May 10, Ponderosa Management 4876 Barefoot Resort Bridge Road, Suite C North Myrtle Beach, South Carolina 29582

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1 May 10, 2018 Ponderosa Management 4876 Barefoot Resort Bridge Road, Suite C North Myrtle Beach, South Carolina Attention: Reference: Structural Engineering Services Barefoot Resort and Golf Beach Cabana Complex Clubhouse and Site Structural Inspection and Assessment Becht Engineering BT Project Number: Dear Ms. White: On February 22 nd and 23 rd, 2018, James Anderson, PE, Principal Engineer of this office, conducted a site visit to the Barefoot Resort and Golf Beach Cabana Complex in North Myrtle Beach, South Carolina. The purpose of our site visit was to inspect and document the construction and condition of the Clubhouse/Cabana Structure. Our observations, opinions and recommendations follow a brief description of the structure and site layout. It is our understanding that you have requested these inspection and assessment services as they relate to an overall rehabilitation/maintenance program. General The Barefoot Resort Beach Cabana Complex is located at 4611 S. Ocean Boulevard in North Myrtle Beach, South Carolina. The complex backs to the Atlantic Ocean and faces S. Ocean Boulevard to the north. The structure is a two-level, timber framed structure that is supported on timber piles and concrete grade beams. The lower level is an open floor plan constructed of concrete slab on grade with breakaway walls at the sides. The second level is constructed of timber joists supported on engineered timber girders that bear on timber piles below. The roof framing is timber post-and-beam construction. There is a staircase to the second level at the front of the building, with a landing and two opposing lower flights to grade. There is a second, U-shaped staircase at the rear of the building. The turnaround between the upper and lower flights is also a pier access to the beach area. There is a 2-level deck at the rear of the building,

2 Barefoot Resort & Golf Beach Cabana 2 May 10, 2018 accessed from the upper level of the cabana structure, or from the rear stairway. There is an elevator with a timber framed lead ramp for accessibility access to the upper level located at the left (west) side of the building. The cladding and trim materials for the clubhouse consist of standing seam metal roofing, fiber-cement siding in both clapboard and shake styles, painted timber trim elements and stucco finishes at the lower level (breakaway walls). The decking materials used throughout the building are 5/4 thickness composite planks. There are gated (keyfob-access) pavered parking areas located to the north and south of S. Ocean Boulevard. In preparation of this report and prior to our site inspections, we were provided with copies of signed and sealed design drawings for the clubhouse, including the following. Architectural drawings prepared by Carter Architecture, Inc. and dated February 8, Structural Engineering drawings prepared by Georgetown Construction Services (GCS) and dated January 30, Electrical Engineering Drawings prepared by Rast and Associates, Inc. and dated January 30, Plumbing Engineering Drawings prepared by Rast and Associates, Inc. and dated January 30, Onsite we met with you, your Director of Maintenance and an Engineering/Maintenance Staff person, who provided us with a brief history of pertinent information, and assisted us with stepladder movement and access to gated areas. Our inspection program was visual in nature and was limited to those elements/areas that were reasonably visually accessible from grade or via ladder. Observations Generally, the structure is in sound condition with no signs of significant shifting, settlement or structural distress. The visible timber framing elements (joists, rafters, beams, girders, piles) were in generally fair to good condition. They appear to be

3 Barefoot Resort & Golf Beach Cabana 3 May 10, 2018 normally weathered for their age and exposure. Reportedly, an engineered laminated veneer lumber (LVL) girder connection failed at a post connection at the interior (south) post support for the rear landing. At the time of our inspection, the connection was restored by installation of a new hanger, in addition to installation of a timber post beneath that end of the girder. We observed the joist framing to be in fair condition, with no significant signs of structural distress or deflection. We observed the floor joist framing throughout the structure to be single joists at 16 on center. We observed several ancillary timber structural or trim components which were moderately to severely locally deteriorated. The observed deteriorated elements are typically timber balustrades of a guardrail system or trim elements. The connections between structural elements, whether by dowel-type fastening (nails, screws, etc.), or by pre-manufactured hangers or connector plates are typically in fair to poor condition, typified by moderate to severe levels of corrosion. It is our understanding that many of the premanufactured hangers have been replaced over time. The decking is attached with screw fasteners, some of which are significantly corroded and/or overdriven, resulting in mushroomed penetrations in the decking. At each stair way, the treads and risers are constructed of composite decking, which spans between two outer stringers and supported at the mid-span by a single interior stringer. We observed a visible downward sag at the cupola portion of the ridge at the roof. There are noticeable gaps at joints between framing members of the cupola structure. We did not observe any fastener hardware or connections of these members, such as hangers or angles. Drawing Review According to Sheet S3 of the Structural Engineering Drawings, the cabana structure was designed in accordance with the 2000 International Building Code (IBC), with the following live loads listed: Roof: 16 PSF (pounds per square foot) Attic: 20 PSF

