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HomeMy WebLinkAbout027 DEM Structural Report Structural Design and Consulting, Licensed P.E. in MT,CO,WY,AK,ND,PA,UT,TX,IA,IN,LA,BC,AB,SK,MB,NT,NU,ON Three Forks, MT 59752 (406) 579-4758 www.WilsonEngineer.com November 3, 2021 Mr. Shahn Steele Shahn Steele Corporation shahnsteelecorp@msn.com (406) 580-8375 Subject: Visual Observation of Residential Structure, 302 S. 6th Ave., Bozeman, Montana Dear Shahn, Per your request, Wilson Engineering, PLLC made a site visit to the subject property on October 28, 2021, for the purpose of performing a visual observation of the subject property. The subject property is two story residential structure with three (3) apartment units that generally faces West and a detached garage located on the East side of the property. It is our understanding the reason for this observation is to provide structural recommendations for a proposed change of the (3) apartment units to a single family dwelling. Please reference below for our observations and recommendations. 1. The detached garage visually appears to be framed with 2x4 walls and roof joists and is supported on shallow concrete spread footings on three sides. The front (East) side of the garage appears to have buried timber members at the garage doors. Due to the shallow concrete and buried timber foundation; if any changes are to be made to the garage, we would recommend the structure be demolished and rebuilt. 2. The main residence visually appears to be founded on a shallow stacked stone foundation with a partial basement previously dug out and retained with concrete walls on three sides.  Page 2 3. The soil at the West transition from basement to shallow crawlspace visually appears to be retained with a wood framed wall. 4. The concrete retaining walls and steps at the basement entrance at the Southeast corner of the residence have experienced substantial cracking and movement. It is our professional opinion that this area of the foundation should be removed and replaced. At a minimum we recommend monitoring this area for continued movement. If further movement of these foundation elements is noticed they should be replaced immediately with adequate supporting elements. 5. The stacked stone foundation is covered on the exterior with a cementitious coating which has cracked in a number of locations around the perimeter of the residence.  Page 3 6. The main level floor joists have been cut and notched in several locations for plumbing and mechanical runs. 7. The two roof dormers and exterior stair on the North side of the residence are supported on small diameter steel columns which visually appear to have settled. This settlement is noticeable when walking on the stairs.  Page 4 8. There are numerous cracks in the interior plaster wall and ceiling finishes on the main level and upper level of the residence. 9. The roof framing was visually observed through the upper-level attic access and appears to consist of 2x4 framing with some newer 2x6 members added. According to our observation and review, with the exception of the foundation at the Southeast corner of the residence, it visually appears that the settlement and cracking has occurred in the past. Due to this, it is our professional opinion that the foundation and upper structure at the time of this observation is stable. It should be understood however, that our opinion of the current stability of the structure does not make any claims as to the structural integrity of the foundation or the structure to support current code required design loads. Nor does our opinion make any claims as to the expected life span of the existing structure. If the residence is to be maintained in its current condition, steps can be taken to minimize the chances of continued movement. These steps include but are not limited to providing and maintaining adequate grading adjacent to the foundation and roof gutters with downspouts and extensions to drain surface moisture away from the foundation. In addition, landscaping adjacent to the foundation should be limited to materials that do not require irrigation and will allow the drainage of surface moisture away from the foundation. It should also be understood that shallow foundations can move during the yearly freeze-thaw cycles which can translate into movement and cracking of the upper structure.  Page 5 To make the proposed change to the structure from the three (3) apartments to a single-family dwelling; at a minimum we would recommend the following. 1. The residence should be shored and raised, and the existing foundation removed and replaced with a new reinforced concrete foundation. 2. The exterior stair, upper-level entry, roof dormers, and roof extension on the North side of the residence should be removed as access to the apartments would not be required. 3. The roof structure would require a more thorough observation to determine what repairs and reinforcement would be required to the existing structure. Due to the 2x4 size of the roof joists we expect they would require replacement or reinforcement to support the current code required design loads. 4. The front porch should be either shored or demolished, and the existing foundation removed and replaced with a new reinforced concrete foundation. 5. Due to the age of the house, we would expect the exterior siding would have to be removed to install wood panel sheathing to the exterior walls to support the required lateral design loads. 6. The floor joists that have been cut and / or notched should be reinforced or replaced. 7. The upper floor framing would require modification for the installation of a new interior stair between the main and upper floors. 8. The proposed change of the interior wall layout could possibly require additional structure in the floors or wall framing depending on whether the walls are load bearing or not. Please note that we have only provided a visual observation of the subject property of elements that were visible at the time of this site visit. No other areas of the property were reviewed during this site visit and no opinions as to the structural integrity of the residence as a whole were given. If you have any questions concerning this letter, please contact the undersigned. Sincerely, Edward O. Wilson, P.E. Wilson Engineering, PLLC 02/02/2022