05.1 - 1010 E Cesar Chavez St Briefing - letter and report — original pdf

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24023 March 23, 2026 URTH CAFFE: DETERIORATION REPORT Dear Members of the Historic Landmark Commission: This letter is intended to clarify the site conditions and field decisions that led to a greater degree of demolition than originally proposed during our 2024 presentation. First, we wish to acknowledge that the extent of the demolition exceeded initial expectations. However, the report below outlines the harsh structural realities discovered on-site that necessitated the difficult decision to retain a smaller percentage of the original envelope than planned. This report details the specific damage found on every demolished wall and the technical rationale behind those actions. We want to clarify that the sections currently remaining on-site should not be viewed as exempt from the systemic damage documented in this report. Rather, these sections were retained as part of a strategic, surgical effort to preserve specific components, with the ultimate goal of restoring the building to its full architectural glory. While a total preservation of the entire structure was our preferred approach, the extent of the systemic decay made such a path both structurally unsound and economically unfeasible. The team elected to focus preservation efforts on the primary, most significant facade. The other walls required reconstruction to properly integrate modern systems and ensure long-term viability. Our approach focuses on three key pillars: • Modern System Integration: Incorporating necessary waterproofing, structural reinforcement, and code-compliant utilities that the original compromised structure could no longer support. • Structural Longevity: Preventing the imminent failure that would have occurred had we attempted to patch the existing, deteriorated sections. • Historic Fidelity: Replicating all original detailing, profiles, and facade treatments with exacting precision to ensure the building’s visual contribution to the district remains unchanged. 24023 March 23, 2026 It is important to note that the intended use of the building and property has not changed; the property and building will function as a restaurant. The high- intensity operational needs of such a program placed cumulative stresses on the historic structure that it was never designed to handle. Over the years, these commercial requirements resulted in a level of internal deterioration that made total preservation a physical impossibility. Our primary objective is to reconstruct the building in a way that accommodates modern restaurant standards while maintaining the original historic detailing exactly as it was—without the threat of further damage. The evidence in this report supports the conclusion that the cumulative impact of previous "add-ons" and makeshift utility solutions compromised the structure to the point of being unsalvageable. We respectfully ask the Commission to evaluate this evidence in its entirety. It is our hope that, with a clear understanding of these unforeseen conditions, we can continue construction aligned in our shared goal of a resilient, historically faithful restoration. Thank you, Sarah Jonhson, AIA, (Architect) Ingrid Gonzalez Featherston, AIA, NOMA (Architect) 24023 March 23, 2026 MAIN RESTAURANT 24023 March 23, 2026 W1: Medina Façade ▪ Siding Rot and Softening: Visible damage at the bottom courses of the horizontal wood siding showed significant discoloration and softening of the edges, which indicated saturated wood that compromised both siding and studs behind. ▪ Capillary Action: A clear capillary effect was present where moisture traveled up the concrete skirt directly into the siding, resulting in decay of the building's lower plate. ▪ Entrapped Moisture: The combination of a hole adjacent to the siding and the overhead porch cover created a microclimate that trapped moisture against the facade without proper ventilation or drying capacity. ▪ Unsealed Facade Penetrations: Visible in unsealed mechanical and electrical penetrations compromised the building envelope, allowing water to infiltrate behind the siding and reach the internal structure. ▪ Disconnected Downspouts: As shown, a disconnected drainage system actively trapped rainwater in a localized depression next to the siding, leading to pressure and constant saturation against the foundation. ▪ Obstructed Ventilation: The dense vegetation over the porch area prevented airflow and natural sunlight from reaching the siding, maintaining a constant state of dampness that facilitated organic decay of historic finish materials. ▪ Foundation Ventilation Failure: The accumulation of debris and the "closed-in" nature of the exterior “leave out” resulted in a lack of crawlspace cross-ventilation, leading to systemic sub-floor humidity and potential mold growth. W2: Gable Face Wall ▪ Unsealed Utility Penetrations: Multiple unsealed entries for electrical conduits compromised the building envelope; the lack of proper