Bermuda Bay Club Condominiums th Ave South St Petersburg, Florida 33711

Transcription

1 Bermuda Bay Club Condominiums th Ave South St Petersburg, Florida Condition Survey Report of: Common Exterior Stairs and Railings Project Consultant: KWA Engineers, LLC Certificate of Authorization No North West Shore Boulevard Suite 201 Tampa, Florida Phone: (813) Fax: (813) Pelican Bay Drive Daytona Beach, Florida Phone: Fax: Joshua P. Mannix, P.E. Florida P.E. #76974

2 Bermuda Bay Club Condominium Condition Survey Report Page 2 I. INTRODUCTION: KWA Engineers, LLC (KWA) representatives, in conformance with our proposal dated October 10, 2017, and authorized on November 28, 2018, were present at the above captioned project location to perform a limited condition assessment survey of exterior stairway assemblies at the thirty (30) residential building complex. The condominium complex is located off of the west side of U.S. Highway 19 South in St. Petersburg, and fronts Boca Ciega Bay along its west property line, within the southern portion of Pinellas County, Florida. The building elements observed and included in the survey were the exterior stair components including stringers, treads, landings, handrails, grab rails, partitions and other components related to the various types of exterior stairways present within the complex. The survey was initiated by a citation from the City of St. Petersburg, Fire Marshall s Office. Note that as the majority of the elevated balconies are the responsibility of individual unit owners, KWA s scope of work did not include a thorough survey of the balconies or their related railings. KWA personnel, Brian Kerns, Field Technician/Project Manager, and Josh Mannix, P.E. were present on-site during the period from January 11, 2018 through January 18, 2018, to perform the exterior observations, documentation, and obtain photographs. A follow up site visit was made on February 19, 2018 to make observations of the upper landing framing where stringers are connected to walkways and/or landings. Prior to issuance of this report, due to immediate safety concerns, KWA has provided the Board a preliminary report highlighting stairs and railings that require immediate emergency repairs and/or strengthening in order to the prevent the potential for collapse. In the report, dated February 28, 2018, KWA identified stair and railings at 12 buildings that require immediate repairs. A follow up meeting with the Board and Property Manager was held on March 19, 2018 during which the types of deficiencies were discussed and on-site observation of each of the individual stairway was made. II. PURPOSE: The purpose for the survey was to assess the existing conditions of the specific building stairways components as described, and to provide a written report of the conditions found for the Condominium Association to use as a baseline for capital improvement, restoration and/or replacement of deficient stairways. Additionally, it has been reported to KWA that various stairways and second floor balconies have had previous temporary and/or permanent repairs or replacement of specific elements. KWA performed visual observations of each exterior stairway and their related railings in order document the existing conditions and apparent deficiencies. All inspections were performed in accordance with current industry, ASCE, Building Code standards and requirements. III. TYPICAL STAIR AND RAILING CONSTRUCTION: KWA observed that the existing stairs and railings were generally constructed in two manners. Note that it is KWA s understanding that isolated stairs and railings have been and continue to be replaced with new wooden stairs and railings. Therefore the exact number of wood and steel framed railings may slightly be inaccurate depending if new stairs are in the progress of being repaired or added.

