booklet cover page - thempc.org 26, 2016 regular … · 400 johnny mercer boulevard, suite e p.o....

SAUSSY ENGINEERING

400 Johnny Mercer Boulevard, Suite E

P.O. Box 30597 Phone: (912) 898-8255

Savannah, Georgia 31410 Fax: (912) 898-1882

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May 27, 2015 Lynch Associates, Architects 230 Bull Street, No.1 Savannah, GA 31401 Attn: Andy Lynch Re: Investigation at 32 MLK Boulevard Project No. 15046 Gentlemen: As requested, we performed a visual, non-destructive review of readily accessible areas at the above referenced location. This assessment was performed on May 15, 2015. The purpose of this assessment was to provide a general evaluation of the structural characteristics of the building noting any conditions which we feel are deficient which should be considered in any proposed renovation or addition. This assessment was performed at the request of Mr. Andy Lynch. The building consists of a two-story timber and brick structure located at the intersection of MLK Boulevard and West Congress Street. It is contiguous with a 3-story structure to the north. See Photo 1. The building is framed using timber floor joists at the 2nd floor supported by a center beam running east-west. The joists bear on the brick walls on the north and south sides of the 2nd floor. The roof is framed using pre-engineered timber trusses which we have been advised were installed in the past few years as a replacement for the original roof which collapsed. Additionally, the entire south wall at the 2nd floor level has been replaced with a new 2x6 timber stud wall supporting the new roof trusses. We have been advised that the building may possibly have had a basement at one time, however, there is no indication that a basement exists. It may be possible that the basement has been filled in. The following summarizes our findings relative to structural conditions observed during this assessment:

1. The stucco on the exterior of the building on the south, east, and west sides contains numerous cracks which appear to be a result of settlement of this structure over its history. See Photos 3, 4, 5, and 6. Additionally, the stucco on the east side of the building has been partially removed exposing the weathered brick behind. There are also indications of some remedial repairs done to the structure as evidenced by earthquake ties located at the 2nd floor level. See Photo 2.

2. While looking along the south wall from the exterior of the building toward the east, it appears that the building has shifted. The southwest corner of the building appears to be out of plumb from the ground floor to the roof approximately 4”. The roof edge along the

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APPENDIX D- Structural Report

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P.O. Box 30597 Phone: (912) 898-8255


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south elevation appears to be shifted toward the north while the south 2nd floor level appears to be shifted towards the south.

3. The roof beam at the center of the building spanning in the east-west direction bears on the brick wall on the east end. There does not appear to be any positive connection between the beam and the wall needed to resist code required wind uplift. See Photo 11. The west end of this same roof beam is supported directly over a 2nd floor window. See Photo 12. The header of this window is minimal and we do not believe it is capable of safely supporting the roof dead weight plus a code required roof live load. Substantial structural modification is needed at this location to resist not only the above referenced loads but the capability to resists wind uplifts. There does not appear to be any sufficient load path for resistance of wind uplift from this beam. See Photo 16.

4. The roof beam at the center of the roof framing referenced in the above item is supported by a series of solid timber posts. See Photos 7, 8, and 9. We observed that these posts are leaning to the south. See Photo 13 and 15. Additionally, there is no connection between the roof beam and these timber posts. Any upcoming renovation would require detailing of proper connections between the two elements. See Photo 14.

5. The existing wall on the north side of the 2nd floor is in poor condition. There are areas of infill using CMU which are poorly constructed. The adjacent brick is crumbling and does not engage adjacent wall in any positive manner. There are also areas of insufficient mortar which would require rebuilding of the local brick areas where this occurs. See Photos 17, 18, 19, and 20.

6. Where the new pre-engineered timber roof trusses are supported on the north wall, they are connected to a single timber plate bearing on top of the original wall using what appears to be a pre-manufactured Simpson H10 connector. This is an inappropriate use of this type of connector as the manufacturer’s specifications require a minimum of 3” of vertical wood to nail the connector. Using a single plate as constructed means that more than half of the required nailing into the supporting ledger is missing. These connectors should be removed and replaced with an appropriate connection which addresses the use of only a single plate. See Photos 21 and 22.

7. At the northeast corner of the 2nd floor space, there are three steel straps which have been added to provide a positive attachment between the north wall and the east wall. These straps are an indication that settlement or separation has occurred between the two walls in the past. See Photo 10.

It is my opinion that this building is in poor condition from a structural standpoint and requires major improvements to address the issues noted above. Notwithstanding the recommended improvements, there is still the matter of the building being out of plumb which is a major concern and must be addressed by evaluating the entire stability of the building in both directions. Based on our observations of the conditions of the materials and the connections between the materials used for the exterior walls and roof/floor diaphragms, this building does not have the capability to resist any code required lateral loads due to wind or seismic. Given that any renovation of this structure will probably exceed the 50% rule described in the International

SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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Building Code 2014, the entire building must be upgraded structurally to resist code required loads. Strong consideration should be given to the costs of upgrading this structure versus replacement. In our opinion, the building should be demolished and replaced rather than upgraded. It has been our pleasure to conduct this review and if we can be of any additional assistance, please do not hesitate to contact me. Yours truly, W. Hunter Saussy III P.E. WHS/rlm

SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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P.O. Box 30597 Phone: (912) 898-8255


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P.O. Box 30597 Phone: (912) 898-8255


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P.O. Box 30597 Phone: (912) 898-8255


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SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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Photo 11

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P.O. Box 30597 Phone: (912) 898-8255


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SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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P.O. Box 30597 Phone: (912) 898-8255


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SAUSSY ENGINEERING


P.O. Box 30597 Phone: (912) 898-8255


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booklet cover page - thempc.org 26, 2016 regular … · 400 johnny mercer boulevard, suite e p.o....

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