BK 22-0221 - LakeBarkleyLodgeComplex.pdf

February 2, 2022

February 21, 2022

Dwayne Brown - Project Manager Division of Engineering and Contact Administration Department for Facilities and Support Services Finance Administration Cabinet Commonwealth of Kentucky 403 Wapping Street Frankfort, Kentucky 40601

RE: Structural Assessment of Lodge Buildings

Lake Barkley State Resort Park 3500 State Park Road Cadiz, KY 42211 BK Project No. 21250

Dear Dwayne, Pursuant to your request, Brown + Kubican, PSC has performed visual observation of the Lake Barkley State Resort Park lodge buildings, consisting of the four main building structures (East Wing, West Wing, Main Lodge plus elevated pool structure, and Administration Building), in order to assess and provide condition survey. While on site engineers from Brown+Kubican, PSC also made observation and assessment of the more modern Activities Center located just southeast of the Main lodge and the Ic- 8036N roadway bridge to the lodge complex. This letter documents our findings and observations, gives an assessment of the overall stability of the existing structures, and makes general recommendations for structural remediation with opinion of probable cost.

Our investigation was limited to visual observations around each structure from the perimeter grade around the exterior at the Lower Level and from the decks and terraces at the Main Level. For each building, we observed the condition of the exterior structural elements including the timber beams and columns and their steel attachments to foundation, the wood decking and floor structure, the exterior timber stairs and rails, connecting concrete walks and timber guardrails, the site-concrete walls and terraces, and the elevated concrete structure. Timbers were probed with steel awl to judge deterioration at all column bases near anchorages and at observed deterioration of beams where reachable without lift. Concrete structure near bases were sounded to judge spalling and deterioration.

Engineers did not enter the interior of the buildings due to rooms being occupied and lack of access. The roof structures were only visually inspected from grade. No selective demolition, prying, or lifting of members was performed to open the structures to view. Sampling and petrography of the existing concrete foundations and wood was not performed; nor was LIDAR scanning of the structural framing performed. No environment assessment for lead, asbestos, or other hazardous material was performed by Brown+Kubican, PSC. An analysis (calculations) of the building structures’ capacity was not performed; as such Brown + Kubican, PSC makes no claim as to the structural adequacy or compliance with the building code for any item not specifically described herein.

2224 Young Drive Lexington, KY 40505 www.brownkubican.com

Lexington ● Louisville

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Resources Original construction drawings of the four main lodge buildings only, prepared by Edward Durrell Stone, Architect, and Lee Potter Smith and Associates, Associate Architect, dated March 1967 were provided for our use and were reviewed for construction detailing and material properties as part of our work.

No construction specifications, shop drawings, or other construction documents were available for our work, nor were any documents related to the Activities Center or roadway bridge available. No records for repairs or other renovation since original construction were available for any structure.

Executive Summary of Structure Stability Assessment and Remediation Overall, we judge most of the building structures (East & West Wings, Pool, Main Lodge, and Administration Building) to be in overall fair condition considering their age, but with certain areas of severe deterioration which require immediate attention to prevent loss of the integrity of the building structure. There exist several suite entrance bridge ledgers to the East Wing which support single-span decking and that are severely split and could conceivably collapse suddenly, but which are simple to remediate. The Main Lodge exhibits severe deterioration at several columns particularly exposed to weather or roof discharge. These columns are very soft at the base with a high likelihood of crushing which may cause displacement of the floors and roof and potentially sudden shattering of adjacent windows. Repairs to address these will require an engineered approach to reconstruction with planned methods, significant amounts of shoring, and should be accomplished by a selected skilled and cautious general contractor.

The Lake Barkley Resort is constructed of exposed timber with steel connections which are exposed to weather and which require an aggressive maintenance program (much more significant than our modern-designed structures) to inhibit deterioration and extend service life. Most structures observed are in need of repairs and maintenance.

We consider the buildings to be well-detailed respective to the standard of care at the time of construction; however, many technologies available today (especially galvanization and protective coatings) were not then such that after now 50 years the buildings are in need of significant structural remediation with some member replacement. Extended delay in providing for such renovation will allow for accelerated structural deterioration and potential significant increase to the cost of structural remediation. Some reconstruction has been recommended as part of any pending renovation to better allow for reconstruction of roofing and other weather barriers; such work will need be performed to enable the structural repair.

Based on the observations described herein, for the East & West Wings, we believe that the building structures are in overall good to poor condition (depending on the specific locations of columns & specific portions of the roofing). Many areas are in need of work soon to prevent further deterioration of the wood structure. There are localized deterioration and collapse in the roof and support decking, due to long exposure to weather and moisture, that are in need of repair.

