Providence Corner HOA Upper Providence Township, Pennsylvania

Transcription

1 DEFICIENCY REPORT FOR THE Providence Corner HOA Upper Providence Township, Pennsylvania Project Number: Date: July 8, 2016 W:\2015\ \CORR\Deficiency\Providence Corner Deficiency Report doc

2 DEFICIENCY REPORT INDEX SECTION PAGE NUMBER Introduction 1 Community Narrative 3 Deficiencies 5 Survey and Results TOTAL SYSTEMS ENGINEERING SERVICE

3 Introduction This introduction contains the necessary clarifications and qualifications for the Deficiency Report of the site elements of the Providence Corner Homeowners Association complex, located in Royersford Mills, Pennsylvania. This report will provide a narrative description of building and site components and associated deficiencies found with those components. Excerpts from codes and manufacturers information that support the Deficiency Report are included as an Appendix. Also included in the Appendix are the results we received from the questionnaires which were mailed to the residents. This report and the Engineer's identification of deficiencies do not relieve the Developer from delivering a properly constructed and code compliant facility. Such responsibility includes proper inspection and quality control procedures which remain exclusively his and do not devolve onto the Association or their consultants. The Developer is required to correct the deficient condition wherever it occurs in the project. His responsibility for the correction of deficiencies is not limited to the identified locations in this report and the Engineer is not to be considered his inspecting agent. In performing this inspection, it is necessary for us to utilize plans provided by the association. It is not possible for us to know if these were in fact, the original plans, or if revisions of these plans were used in the construction. All buildings were inspected to the extent limited by access. Certain limitations are inherent in an inspection at this stage of the construction. Hidden construction such as foundations, piping, wiring, ductwork, material labels that have been covered by building materials and finishes or otherwise not readily visible and all other aspects of the construction that requires inspection during construction cannot be dealt with in this study. All observed deficiencies are noted in this report but due to the above mentioned limitations, and the sampling procedure utilized for a transition phase inspection, the total deficient condition requires correction whether noted in this report or not. The scope of this project does not include items such as property metes and bounds, subsurface soil conditions and environmental issues. 1 TOTAL SYSTEMS ENGINEERING SERVICE

4 In the review of this complex, references may be made to the International Building Code, the International Mechanical Code, the International Plumbing Code, the National Electrical Code, or State Fire Codes. Also, referenced are the installation instructions, specifications, and recommendations of various manufacturers and trade associations for the products used at this complex. The Uniform Construction Code dictates that when the above mentioned Sub-codes are silent in respect to any material, equipment, system, or method of construction, a manufacturer's recommendation shall be considered to be accepted engineering practice. It is also necessary to establish that when the Code is silent or ambiguous on an issue, established practice is accepted as being in the public's best interest, and becomes a code established requirement. In this report examples are given of identified deficiencies. These examples are illustrations only and should not be considered inclusive of the deficiency in its entirety. The information in this report is current as of its commencement. Certain deficiencies may have since been corrected. Michael J. Barlow Senior Project Manager Raymond R. Russ Fernandes, RS Principal/Senior Vice President ICC Building Plans Examiner July 8, 2016 July 8, 2016 Date Date Part 2

5 Narrative The Providence Corner HOA community is a 188 unit Home Owners Association located in Upper Providence Township, Pennsylvania. The community consists of 57 single family homes and 27 multi-family buildings with a total of 131 townhouse units. Access to the complex is by Plymouth and Shelton Drive off of Rittenhouse Road. The buildings in the community are designed as two story wood framed buildings that are constructed on concrete foundations. The exterior walls are covered with a combination of concrete stone veneer and vinyl siding. The roofs are covered with architectural grade, laminated shingles and roof drainage is provided by gutters and leaders that are connected to a subsurface drainage system. Each unit has a concrete entry porch in front and a wood frame deck in the rear. The units have concrete entry walkways and asphalt paved driveways with concrete road aprons. The roadway is paved with asphalt and lined with Belgium stone curbing. Storm water inlets are located in the roadway and yard areas. These inlets are connected to the underground storm water piping system that is terminated in the four onsite storm water basins. For this report visual inspections of site common elements including storm basins, storm inlets, retaining walls and sidewalks were conducted. This inspection process also included obtaining core samples of the asphalt paved roads. As the Association is only responsible for the common site elements of the community, inspections of dwelling units or the building exteriors inspections were not included in our inspections. 3

