ATTACHMENT 1 - SCA East Garage Parking.pdf

STRUCTURAL CONDITION ASSESSMENT OF

ORLANDO VA EAST PARKING GARAGE STRUCTURE

FINAL REPORT

THE ORLANDO VA MEDICAL CENTER (OVAMC)

28 AUGUST 2025

Prepared For:

Department of Veterans Affairs Orlando VA Healthcare System

R (OVAMC)

2 SEPTEMBER 2025

Structural Condition Assessment of Orlando VA East Parking Garage

TABLE OF CONTENTS

I. INTRODUCTION

II. DESCRIPTION OF THE STRUCTURE

III. DOCUMENT REVIEW

IV. FINDINGS AND OBSERVATIONS WITH RECOMMENDATION

V. FIELD NOTES AND SURVEY OF DEFICIENCIES

VI PRIORITY LEVEL DEFINITION

VII. DISCUSSION AND RECOMMENDATION

VIII. OPINION OF PROBABLE CONSTRUCTION COST

IX. CLOSING REMARKS

APPENDIX

A. LIMITATION

B. OPINION OF PROBABLE CONSTRUCTION COST

C. RECOMMENDED PARKING GARAGE MAINTENANCE PLAN

Structural Condition Assessment

I. INTRODUCTION

Planate Management Group (PMG) was retained by the Department of Veterans Affairs, Orlando VA Healthcare System, to perform an Engineering Condition Assessment of the East Parking Garage located at the Veterans Affairs Medical Center (VAMC) in Orlando, Florida. The objective of this assessment was to evaluate the overall condition of the parking facility, identify areas of deficiency, and provide preliminary repair recommendations along with budgetary cost estimates. The goal is to help preserve the Client’s capital assets and extend the service life of the structure.

PMG conducted a limited condition assessment focused on readily accessible and visible elements of the parking structure in accordance with the defined scope of work.

The assessment included, but was not limited to, the following:

Concrete spalling Concrete delamination Concrete cracking Non-destructive testing of existing materials to identify causes of deterioration Survey of rusted or failed components Signs of moisture intrusion and ponding water Joint and sealant conditions Adequacy of fall protection in stairwells and elevated garage levels Corrosion of reinforcing steel in slabs, beams, columns, walls, and curbs Functionality of waterproofing and drainage systems Observable distress such as spalls, cracks, corrosion, staining, or bearing failure Evidence of leakage, condensation, or standing water Structural and safety concerns Recommendations for a long-term maintenance plan

Operational components (e.g., signage, striping, railings, bollards) and building systems (mechanical, electrical, plumbing, and fire protection) were excluded from this assessment. No destructive or intrusive testing was performed as part of this evaluation. The scope did not include a structural analysis (gravity or lateral), code compliance review, or accessibility assessment beyond those items specifically noted herein.

II. DESCRIPTION OF THE STRUCTURE

The East Parkng Garage at the Orlando VA Medical Center (VAMC) is estimated to have been constructed between 2014-2015. Information from the internet news article of February 2015 mentioned the opening of a new VA clinic at Lake Nona with parking garage that has 3,200 spaces as part of the Lake Nona campus development with May 2015 when

Parking the hospital officially opened.

Figure 1.0 shows a plan view of the typical footprint of the structure. The garage is a 7 elevated precast prestressed concrete structure consisting of 3 bay sections with speed ramp for entrance and exit egress located at the beginning of the building just east of the Veterans Way Road. The typical elevated level of the floor decks is composed of double tees (DT) that are fabricated in the plant, shipped and erected at the job site. The Double Tees are typically 12’ wide x 60’ long, span across parking bays that serve as the driving and parking surface. Because these precast concrete components are joined together in the field, the connections and waterproofing of the joints are critical to the long-term performance of the garage. Especially vulnerable are the horizontal joints between adjacent DTs and the joints between spandrels (SP) or walls (WP) and at the end of the DTs. The DT’s are supported by Inverted-Tee beams (IT) at the crossovers and at the interior bays of the garage with spandrels beams (SP) at the perimeter and a shear-wall (SW) at the interior of each bay of the garage. The interior beams and spandrels are supported by precast concrete columns and shear walls (SW). Figure 2.0 illustrates the typical component of a typical precast parking deck.

FIGURE 1.0 TYPICAL ELEVATED LEVEL OF PRECAST PARKING GARAGE

FIGURE 1.0: EAST PARKING GARAGE – TYPICAL LEVEL

III. DOCUMENT REVIEW

The original construction documents for the precast concrete drawings were not available for review. The following documents were provided by the VA maintenance and engineering team as follows:

1. Attachment 1. DOL WD 2015-4553 Rev 29 12-23-2024

2. Attachment 2. LOS Certification

3. D.3 Attachment 3. VAMC Orlando Parking Garage, Orlando, Florida as per RFP# D-

003, File & File by DURA-STRESS INC., DS Project #8380, Connection Details.