For the Main Lodge, we believe that the building structure is in overall fair to poor condition (depending on specific locations of columns). Certain areas are in need of immediate work to prevent further deterioration of the wood structure. Most significant are the columns located on the North facade, due to long term exposure to moisture and weathering these columns are suffering considerable decay causing them to lose significant structural strength.

For the Administration Building, we believe that the building structure is in overall good condition. Differential settlement / heaving of the sidewalk should be considered as a potential trip hazard.

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Structure and Site Description According to an article on “Kentucky Living” construction of the Lake Barkley Resort started in 1964 and was formally dedicated on June 1, 1970. Of the 3600-acre park we only observed the Lodging area, consisting of the East and West housing wings, the Main Lodge, and the Administration Building. For clarity and consistency, the report is divided and designated at East Wing – Area A, West Wing – Area B, Lodge Pool – Area C, Main Lodge - Area D, and Administration Building – Area E.

Due to the size of the site, each building structure has arbitrarily been assigned a nomenclature as shown on the following map based on apparent construction similarity.

Satellite Image of Site

The general construction of each building section is shown as follows:

East Wing (Area A)

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West Wing (Area B)

The East & West Wings are constructed in a similar manner with a semi-circular layout paralleling the lake’s edge along the peninsula. The buildings consist of two floors, an Upper Level and the Lower Level with guests approaching from the parking lots or down site walks and stairs from the Administration Building to a covered terrace at Upper Level. The site is steeply sloped from the terraced walk down to the Lower Level at the interior of the site, and then continuing to fall down to the lake beyond the building. The Lower Level is accessed by four concrete stairs cast on grade interspersed along the covered terrace, and from site walks entering from lakeside at either end. The interior site drainage is controlled by a continuous steel grated trench drain along the covered terrace at the Upper Level and also along the concrete walk at the Lower Level. The main building roof is drained at the site interior through steel tube downspouts which discharge into the Lower Level trench drain. The steep slope from upper to lower levels between the terraced walk and guest lodge is paved with continuous loose-laid, exposed aggregate concrete pavers except where trees once sat between each pair of guest suites.

Concrete stairs have approximately 10” tread and 8” rise with two-horizontal timber guardrails (no picket) set to timber posts connected with heavy steel anchorage to concrete. Guardrails appear to have been both field-assembled and also prefabricated and bolted to the stringers depending on age/location.

Both Wings utilize a curved-ridge, pitched gable roof that cantilevers approximately 7’-0” at each end.

To access the upper-level suites, guests cross bridges situated between each pair of suites. The lodge building is constructed of masonry bearing wall placed between each suite at lower-level supporting a one-way spanning, 5-inch thick elevated concrete slab at the Main Level. The lower-level floor consists

Lake Barkley State Resort Park Page 5 of 75 of 4-inch thick concrete slab on grade. Foundations are shallow, narrow strip footings supporting concrete stem walls around the perimeter, even where the wall retains interior grade on the lake side of building. The circumferential walls are of wood stud, plywood sheathing, and wood siding at both Upper and Lower Levels. The roof is of channel-grooved, nominal 3x8 laminated cedar, tongue-and-grove deck installed circumferentially supported on douglas-fir timber rafters installed radially at each suite partition and mid-room. Rafters are supported on circumferential timbers set on laminated stud posts buried within the suite partitions (over the masonry walls) at the interior and connected to timber columns at the gable ends and lake-side decks. A series of timber girders are also placed along the interior side eave, spliced at cantilevering rafters, and supported by the perimeter stud wall. Roof decking is covered by 1-inch foam insulated, furring strips, and oriented-strand-board sheathing to create a vented assembly for asphalt shingle roof covering.

Both the upper and lower levels have elevated wood decks along the lake side situated between the exterior timber columns and circumferential stud wall. Bridges at the interior side and lake-side decks are similarly constructed with 5x12 timbers and nominal 3x6 square-edge decking. Much of the decking appears to have been replaced with preservative treated material since original construction. Guardrails along elevated decks and walks consist of two horizontal timbers placed approximately 9 ½” clear above the walking surface and 37 inches to the top. Guards are infilled with ½” boxed steel pickets spaced at 8” on center which are plate-screwed to the timbers.

