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There are many steps and individuals involved in completing the
rehabilitation of a historic adobe structure. Though perhaps the
most important, the adobe walls themselves may be one of the smallest
aspects of the project. Our projects in California include structural
strengthening of the adobe walls and roof system. The owner and/or
client must understand that the total project could take years and
be very costly. Following is a suggestion of what may be addressed
in the project.
A Team Approach is recommended to address the complexities
of a historic adobe project. Most often the Architect is the team
coordinator. The team may include:
Owner or owner's representative
City, County, or State Planning and Building Departments
Geotechnical (soils) engineer
Archeologist
Historian
Art Conservator
Structural Engineer
Mechanical Engineer
Electrical Engineer
Landscape architect
Cost Planner
Termite inspection company
Interpretive planner / builder of exhibits
General contractor and all subcontractors
A Building Program determines how the building will be restored,
used, operated, and maintained. If the owner or agency has not clarified
a program, the architect may assist in this process.
A Project Schedule is useful. Following are typical steps
in historic rehabilitation project, although each project differs.
1. Identifying scope of work and contract negotiations between the
client and architect.
2. Clarifying the proposed use of the adobe and site -- as adaptive
reuse, house museum, or formal exhibit or a combination.
3. Acquiring a topographic property line survey of the property
which shows land contours, trees and their drip lines, all buildings
with their finish floor elevations, all services to the site, and
any other features that are present. This is a good tool for understanding
land contours around the adobe and how the wall base is effected
by surface water.
PRELIMINARY STUDY AND REPORT
The preliminary study of the adobe building includes
physical investigation to gain an understanding of its construction
methods and its present condition. The objectives of a study are
to determine:
a. its present condition and needs for repair and restoration
b. the building's character-defining areas and features which must
be preserved
c. structural upgrading options that will least impact the historic
fabric
Existing Conditions Drawings These drawings record the building
for the historic record and serve as the basis for restoration decisions
and final construction drawings.
Seismic Strengthening Plans with Structural Engineer Addressing
the seismic strengthening of a historic adobe is a very complex
task which requires interaction between the structural engineer,
architect, and conservators.
Proposed Site Plan This may include disabled access to the
site and building, identification and preservation of any site features,
regrading around the adobe structure, proposed new parking, historic
interpretation of the site, and proposed new landscaping. In the
United States we address access for persons using wheel-chairs and
who have physical limitations. This is required for public buildings
including historic structures.
Other Information in the Preliminary Study
Reports from the consultants on the existing conditions of the mechanical/electrical
systems and their proposed upgrading.
Archeological report which contributes to an understanding
of how the building may have evolved through time, where walls and
footings once were, and the earlier interior uses of the adobe structure.
Historical research
Termite report
Cost plan The first step in budget planning for components of
the work, building and site.
Proposed Timeline of Tasks so that client understands the
many steps that must be undertaken before construction can begin.
PRELIMINARY DOCUMENTS PHASE
Drawings are prepared which describe how the rehabilitation
will take place and what the restoration treatment and eventual
configuration of the building will be. These are Site Plan, Floor
Plan, Framing Plans, Roof Plan, Building Sections, and Exterior
Elevations. A Cost Plan prepared at this level will clarify to the
client the construction budget which will be required.
CONSTRUCTION DOCUMENTS PHASE
These drawings and specifications are for the restoration/conservation
of the building and site and are for the propose of soliciting bids
from general contractors and guiding the construction process. These
documents are prepared by the architect and the subconsultants.
CONSTRUCTION PHASE
The architect and all his or her subconsultants will observe the
work of the contractor. The conservator and archeologist may be
involved as consultants to the architect.
BUILDING MAINTENANCE
Finally, a very important aspect of the project is maintenance once
the building has been rehabilitated. The architect may prepare a
maintenance manual recommending periodic checkpoints of various
building elements and conditions. If the building is maintained
by a maintenance staff, this manual will serve as a guide to assess
building needs and a log to record what has been done to the building.
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