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HomeMy WebLinkAbout153 - DEM, CCOA, and Property Assessment V O FMA HELENA BOZEMAN 920 Front Street,Suite 101 428 East Mendenhall Street Helena, MT 59601 Bozeman, MT 59715 P:406.442.4933 P:406.219.2216 ® SMA.DESIGN architecture+design Nov. 2, 2022 Demolition Application —407, 411 and 421 W. Main Street, Bozeman, MT 59715 To Whom it May Concern, 1. Project Narrative The proposed changes include the demolition of all structures on the 3 lots. The 3 lots will be aggregated and new proposed building will be placed on the site. This new development extends the character of the Downtown area, by maintaining the Storefront Frontage, creating a pedestrian scale that fits the rest of the neighborhood. Additionally, this proposed new structure has all parking off the alley, contrasting the existing conditions and aligning with the Downtown Core. 2. Historical Information Montana Property Record Form's for each lot are provided in the Documents folder. - 407 W. Main Street -This proerty is Non- Eligible. In the report it is stated the historic integrity of the propoerty has not been retianed due to changes. - 411 W. Main Street - See Additional Property Assessment in Documents Folder - 421 W. Main Street - See Additional Property Assessment in Documents Folder 3-5. Imagery, Site Plan, Exhibits All buildings will be demolished. See Drawings Folder for proposed new structure and Site Plan. 6. N/A 7. Property Assessment Property Assessments have been provided for the 2 eligible properties, 411 and 421 W. Main Street. V O FMA HELENA BOZEMAN 920 Front Street,Suite 101 428 East Mendenhall Street Helena, MT 59601 Bozeman, MT 59715 P:406.442.4933 P:406.219.2216 ® SMA.DESIGN architecture+design Nov. 2, 2022 CCOA Application —407, 411 and 421 W. Main Street, Bozeman, MT 59715 To Whom it May Concern, 4. DEM Application Part of this document. 5. Dates of Construction Construction expected to begin March 18th, 2023 6. Historical Information Montana Property Record Form's for each lot are provided in the Documents folder. - 407 W. Main Street -This proerty is Non- Eligible. In the report it is stated the historic integrity of the propoerty has not been retianed due to changes. - 411 W. Main Street - See Additional Property Assessment in Documents Folder - 421 W. Main Street - See Additional Property Assessment in Documents Folder 7. Project Narrative The proposed changes include the demolition of all structures on the 3 lots. The 3 lots will be aggregated and new proposed building will be placed on the site. This new development extends the character of the Downtown area, by maintaining the Storefront Frontage, creating a pedestrian scale that fits the rest of the neighborhood. Additionally, this proposed new structure has all parking off the alley, contrasting the existing conditions and aligning with the Downtown Core. 8-14. Imagery, Site Plan, Exhibits All buildings will be demolished. See Drawings Folder for proposed new structure and Site Plan. 15-16. N/A All buildings will be demolished. 17. Cutsheets See Drawings Folder for proposed new structure and Elevations. Cut sheets can be provided if desired 18-20. N/A See Drawings Folder for proposed new structure. Construction expected to begin March 18th, 2023. 16 month build completing July 18th, 2024. 'T 411 W MAII%l PROPERTY ASSESSMENT I ARCHITECTURAL & STRUCTURAL REPORT 10.10.2022 S • .3 rchit cctu re MA <>IMEG RW V V FAmil HELENA BOZEMAN 920 Front Street,Suite 101 428 East Mendenhall Street Helena,MT 59601 Bozeman,MT 59715 P 406 442 4933 P 4062192216 ® SMAAESIGN architecture+design Oct. 10, 2022 Reuter Walton Development Attn: Nick Walton 4450 Excelsior Boulevard, Suite 400 St. Louis Park, MN 55416 Re: Architectural Assessment—411 W. Main Street, Bozeman, MT 59715 Mr. Walton, At your request, the existing structure located at 411 W. Main Street, was inspected by Charley Franklin, AIA, NCARB of SMA Architecture and Design and Nathan McBride, PE, of IMEG on September 14, 2022. The building assessment was made on the bases of the 2021 International Building Code (IBC) which has been adopted by the state of Montana and City of Bozeman. The following insufficiencies were observed and would require repair or replacement in order to bring the building up to current code standards. The corresponding recommendations are suggestions only. Detailed analysis of repair was not undertaken in this assessment. Building Description The building footprint is 32'x 32' for a total of 1,024 total sf. According to the Montana Historic Property Record, This site consists of a small single-story commercial building built in the Mid-Century Modern style as a sandwich and burger shop in 1969, and operated as a 413's Junior Restaurant. This small casual eatery was positioned at an angle to a separate larger 413's family restaurant. Constructed of concrete block, the building has a concrete foundation and square plan shape. The roof is sloped, higher on the south and has a projecting boxed cornice clad in diagonal wood siding. The exterior walls are covered in a variety of materials: the south-facing primary facade has an irregular-cut-stone veneer, the west elevation is almost entirely metal framed windows, and the north and east elevations are painted concrete block. The primary entry is located on the north end of the west elevation, with an at-grade, side-hung glass door. To the south, spanning the rest of the west elevation, are fixed-lite display windows with vinyl paneling below. These banked display windows continue around the building's southwest corner onto the west end of the primary facade. The facade faces south onto W. Main St., and has a second at-grade entry with a transom above. No openings were visible on north and east elevations. 