The covered terrace is an independent, flat roof structure with elevated levels which cover the suite-access bridges. The structure is of channel-grooved, nominal 3x8 laminated cedar, tongue-and-groove deck supported on douglas-fir timber rafters installed circumferencially between timber columns braced radially by similar timbers. Terraced roofs oriented perpendicular provide cover to the suite-access bridges. Roof decking is covered by oriented-strand-board sheathing and asphaltic, built-up roof covering. Gable, reverse-pitched overbuild have been installed after original construction to divert the main building’s rainwater to each side of the bridge roofs.

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The timber columns are particularly relevant to this report’s scope. Exterior columns at the lake-side decks, gable ends, and along the terrace are a colonnade of repeating timber, set in quartets, which allow girders to pass through in each orthogonal direction. Connections from beams to columns are by ¾” diameter through-bolt, which are counterbored and plugged with 2 ¾” round plugs. Plugs protrude at roof and floor beams, but are cut and sanded flush at guardrails. Timber columns are anchored to the concrete foundations by structural steel connections consisting of a shared baseplate and steel tube shoes which receive each timber column, connected by through bolts. The steel shoes have a neck to the baseplate which allowed drainage weeps to be installed at each corner. Timber columns are nominal 6x6 at the terraced roof and nominal 8x8 at the gable-ends and lake-side eave of the lodges.

A masonry chimney is constructed at gable end towards parking lot at the end of each Wing Building.

The chimney extends down to foundation and up above roof for a total height of approximately 51 feet.

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Pool & Lodge Patio (Area C)

The pool is set into a concrete building such that the pool level is slightly recessed from Areas A and B upper-level terraces, but such that the pool level is greatly raised above the lake side grade creating appearance akin to a modern infinity pool overlooking Lake Barkley. The pool itself is constructed with slab on grade within a chamber of retaining walls. Below the surrounding pool terrace are rooms at a mid-level providing shelter for pool equipment and restrooms, and an exterior patio nearer the lake level. The pool terrace is constructed on one-way reinforced elevated concrete slab 5- to 7-inches thick depending on location. The terrace is surrounded by an overhanging cast-in-place concrete raised seat and planter bed. The terrace slab over the lake-side, lower-level patio is structured with slab on concrete beam supported by concrete columns. All exposed concrete walls, overhangs, and columns are of exceptional architectural formwork with crisp corners, board-forming, and systematic reveals. To access the lower levels, a concrete stair on grade flanks each side of the building protected with two-horizontal timber guardrails (no picket) set to timber posts connected with heavy steel anchorage to the concrete slab.

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Main Lodge (Area D)

The Main Lodge is the grandest of the structures having three levels and reaching approximately 58 feet from the lowest level of Wings A & B up to the roof ridge. The lowest level, being located at the entrance to the pool, has a slab-on-grade that is connected by flanking handicap accessible ramps and central grand stair up to the lower shop area of the building. The mid-level serves the dining and kitchen and is inset into the hillside at the south for the kitchen and elevated to the north for the dining.

The mid-level is accessed by interior stair for guests and by exterior ramp to service loading docks at the east and west sides. Ramps provide truck access down from the main entry level with grated trench drain at bottom and concrete retaining wall along the side. The dining area is surrounded by exterior raised deck for public use. The uppermost level serves as the main entrance from the entry drive and covered porte coche’re.

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Foundations consist of grade-supported 4-inch concrete slab with shallow spread and narrow strip footings. Earth-retaining walls are predominantly reinforced concrete basement-type, apparently designed to be restrained by the elevated concrete slab at the mid-level. Earth-retaining walls to the loading dock level and lowest pool terrace level are tapered wall, cantilever retaining type. All exposed concrete walls and piers are similarly of exceptional architectural formwork with crisp corners, board-forming, and systematic reveals.

The mid-level floor structure is a combination of foundation and concrete slab on grade inset into the hillside to the south and elevated timber structure to the north. The elevated floor structure utilizes tongue-and-groove 3x6 decking, supported on glue-laminated beams with sizes from 6x18 to 6x24 framed to timber columns. Exterior decks are of square-edge, gapped 3x6 decking set on similarly sized glue-laminated timbers framed to timber columns. Much of the decking appears to have been replaced with preservative treated material since original construction; attached with light-gauge, connector angles to the underside of the deck and with the top edge of several glue-laminated beams reconstructed with packed preservative treated lumber due to apparent deterioration. Guardrails along elevated decks consist of two horizontal timbers placed approximately 9 ½” clear above the walking surface and 37 inches to the top. Guards are infilled with ½” boxed steel pickets spaced at 8” on center which are plate-screwed to the timbers.

