HomeMy WebLinkAboutEngineer Report 04.11.18Studio M Eneineers . LLC RECEIVED
APR I 3 2018
GARFIELD COUNTY
COMMUNITY DEVELOPMENT
Structural Engineering Consultants
I nnov att o n By P er cepti on
www.m ben gineering.el ementfx.com
studiom.engineer@gmail.com
April 11, 2018
To'Whom It May Concern:
At the request of the owners, Mr. and Mrs. Carl and Carrie Buhlman my office was asked
to inspect the original homestead structure located at94Ù4 Highway 325 in Garfield
County, Colorado. It is my understanding that the Garfield Building Department issued
the following directive regarding a proposed residential remodel of this particular
building:
A Colorado licensed design professional (Architect or Engineer) must perform a site visit
and inspection to veffi the structure meets the requirements for structural and non-
structural provisions of the adopted codes. As part of the building permit application
process, the design proþssional must certify with a sealed letter that the building meets
adopted codes. This letter rnust accompøny the building permit application. Depending
on the complexity of the structure, building plans may also need to be drawn and
submitted with the app.
It should be noted that my inspection was for structural items only. The following
services are not included in Studio M Engineers, LLC's scope of work: architecture, site
plans, energy studies, building component assembly descriptions, land surveying, civil,
geotechnical, electrical, mechanical, heating ventilating and air conditioning plumbing,
site grading, or acoustical engineering. No responsibility is taken or assumed for
architectural issues including, but not limited to, site location, access, egress, zoning
conformance, waterproofing, ventilation, and insulation.
PROJECT DESCRIPTION: The building inspected was reported as being the original
homestead for the property. There are a variety of other structures on the property that
were not part of my scope. It is my understanding that the building we inspected is at
least 88 years old (1932). The two level building is approximately 14 feet wide (north-
south) by 20 feet long (east-west) and is situated on the South West corner of the
property, near Rifle Creek.
25o Tripp Drive O Rifle a Colorado a 8165o .97oi66-869o .
9404 County Rd 325
Page 3
Units are stacked in a running bond layout to the bottom of a2xl2 joist system (24
spacing). The last foot of wall is stacked in a stack bond layout. The wall is unreinforced.
The tile cells are hollow and ungrouted.
Vintage Clay Tile FoundationWall Units
The structural tile wall was built over a cast in place concrete slab of unknown thickness.
No sub-grade foundation wall was visible at the time of inspection.
OBSERVATIONS:
Roof: The roof trusses are site constructed of recycled materials. Chords are full size 2x4
members. Webs are 1x5 siding material. Connections were nailed. The typical web-chord
lapped connection was fastened with three nail fasteners of unknown diameter. A picture
description is shown below:
Typical4:12 Gable Roof Truss
a z5o Tripp Drive o Rifle a Colorado I 8t65o .970366-869o.
9404 Counr¡t Rd, i25
Page 5
Exterior Grade: The grade around the main level on the South, East and West sides is
high, with negative (pitching towards the building) drainage action occurring in spot
locations. There was a considerable amount of leaf matter on the ground surrounding the
building. It is my experience that vintage buildings will experience a rise in exterior
grade level as a result of organic matter decomposition over time. This rate is typically in
the range of about 1/8 inch to r/q inch per year, especially if the organic matter (leafs) are
not removed seasonally. The original grade at 9404 County Rd 325 was probably as
much as IO to 12 inches lower during the building's original installation.
Water infiltration has been an issue in the past, based on the water stains on the tile units
on the East, North and South interior foundation walls. The stack bond portion of the clay
tile wall is in a state of disrepair. The exterior mortar beds have completely eroded and
were not even visible in portions of the foundation wall near the floor. The combination
of high grade, poor drainage, and poor masoffy work has created this water infiltration
issue.