1 i t 2 Observed Deficiencies Site Parking and Sidewalks Multiple issues can be found in the site parking lot. The surface of the parking lot is well worn in and shows evidence of standing water and pot holes. The Building shares a parking lot with 421 W. Main. • Recommendation: Remove and replace parking lot to meet current standards of site drainage. Addtional stormwater retainage structure should be located under reconstructed parking lot to mittiage stormwater drainage on-site. 7 , i` Exhibit#1: Degraded paving and low areas in the parking lot connected to 421 (shown above) show inadequate drainage. Exhibit#2: Cracked and uneven paving in at 411. Exterior Siding It was observed that the wood siding is not sealed and painted in some areas. Additionally caulking shoudl be addressed in places that currently are open to the air. Drainage of the roof appears to be by an internal gutter but it water was observed flowing over the fascia in some areas. This should be addressed by sealing the gutter and ensuring proper drainage slopes and clearing any blockages. • Recommendations: Caulk entire siding package and paint all areas of wood siding. Repair gutter to prevent water washing over the fascia on the north elevation. ti Exhibit#3: siding transition that is not sealed and caulked to seal. Exhibit#4: Soffit at south side unpainted and showing water damage from non-funtioning gutter 3 Storefront Windows The storefront windows on the west facade are are estimated to be original. These window are beyond their life span and need to be upgraded to meet current energy standards. Additionally damage can be seen in the corner from an impact. The lower pane is an uninsulated spandrel. It was also observed that the glazing has been compromized and fog was present between panes. • Recommendations: Replace all storefront windows to meet current energy code. Exhibit#5: Storefront damage at corner Exhibit#6: Broken seal on storefront glazing leading to condensation Exhibit #7: Uninsulated and broken spandrel panel at bottom of between panes. windows. 4 Roofing The current roof appears to be a hot mop asphalt. In general the roof appears to be preforming adequately, however some deteriation is seen at the parapet wall to the east side, and there is flashing lapped over the roof on the North side. some cracking can be seen in the whole of the roof. These areas should be examined by a qualified roofer and repaired or replaced if necessary. • Recommendations: Repair roof at east parapet wall, repair overlap of metal onto surface of roof by extending the membrane over the top of the flashing, spot repair asphalt as necessary. Exhibit#8: repair peeling and damaged area of roof at the east parapet wall. 7.1 �•--"�� - '- �-tic - __ �e Exhibit#9: Repair overlap of facia metal and roof membrane. Roofing Exhibit#10: Patch and repair cracked asphalt as nessasary. should exend over the metal for water tighnesss. 5 Restroom Clearances The Restroom does not meet current code for clearances. There is not adequate clear floor space at the toliet for a turnaround • Recommendations: Enlarge restroom to provide addtional space needed for ADA clearances. 9 � Iq 4 Exhibit#8: Restroom in need of added clearance for ADA. Conclusion In conclusion, there are several architectural components throughout this buliding that would need to be updated and/ or retrofitted to comply with the current life safety and energy codes as adopted by the state of Montana and the City of Bozeman. The building does appear to have been through a recent interior renovation and the mechanical and electrial systems appear to be in decent shape and fully funcitonal. The non-compliant issues described above were recorded based on a preliminary walkthough, further investigation may uncover other areas of the buliding that do not comply with the current code. The recommendations included with each area of concern are only suggestions of how each issue could be resolved and should be investigated further by the appropriate licensed professional for the costs associated with making the change. Please see the attached document for a structural assessment. 6 * 1M G September 30, 2022 Mr. Nick Walton Reutor Walton Development 4450 Excelsior Blvd. St. Louis Park, MN 55416 Re: Structural Assessment—411 West Main, Bozeman, MT Dear Mr. Walton, On September 14, 2022, Nathan McBride from IMEG and Charley Franklin from SMA Architecture and Design conducted a site visit to observe the existing structure. The purpose of the site visit was to assess if there were structural issues that would need to be addressed to bring the building code in line with the IBC 2021, which is the current code adopted by the City of Bozeman and the State of Montana. The following issues were noted and will require replacement or to be retrofitted to bring the building up to the current code. The scope of work for this building assessment did not include a detailed analysis of the existing structure or the development of retrofit details. This inspection was of a visual nature only. Every condition or potential structural condition may not have been noted. Observations made and conclusions reached were based on the visual examination and evidence without the benefit of direct observation of some structural elements. In some cases, exact determination of workmanship and structural integrity cannot be made without destruction of interior or exterior finishes. Building Description The single-story structure was constructed in 1969 and has full length concrete masonry unit (CMU) walls on the north and east elevations with a mix of CMU and glass storefront on the south and west elevations. The roof of the structure is constructed of site-built wood "trusses". Observations and Recommendations 1. The existing roof framing is comprised of site-built wood "trusses" with a sloped top chord at 24" OC with a bottom chord that was suspended along regular intervals from the top chord (Figures 2 and 3). The bottom chord is a 2x4 and the top chord was unable to be viewed due to insulation in place. A simple analysis of the "truss" was done using the existing spans, dead loads, and code required snow loads. For the analysis, it was conservatively assumed that the top chord was a 2x12, which fails to meet current code strength and deflection requirements. It is recommended that the roof is replaced with new pre-manufactured roof trusses engineered to support current code specified loads. 