The upper- (Entrance) level floor structure is constructed of elevated one-way concrete slab to concrete beams supported on concrete columns over the kitchen. The dining area is a two-story space with open roof structure braced by orthogonal grillage of beams at the Entrance Level. The perimeter exterior wall around the dining area is nearly entirely of plate glass window supported by timber spandrel beams between the columns. A retrofit of small diagonal steel tube braces have been added at all perimeter spans to reduce the deflection of the beams out-of-plane caused by the significant wind exposure.

The main roof is crucifix-shaped reverse gable constructed of channel-grooved nominal 3x8 laminated cedar, tongue-and-grove deck installed across the slope supported by 6x24 glue-laminated timber rafters. Rafters are supported by 6x24 girders framed to timber columns.

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The timber columns are again particularly relevant to this report’s scope. Exterior columns at the lake-side decks, gable ends, and interior of the dining area are a colonnade of repeating timber, set in quartets, which allow girders to pass through in each orthogonal direction. Connections from beams to columns are by 1” diameter through-bolt, which are counterbored and plugged. Plugs protrude at roof and floor beams, but are cut and sanded flush at guardrails. Timber columns are anchored to the concrete foundations by structural steel anchorages consisting of a shared baseplate and steel tube shoes which receive each timber column, connected by through bolts. The steel shoes have a neck to the baseplate which allowed drainage weeps to be installed at each corner. Timber columns are nominal 10x10 at the Main Lodge.

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A masonry chimney is constructed between interior stair and dining area. The chimney extends down to foundation and up to roof ridge with a total height of approximately 74 feet.

Administration Building and Porte Coche’re (Area E)

The Administrative Building is a one-story building set at upper-level of the Main Lodge and raised several feet above the entry drive. The site is flat immediately adjacent to the building and the structure is surrounded by concrete walls and curb to the drive. The foundation is apparently a concrete slab on grade with shallow strip- and spread-foundations and a perimeter concrete stem wall. The roof is a reverse gable continuous from the Porte Coche’re and likewise constructed of channel-grooved nominal 3x8 laminated cedar, tongue-and-grove deck installed across the slope supported by 6x24 glue-laminated timber rafters. Rafters are supported by 6x24 girders framed to timber columns.

The pitched roof is drained to eave gutters which dump through scuppers to grated catch basins or directly onto the pavement below.

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The floor level is accessed by small flights of timber stairs set around the building. Stairs are constructed of timber stringer and tread with approximate 5 ½” rise and 13 ½” run. Guardrails consist of two horizontal timbers infilled with ½” boxed steel pickets spaced at approximately 4” on center which are plate-screwed to the timbers. Stairs appear to have been reconstructed since original construction with handrails of round steel pipe added.

All columns are a colonnade of repeating timber, set in quartets, which allow girders to pass through in each orthogonal direction. Connections from beams to columns are by 1” diameter through-bolt, which are counterbored and plugged. Plugs protrude at beams. Timber columns are anchored to the concrete foundations by structural steel anchorages consisting of a shared baseplate and steel tube shoes which receive each timber column, connected by through-bolts. The steel shoes have a neck to the baseplate which allowed drainage weeps to be installed at each corner. Similar to the Main Lodge, the timber columns are nominal 10x10 at the Administration Building.

Site Walks

The miscellaneous site buildings are interconnected by site walks of concrete pavement and stairs to accommodate the slope of the site. Concrete stairs have approximate 14” tread and 6” rise with two-horizontal timber guardrails (no picket) set to timber posts connected with heavy steel anchorage to concrete. No handrail is present. Many guardrails appear to have been reconstructed. Trees have matured near most walks.

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Activity Center

Situated to the southwest of the Administration Building is a more modern Activities Center situated on a sloping portion of the site. The building is accessed by pedestrians over an elevated concrete bridge and by service vehicles by a gravel drive; both from the east parking lot. The structure appears to be constructed of shallow spread and strip foundations supporting perimeter concrete stemwall and columns. The structure has pitched roof with clearstory window and lap siding.

Roadway Bridge

The lodge complex is accessed by vehicle by the Ic-8036 connector and roadway bridge which passes over the west parking lot. The bridge is a cast-in-place concrete structure with square columns, beams and flat slab between. The structural layout mimics the appearance of the lodge timber structure with orthogonal grillage of beams cantilevering beyond the columns. The slab cantilevers beyond the edge beam with continuous trench for plantings along a curbed walkway on each side of bridge. All exposed concrete columns are similarly of exceptional architectural formwork with crisp corners and systematic reveals.

The bridge is separated from substantial site cantilever retaining walls at each abutment by expansion joint with steel edging.

