8-0344.23824 Coblentz Corner Structural Report REV.pdf

S T R U C T U R A L E N G I N E E R I N G | C I V I L E N G I N E E R I N G

KSG ENGINEERS 711 DAVIS ST. SCRANTON, PA 18505

570.569.2199 | REINFORCING YOUR V IS ION | WWW.KSGENGINEERS.COM

S T R U C T U R A L E N G I N E E R I N G

S t r u c t u r a l C o n d i t i o n s A s s e s s m e n t J u l y 3 0 , 2 0 2 5

C l i e n t :

C o m m u n i t y S t r a t e g i e s G r o u p 1 6 0 W . 6 t h S t r e e t

B l o o m s b u r g , P A

P r o j e c t :

C o b l e n t z C o r n e r s

P r o p o s e d B u i l d i n g R e n o v a t i o n

1 0 0 W . F r o n t S t .

B e r w i c k , P A 1 8 6 0 3

KSG ENGINEERS 71 1 DAVIS ST . SCRANTON, PA 18505

TABLE OF CONTENTS

Description Page No.

Cover Sheet Table of Contents Introduction ................................................................................................................... 3-6 Observations ................................................................................................................. 7-12 Conclusion ..................................................................................................................... 13-14 Appendix ....................................................................................................................... 15-35

July 30, 2025

Community Strategies Group 160 W. 6th Street Bloomsburg, PA 17815

ATTENTION: Community Strategies Group

REFERENCE: Proposed Building Renovation

Coblentz Corners 100 W. Front Street

Berwick, PA 18603 KSG Job No. 0344.23824

INTRODUCTION

PURPOSE

The purpose of this structural assessment report is to provide updated existing structural conditions of the one-story building located at 100 W. Front St., in Berwick, PA, and provide information outlining the structural considerations for the renovation of the existing building.

The information in this narrative will be utilized by the client’s contractor to develop cost estimate information for the owner.

HISTORY OF THE PROJECT

The existing building originally housed a clothing store, followed by a party supply store.

The building was purchased in 2012 and has been empty since that time. Beginning in 2018, the building was subject to survey and review by engineering teams regarding complaints of unsafe roof conditions. Subsequently, (3) engineering letters/reports, by Quad 3 Engineers, were issued related to failing interior roofing materials and failing canopy roof panels. The canopy roof panels were leaking and sagging, posing an unsafe condition to the public.

Following the recommendations of Quad 3’s engineering report, the building owner removed the leaking and sagging exterior canopy panels. The engineers’ report further documented leaking interior roof conditions, rusty basement beams, but also noted that the building was not in immediate danger of collapse. The engineering report suggests that the leaking roof should be repaired to prevent further interior deterioration. The previous engineers’ reports are included in the Appendix of this report.

In 2021, KSG was consulted to study the existing building and determine if it could support a renovation that included a two-story vertical addition. During our visit to document site conditions, we also observed similar leaking interior roof conditions, as described in the previous engineer’s report. The leaking water was being collected in large 50-gallon barrels inside the building. These water barrels appear to have overflowed at times, causing continued moisture conditions in the basement.

During our 2021 review of the project, we determined that architectural or structural drawings of the existing building did not exist; therefore, we performed an onsite survey and documentation of the structure on 9/10/2021 and 10/26/2021. Some of the existing building elements, like foundations and basement wall reinforcement, were not visible. Therefore, we developed a “Selective Demolition and Testing” plan, which was presented to Community Strategies Group and their contractor, Grimm Construction. The contractor performed the recommended testing and probing procedures. Those testing findings, along with KSG’s onsite survey information, were utilized to prepare the vertical addition feasibility report issued on November 5, 2021.

The 2025 proposed plan is to utilize the existing one-story building’s structural frame and shell as much as possible. The new plans do not propose a vertical or horizontal addition to the existing structure.

EXISTING BUILDING STRUCTURE DESCRIPTION

For the purposes of this report, any reference to the front of the building will be from standing on W. Front Street, looking directly at the building. As-built structural drawings were developed, and these drawings include locations and sizes of identified structural elements within the building. Only partial information about the existing foundation was able to be determined due to underground viewing limitations.

The existing building is a one-story building with a full-depth basement. The roof is flat. Built in 1960, the building matches the architecture and height of its neighboring structure. The building is approximately 56’-0” wide x 80’-0” long x 15’-0” high, above the front of the building grade level.

