36C25625R0084 VA Patient Garage Report .pdf

Southeast Louisiana Patient/Visitor Parking Garage

Structural Condition Assessment

Property Address: 2400 Canal Street

New Orleans, Louisiana 70119

Report Date: March 7, 2025

Produced For: Southeast Louisiana Veterans Healthcare

Written By: Arturo García, PE (CO), Martin/Martin, Inc

Reviewed By: Tami J. Worker, PE (CO), CE (NV), Martin/Martin, Inc

Ali McGreal, Citrine LLC

M/M Project No.: 24.1585.S.01

TABLE OF CONTENTS

SECTION 1: EXECUTIVE SUMMARY

SECTION 2: FACILITY INFORMATION

Narrative of Structured Areas Reviewed

Information Provided by Client

Table 2.1: Structurally Supported Parking Characteristics

SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS

Immediate Repair Needs

Immediate Repair Photos

High Priority Repair Needs (Within 12 Months)

High Priority Repair Photos

Medium Priority Repair Needs (12 Months to 36 Months)

Medium Priority Repair Photos

Low Priority Repair Needs (36 Months to 60 Months)

Low Priority Repair Photos

SECTION 4: ANTICIPATED REPAIR

Opinion Assumptions

Immediate Repair Construction Estimate

Table 4.1 – Immediate Repair Construction

High Priority Repair Construction Estimate

Table 4.2 – High Priority Repair Construction

Medium Priority Repair Construction Estimate

Table 4.3 – Medium Priority Repair Construction

Low Priority Repair Construction

Table 4.4 – Low Priority Repair Construction

SECTION 5: LIMITATIONS AND CONCLUSION

SECTION 1: EXECUTIVE SUMMARY

We have completed our condition assessment of the Patient/Visitor Parking Garage located at

2400 Canal Street, in New Orleans, Louisiana at the New Orleans Veterans Affairs Medical Center.

The purpose of our assessment was to evaluate the current condition of the structural and waterproofing systems as they relate to the parking structure and provide recommendations for addressing repair and maintenance items. Our visual assessment was complemented by review of building design drawings.

An engineer’s opinion of the anticipated repair construction is provided to help develop ballpark repair budgets in the noted timeframes. Additionally, we have provided a map showing general locations of the distress identified within the report.

The parking garage is in good condition overall with select locations in poor condition for the structure’s age.

There are areas where repairs and maintenance are needed to maintain the integrity and prolong the useful life of the structure. We have identified select locations which we have classified as an immediate priority structural concern. Repairs at these locations should be completed as soon as possible.

We present our repair recommendations for work to be completed into four time periods based on the severity and importance of the item to the performance of the parking structure: 1) Immediate Priority conditions that should be addressed as soon as possible to reduce the hazard of collapse, loss of life/serious harm, or significant structural damage, 2) High Priority conditions to be addressed within 12 months,

3) Medium Priority conditions to be addressed between 12 months and 36 months, and 4) Low Priority repairs to be addressed between 36 and 60 months. A summary of the Immediate and High Priority recommendations is listed below.

Immediate Priority Repair and Hazard Concerns

1. Large through-cracks near bearing ends of double-tee stems and noticeable settlement of the slab above.

2. Loose concrete on overhead surfaces.

High Priority Structural and Waterproofing Concerns

1. Diagonal cracks near the bearing ends of double-tee stems.

2. Spalling and delaminated concrete at overhead surfaces.

3. Broken connections between precast concrete elements.

4. Potential slip hazard at stairs.

5. Deteriorated traffic coating over occupied spaces.

A summary of the anticipated construction for the four repair categories is as follows:

Immediate Concerns: $70,000

High Priority (Less than 12 months): $1,090,000

Medium Priority (12 to 36 months): $1,540,000

Low Priority (36 to 60 months): $225,000

The remaining report sections include facility specific information, photos, descriptions of the observations, and a list of preventative maintenance items. All the recommendations should be completed within the timeframe for each category to properly maintain prolong the useful life of the structure.

Southeast Louisiana Patient/Visitor Parking Garage - Structural Condition Assessment March 7, 2025

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SECTION 2: FACILITY INFORMATION

Narrative of Structured Areas Reviewed

The parking garage is identified throughout this report as Patient/Visitor Parking Garage. The garage is approximately 377,000 square feet (SF) and contains seven levels of parking. The garage is oriented 45 degrees to the cardinal grid. For the purposes of this report, north is considered the side aligned with Canal Street.

The garage is situated above-grade, with one entrance to access Level 1 (Street Level) from

South Galvez Street. A vehicle ramp at the south end of the garage provides vehicle access to the levels above. Pedestrians can use an elevator in the lobby at the northwest corner of the garage to access different levels of the garage. They can also use two stairs, one each at the northwest and southeast corners, to access these levels.

Level 1 of the garage serves as the primary access point to the east side of the medical facility.

