PHILMONT WAREHOUSE BUILDING PRELIMINARY STRUCTURAL ASSESSMENT Prepared for: GATTER ARCHITECTS 111 MAIN ST. PHILMONT, NY 12565 Prepared by: TACONIC ENGINEERING, DPC PO BOX 272 CHATHAM, NY 12037 TACONIC #:13016 DATE: MAY 2013
TABLE OF CONTENTS I. INTRODUCTION II. III. IV. DESCRIPTION OF EXISTING STRUCTURAL COMPONENTS STRUCTURAL ASSESSMENT SUMMARY PHOTO SUMMARY APPENDIX A BUILDING SECTION
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 3 I. INTRODUCTION As requested, Taconic Engineering has conducted an overall structural assessment of the Philmont warehouse building on Elm St ext. in the village of Philmont NY. The focus of the assessment was to determine the structural configuration of the building, outline areas of concern, and provide preliminary recommendations for repair in areas where warranted. It should be understood, due to concealed nature of many components the review was conducted on a broad scale and does not fully address all problems that may exist with the building. The purpose of the assessment was to determine the general state of the exposed components and brings to light any major issues that may exist. Additionally, this report does not evaluate the building for code compliance pertaining to life and safety issues, nor does it address potential modifications that would be required of the building should the change in use classification occur. A site visit was conducted on April 23rd, 2013. The assessment was strictly visual in nature. No material testing or destructive evaluation was performed to compile the report. The report is broken down into four parts. Part II of this report outlines the existing configuration and physical description of each structural component. Part III outlines problems observed along with preliminary recommendations for corrective action. Part IV is a photo summary of the building and issues observed. A section of the building construction is attached for reference.
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 4 II. DESCRIPTION OF EXISTING STRUCTURAL COMPONENTS The building consists of one large open space of ± 71 x40 or approx. 2,840 ft². The space has a height of ± 22 from slab to bottom of trusses. Based on the construction techniques it appears to be built in the late 19 th century and was likely constructed as a support facility for the neighboring mills. A narrative summary of the structural components of the building is provided below. 1. Foundation Stone masonry Stone footings presumed 2. Floor Construction Concrete slab on grade 3. Wall construction Brick masonry construction (3) (4) wythe. 4. Roof Heavy Timber Trusses Wood Decking 2X8 presumed Metal Roofing Panels
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 5 III. ASSESSMENT SUMMARY In general, the structural composition of the building was found to be in fair condition. Major items of concern were observed and are indicated below in bold text. These items pertain to load bearing elements and may lead to life safety issues should corrective action not be taken. The remaining items are minor in scale however, should be addressed during the renovation process to ensure the long term integrity of the structure. Summaries of the issues observed with each structural component of the building are provided below. As indicated, items of greater concern are indicated by bold text. A structural photo summary is included in Appendix A to aid in the description process and section of the building is shown in appendix B. The following items are the major issues discovered during the assessment. 1. Deteriorated wood sheathing & truss members. 2. Failed metal roof system. 3. Grade elevation and drainage of the east elevation. With decay in the trusses and sheathing and leaks in the roof significant improvements must be made to the roof system during the restoration process. The walls and foundation in general are in good condition with no major structural concerns. The current 200 amp electrical service may need to be upgraded depending on the HVAC system chosen for restored space. No water or sewer service was noted for the building. No environmental assessment was conducted however a phase 1 should be considered based on the past industrial use of the facility. Although reinforcement and repair is required the structure was found to be stable and sound. No issue was discovered that should preclude the restoration or reuse of the building.