6 Deficiency Items 4

7 1. Deficiency: Bare Soil/Dead Grass Location: Citation: Basin 1, Basin 2, Basin 3, Basin 4, Surrounding Basin 2, Open space behind 103 Fairfield East, Front 107 Fairfield East, behind 79, 73, 71, 69, 67 Fairfield East, behind 226 Fairfield West, along Plymouth between Fairfield West corners, Rear 114 Fairfield East, Rear 261 Fairfield West, Rear Fairfield West, Rear 257 Fairfield West, Rear 242 Fairfield West, Rear 254 Fairfield West, 220 Fairfield West, Fairfield West. According to sheet 24.01, 24.03, 24.04, Landscape And Site Lighting Plan, prepared by Langan Engineering, last revised 4/7/08, basins shall receive Meadow Mix A on the sides of the basin and Meadow Mix B on the bottom of the basin. According to general landscape planting Note 13 on sheet 24.00, Master Landscape And Site Lighting Plan, prepared by Langan, last revised 4/7/08, plant material shall be guaranteed to be alive and in vigorous growing condition for a period of two years following the acceptance by the owner. Comments: All eroded areas or bare must be repaired and stabilized. PHOTOGRAPH 1 - BASIN 1 5

8 PHOTOGRAPH 2- BASIN 1 PHOTOGRAPH 3 - BASIN 2 6

9 PHOTOGRAPH 4 - AREA SURROUNDING BASIN 2 PHOTOGRAPH 5 - BASIN 3 7

10 PHOTOGRAPH 6- BASIN 3 PHOTOGRAPH 7 - BASIN 4 8

11 PHOTOGRAPH 8 - BASIN 4 9

12 Deficiency: Missing Stone Rip Rap Location: Citation: HW-3, HW-10, CB-119, & HW-6, HW-13 According to sheets 21.01, 21.03, 21.04, titled Post Construction Stormwater Management Plan, prepared by Langan, last revised 11/26/12, discharge pipes at headwall structures into and out of the basin must be stabilized with rip rap. Comments: Either rip rap is partially missing or completely missing from the specified areas on the plan. The areas should receive rip rap according to the plan. The headwall for HW-3 and HW-13 have been partially undermined due to the lack of rip rap. These areas should be repaired. PHOTOGRAPH 9 - HW-6 10

13 PHOTOGRAPH 10 - HW-3 PHOTOGRAPH 11 - HW-3 11

14 PHOTOGRAPH 12 - HW-10 PHOTOGRAPH 13 - CB

15 2. Deficiency: Missing Mortar from Pipe to Structure Connection Location: HW-3, HW-6, HW-8, HW-9, HW-10, & HW-13, Inlet behind 70 Plymouth Inlet at base of retaining wall behind 114 Fairfield East. Citation: Utility Note 14 on approved site plans according to sheet 23.00, Master Utility Plan, prepared by Langan, last revised 4/7/08, all storm drainage manholes and sanitary manholes shall be water-tight. Comments: Grout/mortar is missing from the interface of the headwall and HDPE and allowing water to seep beneath the headwall. This should be repaired to be water-tight. PHOTOGRAPH 14 - HW-3 13

16 PHOTOGRAPH 15 - OCS#4 PHOTOGRAPH 16 - HW-6 14

17 PHOTOGRAPH 17 - INLET BEHIND 70 PLYMOUTH 15

18 Deficiency: Standing Water Location: Basin 2, & Basin 4 Citation: According to sheets 21.01, 21.03, 21.04, Post Construction Stormwater Management Plan, prepared by Langan, last revised 11/26/12, basins have positive drainage towards outlet control structures. Comments: Standing water was noted in several locations within the storm water basins. Basin bottoms should provide a positive slope to facilitate drainage. PHOTOGRAPH 18 - BASIN 2 16

19 PHOTOGRAPH 19 - BASIN 4 17

20 3. Deficiency: Accumulated Sediment Location: Citation: HW-2, HW-5, HW-8, HW-9 & All inlets with Snouts According to sheet 22.13, Erosion and Sediment Control Details, prepared by Langan, last revised 11/26/12 and sheets 21.01, 21.03, 21.04, Post Construction Stormwater Management Plan, prepared by Langan, last revised 11/26/12, outlets should not have standing water or accumulated sediment in pipes and the stormwater snouts should be maintained. Comments: Pipes should be cleaned of accumulated sediment and the inlets with snouts should be cleaned. PHOTOGRAPH 20 - HW-5 18

21 PHOTOGRAPH 21 - HW-9 19

22 4. Deficiency: Modification of Fence at Basin Location: Basin 4. Citation: Approved site plans. Comments: Chain link fence should be lowered to eliminate gap at bottom of fence. PHOTOGRAPH 22 - BASIN 4 20