Present Condition / Observations The original exterior of the buildings appears to be in good to poor condition depending on the location and exposure to weather. Exposed timber structures require constant and aggressive maintenance to provide weathering protection and drainage; such has not been afforded continually afforded the structures resulting in corrosion of exposed steel connections and severe rot in timbers near those connections where rainwater is being trapped or egressed. Deterioration of structural timbers is so severe in some locations that the structure should be considered to require immediate remediation and otherwise might pose a potential localized collapse and threat to human life.

Our survey of observed structural conditions denote generalized areas where common throughout, and specific locations only when observed to be localized. Each observation is classified with a recommendation of Urgent (Extensive repairs or replacement are needed as soon as possible. Life safety risk may be present), Necessary (Repairs should be made within the next three years to prevent

Lake Barkley State Resort Park Page 14 of 75 aggravated worsening of the condition which causes structural damage. The condition may present a trip / fall or other situation which risks bodily injury), Maintenance (Work should be performed to prevent additional deterioration of building components), and Renovation (Repairs are necessary and condition is worsening, but repair requires specialized labor and not of immediate nature. Repair is recommended during pending renovation within the next 8 years). We noted the following structural conditions of deterioration or inadequacy:

East Wing (Area A)

1. General - Floor decking on the upper-level suite access bridges are rotting at isolated boards of each bridge due to water intrusion around the exposed fasteners. Certain boards also deflect uncomfortably under a person’s weight. It is noted that all deck boards on the bridges are single span which exhibits significantly more deflection than multi-span applications and are more subject to sudden failure once rot overcomes, even under same span. Splitting occurs at most end connections. Some boards feel loose due to the rot and type of screw connections.

Classified Recommendations:

Necessary – Replace deteriorated boards.

Maintenance – Replace fasteners with flat head screws.

Clean and paint.

Renovation - Add intermediate beam to reduce deck span and increase user comfort/safety.

2. Localized – Bridges to Suites 405-406, 407-408, and 409-410 have failure of the ledgers supporting the deck boards with severe horizontal shear cracks between the connectors. Ledger is rolling due to the eccentric loading and poor stiffness of the lag screw connectors. Bridge to Suites 405-406 is in immediate need for repair/resupport.

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Urgent- Remove and replace ledger.

Necessary – Replace deteriorated boards.

Maintenance – Replace fasteners with flat head screws.

Renovation - Reinforce deck with additional beam at midspan.

3. General – Guardrail construction along the upper level covered walk, bridges, and lake-side decks do not meet current building code restrictions for minimum height or open area below bottom guard and between picket infill. Lower guards are approximately 10-inches clear to grade (4” maximum allowed by current code; upper guards are approximately 37” tall (42” maximum allowed by current code); and infill pickers are 8” on center (4” maximum clear allowed by current code). Guards might allow persons to fall through or over.

Necessary – Replace guard picket infill.

Add horizontal guards top and bottom to reduce opening size to 4”.

Maintenance – Clean and paint.

4. General – top guardrails are rotten around connections to midposts due to water egress around rotten or missing bolt plugs. Many top rails are in need of replacement.

Necessary – Replace deteriorated timber rails. Plug connections.

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5. General - Guardrails along concrete stairs to Lower Level from covered terrace and at lake-side of the covered terrace at Upper Level have corrosion of the steel connectors to concrete and deep rot in the timber posts at many such connections due to deicing salts and rainwater drips from covered roofs.

Necessary – Replace deteriorated timber rails and posts, and corroded steel connectors.

Plug connections.

6. General - Concrete spalls are occurring in at connections of embedded steel guardrail connections due to steel corrosion.

Plug connections.

Perform concrete spall repair.

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7. General – Interior site drainage flows down slope to covered terrace at Upper Level eroding soil and washing leaves and other debris into trench drain; restricting drainage. Certain areas are missing grating risking potential trip hazard.

Necessary – Replace grating and ledgers.

Maintenance – Finish grade adjacent hillside and sod.

Remove leaves and silt from trench and flush lines.

8. General – Trench drain grating at site-interior side of upper-level covered terrace is not attached, is loose and collapsed, and is not attached. The drain is a trip/fall hazard which needs replacement and attachment such that it still allows cleaning.

Urgent- Replace missing grating.

Maintenance – Remove leaves and silt from trench and flush lines.

9. General – Trench drain grating at site-interior side of lower-level walkway is not attached and is loose and collapsed. Grating is supported by tabs located approximately every 24” on one edge and set on a ledger on other. Ledgers are corroded and fracturing at the top where moisture has accumulated. The tabs are not restrained at any point making the grating unstable. The drain is a trip/fall hazard which needs replacement and attachment such that it does not collapse yet allows cleaning.

