1. A mixed adaptive reuse and renovation project
1. Adaptive in that it takes the hotel and adapts it to a new type of use: apartments; this is the same occupancy type (multiple residential) so there is no change of use from the original
2. Renovation in that we are using Federal historic tax credits to bring the exterior and portions of the interior back to their original grandeur
3. Mixed use in that like the original building, the ground floor will have commercial and restaurant uses. This fits perfectly with other downtown developments, most notably the adjacent cineplex.
4. We are also adapting the basement for parking which is essential to attract the kind of tenants we want, and one of the key innovations we brought to the table that makes this project so outstanding.
5. The residential portion consists of 156 apartments, 96 studio and 60 1 bedroom units ranging from 245 to just under 500 sq ft, which is the maximum under tax credit regulations.
6. An historic rooftop terrace overlooking the channel and waterfront square is expected to become a public space once again, connected to a future anticipated restaurant use.
7. The building has over 145,000 square feet in six stories plus basement; it is about 100 x 300, and extends under the bridge side sidewalk by some 7 feet. (When you are on the sidewalk, you are over the basement)
8. The main street level will consist of flexible commercial space adaptable for use by restaurant, retail, and related businesses. This space will be brought to an >empty shell= condition, ready for tenant improvement design and build out work by others.
9. Special provisions have been made for the future tenant improvement design for the retail/restaurant space on the northwest section of the ground level, which is directly across the street from both the DeCarli waterfront square and the planned Cineplex Plaza. It is expected that the future tenant improvement design for this area will provide for a vertical connection by both stairs and elevator to the historic roof terrace on the third floor. This link will allow this terrace to be used for outdoor seating, dining, and entertainment functions, capitalizing on it=s view of the Stockton Channel head park. The occupancy of this roof terrace will be restricted to the number of people that can be safely served by the exiting system, which includes in the present scope provisions for a future third stair shaft. As part of the present project, there is no public access proposed to the roof terrace. No use of this terrace is proposed by the apartment tenants, other than in an emergency exiting situation when it will be a part of the exit system for upper level apartment floors since two of the external metal stairs lead to this surface.
10. Main entry lobby and Mezzanine Access Control
(1) The main entry of the original hotel from Weber will be reestablished to lead to the historic lobby with the restored original fireplace and two story mezzanine space. The fireplace restoration will not include provisions for burning wood, due to structural constraints. The mezzanine level will serve as the lobby and social gathering place for the building=s residents. The public will have access to the ground floor lobby, but will be restricted from accessing the mezzanine and upper floors as follows:
(2) At the base of the main stairs, there will be a simple and elegant control rope with a sign reading: AUpper levels for building tenants only. No public access permitted.@ At the top of the main stairs at the mezzanine level, there will be a three foot high decorative metal railing with a swinging gate and latch, with a sign reading: ANo public access. The gate will have an acoustic alarm to sound when opened.
(3) Elevators will be key pad controlled so that they will not operate without appropriate code entered. Building tenants will be provided operation codes.
11. The project scope has been determined by
(1) The requirements applicable to rehabilitation/redevelopment from the various entities having jurisdiction over the permitting process, including but not limited to
(2) The City of Stockton Building Department
(3) The Stockton Fire Department
(4) The Stockton Planning, Public Works, Utilities and other applicable departments
(5) The requirements for Federal Historic Tax Credits California State Historic Preservation Office (SHPO) review and requirements
(6) The rehabilitation work will follow the Secretary of the Interior's Standards for the Treatment of Historic Properties
(7) The State Historical Building Code (SHBC)
(8) The Uniform Code for Building Conservation (UCBC).
(9) Uniform Building Code 1997Appendix Chapter 34 Existing Structures
(10) Applicable provisions of the American with Disabilities Act
(11) Applicable provisions of the various codes relating to accessibility, such as the Fair Housing Act and Title 24 State Accessibility Standards, as applicable
(12) Functional, financing and marketing requirements for the intended uses.
(13) Physical limitations due to the existing structures and site.
(14) The financial resources available from the public/private team involved in the project
2. The Building will be rehabilitated in accordance with The Secretary of the Interior's Standards for the Treatment of Historic Properties, 1995. Original roofing, windows, exterior details and other historic features will be retained and repaired to provide continued service.