2. There is no bracing form the top of the CMU walls to the roof diaphragm for the interior or exterior CMU walls. The current code requires CMU walls to be braced at a maximum spacing of 4'0" OC. The bracing is to prevent the CMU walls from tearing away from the building and causing a partial to full collapse of the building. It is recommended that all interior and exterior CMU walls are properly braced at a maximum spacing of 4'-0" OC to the roof framing to prevent a catastrophic collapse in a seismic event. 3. A magnetic locator was used to scan the CMU blocks for reinforcing in the cells and did not register any reinforcing in the walls. A Reinforcing in CMU provides additional ductility to the 1143 Stoneridge Drive, Suite 2, Bozeman, MT, 59718 >406.582.9901 >Fax:406.582.9992 >i megcorp.com TO: Mr. Nick Walton IMEG #22006289.00 DATE: September 30, 2022 Page 2 of 2 system and allows the CMU wall to resist tension loading as well as compression during a seismic event. Buildings in Bozeman are no longer permitted by code to be constructed using unreinforced CMU. In a seismic event, the walls are likely to suffer extensive damage, which could result in a partial or full collapse of the building. It is recommended that all the CMU walls are retrofitted to resist lateral loads generated during a seismic event. 4. The rooftop equipment is not anchored to the support frame (Figure 4). Unanchored equipment can slide off its pad and damage or fall through the existing roof. It is recommended that the equipment be anchored to the support frame. 5. The parapet on the east elevation is unbraced above the roof line. Based on the lack of bracing (Item 2), unreinforced wall (Item 3), and no bracing on the parapet, this wall will likely collapse in a seismic event. It is recommended that the parapet is braced and wall is retrofitted to resist lateral loads generated during a seismic event. mm Based on the site observations the building is in need of significant repairs and retrofits to bring the building up to the current code and satisfy life-safety requirements to prevent a sudden collapse. Thank you very much for the opportunity to be of service. We trust the forgoing is adequate for your needs, but should you have additional questions please contact the undersigned. Sincerely, I M EG Corp. NTAI Nathan McBride, PE t r Project Executive nathan.d.mcbride@imegcorp.com -X Phone: (406) 586-2739 00°, No.28646 PE J�i J " '•. � NDM/jah � � ����,�r ~••,. pNI M, Enclosures: Figures of existing structure ` 411 West Main, Bozeman, MT 59715 S. Job#: 22006289.00 F71 r - - - i it .•�• �. - � j_Rr Figure 1: Existing structure looking North-East fA I — poll I Figure 2: Existing roof truss Figure 3: Existing roof truss ON, 411 West Main, Bozeman, MT 59715 �. Job#: 22006289.00 IM G M, Sbw— Figure 4: Rooftop mechanical equipment tT , pop m Figure 5: Parapet * 1M G September 30, 2022 Mr. Nick Walton Reutor Walton Development 4450 Excelsior Blvd. St. Louis Park, MN 55416 Re: Structural Assessment—411 West Main, Bozeman, MT Dear Mr. Walton, On September 14, 2022, Nathan McBride from IMEG and Charley Franklin from SMA Architecture and Design conducted a site visit to observe the existing structure. The purpose of the site visit was to assess if there were structural issues that would need to be addressed to bring the building code in line with the IBC 2021, which is the current code adopted by the City of Bozeman and the State of Montana. The following issues were noted and will require replacement or to be retrofitted to bring the building up to the current code. The scope of work for this building assessment did not include a detailed analysis of the existing structure or the development of retrofit details. This inspection was of a visual nature only. Every condition or potential structural condition may not have been noted. Observations made and conclusions reached were based on the visual examination and evidence without the benefit of direct observation of some structural elements. In some cases, exact determination of workmanship and structural integrity cannot be made without destruction of interior or exterior finishes. Building Description The single-story structure was constructed in 1969 and has full length concrete masonry unit (CMU) walls on the north and east elevations with a mix of CMU and glass storefront on the south and west elevations. The roof of the structure is constructed of site-built wood "trusses". Observations and Recommendations 1. The existing roof framing is comprised of site-built wood "trusses" with a sloped top chord at 24" OC with a bottom chord that was suspended along regular intervals from the top chord (Figures 2 and 3). The bottom chord is a 2x4 and the top chord was unable to be viewed due to insulation in place. A simple analysis of the "truss" was done using the existing spans, dead loads, and code required snow loads. For the analysis, it was conservatively assumed that the top chord was a 2x12, which fails to meet current code strength and deflection requirements. It is recommended that the roof is replaced with new pre-manufactured roof trusses engineered to support current code specified loads. 2. There is no bracing form the top of the CMU walls to the roof diaphragm for the interior or exterior CMU walls. The current code requires CMU walls to be braced at a maximum spacing of 4'0" OC. The bracing is to prevent the CMU walls from tearing away from the building and causing a partial to full collapse of the building. It is recommended that all interior and exterior CMU walls are properly braced at a maximum spacing of 4'-0" OC to the roof framing to prevent a catastrophic collapse in a seismic event. 