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10. General – Pavers at site-interior side of building are uneven, loose, and sliding down the hill due to disturbance from tree roots and weather.

Renovation – Remove pavers, regrade and tamp, and replace with new paver system.

11. General - Extensive exposure to weathering and deicing chemicals has caused corrosion and delamination of the covered terrace base plates at most locations. The swelling is causing curl of the plate, bending the socket and inducing bending in the timber columns. Anchor rods are severely corroded. The drainage weeps in the bottom of the shoes are closed with corrosion and dirt, trapping moisture in the column base. Column bases above shoes generally seems stiff such that wood rot does not yet appear aggravated; however, shoes and base plates should be replaced.

Necessary – Replace column shoe connection with new galvanized and painted connection.

Maintenance – Pressure wash shoes each Spring to remove deicing chemicals.

12. General – Exterior beams, decks, and timbers have dirt and cobwebs throughout. Structure is in need of paint.

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13. General – At covered terrace of Upper Level, the cantilever beam ends are exposed and in need of weatherproofing. Some location appear to have been capped with metal flashing which has since fallen away. Beams are beginning to crack and rot.

Necessary – Clean and paint.

14. Localized – At upper-level covered terrace canopy between rooms 421-422, (2) 3 ½” Ø holes have been cored through the top of the loadbearing timbers, reducing the strength of the girder. Cores should not be drilled through structural girders without analysis by an engineer.

Recommendations:

We have performed analysis and found the timber to be structurally adequate. We discourage any future damage to structural columns and girders without the consultation of a structural engineer.

15. General – At covered terrace roof canopy at the Upper Level, rainwater backsplash and drainage on the lower roof is causing dampness and aggravated rot on the canopy roof deck. Rainwater is leaking and dripping from the upper roofs causes dampness and rot of the lower stair guardrails.

Necessary – Repair roofing.

Replace deteriorated guardrails.

Maintenance- Clean and paint.

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16. Localized – Between Suites 313-314 HSS tube used as downspout is missing bolt supporting the self-weight of the tubes.

Necessary – Install galvanized lag screw.

17. Localized – At site-interior side abutment of bridge to Suite 401 the concrete abutment is cracked and spalled with corrosion of the reinforcing within.

Necessary – Perform concrete spall repair.

18. Localized – Bridge to Suite 401 has floor beam severely split and cracked due to weather exposure accentuated by lack of maintenance.

Necessary – Replace beam allowing for longitudinal slide at the concrete abutment.

Maintenance - Clean and paint.

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19. Localized – At north gable end the perimeter rake rafter and upper-level perimeter edge beam have severe deterioration due to weather exposure and lack of preventative maintenance. Beams are cracked and crushing near connections and have deep rot where sheltered by the adjacent tree.

Cantilevered roof girders have severe deterioration in the end grain as well as ponding on the top side of the beams. Edge rafters will need replacement and repairs made to the cantilever girders.

Necessary – Replace roof gable end rafter.

Trim roof cantilever girder ends, repair rot, add protective endgrain shield.

Replace perimeter spandrel beams.

20. Localized – At north end gable the exterior columns are severely weathered with checking, splitting, and water infiltration at beam connections. The base shoe connections installed under the slab on grade which is trapping moisture causing deep rot in the column bases.

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Necessary – Replace endwall columns.

Replace base connections on raised concrete piers.

Rework fencing to accommodate raised concrete piers.

21. Localized – At north end gable the guardrail posts have severe rot at the base.

Necessary – Replace guardrail posts and rails.

22. Localized – North pool terrace slab is cracked, heaved, and has vegetation growing in joints and cracks.

Maintenance - Clean and seal slab on grade expansion joints.

Renovation – Remove and replace concrete slab on grade.

23. Localized – North pool terrace is retained by perimeter timbers which have severe rot in the timbers, lateral displacement and rotation. The perimeter guard is fastened to the timbers but unstable due to the deterioration.

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Necessary – Replace spandrel timbers, guardrail posts, and rails.

24. Localized – Steel base plate and column shoes at Suite 301 have corrosion, weep holes in the column shoe have become obstructed, and deep rot exists in the column base. Bolts were observed to be missing at column-to-beam connection on the first floor patio.

Necessary – Install missing bolts.

Replace column shoe connection with new galvanized and painted connection.

Shoe connection to require special assembly to remove rotted base.

Renovation - Replace deteriorated columns.

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25. Localized - Cantilevered beam end has split from the bolt hole to the end of the beam at the lower and second levels.

