This Concept Design was done by Sean Boily of NorthWind Architects of Juneau. Structural and Hazardous Materials engineers did a thorough survey of the building, and Sean met with the board of the Sitka Maritime Heritage Society to develop a plan that will keep the building's vintage feel while bringing safety, comfort and efficiency up to modern standards. The building is part of a National Historic Landmark, and the design follows the Secretary of the Interior's Standards for Rehabilitation of Historic Buildings.
The board wanted the building to feel utilitarian, as if the visitor was stepping back into a shop that had never shut down. The design is slightly scaled back from an earlier Schematic Design, in leaving an outbuilding (for toilets, storage and office space) a kayak and small boat float and a larger addition for future phases. Also in a later phase will be removing interior sheathing to add insulation.
This phase will replace the roofing and add rigid insulation (disguised behind a slightly wider fascia); do needed structural upgrades; repair or replace doors and windows; add infiltration barrier while replacing or repairing siding; and bring utilities to the building and put in electrical system. There will be a sprinkler system and an ADA compliant toilet added.
Heat will be in the short term oil-fired heaters, but ultimately we would like to install a ground-source heat pump, that would take advantage of laying the new marine ways tracks in the tidal zone to place tubing at the same time. Only the toilet and sprinkler riser will need heat all the time.
The heart of the project is the marine ways, with a new cradle and track for hauling boats, and a wood workshop.
Visitors will be accommodated through a handicap accessible ramp, and bridge across the top of the marine ways. The northwest wing, historically used for storage, will be set up with exhibits, retail area, and office.
Design narrative by Sean Boily, NorthWind Architects:
Japonski Island Boat House, Sitka
Restoration and adaptive reuse summary for concept level estimating –
modification of whole design estimate to phase 1 work only.
The Japonski Island Boathouse/Marine Ways was constructed by the US
government in 1941 to serve the Sitka Naval Airbase. The building was used
through the late 1970s after which time it was closed up and for all intent and
purposes abandoned. In 1986 the Sitka Naval Operating Base & U.S. Army
Coastal Defenses National Historic Landmark was established, which includes the
Boathouse property. As such restoration efforts shall follow the Secretary of the
Interior’s Standard for the restoration of Historic properties. In 2002 the Sitka
Maritime Heritage Society received a grant to begin assessment of the property
for consideration of restoration and adaptive re-use. In 2004 a condition and
hazardous materials assessment was completed, as well as a concept design which
addresses the SHMS goals for the property.
This year, and this preliminary effort,
is intended to refine the previous work and update anticipated construction costs.
This summary accompanies set of drawings produced by Northwind architects,
dated May 11, 2009, which were derived from the comprehensive plan developed
by NorthWind Architects dated April 10, 2009. Both a structural engineering
report and a hazardous materials report from the April 10 effort are attached, and
amended by NorthWind to aid in defining phase 1 scope for estimating purposes.
The following narratives, reports and drawings describe the existing building and
the anticipated scope of restoration and adaptive re-use, amended to define what
we are calling the Phase 1 project. The primary purpose of this submittals to
again generate concept level construction costs for the reduced scope of work
described. The boathouse restoration and additions are still the base scope of
work. The marine ways component (track, tram, winch and slab), and the boat
dock do not need to be re-estimated – the numbers provided in the prior effort will
continue to serve.
Architectural
1) Primary building restoration at the exterior walls: Remove existing siding
intact to the greatest extent possible, carefully documenting existing
conditions. Install new sheathing where required by structural. Install
water/air barrier (VaproShield), install 1x vertical strapping @ 16” centers,
install pre-primed siding (both 50% of original and the balance new, matching
historic profiles), install new replicated trim, paint all. With the walls open
from the outside, install any required structural anchors and attachments. At
the interior side of exterior walls, no work anticipated in Phase 1. Note:
exterior siding has already been stripped and painted, so no anticipated lead
paint issues remain at building exterior. With reinstallation of siding fascia
and trim, repaint all.
2) Primary building restoration at the roof: Remove existing roofing and
building papers, replace damaged board type roof sheathing with new
(anticipate 5% replacement), install ½” plywood sheathing over board
sheathing. Install Lag screws at joist ends to secure through joist to top plate
of walls below (as hold-down anchor). Install Grace”Vicore” self-adhering
over plywood. Install 2” rigid insulation (fluted face down). Install 1x
strapping @ 24” centers. Install new corrugated kynar coated aluminum
roofing with stainless steel fasteners. At room’s interior side of rooms 01, 02,
03, 04, no work anticipated in Phase 1.
3) Primary building restoration at the floors: At rooms 01, 02, 03, 04, no work
anticipated in Phase 1.
4) Primary building restoration windows: Carefully remove all existing truedivided
light wood windows and restore them, recreating those that are
missing. Construct new wood storm sash for each exterior window, installed
with stainless steel hinge at top edge. Paint all and reinstall in restored
construction with new painted wood trim.
5) Primary building restoration doors: Carefully remove all existing multipanel
doors and restore them to operating condition. Reconstruct profiles
where necessary. Provide new oil-rubbed bronze hardware with similar
character to historic (mortise latches, typical). Seal, paint and reinstall in
restored/replicated frames.
6) New Construction at addition: New finishes at new construction to match
historic finishes at existing building: Siding = 1x8 ship-lap hemlock, painted.
Interior paneling = 1x6 shiplap hemlock, painted. Flooring: 1x10 hemlock
planks (utilitarian). Bathroom floors and walls to be ceramic hexagonal
mosaic tile (up wall to 48”) with painted gypsum wall board above.
7) Relocation of existing “Office” building: relocate this small structure
(currently on blocks butted up against side of marine ways building) to
location indicated on plan. Tar roof cricket will need to be removed and
remediated (no more than 100 sf). Place this structure on temporary cribbing
anticipating additional site placement and later development in subsequent
phases.