4. D.4 Attachment 4 East Parking Garage Framing

5. D.5 Attachment 5 East Parking Garage Precast Erection Drawings Set

6. D.6 Attachment 6 West Parking Garage Framing

7. D.7 Attachment 7 West Parking Garage Precast Erection Drawings Set

8. D.8 Attachment 8 Geotechnical Data

9. D.9 DT flange to ITB angle support model

(DT)

(SP)

(CO)

(SW)

(LW)

(TB)

(ST)

(FS)

IV. FINDINGS AND OBSERVATION WITH RECOMMENDATIONS

1. FLOOR SLABS AND CEILINGS

LOCATION FINDINGS & OBSERVATION REPRESENTATIVE FIELD PHOTOS PRIORITY

LEVEL

RECOMMENDATION

Ramps Level 1-1A, Level 1A-2, Level 2-2A, Level 2A-3, Level 3-3A, F1. Structural Distress at Speed Ramp Entrance/Exit.

The heavy traƯic of the entrance/exit speed ramp provides a centralized funnel section through which all vehicular traƯic acceleration, deceleration, queuing and dynamic eƯects cause cumulative damage to the structural components and associated connections.

The following observations were made:

1. Precast Double Flanges connectors typically at 6’-0” o.c.

at each joint are overloaded and have failed aƯecting adjacent connectors causing zipper eƯect with some connections no longer has the weld plates.

2. Large gap between double tees joint +/-1” and in some area >1 ½” has contributed to the reduction of connector capacity.

3. Several flexure cracks parallel to the DT joint on each side were occurring on various locations along the ramp.

4. Joint sealant and caulking in the double tees have failed and need replacement.

5. Grout was used on large gaps at the underside of the double tees causing the sections of concrete to fall oƯ below the storage room area that is hazardous.

HIGH

Evaluate connection requirements of large joint gap condition in the speed ramp.

Repair deficient DT flange to flange vector connection with flexible type of connector such epoxied stainless-steel rods.

Remove and replace existing joint sealant.

RECOMMENDATION

Level 1-1A F2. TraƯic coating above the storage room in the ground level at the top of the Ramp is worn out.

MED

Remove and replace existing traƯic coatings and replace them with approved traƯic coating material.

Level 1 at the ramp

F3. Expansion Joint between the Cast in Place ramp and Precast Double Tees.

The condition of the expansion joint is fair to poor. The following were observed.

1. Cracked, torn and missing sealant were observed.

2. Sealant hardening and brittleness were observed.

3. Missing cover to be replaced as required.

4. Movement at the cast in place transition slab was observed.

Remove and replace existing expansion joints and replace them with approved expansion joint material.

Replace deficient underside pad support of the flange double tee in the CIP concrete transition.

Various locations in the garage

F4. Cracks at DT Flange were observed in many locations of the garage consisting of various widths ranging from1/32 to +/- ¼” and of various case.

The following was observed:

1. Longitudinal crack parallel to the DT flange adjacent to the DT joint similar to the ones observed at the speed ramps are also occurring at other locations of the garage.

2. Cracks at the ends of DT appear to propagate from the connections of tee flanges to walls or beams.

3. Transverse crack at the floor perpendicular to the DT flange and diagonal cracks.

4. Shrinkage and spider cracks were also observed.

Repair cracks as determined by engineer’s methodology and recommendation i.e. Epoxy inject, gravity feed, route and seal, …

Remove and replace existing joint sealant.

Inspect joints and repair any deficient DT flange to flange vector connection with flexible type of connector such epoxied stainless rod. It is imperative that any deficient DT flange connector found must be repaired right away to prevent any

Refer to Section V Field Notes Survey of Deficiencies.

propagation or “zipper eƯects” in the in transfer of loads to other connections.

Level 4, 4A F5. Cracks of various width ranges were observed in the underside of DT’s flanges in several locations of the garage.

DT longitudinal flange cracks at the top are causing moisture penetration at the underside.

Repair cracks as determined by engineer’s methodology and recommendation i.e.

Epoxy inject, gravity feed, route and seal, Levels

F6. Double Tee Joint Sealant, The condition of the joint sealants in the garage is from fair to poor.

Based on the age of joint sealants of 9 to 10 years, the existing joint sealants to have reached its lifespan. In accordance with the Parking Maintenance Manual, the average life of joint sealants is between 5 to 8 years.

The following observations were made:

1. Visible signs of DT joint sealant deterioration such as cracking, gap in sealant with the DT side surfaces, loss of elasticity and adhesion were observed in many locations in the garage.