Additionally, staff can access the medical facility through the lobby at Level 6.

The primary structural system for the garage consists of pre-topped double-tees supported by precast concrete beams, spandrels, walls, and columns. The lowest floor of the garage is a concrete slab-on-grade. The lateral force resisting system for the garage consists of intermediate precast concrete shear walls in both directions.

The foundations for the garage are a combination of drilled piers and driven wood piles.

There is a process tank directly adjacent to the garage, with the west side of the garage partially framed by the tank’s cast-in-place concrete wall.

The parking garage was designed to drain water via surface flow by sloping concrete double-tees

(above-grade) and concrete slab (at-grade) to drains that are located throughout the levels.

There are several occupied spaces on Level 1, including but not limited to: electrical, mechanical, security, etc. The soffit above these spaces is covered by fireproofing. The areas above these spaces have a polyurethane traffic coating installed to prevent water intrusion. There is a confined space with an access hatch near the transition from structured level to slab-on-grade to access below ramp to the first elevated level.

Patient/Visitor Parking Entrance

Roof Level Parking

Typical Level Parking

Southeast Louisiana Patient/Visitor Parking Garage - Structural Condition Assessment March 7, 2025

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Information Provided by Client

Kristian Krc, PE, SE and Arturo García, PE of Martin/Martin, Inc. performed a condition assessment of the parking garage on the week of December 9, 2024. The weather at the time of visit was rainy for the first two days and sunny the rest of the week with an average approximate temperature of 60 degrees

Fahrenheit. In addition to our on-site observations, we had conversations with Josh Blackman, Construction

Control Representative.

During our evaluation period, we reviewed the following documents to assist us in understanding the existing structural and waterproofing characteristics:

Original Design Drawings, dated June 30, 2011, by Studio Nova and Korda/Nemeth Engineering.

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SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS

Immediate Repair Needs

Immediate repairs are those required to occur as soon as possible to reduce the hazard of collapse, loss of life, or significant structural damage. Photos and descriptions of the Immediate Repair Recommendations are listed below.

Immediate Repair Photos

Photo 1

Photo 2

Photo 3

We observed a double-tee where both stems had large diagonal cracks near their bearing ends. These cracks ranged from 1/32-inch to 1/16-inch wide and appeared to extend through the stem.

Diagonal through-cracks may indicate that the shear reinforcing is compromised at these areas.

This presents a serious structural integrity concern for the double-tee load carrying capacity.

Additionally, we observed a visible 1/8-inch offset at the slab above which may mean the concrete has settled slightly.

Install temporary shoring down to slab-on-grade as soon as possible to reduce the hazard of collapse until more permanent repairs can be implemented.

We informed the Owner to immediately install shoring on December 9, 2024. Following shoring installation, perform exploratory demolition to determine the condition of the prestressing steel and shear reinforcement.

For pricing, assume that concrete repair and structural strengthening with carbon fiber reinforced polymer (FRP) is required. Additionally, the connection between the double-tee and inverted-tee beam may need to be modified to allow for thermal movement. An estimate for exploratory demolition has not been included but can be provided upon request.

Details of original construction may make these double-tees vulnerable to this type of distress. It is possible that this distress may continue to worsen or appear in new locations.

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Photo 7

There is a coating installed on the slab surface of all levels at the northwest stair tower (Stair 1). During our site visit, water was entering the stair tower, causing the surfaces to be slippery. This presents a potential slip hazard.

Remove the coating and install a non-slip coating.

The coating on the slab-on-grade should be vapor permeable.

Photo 8

There is an existing traffic coating at Level 2 of the garage that is installed above occupied spaces. The coating is in fair condition with areas of poor condition.

Remove and replace traffic coating to maintain waterproofing above occupied spaces.

Photo 9

Initially, we recommend that the structural damages be repaired to restore the structural integrity of the garage. Following structural repairs, we recommend waterproofing be installed to protect the system from additional exposure to environmental deterioration mechanisms. See our detailed description of waterproofing efforts later in this report.

We have included an allowance to perform waterproofing following structural repairs.

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Photo 12

We observed map pattern cracking and discoloration of the spandrels and columns on

Level 7. This could be an early indication of alkali silica reaction (ASR), alkali carbonate reaction (ACR), delayed ettringite formation (DEF), or other similar internal concrete deterioration mechanisms.

Extract cores and perform petrographic testing at representative locations to determine what internal deterioration mechanisms may be affecting the concrete. The results can be used to prepare a long-term maintenance plan for the affected elements.

Based on our experience with similar conditions, we have included an allowance in the tables for application of a vapor-permeable elastomeric coating to be selected based on the results of the testing.

The quantity of elastomeric coating listed in the tables includes all the Roof Level spandrels and columns to provide a uniform appearance.

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Photo 13

Vertical cracks were observed at the exterior façade panels along the east side of the structure.