The historic character of the property will be retained and preserved. The removal of distinctive materials or alteration of features, spaces, and spatial relationships that characterize these properties will not be undertaken. To the extent feasible, rehabilitation and/or restoration of historic fabric will occur, in particular in the following locations:
Street Level Storefronts and exterior details
Lobby and historic fireplace including mezzanine
Historic main stair
Second Level Historic floor detail
Third Level Roof terrace fountain and surfaces as applicable
Fifth Level Interior walls and interior detail and materials of original toilet rooms as indicated
Sixth Level Ballroom detailing at ceiling, trim, doors, and windows
Exterior Doors, windows, roofing tiles, and the other historic fabric that exists
Each resident will have a studio or a one-bedroom apartment with a closet, kitchen and private bathroom. Cabinetry will be new, as will be interior finishes except where historic considerations direct otherwise.
The following outline some of the amenities incorporated into the design for the residents of The Stockton:
S Security Systems. Secure entry; Call system/intercom connecting each unit to the manager=s office; Security system including video surveillance for common areas including lobby and parking.
S Laundry. The project will include on site laundry rooms accommodating 11 washers and 11 dryers minimum. These will be divided into two locations for convenience: on the second floor and on the fifth floor. These rooms will contain fire extinguishers and be separated from the adjacent apartment by one hour fire rated walls. An occupancy sensor will shut off lights when the spaces are not in use.
S A Conference room, which can accommodate classes, dining, movies, and other activities for the residents. This will be in the historic sixth floor ballroom.
S A classroom, suitable for programs, workshops, meetings and group counsel.
S A smaller meeting room suitable for conference, counseling, and meetings.
S A large lobby which will be comfortably furnished with couches and chairs. This lobby, at the mezzanine level and for the tenant=s exclusive use (no public use at this mezzanine level) is over 1200 square feet.
S An exercise/health room. This will accommodate exercise classes and individual exercise activities.
S Office facilities for the manager and assistant manager.
S Possible limited/restricted on site parking. Limited parking may be developed at the basement level for use by residents who meet criteria dictated by physical structural constraints, as determined by management of the facility on completion. This work scope will be under a separate permit.
S Storage Facilities. Tenant storage lockers are planned in the basement level.
S Support toilet, circulation, and utility facilities
The existing structural system is reinforced concrete. It is presently and has been performing well since the construction of the building some 90 years ago to deal with normal >gravity loading=. Some repairs due to weather and other deterioration are required to the gravity system, but these repairs are generally localized in scope. In addition, there are some new structural elements such as a new exiting stair enclosure that will meet code structural criteria.
Lateral loads, from earthquake and wind forces, however, are not imposed on a structure on a routine basis like gravity loads, so the buildings ability to resist these lateral forces must be considered and addressed as part of a comprehensive rehabilitation. We are utilizing the most current technology and engineering innovations in upgrading the structure to perform for a 475 year seismic event. Giant shock absorbers, implemented by an engineer some consider to be operating at genius level in regards to seismic design, Kit Miyamoto, are the key pieces. We will also be doing more work by fiber wrapping the columns on the first floor, like they are doing on freeways in southern california as an added measure of safety.
All new heating and cooling systems will be installed. Thermostats will be setback type. Units will be high efficiency type. The finished HVAC system will exceed Title 24 Energy Compliance requirements by15%. The system will incorporate individual units for the apartments, for maximum user control and to avoid a situation where an equipment problem would affect a large number of occupants. The condensing units will be located in inobtrusive (from the street) roof areas. Other equipment, including provisions for future ground floor uses, is planned to be placed in the basement. Air intake will be through louvers that were part of the original historic design below the storefronts. Air exhaust will be at street level in Bridge in a location selected to minimize impacts on pedestrians, occupants, and on traffic.
The building plumbing systems will require significant new work and/or repair and replacement. Where feasible, historic toilet facilities are being retained. Where these toilet facilities are part of the new functions, such as on the fifth floor, where a large number of the historic bathrooms are proposed to be incorporated into the finished design, they will be made operational. In some other locations, where they are not part of the functional design, they will not be made operational, but will be protected. Where they are removed, the historic materials will be salvaged and incorporated as is feasible in the finished project. In many locations on the apartment floors, plumbing fixtures will be new. The hot water system will provide equivalent functional performance to a 20 gallon unitary capacity for each unit, with final design of the operating system to be developed considering the physical constraints of the existing structure, historic fabric and unit layout refinements.
