HomeMy WebLinkAboutPCD/GPC 90-09; Carrillo Ranch Restoration; Planning Comm Determ/Gen Plan Consis (PCD/GPC)CITY OF CARLSBAD
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ANALYSIS AND RECOMMENDATIONS
Though in varying degrees of deterioration, the adobe and wood structures
of the Leo Carrillo Ranch have retained their simple and romantic
Californio hacienda image, much the same as Leo Carrillo originally
conceived and constructed them in 1937. Nature, neglect and the passage of
time have taken their toll on each of the buildings, though most remain in
relatively stable condition. The effects of drainage, erosion,
earthquakes, insects and rodents have also had their consequences, but
Carrillo1s dream images of the Californio lifestyle have remained intact.
Of the fourteen structures on the Leo Carrillo Ranch, seven are adobe, five
are wood frame, one is both adobe and wood frame and one is galvanized
metal. The adobe walls have been whitewashed and replastered often. Many
•
of the plaster patches have been simply scored with a finger to imitate the
adobe bricks. All walls are still standing, though some exhibit major
structural cracking. The wood frame construction is both stud wall and
post and beam, and also in varying degrees of structural stability.
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Each of the Leo Carrillo Ranch structures were examined in order to
understand their evolution as structures, to document their existing
conditions and level of historic fabric, and to analyze their level of
stabilization and restoration needs.
Period of Significance
The construction period of significance for the Leo Carrillo Ranch is 1937
when Leo Carrillo first beean to rnnc*»«"~<- «-'- •
Description
Site Layout
Buildings are separated into several areas on the site.
The main ranch house, wash house, cabana, cantina and carriage house are grouped
close together. On a hill above these is "Deedie's" house.
At the entrance to the site are the bridge, dam and gate house.
Up the hill behind the ranch house are the stable, equipment shed, barn, and water
tank. A dam also is in this area; however, dams are regulated by others and this one
was not inspected as part of this report
Building Construction - General
Typical construction of the adobe structures consists of adobe walls on foundations
of stone covered with concrete. Roof framing consists of rafters, typically open
beams or trusses, with straight board sheathing for the roof. The roof covering is
Spanish tile.
Some of the "adobe" structures have some wood frame exterior walls. These are
simple 4 inch thick walls.
The wood frame structures, such as the barn, are constructed of a variety of stud
walls, post and beam and bracing systems. The roofs are rafters or built-up trusses
with straight sheathing and shake roofing.
Analysis-Procedure
i Compliance with the State Historic Building Code (SHBC) provisions for adobe
buildings is the first primary evaluation methodology. Areas where compliance with
I the SHBC was not considered cost effective are noted and the implications of this
J ^ discussed.
i
I The basic criteria are as follows:
Wall stability - this is based on the height to thickness (h/t) ratio of the walls. Exterior
1 walls are permitted a maximum h/t of 5. Interior walls must be a minimum of 10
! inches thick, with no h/t criteria.
1 Each wall must have a reinforced concrete bond beam on top. This beam acts as a
collar and assists in keeping the structure together. It also provides a means of bracing
the walls and transferring lateral shear forces into them.
Other elements to be considered include the roof diaphragm, anchor bolts between
roof and wall, and condition of the roof framing lumber.
A general overview of the building construction issues includes consideration of
P whether the roof is strong enough to support the dead load and service loads,
j including construction workers or city maintenance personnel working on the roofs
of the structures.
J
Observations
The adobe interior and exterior walls are of sufficient strength to support the roof
and other vertical loads. Where they are deteriorated they should be repaired in kind
to provide the original design thickness.
Earthquake loads are different. The heavy mass of the structure results in large loads
on the resisting elements. For example the roof sheathing has to be sufficiently strong
to brace the walls against collapse. To accomplish this the roof must be fastened to
the wall in a positive manner and the roof sheathing must be stiff enough to resist
any loads.
Adobe buildings should have a concrete bond beam at the top of the walls.
Construction of a bond beam requires removal of the roof framing. This would be
destructive to the roof tiles and very costly. Some of the existing sheathing is rotted
and may require replacement anyway; on these buildings the concrete bond beam
can be installed as part of the necessary rehabilitation. An alternate system is the
installation of a stiff steel angle at the roof just under the roof rafters. This angle is
attached to the wall with bolts. It is also attached to the rafters and sheathing to
provide a tie between the walls and roof.
