36C25625R0084 VA Staff Garage Report .pdf

Southeast Louisiana Staff 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 R. 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

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

High Priority Repair Construction

Table 4.1 – High Priority Repair Construction

Medium Priority Repair Construction

Table 4.2 – Medium Priority Repair Construction

Low Priority Repair Construction

Table 4.3 – Low Priority Repair Construction

SECTION 5: LIMITATIONS AND CONCLUSION

Southeast Louisiana Staff 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 Staff Parking Garage. The garage is approximately 381,000 square feet (SF) and contains seven (7) levels of parking. The garage is oriented 45 degrees to the cardinal grid. For the purposes of this report, north is considered to be the side aligned with Canal Street.

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

South Rocheblave Street. A vehicle ramp towards the center of the garage provides vehicle access to the levels above. Pedestrians can use an elevator in the lobby at the northeast corner of the garage to access different levels of the garage.

They can also use two stairs, one each at the northeast and southwest corners, to access these levels.

Level 1 of the garage serves as the primary access point to the west 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.

According to the record drawings, a portion of the roof area was designed for helicopter loading. In this area, the structural system is comprised of precast double-tees with a cast-in-place concrete topping slab. It was reported that the area is not being used as a helicopter landing pad.

The Level 1 storage area is covered by precast hollowcore planks with a bitumen roofing system installed over them.

Staff Parking Entrance

Entrance to Elevator Lobby

Roof Level Parking

Level 2 Hollowcore Roof

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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 soffits above these spaces are 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.

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

Level 1 Storage Area

Level 1 Occupied Space

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SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS

High Priority Repair Needs (Within 12 Months)

High Priority repairs are those required to address structural serviceability concerns and other crucial items that are not considered to be immediate life safety issues. They are noted within this category when conditions are such that Martin/Martin, Inc. recommends repairs be performed between zero and

12 months of the report date. Photos and descriptions of the High Priority Repair Recommendations are included below.

High Priority Repair Photos

Photo 1

There are several double-tee stems that have diagonal cracks near the bearing end. Details of original construction may make these double-tees vulnerable to this type of distress. It is possible that this deterioration may continue to worsen or appear in new locations.

During our site visit, we observed this type of distress at the Patient/Visitor Parking Garage as well with one location where cracks were wider and vertical offset was observed. The distress observed at the Patient/Visitor Garage poses an immediate structural concern. The level of distress was communicated to the Owner on

December 9, 2024.

We recommend performing select demolition to investigate the cause of the deterioration.

Temporary shoring will need to be installed down to grade in order to perform this work. For planning purposes, we are assuming the repairs consists of installing fiber-reinforced polymer (FRP) strengthening following concrete repairs.

Additionally, the connection between the double-tee and inverted-tee beam may need to be modified to allow for thermal movement.

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Photo 5

We observed a few locations where corrugated pipes were visible in a wall or column. From our brief review of the structural drawings, these pipes should have been fully grouted during original construction. At the time of our visit, we did not observe any immediate structural distress caused by this condition.

We recommend this condition be investigated with non-destructive testing tools to develop the appropriate repair. At a minimum, the corrugated pipes should be filled with grout to match the intent of the structural drawings.

Photo 6

Photo 7

We observed spalling concrete at vertical and overhead areas throughout the garage. At some locations, these spalls are compromising the capacity and durability of structural connections.

We recommend removing loose concrete with handheld hammers until repairs can be made.

Perform overhead and vertical concrete repairs.

Where damage to the embedded plates has resulted in broken connections or loss of capacity, install a supplemental connection.

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Medium Priority Repair Needs (12 Months to 36 Months)

Medium Priority repairs are those required to prolong the service life of the structure and/or maintain safety of the garage users. Items are noted within this category when conditions are such that

Martin/Martin, Inc. recommends repairs be performed between 12 months and 36 months of the report date. Photos and descriptions of the Medium Priority Repair Recommendations are listed below.

Medium Priority Repair Photos

Photo 13

Diagonal steel connections are installed between spandrels and double-tee stems to resist vehicular impact. At several locations, we observed spalling concrete, most likely due to the connection not being properly detailed to allow for thermal movement.

Remove loose concrete. Modify the existing steel connection to allow for movement in the perpendicular (horizontal) direction. Traffic should be blocked from this area while performing the work.

Photo 14

Spalling, cracking, and delaminations are present on the horizontal parking surfaces throughout the garage. The spalling is primarily occurring at the cast-in-place concrete topping slab near the concrete shear walls. We observed various delaminated areas at the Roof Level cast-in-place topping slab and washes through acoustical sounding.

Perform partial-depth horizontal concrete repairs.

At a few locations, the damage may extend through the full depth of the concrete topping slab and flange due to the severity of the deterioration. The depth to which the damage extends cannot be determined until the unsound material is removed during construction. An engineered repair detail will be required at these locations.

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Photo 17

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.

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

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.

Photo 18

There are corroded form savers on the top side of the walls and columns on Level 7. From our brief review of the structural drawings, we believe these form savers are meant to couple on reinforcing steel in the event of a future expansion at Level 7.

Remove corrosion from form savers. At columns, reinstall protective caps. At walls, remove and replace deteriorated grout. Following repairs, install an elastomeric coating to further protect these form savers.

The quantity and to install the elastomeric coating has already been included in a previous work item.

Further study of the condition of the form savers should be performed following corrosion removal and prior to expanding Level 7. It is possible that the form savers have experienced section loss and may not be suitable for use.

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Low Priority Repair Needs (36 Months to 60 Months)

Low Priority repairs are those required to prolong the service life of the structure and/or maintain safety of the garage users. Items are noted within this category when conditions are such that Martin/Martin, Inc.

recommends repairs be performed between 36 months and 60 months of the report date. Photos and descriptions of the Low Priority Repair Recommendations are listed below.

Low Priority Repair Photos

Photo 25

Grout covering steel connections and precast lifting anchors was observed to be loose or missing throughout the garage.

Remove all loose grout, clean and coat the steel, and install a high-performance epoxy grout to encapsulate the lifting anchors. Include an allowance to install supplemental steel strengthening if existing steel connections have experienced section loss.

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.

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Photo 27

The expansion joint at the transition from slab-on-grade to structured framing is in fair condition. 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. We have included an allowance to remove and replace the expansion joint should it be damaged during the repair process.

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.

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. At the time of our visit, the northeast stairwell had standing water most likely due to the roof not being properly sloped to the scupper.

Remove and replace deteriorated sealants. The roofing system will most likely need to be replaced in the next 5-10 years.

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Photo 30

The roofing system over the hollowcore slabs is in fair condition with sealants at the end of their useful life.

Replace deteriorated sealants. The roofing system will most likely need to be replaced in the next 5-10 years.

Photo 31

At the time of our visit, we were unable to complete a full assessment of the garage exterior due to the greenery at the south side of the garage.

We recommend this area to be studied further with the use of an aerial lift. The greenery may need to be removed at select locations in order to perform a thorough observation.

There is an area in the garage that is inaccessible to the garage users. This area is framed by partition walls and is accessed through a locked hatch.

Within this area, we observed a significant amount of condensation dripping from the double-tees, most likely emanating from the water pipes.

Although this does not currently present a structural concern, it can cause exposed steel in this area to corrode and lead to accelerated concrete deterioration.

We recommend engaging a mechanical engineer to evaluate limiting the condensation in this area, such as installing a ventilation system.

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Photo 39

The door hinge at the southeast stair tower is broken.

Repair door hinge to allow the door to fully close.

Photo 40

A representative sample of anchor bolts at the light pole bases was oberved 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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