3. A magnetic locator was used to scan the CMU blocks for reinforcing in the cells and did not register any reinforcing in the walls. A Reinforcing in CMU provides additional ductility to the 1143 Stoneridge Drive, Suite 2, Bozeman, MT, 59718 >406.582.9901 >Fax:406.582.9992 >i megcorp.com TO: Mr. Nick Walton IMEG #22006289.00 DATE: September 30, 2022 Page 2 of 2 system and allows the CMU wall to resist tension loading as well as compression during a seismic event. Buildings in Bozeman are no longer permitted by code to be constructed using unreinforced CMU. In a seismic event, the walls are likely to suffer extensive damage, which could result in a partial or full collapse of the building. It is recommended that all the CMU walls are retrofitted to resist lateral loads generated during a seismic event. 4. The rooftop equipment is not anchored to the support frame (Figure 4). Unanchored equipment can slide off its pad and damage or fall through the existing roof. It is recommended that the equipment be anchored to the support frame. 5. The parapet on the east elevation is unbraced above the roof line. Based on the lack of bracing (Item 2), unreinforced wall (Item 3), and no bracing on the parapet, this wall will likely collapse in a seismic event. It is recommended that the parapet is braced and wall is retrofitted to resist lateral loads generated during a seismic event. mm Based on the site observations the building is in need of significant repairs and retrofits to bring the building up to the current code and satisfy life-safety requirements to prevent a sudden collapse. Thank you very much for the opportunity to be of service. We trust the forgoing is adequate for your needs, but should you have additional questions please contact the undersigned. Sincerely, I M EG Corp. NTAI Nathan McBride, PE t r Project Executive nathan.d.mcbride@imegcorp.com -X Phone: (406) 586-2739 00°, No.28646 PE J�i J " '•. � NDM/jah � � ����,�r ~••,. pNI M, Enclosures: Figures of existing structure ` 411 West Main, Bozeman, MT 59715 S. Job#: 22006289.00 F71 r - - - i it .•�• �. - � j_Rr Figure 1: Existing structure looking North-East fA I — poll I Figure 2: Existing roof truss Figure 3: Existing roof truss ON, 411 West Main, Bozeman, MT 59715 �. Job#: 22006289.00 IM G M, Sbw— Figure 4: Rooftop mechanical equipment tT , pop m Figure 5: Parapet 411 W Main St Property Assessment Location:Bozeman,MITARCO Date:October 25,2022 22 Architect:Based on Property Assessment by SMA Architecture dated 10/10/2022 MURRAY DESIGN BUILD Correctiveq • .. Site Parking&Sidewalks $ 106,778 Strip asphalt&curbs from current parking lot Regrade parking lot Install stormwater structures and pipe to control run-off Install underground "vault" infiltration/retention system to treat and control stormwater runoff Repave new parking lot Exterior Siding $ 13,050 Caulk entire siding system Paint wood siding Remove and replace gutter to control roof stormwater Storefront Windows $ 30,600 Remove and replace all storefront windows Patchback drywall/curb at'amb/sill/head conditions [Roofing&Framing $ 51,080 Remove entirety of roof&roof structure framing Install new roof trusses per code and sheathing above Install new roof system,tying into existing parapet walls Brace the east parapet wall to new roof structure Restroom Clearances $ 11,500 Demo existing non-wet walls within restroom Construct new walls around toilet to achieve clearances Finish floor/walls/etc. CMU Walls $ 22,400 Install bracing at all CMU walls to roof structure Selectively install rebar&grout within all CMU walls per seismic design standards [Rooftop Equipment $ 1,500 Anchor all rooftop equipment to support frames Elm— •�: Demolition of Existing Building $ 20,480 New Construction $ 194,560 10/26/2022 Reviewed and found to be generally accurate and in-line with current construction pricing. Charley Franklin, AIA, NCARB : Pill421 W MAIN I y � PROPERTY ASSESSMENT I ARCHITECTURAL & STRUCTURAL REPORT 10.10.2022 M A ' 'I"'lgl' ,iclv,I M E G RW V V HELENA BOZEMAN 920 Front Street,Suite 101 428 East Mendenhall Street Helena,MT 59601 Bozeman,MT 59715 P 406 442 4933 P 4062192216 mFilSMA.DESIGN architecture+design Oct. 10, 2022 Reuter Walton Development Attn: Nick Walton 4450 Excelsior Boulevard, Suite 400 St. Louis Park, MN 55416 Re: Architectural Assessment—421 W. Main Street, Bozeman, MT 59715 Mr. Walton, At your request, the existing structure located at 421 W. Main Street, was inspected by Charley Franklin, AIA, NCARB of SMA Architecture and Design and Nathan McBride, PE, of IMEG on September 14, 2022. The building assessment was made on the bases of the 2021 International Building Code (IBC) which has been adopted by the state of Montana and City of Bozeman. The following insufficiencies were observed and would require repair or replacement in order to bring the building up to current code standards. The corresponding recommendations are suggestions only. Detailed analysis of repair was not undertaken in this assessment. Building Description According to the Montana Historic Property Record, the commercial structure at 421 West Main St. was built in 1964 by George Hubbard, in it's current location. In general, the building is a one story structure of approximately 110' X 50' with a utility basement below 1/3 of the footprint. Total square footage is approximately 7,300 including the basement. The building is described in the Property Record as follows - "[It is a] one story commercial structure...square plan with a projecting wide overhang across the entire front facade. The symmetrical facade consists of an off-center glass-paned front entrance with aluminum storefront windows. There are