Life Safety Systems
The entire structure will be fire sprinklered in accordance with NFPA standards. The integration of the fire sprinkler heads into the historic fabric will be handled as sensitively as constraints allow.
Exiting systems will provide exit pathways from each floor. These provisions will also address the >dead end= corridors more than twenty feet in length that were part of the original 1910 design. The overall final exiting systems will incorporate portions of the existing exterior metal exits that were added some time around 1960. These metal exterior components will be prepped and painted. The termination of the external metal stairs on the east facade will be altered to not extend over the public sidewalk Those portions of the 1960's metal exits that do project over sidewalks on Bridge and Hunter will be removed. A new roof access penthouse, which will be kept to the minimum size necessary for function, will be added on the second floor roof. This will allow this exit system to enter the interior of the building at that level, to terminate in an exit enclosure that lead to a street level exit door. The other >fire escape= pull down stairs that extend over public sidewalks on the north elevation will be eliminated and a new exit system will connect the roof terrace level to the street level in two exit enclosures. The other fire escape on the Bridge Street facade is part of the historic fabric and will remain, but it is not considered a key part of the proposed project=s exiting system
Fire alarm systems will be installed, including provisions as per Federal standards for units accommodating individuals who are sensory impaired. An emergency lighting system will be installed to insure adequate light for exit paths during power outages.
Smoke compartment and control design was incorporated on a voluntary basis so that the possibility of a kitchen fire in a unit for example will not lead to disturbance of large numbers of occupants being disturbed.
As a qualified historical building the use of the State Historical Code is mandatory for code mitigation measures. Other codes referenced will include the Code for Building Conservation (UCBC) and UBC appendices for Existing Buildings. All mechanical and electrical equipment as well as other required life safety systems will be installed in accordance with approved plans and specifications and tested and approved to be in proper working condition to the satisfaction of the building inspector prior to the issuance of the Certificate of Occupancy.
An electrical rewire will be required. Lighting will be provided for both aesthetics and security throughout the project.
S There will be a monitored emergency call intercom at each unit.
S Central alarm system fire and smoke will also be monitored.
S Cable tv and internet access will be available.
S Occupancy sensors will be provided to turn off lights at unused bathrooms and storage spaces.
S Flourescent lights or comparable energy saving fixtures will be used for at least 75 % of the project=s total lighting throughout the compliance period.
Separate meters will be provided for the individual apartments.
New transformers are required which will be inobtrusively located on Bridge place in the new basement access ramps in alcoves below the plaza level!
Insulation and Energy Efficiency
The project on completion will have energy efficiency which exceeds Title 24 standards by 15%. This includes consideration of features such as equipment and envelope improvements such as adding insulation. Insulation will be installed at all wall, floor and ceiling cavities that are accessible during the course of the work, with the maximum feasible R value being placed in the framing cavities. All windows, doors and electrical plug outlets will be caulked and weatherstripped for both acoustic as well as thermal insulation.
A security system will be installed in each of the apartments for use by the tenants, to consist of a two way intercom system directly connected to the manager=s office. The building lobby, parking areas, and common areas will be monitored by a video surveillance system. The entry to the parking areas will have remote controlled gates to restrict access to resident use. Common doors and gates will be keyed by access card or other device that can be cancelled if lost or stolen. Common area lighting levels will be designed and supplemented to meet current footcandle standards.
There will be two rehabilitated elevators providing access to all upper level units. These will use the same shafts as the historic elevators. New controls will meet current code requirements, including life safety requirements. An additional future new elevator is planned for access to the third floor roof terrace which will be installed as part of the tenant improvements for the northwest ground level tenant improvement design package, by others.
Hazardous Materials Abatement
Hazardous materials in the historic building will be abated per applicable Federal and State standards by the project developer. The Architectural Firm and it=s employees, consultants, and assigns does not provide any services, information, advice or assistance in regards to any hazardous material abatement.