There is no visible deterioration currently associated with the cracking, but long-term moisture infiltration into the cracks at exposed surfaces may result in concrete deterioration and corrosion of reinforcing steel. At most locations, the cracks are vertical with a location with diagonal cracks.

Additional investigation using an aerial lift will be required to determine if there is any deterioration that could not be observed from the ground, such as delaminated concrete.

Pending the results of additional investigation, a coating may be an appropriate solution. Coat the exterior spandrel surfaces with an elastomeric coating. This work will require the use of an aerial lift or swing stage.

The quantity of elastomeric coating listed in the tables include all the exterior spandrels to provide a uniform appearance.

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Photo 17

Photo 18

Most of the horizontal and cove joint sealants at

Levels 5 through 7 have failed and were leaking during a rainstorm that occurred while we were on site. The remainder of the sealants in the garage are in fair condition but are nearing the end of their useful life.

Remove and replace all joint sealants.

Photo 19

Cracks were observed in the concrete topping slab and precast double-tees. Several of these cracks were observed to be leaking at the time of our visit.

Cracks greater than 1/16-inch wide should be routed and sealed. Leaking cracks greater than

1/32-inch wide should be filled with epoxy.

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Photo 20

The exposed Roof Level slab surface is currently in good condition with select areas in poor condition.

Due to the amount of leaking observed, an additional layer of protection is recommended.

Install a traffic coating over beams on the roof surface. Re-stripe areas that have received traffic coating.

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Photo 26

Several of the drains throughout the garage are clogged. Locations were identified by large pools of water collecting around the drains.

All levels should be cleaned and flushed by high-pressure water jetting.

Photo 27

The expansion joint at the transition from slab-on-grade to structured framing is in fair condition. The vertical offset at the expansion joint was within tolerance during the time of our visit.

However, the concrete adjacent to the joint is spalling and the elastomeric concrete header is cracked.

Perform partial depth concrete repairs and replace deteriorated elastomeric concrete header. This work may require reprofiling of the concrete shoulder substrate.

Photo 28

We observed cracks that were grouped together in distinct areas with a crazing pattern. This pattern suggests excessive plastic shrinkage occurred during curing due to rapid moisture loss.

Plastic shrinkage cracks should be treated with a healer sealer to flow into and fill visible cracks.

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Photo 29

The roofing system over the stair wells are in fair condition with deteriorated sealants. We observed partial debonding of the roofing system around the scuppers.

Repair areas that are partially debonded. Remove and replace deteriorated sealants at termination bars. The roofing system will most likely need to be replaced in the next five to 10 years.

Photo 30

The stair roofs have a fall protection system installed.

Although outside of the scope of the garage structural and waterproofing assessment, we recommend engaging a fall protection expert to assess the system prior to using these anchorages.

We are mentioning this as a courtesy and have not provided a for this work.

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Photo 36

From discussions with on-site staff, screen barriers at the perimeter of the garage were installed within the last few years. We observed rust staining at several locations throughout the garage.

Photo 37

We observed locations where steel guards installed over barrier cable anchorages were missing or damaged.

Reinstall or replace anchors.

Photo 38

There are several convex traffic mirrors that were broken, removed, or not aligned properly.

Reinstall or replace traffic mirrors.

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Photo 39

Many of the wheel stops have been hit and are no longer at their designated locations or became loose.

Reinstall or replace wheel stops.

Photo 40

Lights were inoperable in some locations and should be replaced.

There was a security monitor that appeared damaged.

Damaged security monitors should be repaired.

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Photo 42

A representative sample of anchor bolts at the light pole bases was observed to be in good condition.

Light pole bases should be inspected regularly for loose connections or corrosion.

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SECTION 5: LIMITATIONS AND CONCLUSION

This report is based on conditions of structural elements that were readily observable at the time of our visit. No invasive testing or inspections were performed. We conducted our assessment and prepared this

Report in accordance with the professional and industry standards prevailing at the time such services were rendered. Martin/Martin, Inc. does not accept responsibility for structural deficiencies not evident during an assessment of this type. This report does not provide any kind of guarantee or warranty on our findings and recommendations. Our assessment was based on and limited to the agreed scope of work. Neither the investigation nor this report is intended to cover mechanical, electrical, architectural, or other nonstructural features.

This report contains information which is time-sensitive, and was prepared subject to the particular scope limitations, budgetary and time constraints, and business objectives of the Client. If any questions arise with respect to the scope or meaning of the statements or conclusions, immediately contact us for clarification, explanation, or to update this report.

This report is intended for planning purposes and budgeting for future repair and maintenance of the parking deck. In many instances the work described requires development of engineered structural repair details and specifications before construction can begin.

We appreciate this opportunity to be of service. Please call us at (303) 431-6100 if you have any questions regarding this report or if we may be of further assistance.

Sincerely, Arturo R. García, PE Tami J. Worker, PE

Project Engineer, Investigative Engineering Associate, Investigative Engineering

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