HomeMy WebLinkAboutRES 1992-003 ��
RESOLUTION NO. 92-03
A RESOLUTION OF THE CITY COUNCIL OF THE CITY
'� OF GRAPEVINE, TEXAS AUTHORIZING THE
EXPENDITURE OF FUNDS FOR THE REPAIR OF THE
PALACE THEATRE ROOF; DECLARING AN EMERGENCY;
AND PROVIDING AN EFFECTIVE DATE
WHEREAS, the Grapevine Heritage Foundation is owner of the
Palace Theatre and is required to receive City Council approval of
any major expenditures associated with their properties; and
WHEREAS, on December 18, 1991, sustained heavy rains severely
damaged the roof, ceilings and structural truss; and
WHEREAS, the City Staff has requested the City Council to find
that an emergency exists and that it was legal and correct to waive
the statutory competitive bidding requirements and to ratify all
actions of the City Staff relative to awarding of said contracts;
and
WHEREAS, the Palace Theatre is found to be in severe need of
repair and it is imperative to preserve the City's property and to
�,:.� protect the citizens' safety and welfare by making emergency
repairs; and
� WHEREAS, quotations were obtained from interested roofing
companies for emergency repairs and were found to be reasonable and
within industry standards;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF
THE CITY OF GRAPEVINE, TEXAS:
Section 1. That all of the above premises are found to be
true and correct and are incorporated into the body of this
resolution as if copied in their entirety.
Section 2 . That an emergency does exist at the Palace Theatre
and that said emergency is declared by the City Council of the City
of Grapevine, Texas.
Section 3 . The City has dispensed with formal bidding
requirements as required by State law in order to correct the
situation that affects the health safety and general welfare of the
citizens of Grapevine, Texas.
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Section 4 . Attached hereto as Exhibit "A" to this resolution
is an investigation report of the Palace Theatre and Grapevine Opry
facility identifying the emergency conditions that exist that would
�""""` damage the facility and affect usage of the facility by the City of
Grapevine.
PASSED AND APPROVED BY THE CITY COUNCIL OF THE CITY OF
�b�� GRAPEVINE, TEXAS on this the 21Gt day of January , 1992 .
� APPROVED:
_,����-
William D. Tate
ATTEST:
Lin Huff
City Secretary
APPROVED AS TO FORM:
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�� � ��� ��'� �/
� John F. Boyle, Jr.
City Attorney
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2
EXHIBIT "A" TO RES. 92-03 .-.=,';
� THE PALACE THEATER AND GRAPEVINE OPRY Page 1 of 7 _
MAIN STREET
GRAPEVINE, TEXAS .
� BUILDING ENVELOPE INVESTIGATION REPORT
�vestigations of the exterior wall and roof surfacss were performed by Craig K. Haney of IntroSpec on December
13th, 27th and 28th, 1991 at the request of Ron Emrich, Director of the Grapevine Historic Preseniation and
Cultural Resources Foundation. Weather conditions varied from sunny and warm to cool with ligfit rain.
Representatives of Metro Roofing, Inc. of Colleyville were present on December 27th, taking three roof core
samples to determine the number and types of roofs presen�
The buildings are separated into eight different areas as indicated on the attached Roof Schematic Plan. Each
roof area will be addressed individuaily with a description of the existing conditions and recommendations for
repairs, both short and long term. In addition the exterior masonry walis were investigated for water infiltration and
res�lting deterioration.
AREA 'A':
Existing Conditions:
This area is in essence fiat, with minor slope to the north and edge drainage. It currently has at least one
smooth-surfaced built-up roofing sys:em and contains severai rooftop mechanical units. No core samples
were taken in this area. Leaks were noted primarily along the point at which this roof ineets the vertical wall
forming the wal( of the theater.
Minor blis;ering of the roof inembrane was noted, indicating the presence of water within the system. �
Numerous patches have been made. Severe deterioration of the wood roor framing was noted at the
� � outermost extremities, to the point of failure of the deck in some cases. Leaks on the interior of this spac�
may be due to water infiitration from Area C above.
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Recommendations:
Short Term: The roof deck in this area is so severely deteriorated as to make short term repairs inadvisable.
Complete removal of the roofing wi(I be required to determine the extent of damage.
Long Term: Completely remove the existing roof inembrane. Examine the wvod dec�, rafters, and fascia for
deterioration; repair as required. Install a new roofing and fiashing system; provide a cut-in reglet at the
roof/vertical wai( intersection.
AREA 'B':
Exis:ing Conditions:
This roof was examined on(y from Area C above due to the necessity of a second ladder to reach it. It
contains at least one smooth-surfaced bui(t-up roof. Orainage is by means of a through-wall scupper located
on the parapet wall along the west side. This scupper appea�s to be partially clogged, resulting in extensive
water ponding.