Recommendations
Each of the building types observed on the site requires some typical structural
upgrading, such as seismic strengthening; and repairs, such as replacement of rotted
wood members.
All work should comply with the State Historic Building Code. For seismic
strengthening the code requires a continuous path for stress resolution. This is easily
accomplished in the wood frame buildings by additional nailing, metal connectors
and straps and anchor bolts where possible.
Adobe structures have different seismic criteria, including criteria for wall height to
thickness ratios for exterior walls. Interior walls must be a minimum of 10 inches
thick. Exterior walls must have a concrete bond beam at the top, approximately 8
inches deep with reinforcing steel. The roof diaphragm must be positively connected
to the walls. This provides the continuous stress path noted above.
The procedure for strengthening the adobe structures in compliance with the SHBC
would involve removal of the roof tile, sheathing and framing; installation of the
concrete bond beam and reconstruction orreinstallation of the roof framing and tile.
Obviously this would be an expensive effort and may result in significant loss of the
original tile.
Based on these probable costs alternate solutions should be considered. Considering
the fact that the structures have low walls and numerous cross walls, use of an
alternate bond beam solution is possible. A steel angle installed against the wall and
the ceiling joists should be considered as an alternate to the concrete bond beam.
The angle would be fastened to the adobe with a epoxy type anchor and to the rafters
with lags or similar fasteners. The anchors in the adobe would be designed for low
loads to distribute the forces along the length of the wall. The angle would probably
be visible on the inside of the building but could be painted to match the wall and
ceiling colors. This solution would provide a bond beam to brace the wall and
distribute the forces. It is not as complete a tie as the concrete bond beam. Structural
damage from an earthquake would be greater than with the concrete bond beam
alternative, however in either case the damage should not be life threatening.
Vertical load carrying capacity of the various roofs is minimal. They all are capable
of supporting the tile and framing but no additional loads should be placed on them.
It is recommended that the following be done:
Repair all deteriorated wood structural members.
Install a steel or concrete bond beam at the top of each adobe wall for
~" connection to the roof diaphragm. The exact solution will depend on the
amount of deteriorated wood members requiring replacement.
|~ For buildings with a single adobe wall, a similar bracing system should be
' . installed to tie the wall to the roof.
j~ Gable ends of adobe walls should be braced at both the ceiling line and
1 , the roof line. In some cases it may be necessary to install a diagonal steel
angle from the "ceiling" line to the roof framing. Additional blocking in
|~ the roof will have to be installed to take the thrust of the wall brace.
, Wood frame structures require attachment to the foundation with anchor
I bolts into the concrete and stone.
i "*f
i'__ Wood walls should be rationalized with a stud or a post and beam system.
J Existing diagonal bracing systems should be augmented with additional
1 * braces where practical.
* .
J The following pages describe the individual structures and give additional specific
I recommendations for each.
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LEO CARRILLO RANCH
'CONSTRUCTION SCOPE OF WORK
October 19, 1990
The general intent for the use of the 1987 and 1989 Grant funds is for the
seismic retrofit and stabilization of the structures of the Leo Carrillo
Ranch against deterioration.
1.
Work Item
Priority
Deedie's House
(Adobe Retreat)
Cost
$ 36,160
2. Main House $ 83,800
3. Stable 77,000
-Repair and seismically
strengthen adobe walls
-Replace roof
-Repair and replace plaster
-Repair settlement damage
-Repair termite damage of
porch beams and door and
window headers
-Repair or replace framing
connections
-Termite Control
-Repair and seismically
strengthen adobe walls
-Replace roof on overhangs
-Install drainage system
in cellars
-Repair wood and porch columns
-Repair chimney flashings
-Repair termite and dry rot
damage
-Termite Control
-Repair porch roof.
-Existing plaster to remain
-Repair and seismically
strengthen adobe walls
-Repair and seismically
strengthen structure
-Whitewash and paint where
original
-Repair termite and dry rot
damage
-Repair south concrete porch
floor
-Repair retaining wall
-Ground drainage pattern to
remain
-Termite Control.
