Loading...
HomeMy WebLinkAboutPermit Correspondence 1992-10-12 y_ L-97" 11: Q3A . . Mortier Engineering (541)484-6859 P,Ql ..~ORTIER ENGINEERING, P.c. P.O. BOX 139 . ..4 W1LLAMffiE STREET EUGENE. OREGON 97440 PHONE (503) <I84,1lO8O . FAX (503) 4ll4~9 STRUCT1.JRAL BUILOING DESIGN. FIRE PROTECTION CODE CONSULTANT. PLAN CHECKING CONSTRUCTION INSPECTION October 12, 1992 1{'1i V(!)~ /!!/J)f;~q(<3 [ TT L' Ann Williams st. vincent De Paul Housing programs 705 S, Seneca Eugene, OR 97402 RE: 500 ~ Street. sorinafield.~R - ~bection - W,Q, #6080-ECM'/ As you requested, I have made inspections 01' this building i.n order to determine its suitability for conversion fo~ residential occupancy at the second floor and community center use at the fin;t floor. I observed the condition at the mezzanine/'::lalcon~' level, which is located at the north one half of the first floor area. I have iiscussed and received information from the city of Springfield Development Services 'Department, Dave Pent, Building Official, Vern Delk and Jim Long, Housing Program Spe.cialists. Based on my observation of the building conditions and the information received, I make the following report' and findings: (The attached "Building Analysis Report statement of Conditions and Limitations" is a part of this report). 1. J31,lildina & S1 te J?escr1otion: This is a two story building with a mezzanine/balcony level occupying the north one half withi.n the first floor area, The building was vacant at the time of my inspection. The. previous occupancy of the building has been for retail sales store at the first floor, mezzanine/balcony with offices on the second floor, The first floor was occupied for retail store purposes up until recently by "Craft World", The second floor has besn vacant for an extended period of time. The construction of the building is with e:cterior' masonry ar,d concret'.e ~lalls, which have a "stucco" exterior' finish, The interior construction is wood and timber frame ..i'Ch shallow depth under floor void space and variable depth vnid space between the second floor ceiling and the rooi construction. There is a lowered ceiling void space at the couth one half of the first floor where the mezzanine/balcony does not occur. There are t\~O interior stairways from the retail space to the mezzanine/balcony on the first floor and a separate exterior access stairway from the southeast to the second floor. r16-97 11:04A Morti.Engineering (54.84-6859 P.02 2 The dimensions of the building are approximately 40 ft. wide in the east/west direction by 120 ft, long in the north/south direction. The 'ceiling height at the first floor is approximately 16 ft. 3 in. from the floor construction to the underside of the 13econd floor joist:>. The second floor ceiling height is 10 ft. from the floor construction to the ceiling construction. The retail space ceiling height has been furred down to approximately 13 ft. with some lowered and soffited areas. ,The ceiling heights at the mezzanine area are approximately B ft, clear from the first floor to the underside of the mezzanine construction and 6 ft. 6 in, to 6 ft. B in. at the mezzanine, e.xcept where the center beam occurs, which has a 5 ft. 4 in. clear headroom height below the beams, The total height of the building is approximately )0 ft. from the sidewalk grade to the top of the exterior walls. The wood frame structural components are supported mainly on the exterior east and west walls spanning to an interior center line support in the north/south direction consisting of bearing walls at the second floor and posts and beam at the first floor. The posts are at approximately 15 ft. spacing in the north/south direction extending through the mezzanine and retail space at the first floor. The first floor framing is with wood floor joists and floor construction spanning between beams 1 posts and piers in the shallow underfloor area. The exterior masonry walls are supported on concrete footings extending below grade, The footings appear to be sloped, battered or flared to the ground surface bearing area. There are separate interior pier footings for intermediate flared footings in the shallow depth underfloor area. The second floor ceiling framing is the main support structure for the roof, which is supported on pony walls above the ceiling joists with a variable height attic void space above the ceili1'lg 1 which corresponds to the slope of the roof to the north. The first floor retail space has the main entrance from the south center and auxiliary entrance at the west wall. There is an access door to the north alley. There is a service room at the northeast with an adjoining boiler room to the south along the east wall. The south and southern portion of the western wall have show window const.ructiol1 at the first floor. The mezzanine has window openings at the west and north. The