23 5. Deficiency: Failure of Retaining Wall Location: Citation: Adjacent to Inlet CB-164 Visual observation of failure Comments: The reason for the lateral displacement of blocks should be investigated and the cause of the displacement should be identified. The wall should then be repaired and/or rebuilt as necessary. PHOTOGRAPH 23 - WALL FAILURE 21

24 6. Deficiency: Removal of Silt Fence Location: Citation: Entire Site, Inlet behind 261 Fairfield West. According to sheet 22.13, Erosion and Sediment Control Details, prepared by Langan, last revised 11/26/12, all erosion and sediment BMP controls must be removed. Comments: Silt fence should be removed once soil is stabilized. PHOTOGRAPH 24 - SILT FENCE 22

25 PHOTOGRAPH 25 - FILTER FABRIC STILL IN INLET 23

26 7. Deficiency: Scaled Concrete Sidewalk Locations: Sidewalks Fairfield East: 102, 105, 106, 107, 111, 112, 115, 116, 118, 120, 122, 125, 126, 127, 128, Between 115 and 107; Fairfield West: Fairfield North: 140, 142, 144, 146, 147, 148, 150, 160, 164, 166, 168, 171 to corner, Side of 27 Shelton; Fairfield South: 300, 302, 304, 306, 310, 312, 314, 315, 316, 317, 318, 319, 320, 321, 322, 323, 324, 325, 326, 328, 330, Between 306 and 310, Side 42 Plymouth; Plymouth: 40, 42, 44, 46, 48, 51, 53, 56, 61, 62, 63, 64, 66, 67, 68, 69, 73, 77, 72, 79, 81, 83, Side of 291 Fairfield West Side, 290 Fairfield West, Side of 300 Fairfield South; Shelton: 21, 22, 23, 25, 26, 27, 28, 30, 31, 33, 35, 36, Side 330 Fairfield South, Side 102 Fairfield East. Driveway Aprons Fairfield East: 102, 106, 107, 111, 115, 116, 118, 120, 122, 125, 126, 127, and 128; Fairfield West: 195, 254, and 280; Fairfield North: 144, 146, 148, 150, 162, 164, 166, 168, and 171; Fairfield South: 300, 302, 304, 306, 310, 312, 314, 316, 318, 320, 322, 324, 326, 328, and 330; Plymouth: 51, 53, 60, 61, 62, 63, 64, 66, 67, 69, 73, and 79; Shelton: 21, 22, 23, 24, 25, 27, 28, 30, 31, 33, 35, 36, curb ramp at corner of 31 Shelton and Fairfield North. 24

27 Citation: Section 1904 of the 2006 IBC and American Concrete Institute Standard ACI 318. Comments: Concrete that meets the durability requirements of the code would not scale with the application of deicing agent. Recommend that a petrographic analysis be performed on concrete in order to determine if the concrete durability required by the building code and ACI 318. PHOTOGRAPH 26 - SCALED SIDEWALK 25

28 PHOTOGRAPH 27 - SCALED SIDEWALK & DRIVEWAY APRON 26

29 27

30 28

31 8. Deficiency: Cracked Concrete sidewalks or aprons Locations: Fairfield West: 195, 207, 248, 256, 258, 290 walkway, 294, Corner Plymouth and Fairfield West; Fairfield North: 160, 165, 166, 167, 168, 169, and 171; Fairfield South: Between 306 & 310, 314, 318, and 320; Plymouth: 40, 42, 44, 46, 48, Side 290 Fairfield West, by Irrigation Valve, Corner 50, 54, 56, Walkway 56, 64, and 68; Shelton: 23, Corner 31 and Fairfield North, and 33. Citation: Failure Comments: Cracks allow water infiltration which can result in heaving and premature spalling of the concrete. Small cracks can be sealed. Replacement of slab is required in slabs that have large and or multiple cracks or cracks with displacement. PHOTOGRAPH 28 - CRACKED ENTRY WALK 29

32 PHOTOGRAPH 29 - CRACKED DRIVEWAY APRON PHOTOGRAPH 30 - CRACKED SIDEWALK 30

33 9. Deficiency: Trip Hazard Location: Plymouth - Between 65 and 67. Citation: Safety hazard. Comments: There is a vertical displacement between two sidewalk slabs of at least ¼. Vertical displacement of ¼ or more on a walking surface is considered a trip hazard. All sidewalks should be periodically inspected for safety hazards. Any slab with vertical displacement should be replaced. 31

