary of Discovery Demolition 17-May-16

Location ID

Location Description Flr/Rm No Photograph General Demolition Description

Total Area of Surface Finishes to be

Removed Reason Requested General Repair

Description Summary of Actions/Observations Annex Interior

4th Floor

N4.1 North Stair

Peel back carpet & all other layers above wood tread.

Carefully cut carpet if necessary.

Carefully remove wood one tread. Remove an adjacent wood tread only if needed to provide better view of stair framing.

6 SF

(up to 2 treads)

Need information on stair construction: Stringer size and spacing, how stringer meets wall, and thread and riser thickness.

Reinstall tread(s), and reinstall carpet & all layers under carpet.

Carpet was peeled back from two treads, just below 4th floor landing. Treads were difficult to remove, so left in place. See Arch sketches and photos.

N4.2 North Stair

Peel back carpet & all other layers above wood tread.

Carefully cut carpet if necessary.

Carefully remove wood one tread. Remove an adjacent wood tread only if needed to provide better view of stair framing.

6 SF

(up to 2 treads)

Need information on stair construction: Stringer size and spacing, how stringer meets wall, and thread and riser thickness.

Reinstall tread(s), and reinstall carpet & all layers under carpet.

Carpet peeled back, and one tread temporarily removed. See Arch sketches and photos.

N4.3 North Stair cleanly cut & remove contemporary gypsum wall board from stair ceiling and the intersection of the vertical wall and the diagonal section of the ceiling (on the wall facing the snow bridge).

4 SF See into attic space of north stair, expose roof framing, view roof ridge and connections replace contemporary gypsum board, securely attach, leave ready for taping, mudding, texture and painting in spring.

Tape, mud, texture (sponged) and paint.

Access to attic achieved, found steel truss/ladder. See Struct for assessment. Ceiling and west wall found to consist of two layers of gypsum board, with gypsum strip spacers.

A4.1 Annex, suitable guest room bath

Carefully pull up, or pull back transition strip between guest room and bathroom. Disturb underlying substrates, only to extents repairable.

Alternatively, assembly under tubs will be investigated via access panels.

3 LF Need to determine if sheathing boards, and T&G wood flooring continue under bathroom vinyl flooring, or if been removed.

What components are on topy of floor joists.

Reinstall transition strip, and underlying substrate if disturbed.

Alternative investigation via access holes in corridor walls utilized. Flooring assembly observed under tubs is hardwood T&G, over board sheathing, over floor framing joists.

v

Summary of Discovery Demolition_160513.xls 2 - 4

Location ID

Location Description Flr/Rm No Photograph General Demolition Description

Total Area of Surface Finishes to be

Removed Reason Requested General Repair

Description Summary of Actions/Observations 3rd Floor

A3.1 Annex, suitable guest room bath

Carefully pull up, or pull back transition strip between guest room and bathroom. Disturb underlying substrates, only to extents repairable.

Alternatively, assembly under tubs will be investigated via access panels.

3 LF Need to determine if sheathing boards, and T&G wood flooring continue under bathroom vinyl flooring, or if been removed.

What components are on topy of floor joists.

Reinstall transition strip, and underlying substrate if disturbed.

Alternative investigation via access holes in corridor walls utilized. Flooring assembly observed under tubs is hardwood T&G, over board sheathing, over floor framing joists.

2nd Floor

N2 North Stair

Peel back carpet & all other layers above wood tread.

Carefully cut carpet if necessary.

Carefully remove wood one tread. Remove an adjacent wood tread only if needed to provide better view of stair framing.

6 SF

(up to 2 treads)

Need information on stair construction: Stringer size and spacing, how stringer meets wall, and thread and riser thickness.

Reinstall tread(s), and reinstall carpet & all layers under carpet.

Investigation not undertaken, information provide at N4.1 & N4.2 was adequate.

A2.1 Annex, suitable guest room bath

Carefully pull up, or pull back transition strip between guest room and bathroom. Disturb underlying substrates, only to extents repairable.

Alternatively, assembly under tubs will be investigated via access panels.

3 LF Need to determine if sheathing boards, and T&G wood flooring continue under bathroom vinyl flooring, or if been removed.

What components are on top of floor joists.

Reinstall transition strip, and underlying substrate if disturbed.

Alternative investigation via access holes in corridor walls utilized. Flooring assembly observed under tubs is hardwood T&G, over board sheathing, over floor framing joists.

1st Floor

N1 North Stair

Peel back carpet & all other layers above wood tread.

Carefully cut carpet if necessary.

Carefully remove wood one tread. Remove an adjacent wood tread only if needed to provide better view of stair framing.

6 SF

(up to 2 treads)

Need information on stair construction: Stringer size and spacing, how stringer meets wall, and thread and riser thickness.

Reinstall tread(s), and reinstall carpet & all layers under carpet.

Investigation not undertaken, information provide at N4.1 & N4.2 was adequate.

