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September 21, 2020 Mike Scholl Ayers and Associates 3665 JFK Parkway, Bldg. 2, Suite 100 Fort Collins, CO 80525-3152 Re: Douglas Boys & Girls Club, Structural Observation Martin/Martin Wyoming, Inc. Project No.: 20-068 Mr Scholl: As requested, Martin/Martin Wyoming performed a structural observation of the former Boys & Girls Club building located at 135 S 4th St, Douglas, WY. Based on information provided by Clara Chaffin with the City of Douglas, this building was originally a two-story structure that was part of a school. At some point the roof and second story walls were removed and a built-up roof was applied to the second-floor framing. It appears roof scuppers with down spouts were installed for the new lower roof. After the built-up roofing was installed, a steel framed roof with standing seam metal roofing was installed over the built-up roof. This is the current roofing system for the building. This structure is only a shell and no additional insulation was provided between the built-up roof and the current metal roof. The time frame of when these modifications were made was unknow at the time of our observation but based on Google Earth historical imagery, the metal roof system has been in place at least since 2005. OVERVIEW The metal roof system is constructed with wide flange beams and columns spaced approximately at 12 to 16 feet on center. Cold-formed channels spaced approximately 5 feet on center frame over the beams and support the standing seam metal roof. Roof columns are located over two interior steel wide flange beam lines equally spaced across the width of the building and a column at each exterior wall. We were not able to verify what the exterior columns bear on. This area was not accessible and was only visible through a steel mesh vent on the east wall, therefore a complete visual observation could not be completed. Framing for the second floor that was modified to be a roof consists of 2x12’s at 16” o.c. running north- south and span from the exterior walls to the two interior steel beam lines that run east-west. Columns supporting the beam line are spaced at 19’ o.c. Exterior bearing walls consist of multi wythe brick and are supported on a cast in place concrete foundation. The building is partially built into a hill and the east end of the building is approximately 4 feet below exterior grade. CONDITION ASSESSMENT ---PAGE BREAK--- Douglas Boys & Girls Club, Structural Observation September 21, 2020 P a g e 2 I 7 Overall, the building structure is in fair condition and we did not observe any structural condition that raised an immediate concern. However, the building does have signs of movement typical of this type of structure and age. Signs of movement include cracks in the foundation and brick exterior walls. These cracks are aesthetically unpleasant but do not necessarily indicate a structural concern. Water appears to be the primary threat to the structural integrity of the building and if not managed correctly, significant structural concerns may arise in the future. Continued exposure to freeze-thaw cycles will increase the deterioration rate at locations with cracks. We recommend sealing cracks and replacing cracked sealant as part of a building maintenance plan. The foundation walls above grade have been covered in a thin layer of concrete coating or parge coat that may obscure additional cracking. We did observe multiple cracks in the foundation walls varying in severity. These often occur from settlement of the soil over time or from shrinkage of the concrete. Two locations were identified that we would recommend as a priority for repair. One location is at the southwest corner of the building just above the sidewalk, Photo 1. The other location is along the west wall on the south half of the building, Photo 3. Exterior walls have signs of varying degrees of deterioration. At many locations, the brick has started to deteriorate most likely due to freeze thaw conditions. This occurs at many of the old scupper locations as well as where the paint has peeled away from the brick. Brick deterioration is also present on the south wall at the base where exterior grade is above finish floor. Rain and snow have likely saturated the brick at the base of the wall and subjected the brick to freeze-thaw cycles. This deterioration does not pose an immediate structural concern but may affect the longevity of the structure. The east exterior wall is covered in a parge coat and painted. The parge coat has many visible cracks, however, we could not verify if they occur in the brick as well. The interior side of the exterior masonry walls have also been covered in a parge coat which did not allow us to directly observe the brick. We did not see any signs of structural issues at interior walls and consider them in fair condition. There are locations at window sills where the parge coat is deteriorated likely due to rain water leaking through the plywood covered windows. On the south wall, exterior grade is level with two of the window sills so rain water and snow accumulation sits against the plywood. The water likely saturates the plywood and leaks underneath it, saturating the parge coat. Correcting these saturation conditions will increase the longevity of the structure. The second floor, now roof structure, is covered with ceiling tiles and not openly observable. There are a few locations where tiles have been removed and the framing could be observed. Based on these locations and no signs of excessive deflections, the roof structure appears to be in fair to good condition. The metal roof system covering the second floor appears to be in good condition. OPINION OF PROBABLE COST The following preliminary opinion of construction cost represents Martin/Martin Wyoming, Inc.'s best judgment as a design professional familiar with the construction industry. Martin/Martin Wyoming, Inc. makes no warranty, express or implied, that proposals, bids, or the construction cost of the work will not vary from the opinions of probable construction costs. The values listed below do not include any markups for future inflation. ---PAGE BREAK--- Douglas Boys & Girls Club, Structural Observation September 21, 2020 P a g e 3 I 7 The corner foundation repair would generally consist of removing loose material, squaring up the area to be patched, and then filling with concrete and replacing finish materials. Estimated cost of foundation corner repairs (Photo $2,500 The foundation wall crack repair would generally consist of removing loose material, patching larger areas with a repair grout, sealing the cracks and replacing the finish material. West foundation crack repair (Photo $1,000 LIMITATIONS This investigation was limited solely to the evaluation of the structural condition of 135 S 4th St, Douglas, WY and is based on conditions of structural elements that were readily observable at the time of inspection. No invasive testing or inspections were performed. Martin/Martin, Inc. does not accept responsibility for deficiencies not evident during an inspection of this type. Repair recommendations provided in this report are conceptual in nature and are not intended for construction. Neither the investigation nor this report is intended to cover mechanical, electrical, architectural, or other nonstructural features beyond those described above. Conditions observed on the date of inspection may change if noted deficiencies are not corrected. I appreciate this opportunity to be of service. Please call if you have any questions regarding this report or our recommendations. Feel free to give us a call if you have any questions. Sincerely, Derek Swanson, P.E. #9810 Associate Attachments ---PAGE BREAK--- Douglas Boys & Girls Club, Structural Observation September 21, 2020 P a g e 4 I 7 Photo 1 Deteriorated foundation at SE corner Photo 2 Close up of deteriorated foundation Photo 3 Foundation crack in west wall Photo 4 Close up of crack in west wall ---PAGE BREAK--- Douglas Boys & Girls Club, Structural Observation September 21, 2020 P a g e 5 I 7 Photo 5 Deteriorated brick at scupper Photo 6 Deteriorated brick at peeling paint Photo 7 Brick deterioration at base of south wall Photo 8 Exterior grade at sill level Photo 9 – East wall parge coat Photo 10 – East wall parge coat with crack ---PAGE BREAK--- Douglas Boys & Girls Club, Structural Observation September 21, 2020 P a g e 6 I 7 Photo 11 Second floor/roof framing Photo 12 Second floor framing at steel beam Photo 13 – interior parge coat at south wall Photo 14 water damage at interior parge coat ---PAGE BREAK--- Douglas Boys & Girls Club, Structural Observation September 21, 2020 P a g e 7 I 7 Photo 15 Steel framing over second floor/roof