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HomeMy WebLinkAboutDRB17-0368_SDS Observation Report 05-05-17 Timber Creek Lodge_1502828340.pdf P.O. BOX 2494 AVON.CO 81620 'esiqn PH970.949.7100 Fax 970.949.3377 a lutions.inc ENGINEERING Observation Report May 5, 2017 Mike Delain PMR Home Watch Re: Timber Creek Lodge, Unit B5 & B10 2883 Timber Creek Drive, Vail, CO Project No. 0405-17 On May 3, 2017, at Mike Delain's request, I visited the property referenced above to observe the south side upper level decks of Unit B5 & B10 and provide my observations and opinions on the overall structural condition of the deck. The opinions expressed in this report are based only on visual observation of the condition of the structure on this date, without disturbing any integrity of the residence. These opinions do not represent overall property review, structural analysis, or compliance with applicable building code. The original construction documents for the residence were not present at the time of my visit. PERSONS PRESENT AT THE TIME OF VISIT: Mike Delain, property management representative PURPOSE AND SCOPE: The purpose of this report is to evaluate and determine if the structural integrity of the decks of the units mentioned above are at risk. We were also asked to provide recommendations of the remedial work that should be done on the decks where structural problems and or damage may have been observed. BACKGROUND: The properties are condominium units in a multi-unit development. These particular units are end units that share one common wall. There were no plans provided to me at the time of my visit. It was indicated to me by Mike that the building may have been built in the early 1980's. It appears that the building was constructed with a combination of cast in place concrete footings and foundation walls located over a crawlspace with log walls, log beams and log joists. Timber Creek Lodge, Unit B5& B10, 2883 Timber Creek Drive,Vail, CO #0405-17 -r s AVON.P.O.CO B2494 OX81620 in Fax Pr+979700..949499.7100 .7100 3 lutions.inc ENGINEERING OBSERVATIONS: At the time of my visit I observed that the south upper level exterior cantilevered decks were approximately 13'-6" in width and extended 6'-6" from the exterior log wall. The decks were accessed by a sliding door from the upper south bedrooms. The deck structure appeared to be 2x6 treated decking that were screwed into approximately twelve inch diameter cantilevered logs spaced approximately twenty four inches apart. The cantilevered logs back-spanned into the unit approximately 30'-0" and appeared to be part of the upper floor joists structure. The railings on the three open sides of the deck were a series of log newel posts with dimensional top and bottom rails and wood pickets. The decks were partially covered by the gable roof above. In some areas the 2x decking appeared to be warped and had become unattached to the log joists below. The log joists appeared to have some type of flashing along the tops where the 2x decking material was bearing. The log deck joists on Unit B5 appeared to have many large cracks along the horizontal length and at the cut ends. The log deck joists on Unit B10 appeared to also have many large cracks along the horizontal length but those cracks appeared to have been filled in with some type of chinking material. The cut ends also appeared to have some type of waterproofing remedial work done on them. Most of the log joists on both units appeared to have been weathered and rotted in areas. Upon sticking a one inch knife into different locations along the sides and bottoms of some of the log joists, I was able to insert it the full length with very little force indicating the logs have been compromised of their structural integrity. Upon sticking a writing pen into the top of the log joist where the decking was bearing, I was also able to insert it two or more inches also with very little force. CONCLUSIONS: At this time I feel that the cantilevered log deck joists are rotted out in areas over time and the cantilevered ends that support the upper decks should be replaced. Without proper maintenance with snow removal, waterproofing and flashing on the decks, water will eventually penetrate the cracks and other holes and compromise the structural integrity of the logs. This rotting is evident being able to penetrate the log joists with a knife and a writing pen with little force. Timber Creek Lodge, Unit B5 & B10, 2883 Timber Creek Drive, Vail, CO #0405-17 2 P.O.BOX 2494 AVON.CO 81620 d n GH970.949.7100 FAX 970.949.3377 lutions.inc ENGINEERING RECOMMENDATIONS: At this time it is hard to determine how much of the cantilevered log joists have been compromised of their structure. I recommend that the decking and any type of waterproofing and flashing should be removed to expose the log joists. At that time we should be called to try and determine how much of the log has been compromised and if they have any structural value left in them. We will then be able to determine if any of the deck joists can be used or if they need to be replaced entirely. If the decks need to be completely replaced we recommend cutting the existing log joists back to the exterior wall then apply a ledger to the exterior wall, provide new deck joists and a new beam with a support post at each end that bear on cast in place concrete footing and piers. If you would like to discuss this report, or if we can be of further service to you, please do not hesitate to contact us. Sincerely, 400 REG'. Jeffrey P. Leonardo, P.E. • President Structural Design Solutions, Inc. ,— 0 rAi ;,'., Timber Creek Lodge, Unit B5 & B10, 2883 Timber Creek Drive,Vail, CO #0405-17 3