34 10. Deficiency: Missing Trees Shrubs or plantings Location: Fairfield West: Rear 276, 262 Fairfield West front plant bed, 280 to 284 rear plant bed; Fairfield East: Basin 2, 106, , 114, 116, 118, 128; Fairfield North: Side of 31 Shelton, 31 Shelton front tree being removed; Fairfield South: Rear 300 and 304. Citation: Unfinished construction. Comments: All Missing plantings should be installed. PHOTOGRAPH 31 - MISSING TREE 32

35 PHOTOGRAPH 32 - MISSING PLANTS 33

36 11. Deficiency: Dead Trees Shrubs Location: Citation: Rear 181 Fairfield West, Rear 307 Fairfield South. Unfinished Construction. Comments: All dead plantings shall be replaced. PHOTOGRAPH 33 - DEAD EVERGREEN 34

37 PHOTOGRAPH 34 - DEAD EVERGREEN 35

38 12. Deficiency: Unsealed cracks in asphalt Location: Citation: Intersections Plymouth Drive and South Fairfield and North Fairfield. Compromise common element. Comments: Cracks allows water infiltration into the asphalt which can result in premature failure of the asphalt paving. All cracks should be sealed. PHOTOGRAPH 35 - UNSEALED ROAD CRACKS 36

39 13. Deficiency: Debris in storm inlet Location: Citation: 21 Shelton, Rear 70 & 73 Plymouth, Rear 77 Plymouth, 129 Fairfield East 114 Fairfield East, rear 36 Shelton. Unfinished construction. Comments: Debris should be cleaned from all storm water inlets. PHOTOGRAPH 36 - DEBRIS AND SILT IN STORM INLET 37

40 PHOTOGRAPH 37 - DEBRIS AND SILT IN STORM INLET 38

41 14. Deficiency: Damaged Storm Inlet Top Location: Citation: 320 Fairfield South. Damaged Common Element. Comments: The inlet top is spalling and requires replacement. PHOTOGRAPH 38 - SPALLED INLET TOP 39

42 15. Deficiency: Settlement Around Storm Inlet Location: Citation: Rear 300, 310 and 320 Fairfield South, Between 261 & 271 Fairfield West, rear 63 Plymouth, Roadway at 81 Plymouth and 36 Shelton. Improper construction. Comments: The settlement around the inlet top is due to either poor compaction around the inlet or soil that has been washed away due to the improper installation of the inlet. The cause of the soil loss must be determined so the appropriate corrective action can be taken. PHOTOGRAPH 39 - SETTLEMENT AROUND STORM INLET 40

43 PHOTOGRAPH 40 - SETTLEMENT AROUND STORM INLET PHOTOGRAPH 41 - SETTLEMENT AROUND STORM INLET 41

44 16. Deficiency: Missing Line Stripping Location: Citation: Roadways. Unfinished Construction. Comments: Approved site plans show traffic stripping. All traffic stripping must be installed. PHOTOGRAPH 42 - MISSING TRAFFIC STRIPPING 42

45 17. Deficiency: Settled asphalt Location: Citation: Corner of Plymouth and Rittenhouse. Failed common element. Comments: Depressed area must be patched. PHOTOGRAPH 43 - SETTLEMENT IN ASPHALT PAVING 43

46 18. Deficiency: Lawn Irrigation system Location: Citation: Corner of Plymouth and Rittenhouse. Incomplete and In-operative common element Comments: No design or as-built drawings of the irrigation system were provided for our review or to the Association. While performing the spring startup of the irrigation system, the Association s irrigation contractor noted the following deficiencies with the system: A leaking master valve at 301 Fairfield, the rain sensor was not working, zone valves 21, 29, 59, 60 and 61 were not operating and zone valves 43, 44, 58 73, 83 and 84 were passing water. The likely cause for the inoperative valves and passing valves is contaminants in the line that were forced into the valves when the lines were blown with compressed air for winterization. Also, grounding rods are typically required approximately every 500 feet and are usually located in the valve boxes. The contractor reported that grounding rods were not observed at any of the valve boxes that were opened for inspection. The declarant should make all repairs and turnover a fully operational system and provide copies of the as-built plans to the association at transition. 44

47 Core Sample 45

48 The specified Wearing course thickness is 1.5. The specified binder course thickness 4.5. The total specified thickness of paving is 6 CORE SAMPLE RESULTS TABLE Sample Street Top Coat Thickness Binder Course Thickness Total Thickness Fairfield West Plymouth Drive Fairfield South Fairfield East 5 34 Shelton Drive 6 24 Shelton Drive Fairfield North 8 73 Plymouth Drive Core Samples 2, 3, 4, 5 and 7 do not meet the 6 thickness specified on the drawing detail. 46

49 Road section detail 47

50 Survey and Results 48