2. Water stains around joints and streaks indicating water penetration through sealant were visible.

It is estimated that about 1 of 4 of the DT joint sealants have deficiencies and or have failed. Due to the condition and age of the existing joint sealant, it is recommended that all joint sealants in the garage should be replaced. It is anticipated that during the process of replacement defective DT vector connectors will be encountered. Repair of deficient DT flange to flange should be accomplished right away as it prevent the damage from propagating to other connections.

3. White patches eƯlorescence chloride observed below joints.

4. Spalled joint vector connectors at the double tee to double tee flange connection were observed in many locations of the garage.

NOTE: It is recommended the timing and sequence of replacement should be prioritized into phases starting from the roof level (4A) and working its way down to the lower floor level unless warranted otherwise by the owner.

The r Ramp Level 1 to Level 1A (Storage Room)

F7. Large Concrete Joint patch at the underside of storage room.

The large concrete joint patch at the DT underside of the storage area is breaking apart with falling debris are creating hazardous situation.

Repair DT connector for large joints and provide other methods of repairing the large joint without using concrete patch concrete. i.e. using larger backer rod and sealants.

Level 1A Also various location in the garage at turn around.

F8. Heavy traƯic and vehicular loading on DTs floor slabs at the end of the ramps in turn around area.

Double tees at the end of the ramp where cars turn around to go up or down at each level has patterns of radial and diagonal cracking in the DT flanges along traƯic path of vehicles.

The following observations were made:

1. Broken DT flange at level 1A were observed causing large diagonal cracks at double tee corner end and inverted tee beam. Previous repairs were performed by adding bolted angles at the underside and reinforcing epoxy rebar at the deck.

Repair broken corner by removing deficient concrete and re-pour slab with reinforced steel and provide additional support.

Provide additional support and reinforcement below the flange at the underside of the double tees.

Other recommended fix is to consider overlay traƯic coating systems or fiber-reinforced polymer (FRP) strengthening to redistribute traƯic loads and reduce local flange stresses.

2. It was observed that in various locations of the turnaround area in the garage along the traƯic path has visible radial cracks.

locations in the SW

F9. Double Tees to Shear Walls Connection Spalled.

Several connections of Shear Wall (SW) to DTs at several locations at the underside are spalled.

Perform full depth concrete flange replacement repair.

Remove all loose and deteriorated concrete, clean corroded plate and rebars, re-connect as required.

All wash area in the garage.

F10. Cove Sealants Joints

Inverted Tee Beam (TB) cast in place concrete wash pour toppings joint cove sealant are deficient and required to be repaired.

Clean the joint thoroughly, remove any loose material and apply new flexible sealant ensuring proper adhesion.

All Levels except level P1

F11. Double Tees (DT) Steel Hardware Lifters

DT lifers used to erect and set the pieces in the garage are exposed at the end, has inadequate covers causing the concrete patches to deteriorate and spall showing visible corrosion on the steel.

This issue is observed on most of DT ends in the garage primarily widespread in areas where close to openings in the perimeter and at the upper level.

LOW

Remove delaminated concrete around the patch, grind down steel to meet minimum cover, paint steel and re-patch with non-shrink grout.

Level 1A F12. Spalled concrete at the SW corner (A.8/3)

Repair spall concrete full depth patch, epoxy injection.

Level 4A F13. TraƯic coating at roof (Level 4A)

TraƯic coating surface at the elevator floor section area is in process of degrading and wearing out.

Remove and replace existing traƯic coatings and replace with approved traƯic coating material.

Level 4A, other location in garage around drainage area.

F14. Various concrete delamination/deterioration spalls and scaling were observed around the roof (Level 4A) level.

Remove spalls and delaminated concrete, clean any exposed rebars;

paint and apply bonding agent and perform partial depth patches.

Level 4, 4A F15 Bollard Baseplates

Corrosion

Bottom plate connection of Bollard plates at the underside of DT flange at Level 4A are corroding.

Remove the bollard plate, clean and paint galvanized.

Various Location

F16. Exposed Rebars

Various exposed rebars were found mainly in delaminated areas where drainage issues were observed.

Remove spalls and delaminated concrete, clean exposed rebars and paint; Apply bonding agent and perform partial depth patches.

3A (adj. by elevators

F17. Miscellaneous Findings

1. Cracks at landing slab adjacent to the column.

2. DT has series of cracks parallel to stem and spalls at the flange underside.

Repair cracks by epoxy injection.

Leve1A D/2 & A/11

F18. Large column spalls found at the floor level.

Spalled concrete in the corner columns were found at several locations.

Remove delaminated concrete and repair spall. Further engineering investigation and evaluation of the root cause is recommended.

Level 1 A/11 Or D/2

F19. Big spalls at the column overhead at the corner.

Remove delaminated concrete and repair spall. Further engineering investigation and evaluation of the root cause is recommended.