8) New Construction, doors and windows: Windows; painted wood with
insulated glazing – to emulate profiles in existing historic building. Doors;
Interior doors to be wood panel type to match existing. Exterior doors at the
Support building are to be painted hollow metal with painted hollow metal
frame. Entry door to be glazed wood door, painted.
9) Floor at Marine Ways Bay**: Separated price for new sloping reinforced
concrete floor slab with drainage sumps at the Marine Ways already provided
in prior estimate..
Mechanical
1) Heating system/strategy: Phase 1 heating shall be simple and temporary,
anticipating replacement in Phase 2. In each Shop 01 and Rooms 02 and 03,
provide single Toyo or monitor heater (largest model) as shown on the plans.
Provide above ground 275 gal fuel tank as shown on plan. Provide lift pump
at each heater unit. Bathroom, entry and sprinkler rooms shall be provided
with electric baseboard heaters.
**The owner has also requested we provide basic budgetary numbers as
separate line items for each of the following component so future heating
system:
a) Ground-source heat pump heating loop to be buried in the tidal zone
parallel to the marine ways track as a part of the marine ways track
installation – anticipate 600 lf of 1” HDPE pipe.
2) Ventilation distribution:
a. Basic ventilation fan on occupancy sensor at bathroom only.
b. Shop 01 will be required to have make-up air provided when the
dust collection system is activated. This make-up air shall enter in
the vicinity of the monitor/toy stove heater which will serve to preheat
incoming air.
3) Waste oil burner: For budgeting purposes, heat at the Marine Ways room 05
shall be provided via a new waste-oil burner to be located on the south wall on
a steel grating platform adjacent to door 01C (Marine Ways side of wall).
4) Plumbing: Basic bathroom over heated crawlspace as shown on plan –
adjacent to sprinkler room. The addition to the Marine Ways building shall
contain a single ADA toilet to serve the work-shop areas.
5) Sprinkler system: The restoration and additions to the Marine Ways building
shall be provided with a dry-pipe sprinkler system with riser location as
indicated on the plan.
6) Dust Collector: Provide 2-hp dust collector at what was the furnace room in
the existing shop 1 area. This will be ducted to the outdoors as required per
NFPA 61. Collector will serve up to 6 work stations in the shop area.
Electrical
1) Service: 400amp, 3-phase, 208V Service
2) Power distribution: Service will be brought to the main building. Building
will be provided with distribution panels, one in each wing of the marine ways
structure.
3) Data/Telephone: Data and telephone shall be provided at each the entry area
where it can be routed into each shop space through the crawlspace.
4) Lighting:
a. Shop 01 area shall be illuminated with shop-type T5 fluorescent lights.
b. The Marine Ways shall be equipped with 80lf of exterior sealed
fluorescent fixtures (4’fixtures, T-5x2 lamp = 20 fixtures) mounted in
restored light valences at each side of the space (elevation 6’aff) , and with
a total of 6 – high -bay type exterior fluorescent fixtures. Mounted at the
ceiling level (20’ aff).
c. Rooms 02 and 03 to have cloth wrapped cord historic ceramic bare-bulb
fixtures (10 total) by Rejuvenation ($120 each).
d. Exterior: 40’s style military Warehouse lights by Rejuvenation: total of 6
at $250 each.
Structural
1) Restoration: Repairs as indicated in report recommendations. See
recommendations R1 through R18, with noted exclusions in Phase 1 work, on
pages 5 and 6 of the structural report. Most of these items can be
accomplished in conjunction with the architectural envelope upgrades
identified in the drawings. Note R6 s not necessary in the current plan – the
winch house is going to be enveloped in new construction. Also, R7, R8, and
R10 will not occur as noted – we are relocating Office 06 and will address its
restoration at a later date.
2) New construction: as described in building sections; 2x6 wall frame with
plywood sheathing, typical. 10” TJI floor joists. 12” TJI rafters at addition.
Decks to be preservative treated wood framing and planks. Deck covers to be
2x8 framing, typ, with 6x beams and columns.
3) Foundations: repair existing as noted in structural report. New foundations
to be conventional strip footing with concrete stem wall, anticipating
crawlspace at Marine Ways addition.
Civil
1) Site: Minimal site development at this time. Site is presently a flat gravel area
with minimal vegetation. Site plan illustrates development of a gravel beach
access cut into existing riprap embankment to facilitate access to beach with
heavy equipment for marine railway repairs. This cut will be finished off with
compacted gravel to allow direct access to beach from upper yard for the
purpose of launching small boats, and to accommodate access for construction
of future dock. Site plan also illustrates new concrete stair against the
building which facilitates access to the marine ways bay. Grade differential
approximately 8’.
2) Utilities: Anticipate City water and sewer shall be brought to property
boundary as a part of Department of Transportation project at Seward Avenue.
Plan provides approximate lengths and sizes for water and sewer lines. Note
water and sewer shall be provided at both the Marine Ways and the Support
Building.
3) Dock: Estimate numbers from prior estimate will be reused.
4) Marine Ways: Estimate numbers from prior estimate will be reused.
Hazardous Materials
Please see recommendations in page 8 of attached hazmat report.
1) Not in the recommendations but must be covered:
a. Disposal of PCB bearing light fixtures: quantity of 16.
b. Removal and disposal of small quantities of asbestos containing
roofing product between Office and Ways buildings
(approximately 80 sf).
NorthWind Architects, LLC
Sean M. Boily, AIA
Principal Architect
Condition Survey (2003) Report; Table of Contents; Cover; Sources
Fuel Dock Site Plan 2 (fuel tanks)
Property boundaries overlaid on aerial photo
City and Borough of Sitka GIS website