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 6 A. ROOF 1. As part of the assessment process a scissor lift was utilized to inspect the individual timber trusses that frame the roof system. Due interference with stored items in the space not all portions of the trusses were accessible and additional issues may exist. Following is a summary of the issues observed at each of the truss members identified on the locator sketch above. a. White mildew was noted on the on truss #1. Pick tests revealed no apparent decay. b. The top cord of truss #2 was wet. Pick testing resulted in penetration of ¼ in several locations c. Pick testing the bottom cord of truss #2 at the east web bearing location resulted in >2 penetration. d. The web bolt at truss #3 is loose. e. Sheathing decay was noted between the web members of the east side of truss #4. f. Wet sawdust was noted near the ridge of truss #5 indicating possible burrowing insects and leaks of the roof system. g. The bottom cord of truss #6 has extensive checking which may require reinforcement. *Although strength analysis and reinforcement design is beyond the scope of this assessment, repair of the decayed members would likely involve epoxy resin repairs. In addition it should be noted the concealed tops of the upper cord members likely have extensive decay which should be revealed, assessed and repaired during the roof replacement process below. 2. The current corrugated metal roofing is failing in several locations and complete replacement is recommended. Water infiltration and
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 7 associated decay of wood members was noted in several areas. This style of metal roof is connected with screws penetrating the panel and sealed with a rubber grommet gasket. As the gasket material breaks down the roof is no longer water tight at the penetration point. Due to the extent of renovation proposed a more permanent roof system is recommended. 3. The roof sheathing appears to be T&G planking. Cursory review indicates a thickness greater than 3 is required to support current snow loading requirements. The thickness, species, and condition of the sheathing must be reviewed during the roof replacement. 4. Sheet metal soffits have been installed around the building, likely to prevent birds from nesting in these areas. Restoration of the soffits may be desired during the renovation process.
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 8 B. Brick Masonry Walls 1. The grade on the east side of the building extends above the foundation and up along the brick masonry wall. The bricks below grade are subject to degradation from the wet condition below grade. In addition the bricks are permeable and moist condition was noted along the inside of the west wall. Although the brick in this area did not appear soft future degradation is expected and the moist condition is not acceptable for a finished space. Excavation of the east side is recommended down to the stone foundation with the brick to be assessed and covered with an impermeable membrane. Proper drainage should be designed and installed with the area backfilled and graded as desired. 2. There is a vertical crack in the north end of the west wall extending from the top of the wall to the bottom. The crack appears to extend through the wall as it is apparent on both sides. The crack is likely due to differential foundation settlement. Although the crack appears stable now crack monitors should be installed and reviewed to determine if the separation is progressing. Depending on results of the monitoring remediation would involve repointing or reinforcing by stitching or epoxy injecting the crack. 3. The mortar of the exterior brick masonry is deteriorated and or missing in several locations. Extensive repointing of the brick masonry is required. Depending on the aesthetic requirements of the finished walls complete joint grinding and repointing may be required. The worse areas are noted on the locator sketch above.
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 9 4. There is a small crack above the top west window of the rear wall. This crack appears minor and should be repointed and monitored for future movement. 5. The windows of the south wall are partially in filled. These areas should be opened for windows again or the infill completed to provide a continuous wall surface. 6. An area along the top center of the east wall is missing bricks and requires repair and infill brick masonry to provide a continuous wall surface
PHILMONT WAREHOUSE BUILDING MAY 2013 PRELIMINARY STRUCTURAL ASSESSMENT PAGE No. 10 C. Foundation / Floor Slab 1. Several cracks were noted in the concrete slab floor of the building. Depending on the design requirements for the new space the current floor should be replaced or covered. 2. Several burrow holes were noted along the perimeter of the building. These holes should be filled and measures taken to eradicate the animals. 3. A drain in the center of the floor day lights through the south wall of the building. This drain should be removed and the penetration sealed. 4. The sump hole in the north west corner of the slab should be filled.
IV. PHILMONT WAREHOUSE BUILDING PHOTO SUMMARY TACONIC #: 13016 North Elevation West Elevation South Elevation 1
East Elevation Interior looking south Interior looking North 2
Fungal decay on timber truss Pick test penetration Wet sawdust at ridge 3
Severe checking Corrugated metal roof Plank sheathing 4
Tin metal soffit Grade above bickline Moist interior wall 5
Cracked masonry wall Deteriorated brick and mortar to repair and repoint Crack above rear window 6
Incomplete infill Wall masonry to repair Cracked floor slab 7
Burrow holes under foundation Interior floor drain Exterior floor drain discharge 8