4 Barefoot Resort & Golf Beach Cabana 4 May 10, 2018 Floor: 40 PSF Wind: 130 mph (Exposure C) The framing plan shown on Sheet S2 and Detail G of Sheet S3 depict knee braces installed between the piers and dropped girders at the perimeter side walls of the main structure. The joist framing for the floor/deck areas of the cabana are listed as single (or double) nominal 2x sawn lumber joists of varying depths as follows: - Double 16 on center at the front most (northern) main building area (16-6 span) - Double 16 on center at the upper level deck at the rear of the main building (12-6 span) - Single 16 on center at the lower level deck at the rear of the upper level deck. There are two spans of joists at this area, 10-6 and 9-6 from front to back respectively. The roof construction is depicted as heavy timber posts-and-beams and the roof sheathing is depicted as 5/8 plywood over tongue and groove decking. The floor sheathing is depicted as ¾ Sturd-i-floor or ½ CDX grade subfloor. Full depth blocking is depicted at the gable ends of the roof and floor framing bays. The structural drawings do not depict any information for the construction of the stair ways, the boardwalk at the rear of the cabana structure, or the post connections/anchorage for guardrails throughout the building. Conclusions and Recommendations 1. The building code under which the cupola was designed is the 2000 International Building Code (IBC2000). Table of IBC2000 lists the minimum uniformly distributed live loads for structures and their occupancies. Because the cabana structure is considered a public room (including the attached deck areas, which shall be designed according to the occupancy served) the minimum uniform live load which should be considered for design is 100 PSF. We analyzed the existing joist framing in each framing bay for a live loading of both 40 PSF (as designed) and 100 PSF (as required). The results of our analyses indicate that the existing joist framing is adequate to support a 40 PSF live load, but inadequate to support a live load of 100 PSF. The existing floor framing is

5 Barefoot Resort & Golf Beach Cabana 5 May 10, 2018 not adequate to support the code prescribed minimum live loads. We recommend additional sister joists be installed alongside the existing joists. We also recommend that intermediate blocking be installed between joists, as required by Section of IBC2000. We have also analyzed the existing piles for their capacity to support the additional framing and live load and our analysis indicates that they are adequate to support the revised/additional loadings. Our probable cost estimate for this work is approximately $22/SF or $50, The hardware (nails, screws, fasteners, straps and hangers) throughout the Cabana are fairly to severely corroded. Many of the severely corroded hangers and fasteners are deteriorated beyond their useful service life and should be replaced immediately. Additionally, we recommend that all remaining fasteners be replaced with a corrosion-resistant coating (Z-Max by Simpson, e.g.) or with stainless steel or corrosion resistant materials. We recommend installation of fasteners, straps and hold-downs where specified in the design drawings. Specifically, at the cupola connection to the roof framing. We recommend the installation of visible (external) hangers at the roof rafter to wall structure connections. The depicted connection is concealed after installation of the roof sheathing and we were unable to verify its installation during our inspection. We observed several toe-nailed connections at the rafter to plate connection, which are an inadequate means of a structural connection. Our probable cost estimate for this work is approximately $10,000.00, much of which can be achieved during installation of the sistered framing in item 1, above (hangers, etc.). 3. The design drawings depict knee bracing at the upper floor level of the main cabana structure which was not installed. Knee bracing is depicted in Detail G/S3 and located on Drawing S2 of the design drawings. We recommend installation of lateral bracing, such as the depicted knee bracing, at the upper floor framing level. Our probable cost estimate for this work is approximately $3,

6 Barefoot Resort & Golf Beach Cabana 6 May 10, The design drawings do not depict a structural connection at the base of the guardrail posts. Because the guardrail posts are part of a life-safety element or system, we recommend installation of appropriate post/guardrail connections, such as additional blocking and dowel-type fasteners below the decking. Our probable cost estimate for this work is approximately $2, Detail G1/A300 of the Architectural drawings depict the installation of 2x composite stair treads over 2x12 stringers spaced at a maximum of 16 on center. The stairs are typically constructed using three 2x stringers, resulting in a spacing of approximately 20. We recommend the installation of stair tread material which is capable of supporting the intended live loads at the constructed spans. Our probable cost estimate for this work is approximately $20, The observed breakaway wall panels are not intended to be mechanically connected at their side edges to the piers/piles. However, because some of the breakaway wall panels serve as exterior walls to storage and/or mechanical rooms, we recommend these joints be sealed to prevent rodent/insect infiltration. Our probable cost estimate for this work is approximately $1, It is our understanding that our inspection services were requested as it relates to intended improvements or modifications to the existing building in order to comply with building codes and regulations. According to the Horry County Code Enforcement Office, a substantial improvement to a building is defined as Any combination of repairs, reconstruction, alteration, or improvements to a building, taking place during a five year period, in which the cumulative cost equals or exceeds fifty (50) percent of the market value of the building. Substantial improvement of a nonconforming building is prohibited. The term does not apply to improvements required by health, sanitary, or fire and life safety codes which are solely necessary to assure safe living conditions.