second floor has window openings at the south, east and west and original window openings, which have been covered with a stucco and frame facade at the north. The roof ing on the building is mineral surface built-up extending onto the perimeter ex"terior or parapet walls, Roof slope is to drain to the north where there are roof drains and scuppers at the northeast and north'.,est corners_ There are aluminum and/or steel framed canopies at ,/16'-97 11 :04A Mar. Engineering ,c <.)484-6859 P.03 3 the show windows or entrances at the south and west, which cantilever over the public sidewalk. The site is located at the northeast corner of the intersection of Main and 5th streets. The building occupies the entire site area. There are public concrete sidewalks adjoining the south and west sides of the building, a concrete paved public alley to the north and a paved pUblic parking lot to the east. The ground surface on the site appears to be basically level with some slope for drainage. The adjacent public streets are fully improved. The building is served by utilities as follows: a .... A one inch diameter public water ,- service from the southwest. b. Sanitary sewer service is four inch diameter cast iron at approximately the east center of the building. c. Electrical service is overhead from the northeast corner. d. Gas and telephone service is from the northeast corner, 2. Structural: a. The interior wood and timber framed portions of the building appear to be performing satisfactorily and capable of supporting or resisting existing loads and forces. I found no-evidence of progressive structural failure-. b. There had been some previous repairs due to wood or insect damage in the underfloor area. repairs appear to have been properly performed. c. There is some water damage and some repairs performed at the mezzanine floor along the west wall and a portion of the second floor along the west wall. This apparently was due to some water leakage at the west wall. Based on the areas I could observe or probe, it did not appear that the damage was to the extent where structural adequacy is impaired. decayed These d. At the mezzanine at two locations, the ,center beam has been cut away to form a headroom i}rch, This has reduced the structural adequacy of the main second floor support beam. It will be necessary to -re- establish adequate structural support along with any remodeling or re-occupancy on the second floor, e. It is possible to develop a residential occupancy floor plan at the second floors since only the north/south /~~-97 11:04A Mo~er Engineering "1)484-6859 P.04 4 partition is a bearing wall. intact except for limited door presently exist. This wall should remain or corridor openings as f. The west canopy over the show windows appears to have an extensive amount of deterioration. It appears to be partially constructed of wood over some steel frame., The extent of deterioration would require further investigation. I believe that removal or repair of this canopy will be required. The exterior perimeter walls appear to be performing satisfactorily. I found no evidence of progressive structural failure. There may be some question regarding the connection between the walls and floor, roof or ceiling construction. The remodeling should involve further investigation and design for lateral stability, which probably would involve improved connections between the walls and the roof, ceiling and floor construction. The concrete footings ,and foundations appear to be performing satiSfactorily and providing adequate support for the building. I found no evidence of progreosive movement, settlement or structural failure. 3. Weathercroofinq; The mineral surface built-up .roofing appears to be in a maintainable and weatherproof condition. The only deficiency I observed is that the rOofing extends onto the inside of the perimeter parapet walls. There has been some separation of the rooting at the parapet walls and there is no flashing over the top of the walls to lap over the roofing edge. Observation at the building interior, particularly at the west wall, indicates that the leakage has occurred at the wall and not the roof SUrfaceSi therefore, I believe that the remodeling should involve installation of flashing at the top of the perimeter walls, The exterior walls, particularly the stucco finish, appear to be in a maintainable and weatherproof condi tion. The wood windows at the second floor and mezzanine have varying degrees of deterioration, At the west wall mezzanine, there is extensive amount of deterioration of the wood framed windows. I believe these windows will require replacement. The second floor residential occupancy will require compliance with the Residential Energy Code, which would require replacement of the windows with energy code complying window assemblies. At the east wall, there had been