3 Bermuda Bay Condominium Condition Survey Report Page 3 1) Steel Framed Stairs with Steel Tube Railings: The steel stairs are constructed of mild steel components welded together. The stringers are comprised of continuous c-channels attached the slab on grade at the ground level and the balcony framing at the upper level/landings. The treads are comprised of a light gage steel pans filled with concrete. The existing stairs have open risers. KWA found generally that the rise was 7½ and that the tread run was 10½, although these measurements varied slightly between isolated stairs. (The current Florida Building Code requires a minimum run of 11 and a maximum rise of 7. Additionally, all risers are required to be solid) The railings are comprised of welded steel tubing connected to the stair stringers and/or landings. The vertical posts, top rails and bottom rails were found to be 1 x1 tubes with a top rail height of approximately 34 above the tread and/or landing top surface. The pickets were noted to be ½ x ½ spaced at 6 o.c. No grab rail was present on the existing steel railings. (The current Florida Building Code requires a minimum rail height of 42 and a maximum clear picket spacing of 4. Additionally, a grab rail is required at all stairs) At some locations an intermediate steel frame landing is provided. The landings are constructed of c-channels supported by steel tube columns. The elevated portions of the landing were comprised of steel metal decking supporting a concrete slab. All steel components appeared to be non-galvanized with a standard red primer and white final finish. Some stairs are partially covered via upper roofs (front of the buildings) while some are fully exposed to the elements (rear of the buildings). 2) Wood Framed Stairs with Wooden Railings: The wood stairs were constructed out of what appeared to be dimensional pressure treated southern yellow pine lumber. The stringers are comprised of 2x12 lumber cut for support of treads. The treads were found to be typically comprised of (2) 2x6 boards fastened to the stringers. The existing stairs have open risers. KWA found generally that the rise was 7 and that the tread run was 11, although these measurements varied between isolated stairs. The railings are comprised of dimension 2x lumber connected to the stair stringers and/or landings. The vertical posts, top rails and bottom rails were found to be varying sized of 2x dimensional lumber which sizes varied by location. The pickets were noted to be 2 x2 members spaced at 4 to 5 o.c. Grab-rails were present on the some existing stairs that were recently replaced. Older wooden railings had no grab rails installed. At some locations an intermediate wood framed landing is provided. The landings are constructed of 2x wood joists supported by wooden posts. The landings are typically decked with 2x6 dimensional lumber. To KWA s knowledge, the wooden stairs are replacements to the original steel framed stairs. The age and condition of the wooden stairs varies greatly by location with some appearing many years old and some completed within the past couple months. As a result, there are varying differences in type of construction, dimensions, and overall quality of work.

4 Bermuda Bay Club Condominium Condition survey Report Page 4 III. CONDTION SURVEY FINDINGS: The limited condition survey observations were performed for the purpose of documenting existing deficiencies at all existing stairs and related railings. KWA has summarized the typical deficiencies for each general type of stair and railing, 1) Steel Framed Stairs with Landings (at front and rear of buildings): (KWA identified 32 locations with this type of construction) a. Corroded steel tube railing posts, pickets and top and bottom rails within individual members and at welded connections, with loss of section up to 100% at specific locations b. Corroded stringers at connections at tie-in at grade/landings c. Corroded corrugated pans at undersides of intermediate landings d. Corroded C channels and bolted connections at perimeter of intermediate landings e. Corroded stair tread pans and at connections to stringers f. Corroded post base plates and base plate connections g. Stair landings at the front of the buildings have a wood framed railing/architectural feature at their outside edge that acts as a guardrail. At some locations the vertical wood members have been replaced. At all locations the clear spacing was larger than 4. 2) Steel Framed Stairs without Landings (at front of buildings): (KWA identified 44 locations with this type of construction) a. Corroded steel tube railing posts, pickets and top and bottom rails within individual members and at welded connections, with loss of section up to 100% at specific locations b. Corroded stringers at connections at tie-in at grade landings c. Corroded stair tread pans and at connections to stringers 3) Older Wood Framed Stairs with Landings: (KWA identified 22 locations with this type of construction) a. Post to stringer connections at toe of most stringers rotted and loose, resulting in handrail assembly being unstable. b. Split, warped and loose deck board at intermediate landings c. Loose pickets, improperly spaced pickets, missing sections of guardrail at screen wall locations d. Deteriorated stringer connections e. Post base connections buried below mulch line and/or grade resulting in wood rot 4) Newer Wood Framed Stairs with Landings: (KWA identified 18 locations with this type of construction) a. While not confirmed, based upon previous similar design calculations, KWA is doubtful that the existing railing posts can withstand the required code minimum live loads for railings. b. The existing risers are open. Current code requirement require existing risers to be fully closed.