Foundation: With the exception of the deteriorated upper coursing and widespread water
infiltration issue, the foundation wall systems are in fair condition. There were no
significant areas of bowing, cracking or signs of structural distress. The system is
unreinforcetl antl is "borrded" through adhesive morlar bed action on the tension side
(interior) and compressive action on the exterior. The wall height is approximately 8'-7.
3/¿", The tile wall spans between the floor slab below and the joists and decking at the
main (2nd) floor level. Observation of the joints between framing and wall is that the
joints were very tight. There was no separation of framing from foundation via membrane
or air gap.
RECOMMENDATIONS:
Roof: The wood framed members for the trusses are acceptable based on analysis,
assuming the top chord is properly braced by the roof decking system above (fasteners
wcrc not observed because they were covered by metal roofing). The nailed connections
at the web-chord joints and the chord-chord are undersized and inadequate. They should
be improved by adding more nails, straps or bolts.
A majority of the web members did not extend all the way across the chords, making the
addition of more nails problematic. Pre drilled holes for nails, or a pneumatic staple
product would be a good solution, as the lx webs will most likely split out otherwise.
Despite the fact that the existing roof framing has existed for many years, the addition of
insulation to the roof will increase the snow load retention ability, potentially adding
more load and stress to the gravity support system.
o z5o Tripp Drive a Rifle a Colorado o 8t65o '970366-869o .
9404 Countv Rd 325
Puge 7
Lower Level West Facing Wood Wall: Likewise, the wood framed 'wall' that exists on
the lower level walkout basement area needs to be demolished and reinstalled in the
proper plane, i.e. in line with the exterior wall above. The existing wood wall is
completely separated on its South end and is barely attached. The goal is to eliminate
horizontal surfaces that trap and collect moisture. This reinstalled and relocated wood
wall should be properly attached on each end to the tile foundation wall, sealed, and
properly flashed, both above the door unit and at the threshold.
Foundation Wall: The upper portions of the foundation all (upper 24 inches) should be
uncovered and inspected for adequate mortarbedding. Re-point and grout as necessary.
In a majority of the above grade wall I inspected, the mortar was completely gone. The
units should be inspected for deterioration and replaced as necessary. The structural tile
units are vintage. They may be difficult, if not impossible to find. If deterioration is noted
and replacement options are required, contact my office for additional recommendations.
The exterior foundation is apparently not waterproofed. The signs of extensive moisture
intrusion were noted on every wall, from top to bottom. It is not clear if the water is
entering the top and dripping down, or if it is seeping in. Regardless, the walls can be
expected to keep leaking until the moisture source is reduced and waterproofing is added.
Waterproofing on modern day foundations is accomplished through a system as follows:
1. Gutter the roof. Extends downspouts well beyond the limits of the foundation.
Maintain gutters by clearing them frequently of leaf matter.
2. Modify the exterior grade so that it slopes at least 12 inches in the first 10 feet on
all sides. Create and maintain drainage swales by keeping them clear of organic
matter. Swales should pitch between 1.5 andTVo.
3. Provide a tightly compacted 2 to 3 foot cap of fill mixed with a bentonite product
to help seal out water
4. Provide a foundation drain system with a pipe to daylight at the low corner of the
building. This pipe would be located at approximately the elevation of the interior
slab and would be placed on the exterior of the building. The drain system is
typically a system of comrgated pipe, gravel, screen netting to stop silt from
plugging the system, and a proper slope, to ensure the system does not back up
5. Providing a waterproof seal on the exterior of the foundation via vertical
membrane and./or liquid applied foundation membrane.
6. Limit inigation adjacent to foundation areas
Installation of a waterproofing system can be more accurately recommended by a
professional with experience in this line of work. Excavating the entire building
perimeter for the purposes of installing a drain system etc. would obviously be a large
undertaking. A waterproofing professional would be able to make recommendations if
the waterproofing could be installed on the interior.
a 25o Tripp Drive a Rifle a Colorado a 8t65o .97o366-869o.