-No new roof
MILFORD WAYNE DONALDSON
ARCHITECT
LEO CARRILLO RANCH
CONSTRUCTION SCOPE OF WORK
Page 2
Work Item
Priority
4. Cantina
Cost
$ 20,640
5. Wash House $ 6,000
6. Carriage House $ 27,000
7. Storage Building
and Tack Shed
11,040
-Repair and seismically
strengthen adobe walls
-Replace roof
-Termite Control
-Remove interior
drywall
-Rebuild wood stud and plaster
rear wall
-Repair and seismically
strengthen adobe walls
-Repair termite and dry rot
damage to roof sheathing and
beams
-Rebuild stone arch
-Termite Control
-Repair and seismically
strengthen adobe walls
-Repair roof framing and
sheathing
-Repair settlement damage
-Repair tile roof
-Termite Control
-Install new foundations
-Replace roof
-Repair sheathing, framing and
piers
-Repair termite and dry rot
damage
-Stabilize rock foundation
-Termite Control
LEO CARRILLO RANCH
CONSTRUCTION SCOPE OF WORK
Page 3
MILFORD WAYNE DONALDSON
ARCHITECT
Caretaker's House
(No work at garage)
9. Grounds Repair
$ 25,755
$ 10,730
-Repair and seismically
strengthen adobe wall
-Repair or replace roof
-Repair interior water damage
-Secure doors
-Repair porch damage
-Repair termite and dry rot
damage
-Termite Control
-Landscaping, Weed Abatement, and
Removal of Damaging Plants
10. Water Tank
11. Wood Barn
12. Equipment Shed/Grain
Storage
13. Cabana/Pool
- 0 - -No work
$ 4,000 -Seismic reinforcement of
structure
-Repair or replace timbers
damaged by termites and
dryrot
- 0 - -No work
- 0 - -No work
Total
Contingency Allowance
$302,125
$ 30.155
$332,280
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Basement:
Observations:
Analysis:
Recommendations:
Main Ranch House
Building 1A Rooms 2-5; Building IB Rooms 6-11
Adobe bearing wall building, gable roof with Spanish tile.
One story, 1A has a basement
Continuous concrete stem walls over stone foundations noted.
Stabilized Adobe 18 inches thick. Walls arc 8 feet high; the gable 13
feet high. The east wall of building IB is 9" thick.
Open beam rafters 4 x 6 @ 32" O.C.
Straight boards
Floor joists are 3-2X4's @ 16 inches on center. They span to a 2X10
beam spanning between masonry pilasters. Basement walls are stone
walls of 4 to 5 feet in height
Building 1A had a concrete bond beam about 4 inches in height
Whether this beam is reinforced is not known. Some posts on the
porch have been removed and replaced; some are rotted. Adobe walls
in generally good shape. There are some stone walls and arches in
the courtyard requiring repair.
Adobe walls are within the allowable h/t ratio. Without a complying
bond beam and anchor bolts there is no continuous load carrying path
for seismic loads.
Test by visual inspection all structural wood for deterioration and
replicate or repair as necessary.
Develop a positive stress path by installing anchors between the roof
framing and the walls. Provide a bond beam. This can be concrete or
possibly a steel angle. The angle iron might be exposed in the interior
spaces but can be painted out. The gable ends require additional
bracing at the top of the wall to the roof as well as anchors at the
ceiling line.
Department of Paries and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure'Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Cantina
Adobe walls with gable roof. Concrete block shed on rear.
1
Continuous concrete
Adobe; 9 inches thick. Height varies from 6 to 8 feet with a 12 foot
high gable.
4X open beams similar to house
Straight wood sheathing
Small low structure. There is significant erosion of the adobe walls
on west side. Wood extensively rotted. Wooden headers deteriorated.
Cement plaster on south wall. Newer adobe on west wall, possibly
an earlier repair. Large crack at entry door.
Building sufficient to carry vertical loads. Seismic force capacity is
inadequate. No bond beam or connections to walls and roof.
Test by visual inspection all structural wood for deterioration and
replicate or repair as necessary.
Develop a positive stress path with anchors between the roof framing
and the walls. Provide a bond beam and connectors and bracing for
the gables as described for the main house.
8
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Carriage House
Adobe walls on three sides. Front open. Hie roof.
One story
Concrete and stone
Adobe; 9 and 10 inches thick. No bond beam.
Wood rafters with a truss at alternate rafter spans. Some leather ties
designed to look like connections but there are actually bolts to tie
trusses together. Rafters are 4X4 at 16 inches on center. Possible truss
action occurs at 48 inches on center by adding a bottom chord to the
rafters as a tie beam. Rafters supported on large beams over open
side. The beams have a significant sag.
Straight wood sheathing.
Roof may be overloading the beams over the openings, resulting in
beam deflection. No lateral bracing available for the open front. No
ties between the roof and walls to provide stress path.