5 Bermuda Bay Condominium Condition Survey Report Page 5 c. ADA required cane detection railings were missing at the ground level of the stairs. d. Wooden stair components appeared to be unfinished to prevent premature deterioration of the wood. While not part of the survey, KWA noted that the existing elevated balconies were also in various stages of disrepair. It is KWA s understanding that many have been expanded by unit owners over time resulting in numerous different configurations and construction materials. Although, for the most part, the balconies are not the Association s responsibility to maintain, damage may be uncovered and may be required to be repaired in order to order to property repair and/or replace the existing stairs and railings. RECOMMENDATIONS: Based on observations, all stairs and railings at the property are not in compliance with the current Florida Building Code and require repairs or complete replacement. With the exception of the newly completed wooden stairs, many of the stairs and railings are in a state severe deterioration and require immediate replacement in order to deem them safe for continued use. KWA recommends the following repairs be implemented at each type of stair in order to restore their structural integrity. 1) Steel Framed Stairs with Landings (at front and rear of buildings): While isolated repairs can be made to repair derationed components, given the varying amount of damage, the non-code compliant rise and run of the stairs, and the relatively high cost of a certified welder, KWA recommends that the stairs and landings in whole be replaced with new steel framed stairs with concrete treads. New stair systems can be fabricated and painted off-site then typically installed quickly by on-site construction personnel. The new stairs would be designed to meet current code required minimum design loads and rise and run parameters. Additionally, due to their current deteriorated condition and non-code compliance, KWA recommends that the existing steel railings be replaced with new code compliant aluminum railings with grab rails. Similarly to the stairs, the railings would be fabricated and painted off-site then installed once the new stairs are in place. Based on previous projects, it is KWA s professional opinion that steel framed stairs with concrete treads and aluminum railings offers the most cost effective and durable option for a condominium. The ability to have most of the components pre-made off-site allows for relatively quick installation saving on construction time and inconvenience for the residents. Additionally, properly coated and maintained steel stairs and aluminum railings will require less maintenance and last longer than similarly constructed wood stairs and railings. Note that while the balconies for the most part are not the responsibility of the Association, repairs may be required in order to properly secure new stairs and railings to the buildings. Given the varying layouts and type of construction, the required repairs will not be known until construction.

6 Bermuda Bay Club Condominium Condition survey Report Page 6 2) Steel Framed Stairs without Landings (at front of buildings): Due to the fact that the front stairs are partially covered by the upper roofs, KWA found that for the most part these stairs were in relatively better shape than the more exposed stair locations. As a result, repairs are a more cost feasible approach instead of complete replacement. KWA recommends the following repairs be made. Deteriorated stringers and treads near the bottom of the stairs should be replaced with new like kind steel c-channels and concrete filled treads Any deteriorated treads should be replaced with new like kind concrete treads and/or be reinforced with support angles to reinforce the connection to the stringers New solid risers should be added to meet current code requirements All existing steel stair components should be sand-basted to remove all paint and rust. Following all repairs, all components should be primed and painted with a commercial grade epoxy paint system suitable for exterior exposure. Due to their current deteriorated condition and non-code compliance, KWA recommends that the existing steel railings be replaced with new code compliant aluminum railings with grab rails. The railings would be fabricated and painted off-site then installed once the stair repairs and painting are completed A code compliant cane detection railing should also be added at each stair system Note that while the balconies for the most part are not the responsibility of the Association, repairs may be required in order to properly re-secure existing stairs to the buildings. Given the varying layouts and type of construction, the required repairs will not be known until construction. 3) Older Wood Framed Stairs with Landings: Due to the advanced state of deterioration, KWA recommends that all Older wood framed stairs and there related railings be completely replaced with new code compliant steel stairs and aluminum railings. Given their condition, isolated repairs or reinforcements is not feasible or advisable. New stair systems can be fabricated and painted off-site then typically installed quickly by on-site personnel. The new stairs would be designed to meet current code required minimum design loads and rise and run parameters. Additionally, due to their current deteriorated condition and non-code compliance, KWA recommends that the existing wood railings be replaced with new code compliant aluminum railings with grab rails. Similarly to the stairs, the railings would be fabricated and painted off-site then installed once the new stairs are in place. Based on previous projects, it is KWA s professional opinion that steel framed stairs with concrete treads and aluminum railings offers the most cost effective and durable option for a condominium. The ability to have most of the components pre-made off-site allows for relatively quick installation saving on construction time and inconvenience for the residents. Additionally, properly coated and maintained steel stairs and aluminum railings will require less maintenance and last longer than similarly constructed wood stairs and railings.