two extended vent-like projections across the roof line which appear to have a series of skylight windows. The construction is finished in Travertine ashlar veneer and diagonal cedar fascia. It rests on a concrete foundation and has a slight gable roof covered with wood shakes that lie parallel to the street." The site has historically served as a restaurant and until recently continued to be used as such. The building has a side-gabled roof clad now in asphalt shingles. The roof has a triangular shed-roofed bump up with what appears to be a clerestory, but no windows or skylights are currently present. The exterior is clad in diagonal wood siding with an irregular cut-stone veneer between banks of fixed windows. A large cut-stone veneered chimney is at the west end of the primary south facade. The primary entry still faces south onto a paved parking lot that fills the south half of the lot. The siding appears original and the paint on the wood siding is failing." The building was originally constructed for the 413's restaurant chain. The 413's Bozeman location opened in this building in 1965 and remained operational until 2003. In 2004 the Bamboo Garden Asian Grille opened in the building and operated in the space until the summer of 2022. 2 Exterior Deficiencies Site Parking and Sidewalks Multiple issues can be found in the site parking lot and sidewalks. The surface of the parking lot is well worn in and shows evidence of standing water and pot holes. The sidewalks are heaving and showing inconsitencys in elevation and the approach to the entrance on the west side of the lot is to steep for ADA access. • Recommendation: Remove and replace sidewalk and parking lot to meet current standards of site drainage and ADA access. Addtional stormwater retainage structure should be located under reconstructed parking lot to mittiage stormwater drainage on-site. _ E Exhibit#1: Degraded paving and low areas in the parking lot show inadequate drainage. Exhibit#2: Degraded and uneven sidewaks need to be replaced. Exterior Siding It was observed that the wood siding has been poorly maintained over the past few years. In multiple areas paint can be observed pealing away from the wood. Additionally the wood siding needs to be caulked to prevent water intrusion. On the Alley side West, damage has occured to the corner and the soffit that sould be repaired/replaced. All soffits are showing water damage and need to be replaced. A roof inspection should be preformed to deterimine if any leaking is present causing the soffit damage. Exhibit#3: Damaged corner of the soffit and degraded painting on wood siding. Exhibit#4: Soffit at south side rotting and pealing away from structure. 3 Unprotected gas and electical meters The gas and electical meters are located along the alley. Currently they do not have any protection from a potential vehicle impact. • Recommendations: Install bollard protection at all utilities. �T . - k : r 1 r. 5 Exhibit#5: Unprotected utility entrance off alley. Storefront Windows The storefront windows on the south facade are missmatched and the majority are estimated to be original. These window are beyond their life span and need to be upgraded to meet current energy standards. • Recommendations: Replace all storfront windows to meet current energy code. ram. Exhibit#6:On the left is an image the current Storefront exterior sill.This should be repaired and properly sealed.On the right shows the existing storefront that is non-insulating and should be replaced. 4 Interior Deficiencies Electrical The Electrical sytem needs full evaluation from a qualified engineer to determine it's staus as meeting code, however, it appears that many modifications and arrangements have been made in the past that would need to be addressed. Mulitple outlet locations are located in the kitchen that are not GFCI protected and located in areas that would require GFCI protection. The total electrical load should be evaluated. Currently all planels are located at the top of the stair landing to the basement. It is anticipated that to meet current code, a separate electrical room would be required. It also appears No Fire alarm system could be identified. Addional electical considerations inculde removal of abandoned electical lines and fixtures and upgrades to the lighting systems and locations throughout the Wilding to meet current standards. Electrical service is from a pole located less than a foot from the north wall of the structure. current code would require 10 minimum clearance from the overhead lines to the buliding. • Recommendations: Anticipated full electrical system overhaul. Relocate electrical service planels into dedicated electical room to ensure clearance at the basement stairs. Replace all recepticals to be in compliance with GFCI protection and in appoved locations. Install full fire alarm systems. Replace and upgrade all lighting throughout the building to meet current code for illumination requriements. Reroute overhead power to mantain proper clearance from powerlines to the buliding. Mechanical The Plumbing and Heating/Cooling sytem needs full evaluation from a qualified engineer to determine it's staus as meeting code, however it was observed that many of the plumbing pipes are corroded and leaking. A water leak was observed at the time of inspection. It appears that old cast iron pipes are located in the basement. These appear to be wrapped in asbestos insulation. A full enviornmental assement would need to be undertaken, but it is anticipated that asbestos is present in the pipe insulation and floor tile mastic. Many plubming fixtures appear to be abandoned and should be removed. There is a waterheater in a closet with no floor drain or pan. Multiple grease traps are present. It is unclear if grease has been flushed down drains in the past, but a full evaluation should be undertaken to establish the condition of