7 Barefoot Resort & Golf Beach Cabana 7 May 10, 2018 Our probable cost estimates for the above recommendations sum to approximately $87, Including a 15% increase for design and contingencies, our probable cost budget estimate for this work is $100, Considering that many of the repairs recommended above are primarily related to life safety issues, it is our opinion that the existing structure is viable for continued use as intended with a continued program of maintenance and minor repairs. Any narrative recommendations made in our report are not a substitute for engineering construction documents. Detailed design drawings are required for the proper installation of structural elements. Please be advised that if our recommendations are implemented without design drawings, we are to be held harmless for deficiencies arising from work proceeding without our direction. Under these conditions, we are to be held harmless for any defects in the work and/or its effects on any property or persons. This report was prepared for, and is for the exclusive use of, our client and is not intended for any other purpose. Our observations, conclusions and recommendations are based on information available at the time of our inspections. Should additional information become available, we reserve the right to determine the relevance and effect(s), if any, of the new information on our conclusions and recommendations, and to revise our opinions, conclusions and recommendations as necessary, if warranted. We appreciate this opportunity to provide our structural engineering services. If you have any questions or comments, please do not hesitate to call. Very truly yours, BECHT ENGINEERING BT, INC. James W. Anderson, PE Principal Engineer

8 Barefoot Resort & Golf Beach Cabana 8 May 10, 2018 Figure (1) Aerial view of the Barefoot Resort & Golf Beach Cabana Site. S. Ocean Boulevard is towards the top and the Atlantic Ocean (not visible) is to the south.

9 Barefoot Resort & Golf Beach Cabana 9 May 10, 2018 Photo 1 Front (North) elevation of the cabana structure.

10 Barefoot Resort & Golf Beach Cabana 10 May 10, 2018 Joist Bay 4 (Lower Deck) Joist Bay 3 (Lower Deck) Joist Bay 2 (Upper Deck) Joist Bay 1 (Cabana) Dbl Joist Framing Notation Knee Brace Notation Figure 2 Framing Plan for the Cabana, Shown on Sheet S2. Green arrow indicates location/direction of Photo Number 9.

11 Barefoot Resort & Golf Beach Cabana 11 May 10, 2018 Figure 3 Detail G (Knee Brace/Dropped Girder Connection on Sheet S3.

12 Barefoot Resort & Golf Beach Cabana 12 May 10, 2018 Photo 2 Joist Framing (single joists). Engineered girder is to left in photo and railing post anchorage is indicated. Photo of joists in Bay 2, taken looking east.

13 Barefoot Resort & Golf Beach Cabana 13 May 10, 2018 Photo 3 example of corroded fasteners at railing connection.

14 Barefoot Resort & Golf Beach Cabana 14 May 10, 2018 Photo 4 Example of severely corroded joist straps at dropped girder.

15 Barefoot Resort & Golf Beach Cabana 15 May 10, 2018 Photo 5 Example of toe-nailed roof rafter to wall connection. Note moderate corrosion of fasteners.

16 Barefoot Resort & Golf Beach Cabana 16 May 10, 2018 Photo 6 Example of corroded, overdriven or missing deck fasteners.

17 Barefoot Resort & Golf Beach Cabana 17 May 10, 2018 Photo 7 Ridge at roof showing visible downward deflection at cupola structure. (Arrows indicate direction of slope at ridge, not to scale.) Line included for additional reference.

18 Barefoot Resort & Golf Beach Cabana 18 May 10, 2018 Photo 8 Example of mushroomed decking and (overdriven/improper) fasteners at elevator landing area.

19 Barefoot Resort & Golf Beach Cabana 19 May 10, 2018 Photo 9 example of lack of knee (lateral) bracing at pile/girder connections. Photo location shown on Figure 2.

20 Barefoot Resort & Golf Beach Cabana 20 May 10, 2018 Photo 10 Example of gap between breakaway panels and timber piles.