Renovation – Replace beams.

26. Localized – Decking at Suite 301 on the Lower Level has split around fastening to framing.

Urgent- Replace loose, severely rotten, and dislodged deck boards.

Necessary – Replace deteriorated boards.

Maintenance – Replace fasteners with flat head screws.

Clean and paint.

27. General – Many column base plates are corroded and experiencing delamination. Concrete piers have chipped along edges and at corners.

Maintenance – Replace connection plugs.

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28. General – Numerous exterior columns and cantilevered beams are split at connection holes, due to exposure, and many bolt hole plugs are missing allowing aggravated corrosion in the bolts.

Necessary – Replace beams.

Replace connection plugs.

29. General – Lake side balcony decking is weathered, split, and rotting at fasteners.

Urgent- Replace loose, severely rotten, and dislodged deck boards.

Necessary – Replace deteriorated boards.

Maintenance – Replace fasteners with flat head screws.

Clean and paint.

30. Localized – At suite 312, the basement access cover is severely rotted and growing mold due to contact with earth, and the access door is not secured.

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Necessary – Replace deck boards.

Replace hinges, hatch, and lock.

Replace varmint and leave screen.

Clean debris from well.

31. Localized – At Suite 328, the basement access cover has fire damage, and the wire mesh restricting access to the basement has been damaged, allowing access to the basement area.

Necessary – Replace deck boards.

Replace hinges, hatch, and lock.

Replace varmint and leave screen.

Clean debris from well.

32. Localized – At southern stairs from the lower to upper floor levels, the treads have minor splitting and warping. Some are missing risers. Exposure has led to the growth of mold in some locations. A portion of the top guardrail has broken off.

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Necessary – Replace missing risers. Fasten all risers with toenails from backside.

Replace guardrail and extension.

33. Localized – At southern stairs from the lower to upper floor levels, the areaway has accumulated leaf covering, trapping moisture and accelerating deterioration of wood building elements.

Maintenance – Remove leaves.

34. Localized – At south gable end the perimeter rake rafters have severe deterioration due to weather exposure and lack of preventative maintenance. Rake board has experienced checking and rotting at bearing connections. Cantilevered roof girders have severe deterioration in the end grain as well as ponding on the top side of the beams. Edge rafters will need replacement and repairs made to the cantilever girders.

Trim roof cantilever girder ends, repair rot, add protective endgrain shield.

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35. Localized – South gable areaway railing system has severe deterioration and splitting of the top guardrails and posts, compromising the guardrails structural integrity.

Necessary – Replace guard railing and posts.

36. General – South gable areaway has differential settlement of the concrete pavement up to 3/4”.

Differential alignment exceeds ADA allowable and is a trip hazard. Joints sealant is failing, allowing debris and erosion of the soils below.

Necessary – Slab jack pavement.

Maintenance - Remove joint sealants, clean, and replace with backer rod and sealant.

West Wing (Area B)

1. General - Floor decking on the upper-level suite access bridges are rotting at isolated boards of each bridge due to water intrusion around the exposed fasteners. Certain boards also deflect uncomfortably under a person’s weight. It is noted that all deck boards on the bridges are single span which exhibits significantly more deflection than multi-span applications and are more subject to sudden failure once rot overcomes, even under same span. Splitting occurs at most end connections. Some boards feel loose due to the rot and type of screw connections.

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Necessary – Replace deteriorated boards.

Maintenance – Replace fasteners with flat head screws.

Reinforce deck with additional beam at midspan.

Renovation - Add intermediate beam to reduce deck span and increase user comfort/safety.

2. General – Guardrail construction along the upper-level covered walk, bridges, and lake-side decks do not meet current building code restrictions for minimum height or open area below bottom guard and between picket infill. Lower guards are approximately 10-inches clear to grade (4” maximum allowed by current code; upper guards are approximately 37” tall (42” maximum allowed by current code); and infill pickers are 8” on center (4” maximum clear allowed by current code). Guards might allow persons to fall through or over.

Necessary – Replace guard picket infill.

Add horizontal guards top and bottom to reduce opening size to 4”.

3. General - Guardrails along concrete stairs to Lower Level from covered terrace and at lake-side of the covered terrace at Upper Level have corrosion of the steel connectors to concrete and deep rot in the timber posts at many such connections due to deicing salts and rainwater drips from covered roofs.

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4. General – Concrete spalls are occurring in at connections of embedded steel guardrail connections due to steel corrosion.

Plug connections.