previous damage from a fire which OCcurred many years ago on the adj acent property, Partial repairs had been performed, which restored the bui Iding to. a weatherproof condition: however 1 there is interior damage which was not, repaired. J. ~0\l!3 Comoliance-'. I have had discussions with Dave Pent, Sui Iding Off iClal, regarding code COJllpl iance for the proposed second floor residential occupancy and the first ','':' 16-97 11:04A Mor~r Engineering <.)484-6859 P.05 5 floor community center occupancy. He believes that the building can be converted to such occupancy in compliance with applicable code requirements without major alterations. The major code compliance items for the proposed occupancy are: a. Secong floor Resi~tiql Occuoancv: Conversion of the second floor to residential occupancy is feasible. The main code compliance criteria will be the Residential Energy Code. This will require replacement of the second floor windows, insulation of the exterior walls. This can be done by furring the walls and installing insulation in the furred space, Ins'ulation' at the ceiling/roof can be accomplished with blown-in insulation in the variable depth attic void space, The other major concern for the residential occupancy would be adequate exits, The present stairway access to the second floor at the southeast is adequate' if it is separated from.the first floor space wi4h one hour fire resistive construction. A second stairway exit should be constructed to the northwest where there was an original stairway from the mezzanine, There is a door opening at the street level west side, which has been filled in plus a portion of the floor where a previous stairway occurred to the mezzanine. This stairway can then be extended to the second floor probably' with a switch-back type of stairway and intermediate landing at the mezzanine level. T!1is stairway would require one hour fire resistive enclosure. The second floor occupancy must have a complete one hour fire resistive occupancy separation between the first floor community center occupancy. This can be accomplished at the first floor. and mezzanine ceiling level. I believe some of the present ceiling construction would qualify for this requirement. The attic and wall void spaces would require fire stopping or draft stopping to comply with code requirements. The criteria for light and ventilation for the residential occupancy must be met, This would be determined by the actual configuration of the residential units. The present windows at the south and west would appear adequate, The windows at the north could be re-established; however. they must have fire protected assemblies, which is possible. At the east. the question, is whether or not control of the property to the east is with the City and whether window openings would be permitted, since the east wall is approximately on the property line, Dave Pent indicated that he saw no difficulty as long as there' is some type of easement agreement with the adjacent property owner to permit such windows in Which case they would not have to be fire protected openings. ,I 'k ___...._. . /-16-97 11:04A Mortier Engineering (541 )'484-6859 6 b. First Floor Co~i~v Center Occuoancv: The me concern: Is the mezzanine suitable for compatik occupancy with the first floor community center? ~ main deficiency is the limited headroom or ceili height at the mezzanine. It can be used for auxilia office, storage or utility space. There are t stairways to the mezzanine; however, both are locat on the east side of the center beam which restricts t headroom to less than required as an exit. It could possible to exit the western portion of the mezzani into the stairway serving the second floor residenti occupancy if the fire resistive separation maintained by installation, of a one fire resisti access door to this new stairway. The community center occupancy is considered assembly occupancy. The total occupant load must determined in order to apply exit and fire resisti requirements, since there is access to the streets a alley at grade level, I do not believe that ex criteria would be adverse and believe that the existi: exits may be adequate for the first floor dependL upon the actual occupancy of the spaces, I do not s. any conditions which would not accommodate the propos' occupancy in compliance with code requirements, 3. Buildino Utilities: It appears that the utility services' the 'building can accommodate the proposed occupanc: however, the utilities within the building must } extensively altered to meet the new occupancy requiremen1 as follows: a. Plumbina: It appears that the present' water and seWE services are adequate for the proposed occupanoy. would anticipate almost entire re-installation c plumbing fixtures and equipment for the propOSE occupancies. The first floor community centE restrooms would require