piping. The Furnace is located in the attic space. Currently there is no adequate access for a commercial buliding. The only access is through a ceiling hatch located in the dish washing pit. No fire separation is seen between the furnace system and the combustible roof framing. Proper clearance around the furnace is not availble for maintince work. Ductwork is distributed through the attic space to difussers in the space below. Roof Top mechanical units appear to be at the end of their useful life and are supported by steel framing that does not meet standards for sizemic bracing. No roof top mechancial screening is in place. No fire sprinkler system is in place. • Recommendations: Evaluate all plumbing for leaks and repair/replace where necessary. Remove unused and abandoned plumbing. Preform a hazardus materials evaluation and remove asbestos insulation and reinsulate pipes throughout. Ensure proper floor drainage is provided for waterheater. Remove existing grease traps and replace as necessary. • Provide proper access and clearance for furnace. This may require moving the furnace into adesignated mechaincal room on the first floor, or adding a staircase to the attic space and providing fire separation. • Replace failing roof top equipment. Provide new steel supports meeting current sizemic requirements. Include mechanical screening. • Install firesprinkler throughout building. 5 F- �Al - Exhibit#7: Electrical Panels at top of stair landing. Note non compli- Exhibit#8: One example of non-compliant (no GFCI) outlet located ant hand rail and clearance. near water source. Many outlets throughout the building would need to be upgraded to GFCI • Exhibit#9: Property had many seemingly abandoned junction boxes Exhibit#10: suspected asbestos pipe insulation. Leaking pipe joints and exposed wires. Full evaluation and removal of abandoned electri- and abandoned plumbing and electrical. cal would be required. r _ Exhibit#11: Non compliant water heater install. Exhibit#12:Attic Air handler and ductwork. 6 Interior Finishes: The buildings interior finishes are well beyond an acceptable life of use. The carpet is severly stained, the kitchen is full of grease on walls and flooring. Many ceiling tiles are falling off the ceiling. One wall of red tile opposite the kitchen is in good shape and could be reatained. Casework in the dining room is failing and falling apart. • Recommendations: Remove and replace all finishes throughout the buliding. Consider retaining the red tile wall. Mold Issues: There was visible black mold on the ceiling of the basement. The mold was observed on the drywall as well as in the floor truss space. The floor trusses are showing significant rusting and spots of mold and rot. • Recommendations: Remove ceiling in the basement, ensure no water is leaking through the floor or in the plumbing system. Remiediate all mold as required by sainitization. Replace damaged and rotting floor framing. I — �- -Ad Exhibit#13: Casework needing to be replaced Exhibit#14: interior flooring and finishes to be replaced and repaired r'it I I; V/ i Exhibit#15: Grill area flooring and finishes to be replaced Exhibit#16: uneaven and different flooring materials present in kitch- en. need to replace and provide single flooring elevation. 7 Exhibit#18: Non-compliant stair y and railing , Exhibit#17: Ceiling Tiles cracking and pealing away from structure Mors- • q.4r Exhibit#20: Mold and rotting wood in floor structure Exhibit#19: Mold on underside of drywall ceiling in basement. Conclusion In conclusion, there are several major architectural, electrical and mechanical components throughout this buliding that would need to be updated and/or retrofitted to comply with the current life safety codes as adopted by the state of Montana and the City of Bozeman. The non-compliant issues described above were recorded based on a preliminary walkthough, further investigation may uncover other areas of the buliding that do not comply with the current code. The recommendations included with each area of concern are only suggestions of how each issue could be resolved and should be investigated further by the appropriate licensed professional for the costs associated with making the change. Please see the attached document for a structural assessment. 8 * 1M G September 30, 2022 Mr. Nick Walton Reutor Walton Development 4450 Excelsior Blvd. St. Louis Park, MN 55416 Re: Structural Assessment—421 West Main, Bozeman, MT Dear Mr. Walton, On September 14, 2022, Nathan McBride from IMEG Corp. and Charley Franklin from SMA Architecture and Design, conducted a site visit to observe the existing structure. The purpose of the site visit was to assess if there were structural issues that would need to be addressed to bring the building code in line with the IBC 2021, which is the current code adopted by the City of Bozeman and the State of Montana. The following issues were noted and will require replacement or to be retrofitted to bring the building up to the current code. The scope of work for this building assessment did not include a detailed analysis of the existing structure or the development of retrofit details. This inspection was of a visual nature only. Every condition or potential structural condition may not have been noted. Observations made and conclusions reached were based on the visual examination and evidence, without the benefit of direct observation of some structural elements. In some cases, exact determination of workmanship and structural integrity cannot be made without destruction of interior or exterior finishes. Building Description The single-story structure was constructed in 1963 and has full length stacked concrete masonry unit (CMU) walls on the north and east elevations with a mix of CMU and glass storefront on the south and west elevations. There is a partial basement in the northwest corner of the building with concrete on metal deck elevated floor being supported on 18" deep open web trusses at 12" OC with wood chords and steel webs. The roof of the structure is constructed of wood trusses at 4'-0" OC. Observations and Recommendations 1. The concrete on metal deck floor over the open web trusses shows signs of corrosion (Figures 2-4). The metal decking over the floor trusses is extremely corroded and has rusted away from the slab exposing the underside of the concrete slab while the steel webs of the trusses are corroded and rusted. The rust in the webs of the truss has reduced the capacity of the members, which could result in the sudden collapse of the floor. It is recommended that the floor system is removed and replaced to avoid a collapse of the floor system. 