STRUCTURAL SYSTEMS AND EVALUATION

General

The facility was constructed in two phases. The original construction occurred in the late 1890's and consisted of the main Sanctuary with Balcony and First Floor Classroom areas. This building is constructed with wood framed construction on the upper levels and stone and mortar basement walls.

The second phase is a four story structure with a finished basement constructed in the 1920's. This addition is constructed using load bearing masonry walls, structural steel beams and joists, concrete floor slabs.

1890's Building ( Church Structure )

Roof Structure:

The 1890's church building is constructed using load bearing masonry walls and wood framed floor and roof construction. The roof is constructed in similar fashion to many of the churches built in this era. Heavy timber scissor trusses utilize 8"x10" top chords and double 2"x10" web members. The trusses are connected with steel strap ties and steel bolts. Truss spacing varies depending on location from approximately 21 to 28 feet on center. Large 8"x10" purlins span between the trusses at approximately 12 feet on center. Roof joists are 2"x6" at 16" on center spanning 12 feet, purlin to purlin. ( purlins are horizontal structural members supporting trusses or roof rafters) Roof decking is 1x6 pine boards.

The trusses appear to be in relatively good condition. Splits are visible in many of the large timbers, but do not appear to be excessive. Splits are typically formed over time from drying and shrinkage of the timbers. Truss connectors are intact with no signs of excessive movement or distress.

There are signs of separation of the rafters at the peak of the roof. This separation appears to occur mostly at the center bay where the timber roof purlins have significant sagging both in the plane of the roof and perpendicular to the roof. These separations should be monitored to assure they are not continuing to increase over time. Crack monitors can be installed to assist in accurate measurement of frame movement, and if the separation continues to increase, corrective measures will need to be made. We can assist in installation of the monitors and a church member can verify movement on a regular basis.

It is not uncommon to observe significant deflections in roof framing constructed in this era. It is noted that in the past, we have analyzed similar trusses and roof framing designs using today's building codes and computer modeling, and have found these old church structures do not meet today's building code requirements and standards which is evidenced by the excessive deflections.

From many past experiences, it is our opinion that as long as the roof structure is not modified and no additional weight is added to the roof, many of these structures continue to perform satisfactorily over time. Another consideration is that roof insulation should not be increased. Increasing insulation would reduce heat loss through the roof, which in turn may allow higher snow loads to accumulate on the roof potentially causing additional damage.

Floor Structure

Termite infestation has been identified. Robert Darvas Associates was retained to inspect the building and to provide repair recommendations for the structural building systems.

The structural repair documents prepared by Robert Darvas Associates dated July 15, 2004 have been reviewed. In general, these documents are very thorough and professionally prepared. We have reviewed these repair recommendations to assess the severity of each condition, and to assign a priority regarding when repairs should take place. We have also provided value engineering recommendations and developed an estimated cost to perform these repairs.

The following is a summary of the Darvas repair recommendations and the corresponding recommended repair priority. Each repair, or grouping of repairs, has been assigned a number and labeled on the attached following Darvas floor plan. The majority of repair recommendations occur on the first floor framing and are visible from the basement below.

Repair recommendations are prioritized as High, Medium, or Low priority. High priority repairs are potentially critical for user safety and should be addressed in the next year. Medium priority repairs are not urgent, but if left unattended, could develop into more severe or costly problems in a relatively short amount of time. These repairs should be addressed in the next 1 to 3 years. Low priority repairs are not critical and can wait for 3 to 5 years. All repairs noted are visible in the basement unless noted otherwise.

HIGH PRIORITY REPAIRS

( Reference repair number to Key Plan)

Repair No:                                                              Cost

1. Remove ceiling and inspect water damage to joists $2,500

12. Add new footing, pier, and column $2,000

13. Add new footing, pier, and column $2,000

14. Add new footing, pier, and column $2,000

34. Repair masonry at roof purlin bearing $4,000

Sub-Total: $12,500

MEDIUM PRIORITY REPAIRS

( Reference repair number to Key Plan)

Repair No:                                                              Cost

5. Repair and reconnect down spouts $500

11. Provide header with joist hangers $500

16. Fill hole in wall $500

17. Replace header $500

18. Provide new header $500

20. Install new headers and hangers $1,000

21. Install new joist and hanger $500

22. Install new joist hangers $250

25. Install new joist hangers $250

29. Tuck points cracks in arch $1,500

32. Replace sill $2,000

Sub-Total: $8,000


LOW PRIORITY REPAIRS

( Reference repair number to Key Plan)

Repair No:                                                              Cost

2. Grout around conduit in wall $500

3. Replace rusted lintels $2,500

4. Treat ends of beams $1,000

6. Backfill against basement wall $1,000

7. Verify condition of steel columns $500

8. Fill in masonry opening (or add lintel) $2,000

31. Fill holes in masonry $1,500

15. Blocking at joist bearing $1,500

36. Sandblast and paint bell steel $10,000

Sub-Total: $20,500

DEFERRED REPAIRS

In our opinion, there are two recommended repairs that may not be required in the near future. These two repair types are technically correct and we agree with the Darvas recommendations on how to correct these conditions. Although our inspection was limited to spot checks of these conditions, we did not observe any signs of distress that show evidence of a structural deficiency or pending failure. In our opinion, these two recommended repairs could be delayed until distress in the structure becomes more evident.

The first repair in question is indicated as "replace masonry lintels". Since these conditions have existed for many years and there are no signs of distress in the masonry in these areas, We would recommend holding off on these repairs until signs of distress become visible. These areas could be monitored on an annual basis. Should any form of distress become visible, corrective action can then be taken.

The second repair in question is indicated as "repair rafter tails". There are no signs of distress in the rafter bearing areas such as cracking of the members or excessive movement. Again, as with the previous repair, since this condition has existed for over 100 years, this condition could be monitored to observe if any distress appears as a result of this conditions. The Darvas drawings also note that the repairs would likely need to be made from outside the building and could wait until a new roof is installed. A "wait and see" or deferred approach may provide significant savings since a new slate roof was recently installed, which will likely last over 50 years.

Deferred Repairs

( Reference repair number to Key Plan)

19. Replace lintel $3,000

23. Replace lintel $3,000

24. Replace lintel $3,000

30. Replace lintel $3,000

35. Repair roof rafter tails $30,000

Sub-total $42,000

1920's Building ( Temple House )

The 1920's Temple House building is constructed using load bearing masonry walls, steel joist and beams, and concrete floor slabs. Much of the structure in this building is concealed by plaster walls, ceilings, and floor finishes.

Floor and roof construction consists of steel joists, either cold formed or hot rolled sections, with concrete slabs. The slabs are formed with an expanded metal lath material which also likely serves as the reinforcing steel in the slabs.

Based on our observations there are no signs of structural deficiencies such as excessive floor or roof deflections which would indicate potential problems with framing systems. Structural deficiencies can also be detected by observing significant cracks in ceilings and walls or by excessive deflection of floors or roofs.

There are relatively few structural components which require repairs. On the roof level, there are two rusted steel lintels above exterior windows with significant rust packing. The lintel has rusted over time, causing an upward expansive force which has started to cause cracking in the brick and mortar joints. The lintels should be removed and replaced with new galvanized lintels to assure the wall construction does not deteriorate further.

MEDIUM PRIORITY REPAIRS

Repair                                                                   Cost

1. Remove and replace rusted lintels. $2,000


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