7 Bermuda Bay Condominium Condition Survey Report Page 7 Note that while the balconies for the most part are not the responsibility of the Association, repairs may be required in order to properly secure new stairs and railings to the buildings. Given the varying layouts and type of construction, the required repairs will not be known until construction. 4) Newer Wood Framed Stairs with Landings: While not fully code compliant, remedial repairs should be made in order to improve the existing stairs. Note that these repairs are not as urgent of a concern as the other types of stairs. However, they should still be performed in order to improve the safety of the stairs and railings The existing railing system and connections should be analyzed and reinforced as needed to meet current building code loading requirements The open risers should be enclosed to meet code requirements All exposed wood should be sealed and/or painted to extend useful life A code compliant cane detection railing should be added at each stair system It is KWA s understanding that the Association wishes to Phase the work in order to spread out the cost of the repairs over time. Given the advance deterioration at a majority of the stairs and railings and the fact that these components are considered life safety components, KWA cannot fully recommend this approach. The only repairs that can be reasonably delayed are the repairs/improvements to the newer wood framed stairs. Considering the life safety aspects and overall costs, it is KWA s professional opinion the best approach is to bid out all the work as one large project. This will allow the Association to receive larger overall savings in material and labor costs, general condition costs, mobilization costs, and permitting fees. However, if requested, KWA can structure the scope of work broken up into phases either by buildings or type of stairs. Note that this approach would lengthen the overall project timeline and most likely end up costing the Association more money. Additionally, the Building Department and Fire Marshall may not approve this approach.

8 Bermuda Bay Club Condominium Condition survey Report Page 8 V. CLOSING: KWA Engineers, LLC has completed the Limited Condition Survey of the Bermuda Bay Condominium stairways as contracted and described. KWA recommends that all observed deficiencies be repaired by a qualified General Contractor who specializes in condominium restoration and waterproofing. Given the technical structural repairs required, KWA further recommends an Engineered Project Manual be produced to define a scope of work and act as a guide for bidding and construction. KWA has previously provided the Board with a proposal to prepare an Engineered Project Manual for the repairs and to conduct a competitive bidding process. Once approved, KWA can provide a Project Manual using the information and data obtained during the condition survey. The Project Manual could then be used for procurement of competitive bids from qualified General Contractors experienced in restoration work and to obtain required permitting for construction. KWA looks forward to working with you on this project and if there are any questions, or more information is needed, please do not hesitate to contact Joe Trocano or myself at (813) Respectfully Submitted, KWA Engineers, LLC Certificate of Authorization No Joshua P. Mannix, P.E. Tampa Branch Manager FL License #76974 Digitally signed by Josh Mannix DN: c=us, st=florida, l=sarasota, o=karins Engineering Group, Inc., cn=josh Mannix, =jmannix@kwa-eng.com Date: :44:48-04'00'

9 Bermuda Bay Condominium Condition Survey Report Page 9 Photograph Log Photo #1 Typical front entry steel inset/covered stairway Photo #2 Typical steel front stairway with intermediate landing

10 Bermuda Bay Club Condominium Condition survey Report Page 10 Photo #3 Typical original rear steel stair with intermediate landing Photo #4 Typical rear stairway with intermediate landing, replaced with pressure treated wood (newer construction).

11 Bermuda Bay Condominium Condition Survey Report Page 11 Photo #5 Typical rear stairway with intermediate landing, replaced with wood (older construction) Photo #6 Typical rear stairway with intermediate landing, replaced with wood (newer construction)

12 Bermuda Bay Club Condominium Condition survey Report Page 12 Photo #7 Somewhat typical corroded post at connection to stringer and bottom rail at front stairway with intermediate landing Photo #8 Corrosion through stringer and bottom horizontal rail & post with peeling paint and surface rust

13 Bermuda Bay Condominium Condition Survey Report Page 13 Photo #9 Corroded stringer and railing post at attachment to on grade landing Photo #10 Corroded connection between post and intermediate landing perimeter channels, and corrosion through landing corner.

14 Bermuda Bay Club Condominium Condition survey Report Page 14 Photo #11 Corroded corrugated landing pan at connection to perimeter channels Photo #12 - Corroded corrugated intermediate landing pan at connection to perimeter channels

15 Bermuda Bay Condominium Condition Survey Report Page 15 Photo #13 Corrosion at intermediate landing railing top cap Photo #14 Corrosion at stairway stringer and on-grade connection/angle

16 Bermuda Bay Club Condominium Condition survey Report Page 16 Photo #15 Deteriorated railing post at landing Photo #16 - Deteriorated intermediate landing and railing

17 Bermuda Bay Condominium Condition Survey Report Page 17 Photo #17 Moisture damaged treads/landing at wood framed stairs Photo #18 Split stringers with inadequate connection to landing

18 Bermuda Bay Club Condominium Condition survey Report Page 18 Photo #19 Damaged timber top rail at front entry stairway Photo #20 Moisture damage and rot on replaced wood stairway