2. There is no bracing form the top of the CMU walls to the roof diaphragm for the interior or exterior masonry walls. The current code requires CMU walls to be braced at a maximum spacing of 4'0" OC. The bracing is to prevent the CMU walls from tearing away from the building and collapsing. It is recommended that all interior and exterior CMU walls are properly braced at a maximum spacing of 4'-0" OC to the roof framing to prevent a catastrophic collapse in a seismic event. 3. There are several holes in the exterior CMU walls that show no evidence of grouted cells or reinforcing in the existing walls, which indicates the wall is unreinforced (Figures 5 &6). A 1143 Stoneridge Drive, Suite 2, Bozeman, MT, 59718 >406.582.9901 >Fax:406.582.9992 >i megcorp.com TO: Mr. Nick Walton IMEG #22006289.00 DATE: September 30, 2022 Page 2 of 2 magnetic locator was used to scan the CMU blocks for reinforcing in the cells and confirmed that the CMU walls were unreinforced as no rebar was locted. Reinforcing in CMU provides additional ductility to the system and allows the CMU wall to resist tension loading as well as compression during a seismic event. Buildings in Bozeman are no longer permitted by code to be constructed using unreinforced CMU. In a seismic event, the walls are likely to suffer extensive damage, which could result in a partial or full collapse of the building. It is recommended that all the CMU walls are retrofitted to resist lateral loads generated during a seismic event. 4. The parapet on the south elevation is unbraced above the roof line (Figure 7). At this location the wall is covered in a 4" stone veneer, which adds significant weight to the unreinforced wall, increasing loading to the wall in a seismic event. Based on the lack of bracing (Item 2), unreinforced wall (Item 3), and no bracing on the parapet this wall would likely collapse in a seismic event. It is recommended that the parapet is braced and the wall is retrofitted to resist lateral loads generated during a seismic event. 5. The rooftop equipment is not anchored to the support frame (Figure 8). Unanchored equipment can slide off its pad and damage or fall through the existing roof. It is recommended the equipment be anchored to the support frame. Summary Based on the site observations, the building is in need of significant repairs and retrofits to bring the building up to the current code and satisfy life-safety requirements to prevent a sudden collapse. Thank you very much for the opportunity to be of service. We trust the forgoing is adequate for your needs, but should you have additional questions please contact the undersigned. Sincerely, I M EG Corp. NTA Nathan McBride, PE } Project Executive nathan.d.mcbride@imegcorp.com Phone: (406) 586-2739 ;;v'. a ''1J Na.-1��546 PE ,- NDM/jah •O��SS wCF\5 �ice • •.,, Old 1;1,�f�f Enclosures: Figures of existing structure ` 421 West Main, Bozeman, MT 59715 S. Job#: 22006289.00 qi 31, Figure 1: Existing structure looking North —4 d r Figure 2: Metal deck corrosion Figure 3: Web corrosion Figure 4: Corrosion at pin ON, 421 West Main, Bozeman, MT 59715 �. Job#: 22006289.00 IM G 4 � t Figure 5: Hole in wall Figure 6: Hole in wall u. Figure 7: Parapet ` 421 West Main, Bozeman, MT 59715 IM G Job#: 22006289.00 5 Figure 1: Rooftop mechanical equipment * 1M G September 30, 2022 Mr. Nick Walton Reutor Walton Development 4450 Excelsior Blvd. St. Louis Park, MN 55416 Re: Structural Assessment—421 West Main, Bozeman, MT Dear Mr. Walton, On September 14, 2022, Nathan McBride from IMEG Corp. and Charley Franklin from SMA Architecture and Design, conducted a site visit to observe the existing structure. The purpose of the site visit was to assess if there were structural issues that would need to be addressed to bring the building code in line with the IBC 2021, which is the current code adopted by the City of Bozeman and the State of Montana. The following issues were noted and will require replacement or to be retrofitted to bring the building up to the current code. The scope of work for this building assessment did not include a detailed analysis of the existing structure or the development of retrofit details. This inspection was of a visual nature only. Every condition or potential structural condition may not have been noted. Observations made and conclusions reached were based on the visual examination and evidence, without the benefit of direct observation of some structural elements. In some cases, exact determination of workmanship and structural integrity cannot be made without destruction of interior or exterior finishes. Building Description The single-story structure was constructed in 1963 and has full length stacked concrete masonry unit (CMU) walls on the north and east elevations with a mix of CMU and glass storefront on the south and west elevations. There is a partial basement in the northwest corner of the building with concrete on metal deck elevated floor being supported on 18" deep open web trusses at 12" OC with wood chords and steel webs. The roof of the structure is constructed of wood trusses at 4'-0" OC. Observations and Recommendations 1. The concrete on metal deck floor over the open web trusses shows signs of corrosion (Figures 2-4). The metal decking over the floor trusses is extremely corroded and has rusted away from the slab exposing the underside of the concrete slab while the steel webs of the trusses are corroded and rusted. The rust in the webs of the truss has reduced the capacity of the members, which could result in the sudden collapse of the floor. It is recommended that the floor system is removed and replaced to avoid a collapse of the floor system. 