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| BACKGROUND |
| Year Built: |
1958 |
| Architect: |
Appleton & Wolfard |
| Seismic Hazard Rating |
3 |
| Number of Stories |
One |
| Type: |
Modern |
| Address: |
155 Winston Drive |
| Gross Sq. Ft.: |
5,140 |
PRELIMINARY ASSESSMENT
The recommended modernization plan is to expand the building while minimizing the risk associated with a major earthquake and renovating the interior of the existing facility.
The recommended seismic strengthening will include foundation improvements, new steel braced frames, a new concrete wall, plywood sheathing, glass replacement, new beams, and new anchors at the roof. This seismic strengthening work scope directly triggers work associated with disabled access, code improvements and environmental hazard mitigation.
The building has two separate roof levels: 1) the high roof construction consists of wooden laminated deck spanning to glue laminated beams which are supported by multi-wythe masonry walls and piers; and 2) the low roof covering the children’s reading room and office areas is constructed from plywood sheathing over 2x joist supported by wood stud bearing walls and multi-wythe reinforced masonry piers and walls.
The building envelope consists of glass walls, masonry walls, infill stud walls, and masonry piers.
New construction or alteration will meet State (Title 24) and Federal (Americans with Disabilities Act) guidelines. These guidelines detail minimum requirements and standards for improvements and the corresponding physical dimensions of construction work to improve access to the building and its services for individuals with disabilities.
The disabled access project scope for this library focuses on construction work resulting in path of travel and health and safety improvements. Existing restrooms will be renovated or reconfigured for accessibility. In addition, service counters will be made accessible. Finally, signage associated with the work will be provided to designate direction and location of accessible facilities.
Building code impacts involve updating the building to comply with current life safety related code requirements for existing, heating, ventilation, plumbing electrical, lighting and other control systems. An upgraded heating system will be provided in the renovation work.
Current law requires removal of asbestos-containing materials (ACM's)- e.g., plasterboard walls, vinyl flooring, and roofing- related to the anticipated construction activities associated with seismic retrofit, disabled access and renovation work. Significant impact on pipe insulation and flooring materials are expected from the installation of footings, chords and collectors, and shear walls.
The removal of ACM's will require relocation of the building occupants to avoid potential health risks. Lead that is impacted will also be mitigated.
The recommended modernization plan incorporates expansion for additional children’s reading room and program space. Redesign and renovate interior space, staff work area is insufficient, public must go through staff area to reach restrooms, insufficient storage, needs electrical closet, larger ventilated janitor’s closet and larger children’s area. The branch currently has a non-operational fireplace, the design of the interior should consider its removal or sealing.
The chimney will be braced or removed.
Expansion will occur at the rear patio and/or in front of building to create additional space and a meeting/program space. Work includes landscaping, interior renovation, new lighting; new floors; additional data/electrical outlets; exterior painting; roof replacement; upgraded staff kitchen/lounge; possible removal of fireplace; and fixing the flagpole.
ASSESSMENT DETAIL
SEISMIC
- Existing plywood shear walls and partially reinforced brick piers do not have sufficient shear capacity for lateral loads.
- Existing brick piers require new collectors or new connections to tie into the roof diaphragm.
- Existing brick pier foundation is deficient for overturning in the transverse direction of the pier.
Non-Structural Deficiencies
- Unbraced ceilings over public egress.
- Unbraced fire suppression and gas piping.
- Lack of shut off devices for high energy utility lines.
- Unbraced brick chimney.
- Unbraced free-standing bookshelves.
PRELIMINARY RECOMMENDATIONS
- Install screws, nails and clips to tie the roof diaphragm to the existing structural steel collectors.
- Install new steel plates and anchors at existing structural steel beam to brick pier connections for adequate shear transfer, and brace to beams against "roll-over".
- Install tie-downs, and other connectors at collector splices over structural steel beams and other locations for proper load transfer.