Summary of Discovery Demolition_160513.xls 3 - 4

Location Description Flr/Rm No Photograph General Demolition Description

Total Area of Surface Finishes to be

Removed Reason Requested General Repair

Description Summary of Actions/Observations

A1.1 Annex, suitable guest room bath

Carefully pull up, or pull back transition strip between guest room and bathroom. Disturb underlying substrates, only to extents repairable.

Alternatively, assembly under tubs will be investigated via access panels.

3 LF Need to determine if sheathing boards, and T&G wood flooring continue under bathroom vinyl flooring, or if been removed.

What components are on topy of floor joists.

Reinstall transition strip, and underlying substrate if disturbed.

Alternative investigation via access holes in corridor walls utilized. Flooring assembly observed under tubs is hardwood T&G, over board sheathing, over floor framing joists.

Snow Bridge Interior 3rd Floor

S3.1 3rd Flr interior east end south wall cleanly cut & remove contemporary gypsum wall board from stair wall, snowbridge wall & ceiling above lay-in acoustical tiles

12 SF

(4 SF stair wall +

4 SF snowbridge wall

4 SF ceiling) expose roof framing, connection to stair tower and stair tower wall replace contemporary gypsum board, securely attach, tape, mud, texture (sponged) and paint. Gypsum above suspended ceiling to be fire taped only.

See Arch & Struct.

S3.2

3rd Flr interior east end south wall @ header and jamb studs cleanly cut & remove contemporary gypsum wall board from stair wall above door header and jamb studs

4 SF expose door header and door jamb studs replace contemporary gypsum board, securely attach, tape, mud, texture (sponged) and paint.

See Arch & Struct.

2nd Floor

S2.1 2nd Flr Interior east end south wall cleanly cut & remove contemporary gypsum wall board from stair wall, snowbridge wall & ceiling above lay-in acoustical tiles

12 SF

(4 SF stair wall +

4 SF snowbridge wall

4 SF ceiling) expose floor framing, connection to stair tower and stair tower wall replace contemporary gypsum board, securely attach, tape, mud, texture (sponged) and paint. Gypsum above suspended ceiling to be fire taped only.

See Arch & Struct.

Summary of Discovery Demolition_160513.xls 4 - 4

Location Description Flr/Rm No Photograph General Demolition Description

Total Area of Surface Finishes to be

Removed Reason Requested General Repair

Description Summary of Actions/Observations 1st Floor

S1.1 1st Flr Interior east end south wall cleanly cut & remove contemporary gypsum wall board from stair wall, snowbridge wall & ceiling above lay-in acoustical tiles

12 SF

(4 SF stair wall +

4 SF snowbridge wall

4 SF ceiling) expose floor framing, connection to stair tower and stair tower wall replace contemporary gypsum board, securely attach, tape, mud, texture (sponged) and paint. Gypsum above suspended ceiling to be fire taped only.

See Arch & Struct.

Notes:

1. All reasonable care is to be taken in the removal and reinstallation of historic materials, do not remove more existing finishes than is necessary. Store historic materials safely during the discovery work.

2. Consult Park Historical Architect, if there is any question as to the historic significance of a particular finish or molding.

3. Remove and reinstall all historic moldings and battens in full lengths - no cutting is acceptable.

4. All storage, repair and reinstallation of historic materials is to be acceptable to the Park Historical Architect.

N1

S1.1

A1.1

N2

S2.1

A2.1

S3.1

S3.2

A3.1

N4.3

N4.1

N4.2

A4.1

Architect’s Field Report

OWNER

ARCHITECT

CONSULTANT

FIELD

Project Name Rehabilitate Paradise Inn Annex & Connection Snow Bridge

Project No. 131012.024 Field Report No. N/A

Date May 2-5, 2016 Time N/A Weather N/A

Temp N/A

Est % Completion N/A Conformance w/Schedule (+,-) N/A

WORK IN PROGRESS

RIM Architects was on-site to observe discovery demolition identified in a ‘scope’ spreadsheet dated 26- Apr-2016, Revised.

OBSERVATIONS

N4.1 & N4.2: Treads and stringers butt into the interior wall panel/guard. 1-5/8” thick treads bear on stringers on the opposite, outer end. At exterior walls, stringers let into wall studs. Landings topped with 3-1/2” wide T&G hardwood boards. See following photos and detail sketches.

Architect’s Field Report

N4.3: Temporary access in ceiling revealed a steel truss/ladder. Structural to address removal/repair. See following photos and detail sketches.

A4.1, A3.1, A2.1 & A1.1: Access panels/holes in corridors provided view of floor assembly under tubs.

Existing floor joists are covered with ¾” sheathing boards, and 3/4” T&G hardwood floor boards. See following photos. (Haz matl transitions strip investigation?)

S3.1 & S3.2: Observed wall studs and roof framing are actual 1-5/8” x 5-1/2”. Exterior wall has horizontal sheathing boards visible from inside, thickness indeterminate. Stair wall framing is _ x _, with two layers of gypsum on Snow Bridge side. See following photos and detail sketches.

Within the uncovered roof framing, historic electrical insulators and wiring were found. RIM will seek direction from NPS as to whether items found like this, are to be left in place or turned over to NPS.