Based on our survey findings, the building is steel-framed with masonry infill walls in the rear and on both sides of the building. The front of the building is structurally open, with a storefront glass façade. The building is bound on three sides by W. Front St, S. Market St., and Reagans Ave. in the rear. Sidewalk/roadway grade slopes from front to back along the side of the building, creating a loading dock condition in the rear of the building. The right side of the structure is constructed tightly to its adjacent neighboring building, but does not share a party wall. It is unknown if these existing buildings share a combined foundation wall or footing system

The existing basement walls are constructed of CMU block with integral concrete piers located at steel girder and column bearing locations. The first floor (ground) elevated slab is constructed with steel W-shape beams at approximately 5’-0” O.C. and steel beam girder members, supported on exterior CMU basement walls and interior square tube-shaped columns. The steel columns supporting the basement framing do not extend through the first floor. The first floor is constructed with a 1” non-composite steel deck with 2” of normal weight concrete cover above (3” total deck thickness). The floor slab spans structurally from front-to-rear of the building. The first-floor basement steel beam, girder, and tube column sizes were hand measured via measuring tape and calipers. Their existing beam size designations were determined utilizing historic A.I.S.C. construction manuals, specifically the 1959 Fifth Edition.

Above the basement level, the superstructure is one-story tall. The roof is framed with 32” deep L-series Bethlehem joists. The joists have 5-1/2” deep end bearing seats and are spaced at 48” O.C. Based on historical information and confirmation from the Steel Joist Institute (SJI), the joists are sized as 32L11 joists, commonly used between 1958-1961. The joists span the full width of the building, approximately 56’-0”, and are supported with 12” deep wide-flange steel girders. The steel girders span between existing WF8 steel columns, spaced roughly 16’-0” O.C., and are connected to the steel columns' webs with angle shear connections. CMU infill walls are built between the columns and tight to the underside of the 12” steel girders.

The front of the building is open, meaning that the front roof edge support member spans the width of the building, with middle span support columns visible.

Above the 32” roof joists, the roof is constructed with a pre-manufactured roof decking system. The roof panel is a 3” thick lightweight roof system, commonly known during the time of construction as a Porex roof system. The Porex roof system was constructed with a maximum span of 48” between the roof joists, and it is secured to the top flange of the roof joists with galvanized clips. The existing roof assembly was inaccessible during our survey.

The condition of the existing roofing materials is unknown; however, the 2021 building owner indicated that the roof consists of a rubber roof member with approximately 2” of stone ballast on the roof.

UPDATE: As of the 2025 site visit, all previously stated conditions of the existing structural system have been confirmed through on-site verification during our survey.

OBSERVATIONS

EXISTING STRUCTURAL CONDITIONS

The following structural conditions were observed during our 2021 survey, and further updated during our 2025 survey. As the design portion of the project progresses, conditions will need to be reevaluated.

The following information summarizes relevant structural information documented by KSG.

Existing material strength assumptions and self-weights indicated below are based on historical code, product data, or data obtained upon testing.

Historical Code and Manufacturer References used during our review:

1958 Uniform Building Code (UBC) AISC Steel Construction Manual 5th Edition Steel Joist Institute “Longspan Steel Joists” Manual – 1953 Edition Porex Design Manual – Concrete Products, Inc.

Roof Deck System:

3” Porex Roof Deck System: Historical documentation indicates an allowable superimposed capacity of 50 PSF.

The Porex roof deck was susceptible to leaks in multiple areas, resulting in deterioration to some of the existing roof panels.

The front exterior canopy of the building was also exposed to the elements after portions of the roof deck collapsed in 2018. Those collapsed areas of the canopy deck were removed and not replaced. Portions of the exterior canopy framing remains exposed and rusted/deteriorated and is subject to worsening conditions.

Existing Roof Framing:

32L11 roof joists spaced at 48” o.c. spanning approximately 56’-0”.

The roof joists appear to be in good condition with negligible surface rust.

Steel Columns: 8” WF columns sandwiched between CMU infill panels

The steel joists bear on perimeter W12 steel beams that span between the W8 columns.

UPDATE: As of the most recent survey, existing roof framing and decking conditions above remain accurate, and an extensive amount of leaking was present among multiple portions of the roof.

CMU Walls:

Front Wall: Open

Rear Wall: 12” CMU wall approx. 15’-0” tall (Running Bond) not reinforced or grouted solid.