Level 4 stair landing.

F20. Column at south east corner of Stair Tower I.

Large column spalled at southeast corner of stair tower at landing on Level 4.

concrete and repair spall. Further engineering investigation and evaluation of the root cause is recommended.

2 (A/3) and various other location

F21. Spalled concrete at corner of column.

Spalled concrete cracks at corner of column (A/3) with adjacent cracks at the DT flange.

Partial depth patch;

epoxy injection.

Level 4A F22. Column Patches

Column patches on steel lifters are delaminated and showing corrosion.

concrete patches around the patch, grind down steel to meet minimum cover, paint steel and re-patch with approved non-shrink grout.

3. PRECAST SHEAR WALLS

Level 1

F23. Joint sealant around perimeter in SW cracks indicating failed joint.

Observed joint sealants have failed with cracks and lost of adhesions in the slabs.

Replace joint sealant around perimeter of all the SW and walls in the ground level.

Various Location

F24. Shear wall connection.

1. Several connections to shear wall at various levels were corroded due water penetration from failed joint sealant.

Connection to shearwall is critical for transferring lateral forces from the floor diaphragms for lateral stability of the structure.

2. On other cases there were no shear wall connection were visibly found.

Provide shear wall connection to floor DT slab as required.

Level

F25. Cracks in the shear walls opening were observed.

Several small cracks in the opening of the shearwall at several levels.

While these cracks are not large enough to be of concern. These cracks may be due to handling during the production and transport of the product it should monitor from time to time.

Seal cracks and continue monitoring.

4. PRECAST BEAMS

Precast inverted tee beams (TB) support the double tees of the crossovers and the interior bays. The precast inverted tee beams appear to be in good condition no beam delamination and cracks were observed.

5. PRECAST WALLS

Precast light walls support the double tees at the interior grid line. The precast light walls are in good of inverted tee no delamination and cracks were observed.

6. PRECAST SPANDRELS

Precast spandrels support the double tees at the exterior grid lines. Patch grouts primarily at the roof level 4A were delaminating with steel corrosion visible.

7. ADEQUACY OF FALL PROTECTION

The garage opening in the building is wrapped and surrounded with metal screens.

wall where the smallest opening in the screen wall prevents a 4” diameter sphere from penetrating into the building as required per FBC Section R312.2.

8. SLAB ON GRADE LEVEL P1

Level 1 F26. Cracks at Level 1 Slab on

Grade concrete.

Large diagonal cracks ranging from 1/8” – 3/8” wide at the slab on grade at the corners of the shear walls, around drive isles

Observation and monitoring required every 6 months per year. Notify engineers for any significant changes.

Level 1 F27. CMU wall cracks.

Vertical cracks in the CMU wall at the NE corner. This may be due to foundation settlement.

Epoxy inject cracks and monitor cracks every 6 months.

9. DRAINAGE ISSUES

All levels F28. Joint sealant around shear wall and at columns has failed causing leaking below the level.

NOTE: This condition was also observed in the columns and perimeter spandrels beams.

Repair all joint sealants on perimeter of shear wall, column, spandrels and walls as required at each leve with approved sealant material.

Several levels

F29. Drainage issue causing ponding in the floor resulting to concrete delamination and scaling.

Repair concrete topping as required for drain water to go to low spot elevation.

Location

F30. Drainage issue causing ponding in the floor resulting on concrete delamination and scaling.

Repair concrete topping as required for drain water to go to low spot elevation.

3A (adj. by elevators)

F31. Drainage issues with improper intention of draining AC runoƯ in the building.

Repair drainage issue by re-routing the water runoƯ with drainpipe in proper location.

Level 4 (Ramp 4 to 4A)

F32. Flooding above Trench Drain

Trench is installed at the underside of Level 4 however collection of water is not adequate and need more opening.

Increase joint inlet block out opening at the DT flange beginning at the ramp from level 4 to 4A to allow for better drainage flow towards the trench drain below the DT underside.

10. STAIR TOWER

Stair Towers 1 and 2.

F33. Stair Towers

It was noted that the stair towers structure does not have an expansion joint that separates the structure from the main parking structure. Cracks at the stair landing were observed in many of the levels of the structure.

July 31, 2025

V. FIELD NOTES AND SURVEY OF DEFICIENCIES

Drawing Title

Approved: Project Director

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

EXP. JT. CRACKED, TORN AND MISSING SEALANT,

MISSING PLATE AT EXPANSION JOINT.

BROKEN JOINT CONNECTION, CRACK BETWEEN

ISLES (LONG)

MOVEMENT IN UNDERSIDE CIP TRANSITION SLAB

LARGE JOINT ± 2" PATCH. PATCH FALLING, NOISE /

MOVEMENT.