S2.1: Found above ceiling, a gap in the gypsum board at inside corner. Investigative and repair work avoided this. Observations of stair wall construction noted in structural report. See following photos and detail sketches.

S1.1: Found above ceiling, two large holes in the gypsum board of the stair wall. Investigative and repair work avoided this. Observations of stair wall construction noted in structural report. See following photos and detail sketches.

Existing guestroom doors at Annex, and at Inn, have viewports in doors. Need to confirm these are to be included in project.

DISCUSSIONS ON-SITE

Room 400A: The finishes in this room are to be protected. The exterior wall, though, needs to be stripped to base studs like elsewhere, so new insulation/vapor barrier/gypsum board can be installed. Jared stated new gyp finish can be smooth, with paint color to match the balance of walls to remain. Light switch and outlets can be replaced with new. New carpet, hardwood floor underneath to be protected. The existing door will be replaced. Jared to review condition/age of door frame, and determine if it should be retained (possibly flipped due to wear on latch side). Jared to also review if approximately 3 inch diameter hole in east wall is to be patched. Are the stained wood battens to be refinished, or left alone?

Electrical Closets: Due to existing electrical panels being replaced on all four levels, two panels will be required on each floor, at each closet. DD drawings showed some closets with double doors, and some with a pair of doors separated by a narrow section of wall. Double doors are a more code compliant arrangement.

Jared accepted all closets having double doors.

South Stair Handrails: Existing stair handrails do not meet current code. RIM to investigate options for making code compliant.

Engineer’s Field Report

13220 Evening Creek Dr., Ste. 115 San Diego, CA 92128 www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex Client: RIM Architects

Project No: 402014.046

Date: May 2nd thru 5th, 2016 Time: 8:00 AM / PM to 5:00 AM / PM

Weather: Sunny / Overcast Temp: 50 °F to 60 °F

Attendees:

Paul Crocker Reid Middleton (May 2 and 3) Seth Stapleton Reid Middleton (May 4 and 5) Bryce Klug RIM Architects Eric Froelich RIM Architects Soo Choi RSA Engineering

Narrative:

Reid Middleton completed observations of the existing conditions at the Paradise Inn Annex building. At locations where as-built conditions were accessible, the conditions were photographed and/or measured and sketched for use in developing final design drawings.

Typical stair framing at the north stair tower was reviewed. See Photos 1 and 2. Stringers and floor sheathing were measured. Conditions at the ends of the existing stair stringers were not visible. The intent of these observations was to facilitate planning for step height revisions.

Most of the utility access hatches at the bathrooms were open and some floor joists were visible.

These are located along the main corridors at each level. See Photos 3, 4, 5, and 6. The framing was observed and the framing conditions documented to determine the direction of the floor joist span, joist spacing, and sheathing type. In addition, it was noted that the floor joists were severely notched in several locations for piping and conduits. Repair sketches will be developed as part of the final design drawings. Based on the locations observed

The roof framing above the north stair tower was also reviewed; see Photos 7, 8, and 9. In Photo 8, the typical bearing condition of roof rafters can be seen. In Photo 9, it appears that a galvanized steel ladder was used to support the ridge of the roof from ceiling joists below. The wood in the ceiling joists appears to have been added after the original construction, likely at the same time as the ladder. Cracking was also observed in some roof framing members, which appears to correspond to the deep notches cut to install the ladder. North stair roof framing observations were used to develop options for extending the roof cantilever over the snow bridge, which were discussed in the closing meeting on May 5.

Framing at the existing snow bridge was observed where finishes were removed for access. See Photo 10 for framing at one location.

Attic framing conditions vary across the building. Some of the typical framing is shown in Photos 11 and 12. We noted that some of the intermediate bearing line posts were set at an angle; see www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 13. Framing was documented in order to facilitate coordination between electrical / mechanical and structural systems.

Foundations and basement framing was reviewed to confirm general framing conditions. See Photos 14 and 15.

Photo 1: Interior Stair Stringer at North Stair Tower www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 2: Typical Stair Tread Edge, North Stair Tower

Photo 3: Pluming / Electrical Access Panel in Corridor Wall www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 4: Significant Notch in Floor Joist at Water Pipe

Photo 5: Plumbing / Electrical Access Panel in Corridor Wall www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 6. Floor Framing Notched for Plumbing

Photo 7: Roof Framing above North Stair Shaft www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 8: Rafter Bearing Condition, West Wall of North Stair

Photo 9: North Stair Metal Ladder Ridge Beam (Crack Visible) www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 10: Snow Bridge Framing and Diagonal Sheathing

Photo 11: Attic Framing and Bracing www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 12: Attic Framing (Ridge Condition)

Photo 13: Offset Posts at Attic www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Photo 14: Foundations and Basement Framing

Photo 14: Foundations and Basement Framing www.reidmiddleton.com Ph: 858-668-0707

Project: Paradise Inn Annex

Attachments: None

Report By: Seth Stapleton, P.E., S.E.

Paul Crocker, P.E., S.E.

Date: 5/16/2016

Floor plan key

Pages from 131012.021-65%_DDset(05-17-2016)