Left Side Wall: 12” CMU wall approx. 15’-0” tall (Stacked Bond) not reinforced or grouted solid. Above the wall is a W12 steel beam supporting the roof joists.

Right Wall: 12” CMU wall approx. 15’-0” tall (Running Bond) not reinforced or grouted solid. Above the wall is a W12 steel beam supporting the roof joists.

The exterior walls appear to be in sound condition with minimal cracking or deterioration, however not all portions of the wall were able to be surveyed due to interior wall finishes being present. Scanning of the existing CMU walls determined that the walls are hollow and are not grouted or reinforced.

UPDATE: As of the most recent survey, interior wall finishes were not present in a sizable capacity. Therefore, the perimeter CMU walls were able to be properly observed, and the condition that these walls exhibited minimal cracking or deterioration remains accurate.

Existing First Floor Framing and Deck/Slab:

Slab: 1” Non-Composite Metal Deck with 2” normal-weight concrete topping (3” total thickness).

Steel Framing: 10” deep steel beams framing beams with 14” deep WF steel girders.

Grade 36 steel

The first-floor beams, visible from the basement, are exhibiting extensive signs of rust in many areas, due mainly to the roof leaking issues and basement moisture. At the time of our survey in 2021, the rust appeared to be isolated to the surface of the beams of the building. We did observe areas of heavier rusting on the beams towards the front of the building.

The concrete and metal deck, visible from the basement, appears to be in fair, yet declining condition. The underside of the metal deck is exhibiting sizable rust and deterioration, heavy in some locations. However, we identified the deck as a non-composite deck, which was used as a concrete form during construction.

Based on published steel deck and slab manufacturer allowable load tables and first-floor beam spacing, the slab can resist roughly 70 to 80 psf. This capacity appears to be in line with the required live load rating of 75 psf for light merchandise retail, as required by the 1958 UBC code, this does not meet 2015 IBC code for the future intended use of the building.

Existing Basement Steel Columns Steel Columns: 4-1/2” diameter steel pipe columns with a measured wall thickness of approximately 0.28”.

The existing columns appeared to be in fair condition.

UPDATE: As of the most recent survey, the pipe columns remain in fair condition.

However, some base connections to the slab on grade have begun to show signs of rust progressing, mainly due to accumulated moisture retention, as several sections of the basement consist of ponding

Existing Basement CMU Walls:

In 2021, the walls appear to be in fair condition with minimal cracking or deterioration;

however, not all portions of the wall were able to be surveyed due to interior wall finishes. Scanning of the existing CMU walls determined that the walls are hollow and are not grouted or reinforced, except for the front basement wall, which was grouted solid.

UPDATE: As of the most recent survey, interior wall finishes were not present in a sizable capacity. Therefore, the perimeter CMU walls were able to be properly observed, and the condition that these walls exhibited minimal cracking or deterioration remains accurate.

Existing Foundations Elements Supporting the Building

All existing concrete is assumed to be no stronger than 3,000 psi concrete.

Existing slab-on-grade: 3.5” normal weight concrete (updated previously from 4”).

Existing column footing supporting basement column: Measured to be 3’ x 3’ x 8”

Existing foundation wall footing (left side of building): Approx. 12”x32”; column footing measured to be 9” x 6’-0” x 6’-0”.

Existing wall footing (below middle bearing wall in basement): Approx. 12”x32”

Existing wall footing (right side of building): Size unable to be determined. The wall is most likely bearing on a 17”x17” concrete grade beam

Existing Soil Conditions

Based on recent construction plans for the First Keystone Community Bank, located across the street from the subject property, the allowable bearing pressure was 3,000 psf. This bearing pressure can be assumed for preliminary analysis purposes with this project, but will ultimately need to be verified by a registered Geotechnical Engineer prior to design and construction.

NOTE: For images of the existing conditions, please see the Appendix (page 15).

PROPOSED STRUCTURAL MODIFICATIONS

The existing building will need to meet the requirements of the following current building codes:

Current Code

International Building Code 2018 (IBC 2018 Pennsylvania) Existing Building Code 2015 of Pennsylvania (IEBC 2015) AISC Steel Construction Manual 15th Edition ANSI SDI-22 QA/QC of Steel ACI 318-14 Concrete Code ASCE 7-16 Minimum Design Loads for Buildings & Other Structures

On October 14, 2024, Upstreet Architects provided conceptual layout plans and renderings for the proposed building renovations. Based on our review of the proposed plans, we anticipate that modifications will need to be made to the existing structure to accommodate the new architectural design and meet the current building code.