2. There is no bracing form the top of the CMU walls to the roof diaphragm for the interior or exterior masonry walls. The current code requires CMU walls to be braced at a maximum spacing of 4'0" OC. The bracing is to prevent the CMU walls from tearing away from the building and collapsing. It is recommended that all interior and exterior CMU walls are properly braced at a maximum spacing of 4'-0" OC to the roof framing to prevent a catastrophic collapse in a seismic event. 3. There are several holes in the exterior CMU walls that show no evidence of grouted cells or reinforcing in the existing walls, which indicates the wall is unreinforced (Figures 5 &6). A 1143 Stoneridge Drive, Suite 2, Bozeman, MT, 59718 >406.582.9901 >Fax:406.582.9992 >i megcorp.com TO: Mr. Nick Walton IMEG #22006289.00 DATE: September 30, 2022 Page 2 of 2 magnetic locator was used to scan the CMU blocks for reinforcing in the cells and confirmed that the CMU walls were unreinforced as no rebar was locted. Reinforcing in CMU provides additional ductility to the system and allows the CMU wall to resist tension loading as well as compression during a seismic event. Buildings in Bozeman are no longer permitted by code to be constructed using unreinforced CMU. In a seismic event, the walls are likely to suffer extensive damage, which could result in a partial or full collapse of the building. It is recommended that all the CMU walls are retrofitted to resist lateral loads generated during a seismic event. 4. The parapet on the south elevation is unbraced above the roof line (Figure 7). At this location the wall is covered in a 4" stone veneer, which adds significant weight to the unreinforced wall, increasing loading to the wall in a seismic event. Based on the lack of bracing (Item 2), unreinforced wall (Item 3), and no bracing on the parapet this wall would likely collapse in a seismic event. It is recommended that the parapet is braced and the wall is retrofitted to resist lateral loads generated during a seismic event. 5. The rooftop equipment is not anchored to the support frame (Figure 8). Unanchored equipment can slide off its pad and damage or fall through the existing roof. It is recommended the equipment be anchored to the support frame. Summary Based on the site observations, the building is in need of significant repairs and retrofits to bring the building up to the current code and satisfy life-safety requirements to prevent a sudden collapse. Thank you very much for the opportunity to be of service. We trust the forgoing is adequate for your needs, but should you have additional questions please contact the undersigned. Sincerely, I M EG Corp. NTA Nathan McBride, PE } Project Executive nathan.d.mcbride@imegcorp.com Phone: (406) 586-2739 ;;v'. a ''1J Na.-1��546 PE ,- NDM/jah •O��SS wCF\5 �ice • •.,, Old 1;1,�f�f Enclosures: Figures of existing structure ` 421 West Main, Bozeman, MT 59715 S. Job#: 22006289.00 qi 31, Figure 1: Existing structure looking North —4 d r Figure 2: Metal deck corrosion Figure 3: Web corrosion Figure 4: Corrosion at pin ON, 421 West Main, Bozeman, MT 59715 �. Job#: 22006289.00 IM G 4 � t Figure 5: Hole in wall Figure 6: Hole in wall u. Figure 7: Parapet ` 421 West Main, Bozeman, MT 59715 IM G Job#: 22006289.00 5 Figure 1: Rooftop mechanical equipment 421 W Main St Property Assessment ARCO Location:Bozeman,MT Date:October 25,2022 Architect:Based on Property Assessment by SMA Architecture dated 10/10/2022 MURRAY DESIGN BUILD Correctiveq • .. Site Parking&Sidewalks $ 147,600 Strip asphalt&curbs from current parking lot Regrade parking lot Install stormwater structures and pipe to control run-off Install underground "vault" infiltration/retention system to treat and control stormwater runoff Repave new parking lot Exterior Siding $ 79,700 Caulk entire siding system Paint wood siding Remove and replace all soffits Un rotected Gas&Electric Meters $ 6,000 Install bollards at all utilities Storefront Windows $ 95,400 Remove and replace all storefront windows Patchback drywall/curb at'amb/sill/head conditions Interior Deficiences $ 855,211 Relocate electrical service panels into dedicated electrical room Replace all recepticles with GFCI protection Install code-compliant fire alarm system Replace all lights Reroute overhead power to maintain clearance from building Demo and remove abandoned plumbing pipes Asebstos removal Re-insulate piping Remove and replace grease traps Relocate furnace into designated mechanical space Replace rooftop mechanical units Install new fire protection system throughout building Refinish entirety of interior: Replace carpet Clean and repaint all walls Replace ceiling tile&grid Remove and replace all millwork Remove ceiling in basement Mold remediation Floor System $ 121,667 Remove entirety of concrete on metal deck floor structure Install new floor structure with new members CMU Walls $ 102,000 Install bracing at all CMU walls to roof structure Selectively install rebar&grout within all CMU walls per seismic design standards Roof Parapet&Equipment $ 17,500 Brace south parapet to roof structure Anchor all rooftop equipment to support frames 1 IIIIIIIIIIIIIIIIIIIN r.m.VTVA/' M Demolition of Existing Building $ 55,000 New Construction $ 1,197,000 AN111 10/26/2022 Reviewed and found to be generally accurate and in-line with current construction Charley Franklin, AIA, NCARB pricing.