drip loops and sealant allowed the conduits to act as channels, directing bulk water directly into the siding and internal wall cavities. ▪ Structural Loading of Facade: The significant weight of multiple of electrical panels and meters was mounted onto an unreinforced historic structure; this concentrated dead load resulted in visible bowing of the wall toward the front, compromising the building's vertical alignment. ▪ Mechanical Thermal Stress: The close proximity of the HVAC condensing units to the wooden facade trapped heat directly against the historic siding; this constant 24023 March 23, 2026 thermal cycling accelerated the drying, cracking, and cellular degradation of the wood fibers beyond the point of repair. W3: North Wall #1 ▪ Compromised Window Fenestrations: As seen in the pictures, the window trim was visibly broken and delaminating; the lack of integrated head flashing and the failure of the perimeter sealants allowed water to bypass the exterior finish and rot the structural headers above the openings. ▪ Systemic Water Penetration: The presence of multiple unsealed utility entries— including refrigerant lines and electrical conduit in image_c593a8.jpg—created a "sieve effect" across the facade; these penetrations acted as primary intake points for bulk water, which was then trapped behind the siding by previous layers of non-breathable patchwork repairs. ▪ Failure of Patchwork Remediation: Various "fixes" and mismatched sealant applications failed to create a continuous weather-resistive barrier; instead, these patches created pockets that trapped moisture within the wall and roof systems. W4: North Wall #2 ▪ Sill Plate Swelling and Inflation: Visible at the base of the wall there was a distinct outward "inflation" or bulging of the siding where it met the ground; this indicated swelling and structural failure of the bottom sill plate, caused by constant contact with damp soil and a lack of foundation splash protection. ▪ Secondary Structural Loading (A/C Unit): The through-window A/C unit introduced a dead load onto an unreinforced historic window sash; constant condensation dripped and accumulated at the foundation, compromising both the wall siding and foundation. ▪ Roofline Deflection and Fascia Sag: There was a pronounced downward bow in the roofline and fascia board; this deflection indicated that the primary rafter tails were softened by chronic moisture infiltration, leading to a loss of structural rigidity across the building's top plate. ▪ Unsealed Utility Penetrations: Multiple refrigerant lines and electrical conduits penetrated the upper facade without weather-tight seals or drip loops; these unsealed openings acted as primary intake points for bulk water, allowing moisture to travel behind the siding and saturate the interior insulation and framing. W5 : Back Wall #1 24023 March 23, 2026 ▪ Foundation Hydraulic Loading: A significant saturation area were visible adjacent to the gas manifold; this indicated a failure of site drainage, which led to persistent moisture at the historic foundation. ▪ Utility Equipment Overload: gas manifold piping and electrical conduit were surface-mounted directly onto the historic siding without stand-off spacers; this installation trapped debris and moisture against the wood, facilitating "hidden rot" that was obscured by paint layer. ▪ Structural Roof Ribbing: There was a pronounced "ribbed" effect where the internal roof rafters bent through the shingles; this indicated that the structural wood decking softened and sagged between supports due to long-term moisture saturation and high-heat exposure. ▪ Mechanical Exhaust Degradation: The commercial-grade exhaust vents discharged high-heat vapor and grease directly over the roofline; this constant thermal and chemical exposure caused breakdown of the shingles and the underlying timber frame. W6 : Back Wall #2 ▪ Thermal Degradation and Entrapped Heat: The concentrated mechanical equipment within the confined enclosure created a destructive microclimate; the lack of proper ventilation forced constant ambient heat against the siding, which "baked" the historic wood. ▪ Unsealed Exhaust Penetrations: The installation of the wall-mounted water heater and associated piping introduced additional heat sources and multiple unsealed facade penetrations; these acted as intake points for moisture that became trapped by the exterior paint, further destabilizing the heat-damaged wood. W7 : West façade ▪ West Facade Thermal Degradation: The lack of architectural overhangs on this West-facing wall resulted in extreme, direct solar exposure that effectively "cooked" the siding; this caused advanced cellular decay of the historic timber, which was cosmetically masked with paint but resulted in a loss of structural density. ▪ Concrete Ramp Moisture Entrapment: The installation of the concrete ramp created pockets that trapped water directly against the foundation and siding; this constant saturation led to the rapid decay of the lower wall assembly and prevented the historic materials from drying.