Roof Deck System:

The existing Porex deck can accommodate approximately 50 PSF of imposed loading.

Based on current code loading demands, the deck can support code-required snow load plus the self-weight of roofing materials and standard ceiling materials.

Portions of the existing roof deck were leaking during both the 2021 and 2025 site visits. Further survey of the existing roof deck will be required, but it is highly anticipated that portions of the roof system will need to be removed and replaced with a roof decking system similar to the original Porex roof system or other structural deck system.

The existing roof will require additional inspections, once the design phase begins, to document the extent of roof repairs that will be required.

If the existing roof stone ballast is permanently removed, the existing roof panel clip attachments to the steel joists will need to be evaluated to ensure they have enough uplift capacity. If found to be inadequate, additional fasteners may be required.

UPDATE: As of the June 2025 site visit, additional portions of the roof deck are noted to be leaking, further worsening its existing conditions. Due to the overflow of containment of ongoing leaks, these leaks further persist into the basement/grade level than previously observed.

Anthony DeLisa Highlight

Existing Roof Framing:

The existing roof joists are adequate to support existing condition dead loads, plus code-required snow loading.

It should be anticipated that the existing steel roof joists may need to be reinforced to support any new mechanical rooftop units.

If the existing roof stone ballast is permanently removed, the existing joist steel bridging will need to be evaluated for uplift capacity. If found to be inadequate, strengthening of the uplift bridging or additional uplift bridging may be required.

The existing W12 perimeter steel beams may require cover plate reinforcement and/or moment connection retrofitting, due to the CMU infill walls below them being removed. See additional reference below.

UPDATE: As of the most recent site visit, existing roof framing conditions stated above remain true to detail, and existing joists appear adequate by condition to support the existing/updated imposed loads.

CMU Walls:

Rear and Right-Side CMU Walls: These existing walls will need to be surveyed for soundness and any ongoing deterioration. All loose and damaged masonry units or joints will need to be repaired.

The unreinforced masonry walls will also need to be evaluated in order to determine whether they require reinforcement or grouting to resist wind and seismic loading. It should be assumed that some reinforcement of the existing wall will be required.

The existing CMU connections to the roof structure will need to be evaluated, per the requirements of the existing building code, to ensure they meet the current building code seismic demands.

Left Side Wall: The existing left-side stacked bond walls will need to be removed per the architects’ plans. A short length of the wall will be rebuilt with conventional 8” CMU walls to aid in re-supporting the roof load and to resist wind and seismic forces.

It should be assumed that 8” CMU reinforced with #5 bars at 24” to 32” O.C. will be required for the areas of wall being rebuilt. The existing roof structure may require temporary shoring to allow for demolition of the existing CMU wall and building of the new partial CMU wall. See the steel beam reinforcement reference above, in the “Existing Roof Framing” section for additional information related to this wall location.

Front Wall: The front wall of the building lacks a shear wall or moment frame, leaving an open front condition. This leaves the building susceptible to torsional response and thus will require the addition of a steel moment or bracing to resist wind and seismic loading.

UPDATE: As of the most recent site visit, all existing CMU wall conditions stated above remain true to detail.

Anthony DeLisa Highlight

Anthony DeLisa Highlight

Anthony DeLisa Highlight

Anthony DeLisa Highlight

Anthony DeLisa Highlight

Existing First Floor Framing and Deck/Slab:

The existing metal deck and concrete slab system will need to be surveyed again to determine if further deterioration has occurred since 2021. Most of the heavier rust and deterioration were towards the front of the building.

In order to meet the 2015 IBC minimum live loading requirements, the existing slab would need to be reinforced by installing supplemental steel beams to reduce the existing slab span between supporting members, or the existing slab will need to be removed and replaced with a code-compliant slab. We recommend the complete replacement of the existing deck and slab.

The existing first-floor steel beams have been analyzed for current code requirements for live load, and thus we have determined that they would likely be able to support the required loading with little to no reinforcement.

UPDATE: As of the June 2025 site visit, it is confirmed that there has been significant evolution of rust and deterioration since 2021. Several locations of the first-floor slab, ranging from the central to the rear of the building, have progressed in deterioration.

