HomeMy WebLinkAboutEngineer's LetterSTRUITURAL I]ESIEN I040MA|NSTREET I CARBONDALE,C081623 I (9i0)51007i3 evolvestruct.com
April9,2O24
Brad Jordan
Jordan Architects
PO Box 103L
Glenwood Springs, CO 81602
Brad iorda na rchitects@sma il.com
c/o: Steve Spillane
Spillane Construction
264 Buckthorn Rd
New Castle, CO 8L647
SpillaneS@ hotmail.com
RE Schoeppner Addition Existing Condition Review.
Schoeppner Addition, Garfield County, Colorado
ESD Project Number: 23.lO7C
Dear Brad,
Based on the initial observations detailed in my Site Report #L, and further information uncovered by the
contractor on the west side of the residence I have the following notes and recommendations:
As a general note, the structural scope of work was limited to mainly the east side of the residence' The
majority of the additional information and deficiencies found were on the west side of the residence.
Main LevelWest:
The main level on the west side appears to have been constructed on a concrete foundation wall and what is
assumed to be slab on grade.
Recommendation:
It is recommended that further investigation be completed to determine the depth, width and thickness of the
existing stem wall and footing before final design recommendations are made. All foundations shall meet or
exceed code minimum standards for frost depth and load carrying capacity as determined by analysis.
Upper LevelWest:
The upper-level framing on the west side of the structure appears to be constructed in a similar manner to the
east side. The existing 2x6 joists are inadequate to support the residential design load. ln addition, the existing
wood glulam beams supporting the floor and roof framing are inadequate for the anticipated loads as
determined by code.
Recommendation:
It is recommended that the existing floor joists be either replaced or supplemented with additional framing to
support the anticipated load. We expect that a nominal TxLO or equivalent engineered lumber member is able
to support this load. Based on the existing head height, this may not be a viable option. Code limitations on
head height in occupiable areas may restrict additional framing depth. Existing head height in this area is
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m 92 Yr" . Further n of this area is recommended for code compliance. Alternatively, the
floor framing may be removed and replaced with code compliant framing a ng.
Roof Level West:
The existing roof framing as relayed to Evolve by the contractor on site appears to be a mix of standard rafter
framing and wood trusses. The norther portion of the residence is framed with standard rafter framing and at
the ridge appears a separation crack indicating some movement in the walls or framing. The measurements of
Existing Condition Assessment - Schoeppner Residence - 4/9/2024 - Page 2 of 2
the existing framing provided indicated that the existing rafters are 2x10's spanning roughly L8'-6" from the
ridge line to the exterior bearing wall. The existing joists are inadequate based on the span and minimum
environmental loading conditions for this area. Additionally, there were some noted areas of the roof that
appeared to the contractor to be unsupported for up to 8 feet and bearing walls supporting roof structure
appeared to be unsupported at their base.
Recommendations:
It is recommended that the existing framing be investigated further and supplemented or replaced as needed.
Further structural analysis is likely required to fully assess the existing conditions and provide accurate
recommendations for remediation.
Conclusion:
Based on the numerous unexpected deficiencies found with both sides of the existing structure, the scope of
work required to provide a code compliant and safe structure is significantly greater than initially observed.
Existing structures can be complicated to retrofit in the field due to the temporary shorting often required,
existing geometry restrictions, conditions of existing materials, scheduling desires and logistics. For some
existing structures, it is often the case that, for the above noted reasons, it can be quicker to demolish and
rebuild the entire structure. ln some instances, though not always, this can also be cheaper in the final analysis
depending on the specific variables involved. We understand that these decisions are not trivial, and our
recommendations are not given lightly.
Sincerely,
Evolve Structural Design LLC
r, P.E.
Project Manager
STRUITURAL t]ESIEN 1040 MA|N STREET I CARBONDALE, C0 81623 I (970) 510-0i73 evolvestruct.com
May L7,2024
Brad Jordan
Jordan Architects
PO Box 1031
Glenwood Springs, CO 81-602
Brad iordana rchitect@smail.com
c/o: Steve Spillane
Spillane Construction
264 Buckthorn Rd
New Castle, CO 8!647
Spilla neS(ohotma i l.com
RE:schoeppner Addition Existing condition Review - west Foundation
Schoeppner Addition, Garfield County, Colorado
ESD Project Number; 23.tO7C
Dear Brad,
As requested, and in continuation of the assessment of the west portion of the residence, the contractor
partially exposed sections of this foundation. We observed these conditions on May L7,2024 and have
summarized our findings and recommendations within'
The existing fourldation is a partial concrete masonry unit wall on an unformed concrete trench footing.
. At the southeast corner of the structure the exposed foundations were shallower than 36" minimum
frost depth. To meet minimum code requirements, all bottom of footings must meet or exceed frost
depth.r At the majority of the east wall, the masonry wall was not adequately braced by the footing nor at the
top of wall by a floor diaphragm. To provide adequate foundation and stability for the proposed, we
recommend a new concrete footing and wall be designed and constructed.
Based on our observation of the exposed existing foundation elements, along with thoughtful consideration of
the efforts and costs required to further assess and reinforce the existing to meet code compliance, we
recommend a new foundation be installed. We understand that these decisions are not trivial, and our
recommendations are not given lightly'
please contact our office if you have any questions or would like to discuss that noted within. L
Sincerely,
Evolve Structural Design LLC
Sara Mickus, P.E.
Principal