- Add a new concrete pier and continuous concrete footing at the east side to mitigate shear and flexural deficiencies at existing brick piers, and to provide adequate foundation support against overturning.
- Add new continuous concrete grade beams at each side of the brick piers at he west side, to tie the brick together to mitigate foundation overturning deficiencies.
- Add ½" plywood to the existing interior bearing stud wall running in the east-west direction to create a new shear wall and to relieve the otherwise overstressed exterior wall. Add timber collectors and connections for this new shear wall at roof level also.
- Add new collectors and splice connectors for the brick piers at the west side.
- Add tie-downs at the plywood shear walls on the west side of the building.
- Brace ceilings over public egresses.
- Brace gas and fire suppression piping.
- Install shut off devices for "high energy" utility lines.
- Brace or remove brick chimney.
- Verify adequacy of existing brick veneers at the front entrance.
- Brace free-standing book stacks.
ACCESSIBILITY
- Path of travel needs to be improved.
- Existing toilets are not accessible.
- Work areas, service counters, and other amenities are not accessible.
- Existing doors are too narrow and not accessible.
PRELIMINARY RECOMMENDATIONS
- Improve access to the building and its services.
- Renovate existing toilets to make them accessible and install new toilet fixtures.
- Install new accessible service counters.
- Widen existing door openings and install new doors and hardware to comply with ADA requirements.
MECHANICAL
PRELIMINARY RECOMMENDATIONS
- Service and preserve existing water heater.
- Provide continuous ventilation in all restrooms during hours of library operation.
ELECTRICAL
- The electrical system needs to be upgraded.
- The telephone and network equipment needs to be bonded to the grounding electrode.
- Lack of data/electrical outlets.
PRELIMINARY RECOMMENDATIONS
- Upgrade the main service panel with surge protector and integral RFI/EMI filtering to protect sensitive loads such as computers and any new electronic equipment in the building.
- Segregate power, clean power for computer system and separate power for all others.
- Upgrade the lighting panel and the furnace panel.
- Replace existing light fixtures with new energy saving fixtures including associated wiring and controls.
- The telephone and network protectors should be bonded to the incoming water line within 5 feet of its building entry.
- Install additional data/communication outlets.
LIFE SAFETY/SECURITY
- Need fire alarm and smoke detectors.
- Not enough exit signs in the building.
- Need emergency lighting at public egresses in case of power failure.
- Need additional fire extinguishers in the building.
- Need security lights in and around the building.
PRELIMINARY RECOMMENDATIONS
- Install new smoke detectors and fire alarm.
- Install new exit signs and emergency lights in public areas and egresses.
- Install new fire extinguishers at strategic locations in the building.
- Install new interior and exterior security lights and bollard lighting.
MATERIALS MITIGATION
- Asbestos Containing Materials (ACM’s) are identified throughout the building.
PRELIMINARY RECOMMENDATIONS
- Remove asbestos in the flexible duct/duct connections and domestic hot water insulations.
- Test for and mitigate asbestos in sheetrock/plaster walls and ceilings, caulking, vinyl composition floor, mastic under Formica, mechanical equipment-flue, built up roof and wall ceramic tile grout and mastic.
- Lead that is impacted will also be mitigated.
MODERNIZATION
- With the seismic retrofit work, valuable library floor space will be lost. A children’s reading/program room, study/computer lab area, are much needed in this branch library.
- Insufficient staff work and storage areas.
PRELIMINARY RECOMMENDATIONS
- Improvements will include expansion of the building to accommodate the increased public use of library children’s reading, program room and much needed staff work area.
- The staff area will be redesigned to function more efficiently.
- Add operable windows.
LANDSCAPING
- Landscaping around the building well maintained and needs to be restored after construction.
PRELIMINARY RECOMMENDATIONS
- Develop a landscape protection, restoration, and maintenance plan.
- Install a new lawn sprinkler system.
Send comments or questions about this page to blip@sfpl.org
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