compliance with facilities fc the handicapped, which would require new toilet rooms The residential occupancy will require new plurnbin facilities. b, Heating: The present gas fueled boi ler serve suspended unit ,heaters with hot water coils on th first floor, The pipes and radiators on the secon floor have been removed; therefore, I do not believ that this system is adequate or adaptable for a ne occupancy. I would anticipate that new heating ventilating and air conditioning facil i ties would b installed. There is a mezzanine located ai conditioner serving the first floor occupancy. question its operating capabil i ties for the propose_ communi ty center occupancy. I would anticipate tha ./:'1'6-97 11:OSA Marte Engineering ( W)484-6859 P_07 7 the second floor residential occupancy would have some type of unit electric wall heaters in each of the separate living spaces. It would appear that the first floor occupancy can best be served by a gas fueled forced air system with probably a rooftop mounted condenser/compressor unit serving a cooling coil in the forced air furnace, which could be located in the existing boiler room. c. ElectricaJ~ The electric service extends from the northeast corner over the eastern edge of the roof to a weatherhead, which penetrates the roof into the second floor hall where there is an assembly of disconnects and meters. The service entry conductors are in a plastic conduit along the roof, I believe this is part of the utility installation and was" probably installed after the fire on the adjacent property to the east. This condui t is cracked and displaced and the conductors are exposed. I consider this an extremely hazardous condition, r would expect that the utility would replace this service entry, even for the present occupancy of the building. The present service appears to be: a. 200 amp - 120/240 volt three phase service for the first floor occupancy b. 200 amp - 120/240 volt single phase service at the second floor The service equipment is, obsolete. I doubt. if the present location of the main service equipment on the second floor will accommodate the revised occupancy. therefore, I believe new electric service would be required. This would be most suitably located at the service room at the first floor northeast corner with access off of the alley. This room is also used for telephone equipment since this is the service access point from the utilities, d. storm Drainaae: The storm drainage for .the roof surfaces appears to be adequate and can remain as is. 4. other Items: concern are: other items which I observed which could be a a. Asbesto, ~at~rials: The only asbestos material I observed is insulation on some of the pipes in the boiler room. If the boiler is removed, this will require asbestos abatement and disposal, I believe that the amount is minimal, b. Lead Based 1'aiJ1j.:;",;" I would anticipate that the paint. particularly on the painted trim, doors and windows at , . ,/,/.-i6-9'7 11:05A Morter Engineering <W)484-6859 P_08 c. 8 the second floor, has special removal and required. some lead abatement therefore, would be content; procedures Facilit;.~.A 1;or the H,mdicBnned: The second floor residential ;~cupancy would not require facilities for the handicapped if the permit is taken out before the state of Oregon implements new handicapped facility requirements 1 which may occur shortly after January 1, 1993. I believe even if the construction is not implemented before that date that an exemption could be obtained. It would be very difficult and costly to provide handicapped access and facilities for the residential occupancy, The first floor occupancy will require complete access and facilities for the handicapped in accordance with the current ADA or state Building Code requirements- This should not be difficult since there is grade level access at the street sides. If the mezzanine is used only for accessory space, it should not require handicapped access, 5, con~lusion: Based on my observation of the conditions and portions of the building and site exposed to view during my inspection and the information received, it is my conclusion that it is feasible to convert this building to the proposed use and occupancy and such conversion would not involve unusual costs or building modifications to comply with code requirements or to correct current building deficiencies, It is my' opinion that the building is adaptable to such change in oc.cupancy and the requisite remodeling or reconstruction. The building is in a structurally adequate and weatherproof condition at this time, except for the items noted in this report. I hope you find this report adequate for your purposes at this time. Please contact me if you have further questions~ Thank you for this opportunity to be of service. Very truly yours, Emile Mortier, ECM/rc c: Jim Long, City of springfield