TF�is roof lacks an overilow drainage system, which is of concern since the primary drainage system is
clogged. Complete clogging of the scupper could resuit in water in excess of 8 inches in depth on the roof,
which would probably exceed the load capacity of the roof framing.
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December 31, 1991 Page 1 �
EXHIBIT "A" TO RES. 92-03
Page 2 of 7
The Palace Theater and Grapevine Opry
Buiiding Envelope Investigation Report
December 31, 1991
Page 2
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i�;ommendations:
Short Term: Clear any obstructions f�om the scupper and downspout. Observe membrane flashings for
deterioration and repair.
Long Term: Whether this roof will need to be replaced shouid be determined at the time Area A is
addressed. An overflow scupper should be installed as a minimum.
AREA 'C':
Existing Conditions:
The eastern most section, approximately 20 feet deep, slopes to the east and is covered with a built-up
system with a reflective coating. Several rooftop mechanical units are present. Wood and stee! angle
framing suppo�ting the false storefront extends over the parapet. The wood and related membrane
flashings are severely deteriorated. This area was noted to have the most severe leaks of any irspected.
Tne remainder of this area is a modified vault of the profile indicated o� the attached section,which slopes to
the west. The valleys and center section have a smooth-surfaced built-up roof system, while the sloped
sides are of two different systems; the uppermost section has asphalt shingles, while the lower section,
replaced after a fire approximately 6 years ago, is roofed with a built-up system. All surfaces have been
coated with a reflective coating. Drainage is via two through-wall scuppers on the west side. Both the
� valleys and the center section are severely deteriorated with exposed felts and numerous cracks.
A test cut was made in the center section near the top. Three difrerent built-up roofs were encountered
�"°'HI' before the deck was reached, meaning that this area is presently supporting a minimum of 5 pounds per
sGuare foot of roofing materiaL
Severe water infiltration in the valley along the south side of this area has resulted in the deterioration of a
major roof truss. This truss, built up of 2x10 lumber with steel connector plates, bolts, and tie rods, bears on
a masonry pi(aster at each end and supports the 2x10 wood roof framing as well as the ceiling. The building
tenants first noticed cracks developing in the ceiling in this area approximately 6 months to 1 year ago. As of
this date the truss end has dropped and is projecting into the interior of the theater.
C(ose�inspection of the truss from the attic showed that it has dropped approximatety 6 inches due to loss
of bearing, and that both the top and bottom chord are severely deteriorated. The roof framing above this
truss,while somewhat deflected, has not failed even though it now clear spans over the disp(aced truss.
Mr. Pete Hennessey, P. E. of Hennessey Engineering, Inc., Carrollton, Texas was called in on an
emergency basis on December 27th due to concerns over the safety of the structure. Mr. Hennessey
recommended temporary support in the form of a column placsd under the truss and extending down to the
concrete floor until such time as permanent repairs could be made. These temporary measures were
accomplished on December 28th.
Due to the loss of support when the truss bottom chord end deteriorated, roof loads are being transferred to
the exterior masonry walls rather than the masonry pilasters. These foress, acting outward `rom the center of
��.� the building, have resulted in cracking and displacement of the exterior walls, particularly the south wall.
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December 31, 1991 Page 2
� EXHIBIT "A" to RES. 92-0,3
�'he Palace Theater and Grapevine Opry
Page 3 of 7
Building Envelope Investigation Report
December 31, 1991
Page 3
The water which caused the deterioration of the truss could be coming from several locations. First,some of
"� water entering at the east wall could be reaching this point due to the slope of the roof system in this
direction. This often occurs when severaf roofs exist, wherein water penetrates the top roof but travels
downhi(I some distance before it finds an opening through the lower roof. Secondly, the deteriorated
flashings in the valley above this point may the cause,or may be a contributing factor.
Recommendations:
Short Term: Remove the top of the faise storefront down to approximately 6 inches below the original
parapet; provide a temporary flashing over the parapet and down onto the existing roof inembrane.
Long Term: Rebuild the existing truss to its original design and its original location under the direction of a
registered structural engineer. Completely remove the existing roof inembranes. Examine the wood deck
and rafters for deterioration, and repair as required. Install a new roofing and flashing system.
AREA `D':
Existing Conditions:
This area has fairly good slope from east to west, with edge drainage along the west side and one internal
roof drain. It is roofed with a smooth-surfaced built-up system. A core sample taken here showed only one
roof inembrane; the original roof or roofs were apparently removed when this area was rerooFed in the past.
� -� This area has some leaks and has been patched in the past.
An internal roof drain has been installed near the southwest corner, apparently to alleviate a drainage
'�A��� problem. This drain is now slightly higher than the adjacent depressed area, resulting in water ponding.
