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HomeMy WebLinkAbout624 S HOWES ST - SPECIAL INSPECTIONS - 9/15/2006September 15, 2006 Project No: 1343-07-06 Rick Reider 5029 Crest Road Ft. Collins, Colorado 80526-4008 Re: North 1/2 of Lot 10, Block 106, Harrison's Addition; Fort Collins, Colorado 624 South Howes Street Dear Mr. Reider, Representing Shear Engineering Corporation, and at your request, I conducted limited existing structure observations on Monday, August 21, 2006 in order to assess the safety and structural status of the existing 2-story residence structure. The following is a summary of some of my observations and understandings, as well as my opinion concerning the structure in general. GENERAL OBSERVATIONS AND INFORMATION • The primary residence structure is an older 2-story in Old Town Fort Collins. The age of the house is unknown. There are no public records to confirm the age of the house. The structure may have been constructed in the early 1900's. There is a residence addition on the back that does not appear to be a part of original structure construction. The addition has a cellar access and a small cellar area. It is also an older structure and is founded on a stone foundation. • There are some foundation stones missing, some apparently due to removal for plumbing and other utility service installations. • The main 2-story structure is founded on a shallow stone foundation. Missing foundation stones under the main 2-story structure allowed for observation and documentation of the main floor system components. There is no crawlspace or basement. Main floor joists are within inches of the ground and appear to be supported periodically by 2x wood components that bear directly on the ground beneath. These appear to have been placed with original construction. As with many older structures in the Old Town Fort Collins area, there is no apparent evidence that the main 2-story structure was attached directly to the stone foundation. • There is an area along the north main level wall that "bows" outward. There is no evidence that there is any separation of internal structural components at this location. The stone foundation follows the same "bowed" alignment indicating that this condition has existed for many years. • As with most of the Old Town area, grading and drainage does not meet grading and drainage standards of today. There is no way to remedy this situation satisfactorily due the way the original structure grade was established many year ago. 4836 S. College, Suite 12 Ft. Collins, CO 80525 (970) 226-5334 Fax (970) 282-0311 www.shearengineering.com PAGE 2 September 15, 2006 Project No: 1343-07-06 Re: North 1/2 of Lot 10, Block 106, Harrison's Addition; Fort Collins, Colorado 624 South Howes Street • There are several areas in the main structure and the rear addition that provide evidence of horizontal and vertical differential movement of the structure. This appears to be due primarily to lack of frost protection and poor drainage that may be causing differential soil and foundation movement. Foundation designs considering actual soil bearing capacities were not considered at the time of construction of the residence. Horizontal and vertical differential movement may also be due in part to wind load stress on the structure. These conditions however, have been occurring since the original construction of the structure. Damage noted in the main structure appears to be primarily cosmetic and has been addressed over the years with maintenance procedures that are apparent (re -planed doors to fit door openings, cosmetic finish crack repairs, etc.). CONCLUSIONS AND RECOMMENDATIONS Based on my observations, documentation, discussions and understandings, I believe that the main structure is generally stable based on the generally acceptable condition of the structure and the framing attachment methods of the early 1900s. The condition of the structure is not a threat to the safety and welfare of the tenants. Major repairs to meet today's more stringent standards are not justifiable since original construction was so many years ago and the structure has endured the test of time satisfactorily with no major structural damage. I would make the following recommendations. These recommendations may be addressed over time with implementation with other scheduled maintenance. These recommendations are not immediately critical. • Missing foundation stones should be replaced in areas where they have been removed in the past to facilitate utility installations and maintenance. This would be most critical along the north and south foundation walls that support a majority of the structure loads. • Re -grading along the north side of the residence to fill a depression caused by recent utility installation should be completed to reduce potential water contribution to the old foundation components. • Repair of the north end of the rear gutter should be accomplished to reduce potential for storm water and snowmelt runoff to contribute directly to the northeast corner of the main 2- story structure foundation system. This could simply consist of capping the north end of the gutter since there is a functioning downspout on the southeast corner of the main 2-story structure. Note that the entire 2-story roof system drains to this gutter. PAGE 3 September 15, 2006 Project No: 1343-07-06 Re: North 1/2 of Lot 10, Block 106, Harrison's Addition; Fort Collins, Colorado 624 South Howes Street Correcting the "bowed" condition along the north wall is not a major recommendation at this time since repairing the "bow" could inflict additional damage to the main 2-story structure. If correction of the "bowed" condition of the north wall is considered at some point in the future, it should be considered with other maintenance procedures and schedules, and a plan should be developed to repair the potential structural damage that could occur at the floor and wall attachments. If you have any questions concerning our observations, please call at (970) 226-5334. Sincerely, 20262 Brian W. Shear, P.E. `� Shear Engineering Corporation BWS / is cc: City of Fort Collins Building Department