LARGE SOG CRACKS DIAGONAL ± 3/8".

LARGE SOG CRACKS DIAGONAL ± 1/8 - 1/4".

DIAGONAL CRACKS AT SHEAR WALL OPENING.

DIAGONAL CRACKS AT SOG ± 3/8".

VERTICAL CRACKS AT CMU.

07/01/2025 - -

EAST GARAGE P1 LEVEL

STRUCTURAL FINDINGS

NTS

N

P1 LEVEL FRAMING PLAN01

1/8" - 1/4"

3'

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DT CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR OR STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVE SEALANT NEED REPAIR

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE PONDING ISSUES

07/01/2025 - -

EAST GARAGE P1A LEVEL

STRUCTURAL FINDINGS

NTS

N

P1A LEVEL FRAMING PLAN01

SPIDER HORIZONTAL

2 1

2 2 2

12 12

12 122

12 2 2 2

2 2

12 2

4 4

8 10

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DR CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR OR STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVE SEALANT NEED REPAIR

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE CRACKS AT STAIR LANDING

DIAGONAL CRACKS AT STAIR LANDING

CRACKS AT SHEAR WALL OPENING

07/01/2025 - -

EAST GARAGE P2 LEVEL

STRUCTURAL FINDINGS

NTS

N

P2 LEVEL FRAMING PLAN01

CRACK AT CONNECTION

AT LANDING

1/8" CRACKS

2 2

12 12 12

2 2

2 3

3 3

8 8

8 3

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DT CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR ON STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVE SEALANT NEED REPAIE

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE PONDING ISSUES

DIAGONAL CRACKS AT STAIR LANDING

CRACKS AT SHEAR WALL OPENING

07/01/2025 - -

EAST GARAGE P2A LEVEL

STRUCTURAL FINDINGS

NTS

N

P2A LEVEL FRAMING PLAN01

2 2 2

3 3 3

12 12

12 12

2 2

14 8

2 2

2 8

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DT CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR OR STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVE SEALANT NEED REPAIR

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE PONDING ISSUES

DIAGONAL CRACKS AT STAIR LANDING

CRACKS AT SHEAR WALL OPENING

SW SEALANT FAILING

@ WASH

DRAIN ISSUE

POOR DRAIN

3'-6"

07/01/2025 - -

EAST GARAGE P3 LEVEL

STRUCTURAL FINDINGS

8 3 8

NTS

N

P3 LEVEL FRAMING PLAN01

3 3

8 TYP.

3 3

3 3 3

8 TYP.

8 TYP.

8 TYP.

8 TYP.

121212

8 TYP.

3 3

8 TYP.

8 TYP.

3 3

2 3 3

2 2

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DT CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR OR STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVER SEALANT NEED

REPAIR

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE PONDING ISSUES

DIAGONAL CRACKS AT STAIR LANDING

CRACKS AT SHEAR WALL OPENING

SW SEALANT FAILING

07/01/2025 - -

EAST GARAGE P3A LEVEL

STRUCTURAL FINDINGS

NTS

N

P3A LEVEL FRAMING PLAN01

8 8

88 8 8

AC DRAINAGE

3 3 3

8 TYP.

8 TYP.

121212

8 TYP.

8 TYP.

8 TYP.

5 5

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DT CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR OR STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVER SEALANT NEED REPAIR

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE PONDING ISSUES

DIAGONAL CRACKS AT STAIR LANDING

CRACKS AT SHEAR WALL OPENING

SW SEALANT FAILING

BIG SPALL/CRACKS IN COLUMN

SHRINKAGE CRACKS AT CONC. TOPPING WASH POUR

APPROX. 4' O.C.

SPALLED & DELAMINATED CONCRETE

DT OVERHEAD CRACKS WITH MOISTURE

PENETRATION

DIAGONAL CRACKS AT DT OVERHEAD

SERIES OF PLATES OVER HEAD HAS LEAKS &

CORRODING

07/01/2025 - -

EAST GARAGE P4 LEVEL

STRUCTURAL FINDINGS (CRACKS)

NTS

N

P4 LEVEL FRAMING PLAN01

8 TYP. 8 TYP.

8 TYP.

8 TYP.

8 TYP.

ALL JOINT SEALANT AT THIS LEVEL

1 1

121212121212

21ALL JOINT SEALANT AT THIS LEVEL

3 8

3 3

23 22 3 3

ALL JOINT SEALANT AT THIS LEVEL

3 3

2 2

24 CRACKS AT STAIR LANDING

Project Title

Date

Location

Checked

Building Number

Project Number

Drawing Number

Drawn

Revisions: Date

CONSULTANTS: ARCHITECT/ENGINEERS

Stamp Drawing Phase

Classification

Office of Construction and Facilities Management

U.S. Department of Veterans Affairs

36C24825N0666

VAMC ORLANDO, FL 32827

PLANATE MANAGEMENT GROUP, LLC

SUITE 107 PASSAGES BLDG, 708

BROADWAY TACOMA, WA 98402

T: (703) 232-1491

WWW.PLANATE.NET

-- LAKE NONA GARAGE

FACILITY CONDITION

ASSESSMENT

OF 00

KEY NOTES:

DT FLOOR CRACKS AT TURN AROUND

LONGITUDINAL DT FLOOR CRACKS

LONGITUDINAL DT FLOOR AT END

DT BROKEN CONNECTOR

SPALLED SW CONNECTION OVERHEAD

SPALLED DT CONNECTOR OVERHEAD

BIG SPALL AT CONNECTION IN COLUMN

EXPOSED REBAR OR STEEL LIFTER

SERIES OF SMALL CRACKS

EXISTING DT FLANGE REPAIR

WASH POUR TOPPING COVER SEALANT NEED REPAIR

JOINT SEALANT FAILING OR DEFICIENT DT

CONNECTOR

WEARING OUT TRAFFIC COATING

DRAINAGE PONDING ISSUES

DIAGONAL CRACKS AT STAIR LANDING

CRACKS AT SHEAR WALL OPENING

SW SEALANT FAILING

BIG SPALL / CRACKS IN COLUMN

SHRINKAGE CRACKS AT CONC. TOPPING WASH POUR

APPROX. 4' O.C

SPALLED & DELAMINATED CONCRETE

07/01/2025 - -

EAST GARAGE P4A LEVEL

STRUCTURAL FINDINGS

NTS

N

P4A LEVEL FRAMING PLAN01

9718 19

ALL LIFTER AT THIS LEVEL

NEED TO BE REPAIRED

7 7

8 17

14555

3 3

3 3

3 3

33 9

3 9

12 ALL JOINT SEALANT AT THIS LEVEL

12 ALL JOINT SEALANT AT THIS LEVEL

3 3

3 3

3 3

3 3

12 ALL JOINT SEALANT AT THIS LEVEL

3 3

3 20

3 3

3 3

VI. PRIORITY LEVEL DEFINITION

PRIORITY LEVEL DEFINITION

These are deficient items that have a more immediate impact on the functionality of the building systems and are recommended to be addressed within 6 months to a year.

Included are also items observed that may present a life-safety concern.

These are deficient items are intended to assist in protecting the building from further deficiencies and are recommended to be addressed within two to three years.

These are deficient items that do not appear to prevent the systems from functioning now, but that could impact the systems if not addressed in the future.

VII. DISCUSSION AND RECOMMENDATION

Overall, the garage was found to be durable and in good condition, with no immediate major structural deficiencies observed during the site investigation that would suggest the risk of catastrophic events. However, there were concerns noted primarily by the double tees along the ramp system, where immediate repairs are recommended on their connections, longitudinal cracks and joint sealants replacement to mitigate worsening conditions and prevent further damage. Specifically, these are the transitions ramp from Level 1 to 1A, 1A to 2, 2 to 2A, 2A to 3, and 3 to 3A. Additionally, the repetitive traffic flow along the ramp system where vehicles following a consistent path to access different levels have appeared to cause distress in the turn around lanes, resulting in cracking of Double Tees along the travel path. Therefore, it is recommended that these lanes be reinforced to improve durability and preserve the structural integrity of the floor system. With respect to the waterproofing of the garage, evaluation of joint sealants on DTs shows approximately 1 out 3 have signs of water infiltration, staining near joints, cracking, edge separation, loss of adhesion indicating sealant failure and deterioration. As the VA maintenance team has no record of joint sealant replacement since the garage was constructed in 2015 and given the typical service life of 5 to 8 years, the existing joint sealants are considered beyond their effective lifespan and should be replaced. The replacement process is recommended to begin at the roof-level deck and proceed sequentially down to the lower levels. Another item of concern is the observation of several DT connectors (connection between DTs components) at several locations in the garage have spalled and cracked. Other conditions in many observed locations were long longitudinal cracks parallel on each side of DT joints. This indicates possible connection failure on DT connectors that needs attention and immediate repairs to mitigate further extension of load transfer with adjacent connectors of generating zipper effect. In addition, the issues of water ponding show drainage problems in most of the levels at the lower elevation of the floor where the drains are installed. These have caused concrete delamination and staining around the affected areas, therefore, it is recommended the concrete toppings towards the drain should be reworked such that the flow of water will go directly towards the intended drains.

The following are lists of the recommended repairs in accordance with their category from High Priority, Medium to Low Priority as it pertains to the items in Section IV, Findings and Observation with Recommendations. The implementation of these recommended repairs can be phased and scheduled around the VA’s parking program to accommodate patron usage during the repair process.