The base flashing at the vertical wall on the north side is moderatsly de±eriorated, with the northeast corner
being severely deteriorated.
Recommendations:
Short Term: This is one of the few areas which is a candidate for short term repairs that could extend the
service life of the roof by saveral years. The deteriorated base flashing needs to be repaired, and any
cu�rent leaks located and repaired.
Long Term: Depending on budget, this area could be reroofed along with adjacent areas in order to take
advantage of price breaks resulting from a larger scope of work.
AREA 'E':
Existing Conditions:
like Area D, this roof sfopes to the west and has fairiy good drainage, but subs;antially more leaks. A test cut
indicated the presence of at least two and possibly three built-up roof systems. The uppermost roof is
gravel surfaced and has been coated with a white reflective coating.
�
Severe cracks are present in at least the top roof inembrane. As stated above, water may be travelling
horizontally between the various roofs before entering the building.
December 31, 1991 Page 3
EXHIBIT "A" to RES. 92-03
- Page 4 of 7:
The Palace Theater and Grapevine Opry
Building Envelope Investigation Report
December 31, 1991
Page 4
f ommendations:
Short Term: Temporary repair measures on this roof are inadvisable due to the severely cracked top surface
and probability of entrapped water. Leaks will be neariy impossible to locate, and repairs will be short lived.
Stopping the water from entering in one location may simply cause it to move to another.
Long Term: Completely remove the existing roof inembranss. Examine the wood deck and rafters for
deterioration, and repair as required. Install a new roofing and flashing system.
AREA `F':
Existing Conditions:
This area contains a sloped"mansard"roof inside the storefront line and a gravei-surfaced buiit-up roof over
the covered walkway. The mansard is covered with flat cementitious shingies,which are probably cement-
asbestos type based on their apparent age.
Leaks in this area, if any, are probabiy minor due to the extreme roof siope.
Recommendations:
Short Term: No wark recommended.
�. ,,
Long Term: As can be observed in early photographs of the buiiding, the origina! roof was a clay tile
mansard roof without a covered walkway. If deemed appropriate at a future time, the original design and
'��`��' materiais could be reinstated.
AREAS `G' AND 'H':
Existing Conditions:
Both of these area have low slopes to the west and edge drainage, and are covered with at least one
smooth-surfaced buiit-up system. Test cuts were not taken. Water ponds against the drip edge along the
west side of Area G. Some leaks were indicated here.
Recommendations:
Short Term: Locate and repair any known leaks.
Long Term: These areas can be easify and economically reroofed at the same time the adjac�nt areas are
roofed. Whether or not the existing roof or roofs will need to be removed can be de:ermined at a later date.
EXTERIOR WALLS:
Existing Conditions:
�:k.::� Exterior masonry walls are subject to attack by moisture both from leaks in roof flashings and from cracScs and
deteriorated mortar in the masonry itself. Oeterioration of masonry and paint is evident on this project,
indicating water infiltration.
December 31, 1991 Page 4
� EXHIBIT "A" to RES. 9�2-:d3;
Th� F'alaee Tf�eater and Grapevine Opry Page 5 0� � 7�
Buifding Enve(ope Investigation Report
December 31, 1991
Page 5
Mortar deterioration is present primarily in the parapet wa(Is, particularly thosa su�rounding Area B. Much of
this is due to the unprotec:ed condition at the top of thesa walis.
Peeling paint on ail masonry walls in generai indicates the presance of moisture within the wafls, which �
exerts outward pressure in the form of moisture vapor on the painted surface. Tf�e existinq paint is
apparently a non-breathing type coating which is unabie to pass the moisturs vapor, and loses adhesion
instead.
Continued mois;ure absorption and freezs-thaw cyc(ing wi(I resu(t in accefera;ad det�rio�a:ien in coming
years.
Racommendations:
Short Term: Cover exposed masonry parapets with membrane or metal �fasnings. S�oQ as many roof leaks
as possib(e.
Lonq Term: Remove the existinq paint coatings. Repoint deterioratsd mortar joints and replace
deteriorated masonr� units. Apply a coating capab(e of passing moisture vapor without al(owing rainwat�r
penetration.
�:,,�
�..,.�,
)ecember 37, 1991 Page �
EXHIBIT "A" to RES. 92-03:�'-
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EXHIBIT "A" to R�S. 92-0;3;-��
,
� Membrane Flashing Page 7 `of�'�=�
Built-up Rooiing
' ' Cement-Asbestos
Shingles
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Metal Gutter
Built-up Roofing
SECTION 1
Mansard Roof "F"
Covered Walkway Not to Scale
Line of Storefront
�,.�
Masonry Parapet
Wa�l
Built-Up Roofinq
Asphalt Shingles w/
Refiective Coating
Membrane Flashing
SECTiON 2
Vaulted Roof "C"
�;� X Not to Scale
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