Developing locations include, but are not limited to, the building perimeter, stairwells, and bearing wall penetrations for existing framing members.

Existing Basement Steel Columns:

It is anticipated that the existing steel columns will be adequate to support all loading for the proposed project.

Existing Basement CMU Walls:

The existing CMU basement walls were determined, based on testing, to be unreinforced, except for the front wall being grouted solid. The current condition of the walls will need to be evaluated to determine if the walls need to be reinforced and/or grouted solid. Some reinforcement and grouting is to be anticipated.

CONCLUSION

Due to the current nature of the existing conditions and the increasing severity of the present issues documented, we recommend that the following list of repairs be conducted:

Existing Conditions Requiring Structural Repairs

These items are in addition to any other modifications mentioned above in this report.

Complete removal of the existing Porex roof deck and replacement with a new roof deck of equal construction to the existing deck.

Complete removal of the existing first-floor slab & deck. This is to be replaced with a new 1.5” 20-gauge deck with a 2“ normal weight concrete topping. New metal deck to receive a 2-hour fire-rated sprayed fiber.

Cover plating of existing 14” W girders at the first floor level is to be installed in order to accommodate the revised loading conditions appropriate to the new construction and occupancy.

Temporary shoring of the roof and floor system will be required during the replacement of the deck systems. Shoring is to remain in place and in use until all metal decking is completely replaced, along with any additional repairs not mentioned.

A new lateral resisting frame comprised of new beams and columns shall be installed along the front of the building, where it is currently structurally open. All new framing shall also be connected to the existing framing.

A new lateral resisting frame comprised of new beams and columns shall also be installed along the side bearing wall of the building adjacent to S. Market St. to accommodate the proposed new architectural layout.

Based on the proposed basement floor plan, the existing interior basement bearing wall will require infill to close an existing opening and a new opening. All new openings will require temporary shoring and a steel lintel to be installed.

The new proposed patio area, located at the front left area of the building, will require a waterproofing system to be installed on top of the existing first-floor slab. A concrete topping slab will need to be installed above the waterproofing system.

Modifications or a rebuild of the existing interior stair system may be required based on the proposed architectural plans.

All steel beams and connections in the basement must be cleaned and evaluated for section loss due to corrosion. Beams and Connections may need to be modified or reinforced as necessary.

KSG reserves the right to revise or amend our opinion(s) in the event new information, documentation, or evidence pertinent to this matter becomes available. The information contained in this report is based on our observations during our 2021 survey. On-site conditions may have deteriorated over time due to weather, site vibrations, or shifting structural members. If you have any questions about this report, or if we can assist further in this matter, please contact us.

If you have any questions regarding anything mentioned or referenced in this report, please do not hesitate to contact us at (570) 569-2199.

Very truly yours, Keystone Structural Group, Inc.

Kevin D. Regep

Anthony P. Shulde, P.E.

Principal

07/30/2025

Appendix

Figure 1 – Typical Roof Joists

Figure 2 – Roof Joists & Porex Roof System Moisture accumulation at floor with barrel for collection

Figure 3 – Typical Roof Joist Bracing

Figure 4 – Typical Perimeter Column Sandwiched between CMU walls

Figure 5 – Moisture Accumulation at First Floor Back wall in view

Figure 6 – First Floor Corner Columns Exposed location, progressive rust

Figure 7 – First Floor Metal Deck One of few sections with minimal rust

View from basement

Figure 8 – Beam, Girder, & Column Connection

Figure 9 – Girder Seat on Pier Rusted deck above

Figure 10 – Stairwell Header Rusted floor deck above

Figure 11 – Basement Perspective from Back Wall Standing water at grade level

Figure 12 – View of Central Stairwell Standing water at grade level, reflection visible

Figure 13 – Rusted Beam-Girder Connection

Figure 14 – Rusted Column & Top Connection

Figure 15 – Progressive Rusting of Floor Deck Near central stairwell

Figure 16 – Header Above CMU Bearing Wall Rusted deck above

Figure 17 – Rusted Deck & Beams Rear Basement Corridor

Figure 18 – Rusted Deck & Beams Near Rear Corner Stairwell

Figure 19 – Floor Framing & Rusted Deck Adjacent Basement Room

Figure 20 – Rusted Floor Deck

Figure 21 – Slab Penetration Round column rusted at bottom, moisture in background