High Priority Repairs: We recommend that these items be completed in the near future to address the critical structural supporting elements and life safety concerns.

Speed Ramp Entrance/Exit Area: Strengthen and repair all broken DT flange to flange connectors at each joint of the speed ramp primarily at the lower levels (Ramp Level 1-1A, 1A-2, 2-2A, 2A-3, 3-3A). It is recommended to prioritize these repairs as soon as possible.

(Ref. F1)

Speed Ramp Entrance/Exit Area: Repairs all cracks especially those severe cracks on DT flange adjacent to the DT joints and replace all deteriorated joint sealant at each location (Ramp Level 1-1A, 1A-2, 2-2A, 2A-3, 3-3A). It is recommended to prioritize these repairs as soon as possible. (Ref. F1)

Speed Ramp Entrance/Exit Area: Remove and replace deteriorating grout patches on the large DT joints with other means of joint repair such as larger backer rod and caulking material. (Ref. F7)

Garage levels: Repairs all horizontal, longitudinal and diagonal cracks in DT floor flanges, columns, walls and shear walls. (Ref. F4, F8, F9, F21).

Garage levels: Strengthen DT floors where heavy traffic is occurring specifically at the lower levels (Level 1, 1A, 2, 2A, 3, 3A) at turn around area at the end of the ramp. (Ref. F8)

Garage levels: Replace all joint sealants at each DT joints, repairing any deficient flange to flange connectors that were encountered during the replacement process. It is recommended that the first two top levels (Level 4A and Level 4) should be prioritized first as well as DT joints at any level in the garage that require immediate repairs. (Ref. F6)

Garage levels: Repair all spalled/scaling delaminated concrete, exposed rebars, in all areas specified in the report and in other areas found in the garage. (Ref. F8, F12, F14, F16, F18, F19).

Provide the required connections at Shear Wall with DT floor slabs diaphragms where found to be missing. (Ref. F24).

Remove and replace joint sealants around all shear walls, columns, spandrels and walls.

(F28). It is recommended that the first two top levels (Level 4A and Level 4) should be prioritize first then work towards the lower level.

Repairs concrete toppings for proper elevation and re-routing of water run-off towards the intended drain. (Ref. F30, F29).

Increase joint inlet opening by cutting the DT flange at the beginning of the ramp from level 4 to 4A to allow for better drainage flow to the trench drain below. (Ref. F32).

Repair large column spalled at the southeast corner of stair tower at Level 4 at the landing. (Ref. F20)

Moderate Priority Repairs: These items are important to prevent further deterioration on structural members and ongoing durability issues.

Repair all Cove Sealant joint of cast in place concrete wash pours over the top of precast Inverted Tee Beams. (Ref. F10) Remove and replace the traffic coating at the speed ramp section at level 1A. (Ref. F2).

Remove and replace existing expansion joints and replace any underside pad support of the flange double tee in the CIP concrete transition. (Ref. F3).

Remove bollard plates, clean and paint with galvanized coating. (Ref. F15).

Remove and replace the traffic coating at the elevator section at the roof level (Level

4A). (Ref. F13).

Route and epoxy inject all large cracks at the slab on grade at level P1. (Ref. F26).

Repair drainage issues at Level 3A by re-routing the water runoff from the AC with drainpipe in proper location. (Ref. F31).

Repair longitudinal, horizontal and diagonal cracks on DTs underside on various levels (Ref. F5).

Repair other miscellaneous cracks in the found in the garage not mentioned in the report.

(Ref, F17).

Repair all cracks at the landing slabs of the stair towers at various levels. (Ref. F33)

Low Priority Repairs: These items are either cosmetic in nature or not critical to durability of the parking garage.

Garage levels: Repair all Double Tees steel hardware lifter patches. Remove delaminated concrete patches around the lifters, grind down steel to meet minimum cover, paint steel and re-patch with approved non-shrink grout. (Ref. F11)

Roof level (Level 4A): Repair all Columns steel hardware lifter patches. Remove delaminated concrete patches around the lifters, grind down steel to meet minimum cover, paint steel and re-patch with approved non-shrink grout. (Ref. F22)

Replace all joint sealants at ground level around the shear walls, precast walls, concrete masonry unit (cmu) walls. (Ref. F23).

Repair and seal small cracks in the shear walls at various locations in the garage. (Ref.

F25).

Repair and seal small cracks in the Concrete Masonry Unit (cmu) wall at level P1. (Ref.