Vertical load carrying capacity is inadequate. There is no lateral
force resisting system.
Test by visual inspection all structural wood for deterioration and
replicate or repair as necessary. Provide additional support or enlarge
beam over open front. This will be an architectural decision but may
result in a larger timber or a steel beam covered with wood.
Develop a positive stress path with anchors between the roof framing
and die walls. Provide a bond beam as discussed for the main
building.
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure'Pescription Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Roof Sheathing:
Observations:
Analysis:
Recommendations:
Chicken House
Wood frame structure with porch. Post and beam construction with
a gable roof.
1
Stone piers supporting posts.
Wood stud with straight board sheathing
2X4 @ 16" o.c roof rafters with ties.
Straight board sheathing, shake roof covering.
Floor joists were 2X8 @ 16" o.c.
Some deterioration of wood framing. Posts from the floor down are
supported on stone. It appears that some of the posts rotted and were
cut shorter, additional stones were added to make up the space
between the cut off post and the original foundation. There is other
wood deterioration in the roof and walls.
Building is marginal. It could fall off the foundation in a moderate
earthquake.
The current stone footings should be reconstructed. Posts should be
replaced where ad hoc repairs have been performed; the new posts
should be the original length. There should be an underfloor bracing
system to brace die structure laterally.
Posts should be replaced where necessary to adequately support the
building.
10
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure-Description Report
Building Name:
Number:
Description:
Wash House
Small adobe bearing wall structure, gable roof with Spanish tile.
Porch in front supported on large round posts with stone foundations.
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
1
Not visible, assumed to be concrete or stone.
Adobe; 9 inches thick. Wall height 6' 8". Gable end 9 feet high.
2X6 wood rafters @ 24 inches on center.
Straight board sheathing.
Some damage to floors and the adobe walls has been done by tubs
overflowing. An old roof leak caused some erosion to the adobe
walls.
The stone walls and arches adjacent are marginal due to the construc-
tion type. One arch is about ready to collapse.
There is no seismic force resisting system in the structure.
Install necessary elements to provide a degree of seismic strength.
Spacing of the walls results in a reasonably braced structure.
Wood should be inspected and damaged elements repaired or
replaced.
The arches that are about to collapse should be photodocumented and
the dangerous portions removed and possibly reconstructed.
11
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Cabana
Wood frame with gable roof. Roof covering is rolled roofing with
tile trim. Open front Large fireplace and chimney in rear wall.
1
Stone covered with concrete.
Wood stud and sheathing. Posts along open side.
4X4 rafters with ties to create truss. Constructed similar to the
carriage house.
Straight board sheathing.
Some deterioration of wood framing at walls and posts.
Light wood structure with an open side; should require nominal
strengthening or bracing such as corner braces placed horizontally
should be installed.
The wood should be inspected for damage and replaced as necessary.
There should be anchor bolts installed to the foundation wall.
12
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Parapet:
Observations:
Analysis:
Recommendations:
Deedie's House
Adobe structure, flat roof
1
Concrete cheek wall, possibly to support wall but most likely to
correct some water problems. Slab on grade.
Adobe; 12 inches thick. Height is 9 feet. There are parapets on the
walls. The walls are plastered inside and out. Unable to determine if
there are bond beams. _ .
Round timbers
Straight 1X6 sheathing
Parapet on all walls approximately 18 inches high.
Settlement of the floor slab.
Cement plaster on exterior walls. Window headers rotted.
Parapets exceed height to thickness ratio for parapets. No lateral force
resisting system.
The cement plaster on the exterior walls traps moisture inside the wall
space. This leads to deterioration of the adobe. Cement plaster is
usually replaced with adobe plaster as part of any restoration.
Brace parapets from roof side. Remove plaster on ulterior to deter-
mine whether there is a bond beam. Provide lateral ties between walls
and roof. Provide tie beam if there is no bond beam.
13
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad. CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Stable
The building wall along the north side has three adobe wall sections
and a stone section, separated by a construction joint. There are stone
retaining walls inside the structure as the building climbs the hillside.
The remainder of structure is wood frame. The building has a gable
roof with wood shakes and tile trim along edges.
1 plus loft
Stone covered with concrete for adobe wall. Remainder concrete
foundation.
Three walls of adobe; 12 inches thick. Height varies but they are as
high as 13 feet. The remaining walls are wood stud.
Rafters and tie members.
Spaced sheathing.
