HomeMy WebLinkAboutEngineer's Structural Observation Report 02.02.24SGM Inc.
118 West Sixth Street, Suite 200
Glenwood Springs, CO 81601
STRUCTURAL OBSERVATION REPORT
Page 1 of 3
DATE: February 2, 2024
PROJECT: Brettelberg Condominiums SGM JOB NO. 2020-396.001
PURPOSE: Structural Observations
BY: John Partch, P.E.
WEATHER: Clear
CONSTRUCTION ACTIVITIES:
I visited the Brettelberg buildings and met with Tedd Hanson to review a number of areas of concern on the
building. Those areas of concern identified and observed are:
1. Deck support columns on the parking lot side of building A-B have been an area of concern for rot and
degradation at the bottom. Observations are currently limited due to snow and finish materials.
2. Unit A4 storage closet. Concrete dust appeared in the top of the closet in November according to the
owner. Observations of the floor panels showed some evidence of minor cracking. Wood shims and
plates supporting the concrete floor panels at the wall were also observed with some gaps and did not
appear to be providing full bearing for the floor panels. See Photo #’s 1-3
3. Lower deck areas on the parking lot side of Building E-F were temporarily repaired in the fall by
placement of plywood over damaged areas of the concrete floor panels. Observations of the floor
panels from below indicates that numerous areas of significant damage and degradation are present.
See Photo #’s
DISCUSSION AND ACTION ITEMS:
Repairs are recommended for the areas of concern. The recommendations and references to further detail
for each area are:
1. Deck posts should be further investigated. We recommend a thorough investigation of the bottom of
the posts where they are concealed by waterproofing and flooring materials and all posts with any
signs of significant damage or degradation be replaced. Investigation may need to entail removal of
flashing materials and/or observation and investigation from within the crawl space below. Post base
and beam splice details for these repairs were previously developed and are included again here.
2. The floor panels should be supported by adding joist framing spanning between the wall and the 4x
beams where panels are cracked. Joists should be a minimum of 2X6 joists at a maximum of 24”
o.c.. Joists should be hung or supported on the existing beam and walls with joist hangers or ledgers
bolted to the concrete. Shims and bearing plates should be retrofitted as needed to ensure that all
panels are fully supported on the wall. Contact engineer for review of specific connections and layout
of repairs.
3. All damaged panels at the lower level walkway should be repaired or replaced. Alternatives for
repairs include:
a. Cut out and replace with new cast in place lightweight concrete. Engineer to provide design
and specifications for reconstruction. Alternatives for this include options for utilizing stay in
place forms or form deck or temporary formwork removed after replacement. Contact
Engineer to discuss and determine preferences.
b. Provide support for all damaged panels by adding pressure treated floor sheathing and
03/26/2024
SGM Inc.
118 West Sixth Street, Suite 200
Glenwood Springs, CO 81601
STRUCTURAL OBSERVATION REPORT
Page 2 of 3
framing beneath the existing concrete floor panels. Plywood sheathing shall be a minimum of
¾” pressure treated plywood sheathing and joist framing shall be a minimum of 2X6 pressure
treated Southern Pine or Hem-Fir #2 or better. Joists shall span the short dimension of the
walkway between the existing beams and be connected with joist hangers. Contact engineer
to review and verify details of proposed repairs if selected.
SGM Inc.
118 West Sixth Street, Suite 200
Glenwood Springs, CO 81601
STRUCTURAL OBSERVATION REPORT
Page 3 of 3
CONSTRUCTION PHOTOS - PAGE 1:
Photo #1 Photo #2 Photo #3
Photo #4 Photo #5 Photo #6
Distribution:
SGM File
I:\2020\2020-396-Brettelberg\001-11101CR107\E-Reports\SGM\Brettelberg-RepairObs-20240202.docx
NEW PT 4x4 POST
1 4 "x3" SIDE PLATES
3 8 "x4 1/2"x4 1/2" PLATE
HSS 4x4x3/16
3 8 "x4 1/2"x10" BASE PLATE
3 8 "Ø THREADED ROD EPOXY
ANCHOR BOLTS, HILTY HY500
OR EQUIV.
EXISTING CONCRETE
4
1
/
2
"
2
1
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4
"
1 1/2"
10"
2"
3 5/8"
4 1/2"
3
"
1
1
/
2
"
4
1
/
2
"
NEW 4x4 POST
EXISTING
4X BEAMS
L6x3 1 2 x 5 16
BRACKET EACH
SIDE PER DETAIL A
EXISTING POST TO REMAIN
EXISTING 4x4 BEHIND1
"
1
3
/
4
"
5
"
3
1
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2
"
1
"
POST SPLICE
3 16 "x2" PLATE W/ (4)-3/8"Ø
LAG BOLTS OR 1 4 "Ø
SIMPSON SDS SCREWS, 3"
LONG MIN. EXCEPT WHERE
NOTED OTHERWISE
7" LONG LAG OR
SDS SCREW INTO
4x4 BEYOND
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Job No.
Drawn by:
Date:
File:
PE:QC:
7-25 REPAIR
RECOMMENDTIONS - 2
2020-396.001
JEP
REV 1 02.26.24
JEP
Brettelberg-DeckRepairs-Dtls
KH
Brettelberg Condominiums
11101 CR 107 Glenwood Springs, CO
2
3
118 West Sixth Street, Suite 200
Glenwood Springs, CO 81601
970.945.1004 www.sgm-inc.com
03/26/2024
EXISTING 4x BEAMS
2x6 JOISTS @ 24" O.C. MAX.
EXISTING CONCRETE GIRDER
EXISTING CONCRETE GIRDER
EXISTING LIGHTWEIGHT CONCRETE FLOOR PANELS
PT 3/4" PLYWOOD SHEATHING
APPLY CONSTRUCTION ADHESIVE TO TOP
OF PLYWOOD PRIOR TO LIFTING UP
AGAINST BOTTOM OF FLOOR PANEL
JOIST HANGER EACH END
2X6 JOISTS PER PLAN
EXISTING 4X BEAMS
EXISTING
CONCRETE
GIRDER BEYOND
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Job No.
Drawn by:
Date:
File:
PE:QC:
LOWER WALKWAY
SHORING REPAIR
2020-396.001
JEP
02.22.24
JEP
Brettelberg-DeckRepairs-Dtls
-
Brettelberg Condominiums
11101 CR 107 Glenwood Springs, CO
1
3
118 West Sixth Street, Suite 200
Glenwood Springs, CO 81601
970.945.1004 www.sgm-inc.com
03/26/2024