F27)

VIII. OPINION OF PROBABLE COST

The anticipated Opinion of Probable Costs associated with the recommendations is intended to provide relative budgetary information to the VA. Anticipated construction costs are provided in Appendix B. These construction costs are based on limited field observations and estimated quantities. Unit price information is based on our current knowledge of the market condition, RS means and historical repair cost information. Factors were included for Contingency Cost, General Conditions, Escalation Cost up to June 2028 and other applicable factors for the Unit Cost estimate. The Engineer has no control over the cost of labor, materials, equipment, or over the Contractor’s methods of determining prices or over competitive bidding or market conditions.

IX. CLOSING REMARKS

The VA Orlando precast parking structure remains structurally adequate based on original design criteria. However, due to the nature of the existing precast parking garage components and with the continuous heavy use of occupancies, results in repetitive cyclic loadings that introduce fatigue stress in DT connectors and accelerate deterioration of their joint integrity resulting to various concrete cracking in DTs floor. Therefore, it is mandatory that a good maintenance and monitoring program should be established to preserve the structure serviceability and prevent escalation of current conditions. Planate Management Group has prepared a comprehensive Recommended Parking Garage Maintenance Plan in Appendix C to serve as a strategic guide for the VA Management Team.

APPENDIX

A. LIMITATION

Planate Management Group (PMG) endeavors with this report to assist the VA in an understanding of the existing conditions within the parking facility in an effort to plan for the repair of maintenance of the structure. This report is based on the specific observations made and the professional opinion and experience of PMG. Our recommendations provide a general repair approach but do not provide specific repair details or specifications. The report is not a warranty or guarantee of the noted items. The extent of our evaluation was limited, and we cannot guarantee that the assessment discovered every possible condition that has or will occur.

Throughout its service life, the parking structure will be subjected to environmental conditions that may adversely affect its structural integrity, waterproofing systems, and overall aesthetic appearance. While further deterioration is likely over time, proactive maintenance by the VA team can significantly reduce future repair needs.

APPENDIX C: Recommended Precast Parking Garage Maintenance Program

Objective: To ensure long-term durability, functionality, and safety of the precast concrete parking structure.

I. Routine Inspection Schedule

Frequency Inspection Task Monthly • Check drains and clean debris

• Inspect exposed sealants and joints

• Spot check for new cracks, rust stains, or efflorescence.

Quarterly • Power sweep entire garage

• Inspect traffic topping/wear course

• Check lighting, signage, safety systems

Annually • Perform formal structural walk-through by qualified engineer or technician

• Document and photograph distress:

spalls, cracks, joint failures, water leakage

• Inspect expansion joints, double tee flanges, bearing connections

• Test floor drains and piping functionality

Every 2–3 Years • Perform condition assessment by a licensed structural engineer

• Perform non-destructive testing (e.g., GPR, half-cell potential, impact echo)

• Check for rebar corrosion and chloride levels

Every 5 Years • Recoat traffic membrane or waterproofing systems as needed

• Flush and clean entire drainage system

• Re-evaluate life-cycle maintenance plan

II. Maintenance Tasks by Element

Garage Component Maintenance Activity Frequency Sealants (Joint and Crack) • Remove and replace deteriorated sealant

• Verify proper adhesion and flexibility

Every 5–10 years or as needed

Expansion Joints • Clean joints

• Replace failed or brittle joint material

• Ensure watertightness

Inspect annually; replace 5–10 years

Double Tees & Connections

• Monitor for flange cracking, shear connector distress

• Patch small cracks; epoxy injection or carbon fiber if structural

• Re-anchor or repair corroded connections

Annually

Surface Coatings • Clean and reseal wearing surfaces

• Recoat traffic-bearing membranes to prevent chloride intrusion

5–7 years or per manufacturer

Drainage System • Clean out drains

• Verify water is flowing freely

• Repair clogs or broken pipe sections

Quarterly to annually

Steel Components (e.g., handrails)

• Remove rust, repaint, or galvanize

• Replace corroded fasteners

1–2 years

Lighting, Signage, Paint • Replace bulbs, repaint striping

• Refresh wayfinding signs

1–2 years

III. Structural Evaluation Program

Engage licensed structural engineer every 3–5 years to:

• Conduct visual condition survey

• Perform load path and connection review

• Review previous repair effectiveness

• Recommend remedial actions or reinforcements

IV. Record-Keeping and Documentation

Maintain the following logs:

• Inspection reports (with photos)

• Maintenance and repair logs

• Warranty records

• Coating/sealant installation dates

• Engineer evaluation reports

Use a digital maintenance management system (CMMS) to track and schedule these tasks.

V. Reference Standards & Guidelines

• Parking Maintenance Manual, 5th Edition 2025 Book

• ACI 562 – Code Requirements for Assessment, Repair and Rehabilitation

• PCI MNL 136 – Guide for Maintenance of Precast Concrete Parking Structures

• ICRI Technical Guidelines 310.1R and 320.1

• NIBS RP-200 Maintenance Guide for Parking Structures