Some eroded adobe and plaster on north wall. Hard cement mortar
was used for some repointing. Mortar for repointing should be softer
than the bricks or stones. Some wood rot noted.
Structure has no identifiable lateral force resisting system. It needs a
lateral bracing system and a means to support the adobe wall. The
gable portion of the adobe wall needs additional bracing.
Add some metal strap ties and connections for the wood portions of
the building. Provide anchors to the adobe wall at the ceiling line and
the roof line. This may require additional diagonal braces to stabilize
the wall.
The spaced sheathing does not act as a diaphragm. Additional wood
X bracing in the plane of the roof may be a substitute for a plywood
or diagonally sheathed diaphragm.
14
Department of Paries and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Wooden Barn
Wood frame structure with feed loft.
1 plus loft.
Stone with concrete cover.
Wood posts and beams. Studs for loft walls.
Rafters with bracing
Straight sheathing.
The structure has diagonal braces between posts. These support the
exterior straight board wall finish. Much of the barn is deteriorated
with siding falling off.
The structure cannot be analyzed as constructed.
Additional elements for bracing and vertical load carrying capacity
should be added to assure stability. The structure should have ade-
quate connections between the roof and walls. Anchor bolts should
be installed to the foundation.
15
Department of Parks and Recreation
Leo Canillo Ranch. Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Equipment Shed
Structure consists of a small section of adobe wall construction;
remainder is wood frame. There is one open side.
1
Stone foundation
Studs and girts to brace the tin siding. Some walls are adobe block.
Wood trusses at 6 feet on center.
Metal roof over rafters.
Structure in generally good condition. Wood has deteriorated in some
areas.
No anchors between the adobe walls and the roof framing. The open
side should be tied to the adobe wall. The roof framing may be
marginal for any additional load.
Tie the adobe walls to the roof system and provide a chord (bond
beam). Tie the beams across the open side to the adobe wall so it can
act as a shear wall. All wood should be inspected and replaced as
necessary.
16
Department of Paries and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
: Observations:
Analysis:
Recommendations:
Loading Platform
Wood frame structure with stone retaining wall foundations. Dock
height floor elevation.
1
Stone walls but frame portion is actually on concrete piers bearing
on the loading dock surface.
Wood frame with siding.
Wood rafters.
Reasonable condition. Some wood deterioration.
Building could come off the piers in a strong wind or earthquake.
Repair structural elements as necessary. Anchor structure to founda-
tion and stone.
17
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Water Tank
Circular reinforced concrete tank with buttresses around lower por-
tion. Wood roof.
N/A
Not visible
Concrete; probably reinforced based on the era.
Octagonal hipped roof. - -
Straight sheathing
Structure in good shape. Roof needs repair.
Acceptable condition
Repair roof in kind. Repair cracks in concrete with epoxy injection.
18
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Gate House
Single family dwelling with adobe walls and wood frame roof.
1
Stone
Adobe bearing walls; 9 inches thick and 7 feet high. There is a gable
approximately 12' 9" high. Wooden window headers. No evidence
of a bond beam; interior and exterior surfaces plastered.
Conventional wood rafters and ceiling joists.
Not visible; unknown
Generally good shape. Some holes in walls require repair. No lateral
force resisting system visible.
Garage portion at side has been repointed with hard mortar that is
damaging the block.
Building seems acceptable for vertical loads but needs a lateral force
resisting system.
Construct bond beam and anchorage similar to that recommended for
the main building. Determine condition of wood roof framing.
Remove hard mortar from adobe walls and repoint with adobe mortar.
19
Department of Parks and Recreation
Leo Carrillo Ranch, Carlsbad, CA
Structure Description Report
Building Name:
Number:
Description:
Number of Stories:
Foundation:
Walls:
Roof Framing:
Sheathing:
Observations:
Analysis:
Recommendations:
Bridge
Timber bridge with stone abutments.
N/A
None
None
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Structure is in poor condition. There is a concrete overlay on the deck.
The load of the concrete is about as much as an automobile. Much of
the bracing under the bridge has fallen away.
Stability of the structure is unknown and due to access limitation it
was not possible to completely view the structure. Visible portions
indicate a conventional wood bridge with long round beams as the
girders (stringers).
Post structure for speed limit of 5 miles per hour. Do not permit trucks
to cross structure. The bridge is a priority repair.
Restoration will require removal of the concrete, determination of the
original construction, and repairs. The bridge should be analyzed to
determine the load carrying capacity.
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