5. General – Trench drain grating at site-interior side of upper-level covered terrace is not attached and is loose and collapsed. The drain is a trip/fall hazard which needs replacement and attachment such that it still allows cleaning.

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6. General – Trench drain grating at site-interior side of lower-level walkway is not attached and is loose and collapsed. Grating is supported by tabs located approximately every 24” on one edge and set on a ledger on other. Ledgers are corroded and fracturing at the top where moisture has accumulated. The tabs are not restrained at any point making the grating unstable. The drain is a trip/fall hazard which needs replacement and attachment such that it still allows cleaning.

7. General – Pavers at site -interior side of building are uneven, loose, and sliding down the hill due to disturbance from tree roots and weather.

Renovation – Remove pavers, regrade and tamp, and replace with new paver system.

8. General – Extensive exposure to weathering and deicing chemicals has caused corrosion and delamination of the covered terrace base plates at most locations. The swelling is causing curl of the plate, bending the socket and inducing bending in the timber columns. Anchor rods are severely corroded. The drainage weeps in the bottom of the shoes are closed with corrosion and dirt, trapping moisture in the column base. Column bases above shoes generally seems stiff such that wood rot does not yet appear aggravated; however, shoes and base plates should be replaced.

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9. General – Exterior beams, decks, and timbers have dirt and cobwebs throughout. Structure is in need of paint.

10. General – Roof deck has extensive leave covering, trapping moisture and accelerating rotting of wood building elements.

Maintenance – Remove leaves and vegetation.

Flush gutters and downspouts.

11. Localized – Covered terrace roof canopy at Suites 207-208, 213-214, 215-216, 217-218, 219-220, 221-222, 225-226, 227-228, 229-230, and 231-232 have severe deterioration of the wood decking and localized collapse of the roofing membrane. We believe that backsplash of rainwater, drainage humidity and lack of direct sun is causing the dampness and aggravated rot of the structure. Prior patch repairs have been made, but are not suitable for long term sustainability.

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Necessary - Replace roof decking and roofing above.

Maintenance – Remove leaves and vegetation.

Flush gutters and downspouts.

12. Localized – At upper-level covered terrace canopy between Suites 221-222, (2) 3 ½” Ø holes have been cored through the top of the loadbearing timbers, greatly reducing the strength of the girder.

Cores should not be drilled through structural girders without analysis by an engineer.

Recommendations:

We have performed analysis of the timber and found it to be structurally adequate. We discourage any future damage to structural columns and girders without the consultation of a structural engineer.

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13. Localized – Between Suites 223-224 and 225-226 radial cracks approximately hairline to 1/16” in width have developed in the retaining wall. We believe these are caused by temperature and shrinkage of the wall and slight (normal) movement of the wall due to lateral earth pressure.

Maintenance – Periodically monitor for signs of worsening.

14. Localized – At terrace canopy on site-interior side of lodge bridge to Suite 223, roof decking is showing signs of inadequacy with deflection near the mid-span. Prior repair has been installed (2x4 nailed to the bridge framing) to help with this deflection but is inadequate to prevent continued deflection.

Renovation - Replace roof decking and roofing above.

15. Localized – At north gable end the perimeter rake rafter and upper-level perimeter edge beam have severe deterioration due to weather exposure and lack of preventative maintenance. Rafters are cracked and crushing near bearing on the cantilever girders. Cantilevered roof girders have severe deterioration in the end grain as well as ponding on the top side of the beams.

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Trim roof cantilever girder ends, repair rot, add protective endgrain shield.

Replace perimeter spandrel beams.

16. Localized – At north end gable the exterior columns are severely weathered with checking, splitting, and water infiltration at beam connections. The base shoe connections are trapping moisture causing deep rot in the column bases.

Necessary – Replace endwall columns.

Replace base connections on raised concrete piers.

Rework fencing to accommodate raised concrete piers.

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17. Localized – At north end gable the guardrail posts have severe rot at the base.

18. Localized – Steel base plate and column shoes at Suite 101 have corrosion of steel. Weep holes in the column shoe have become obstructed and deep rot occurs in the column base. Cantilevered beam end has split from the bolt hole to the end of the beam at the lower and upper levels.

Necessary – Replace connection plugs.

Replace base connection on raised concrete pier.

19. Localized – Beam supporting the decking on the lower level of Suite 103 and 108 has been invaded by wood bees, reducing the strength of the beam.

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Necessary – Replace spandrel beam.

20. General – Growth of vegetation has occurred at multiple areas. Continuation of this will result in an increase in moisture around structural members and accelerated deterioration of those members.

Maintenance - Remove vegetation and grub roots.

21. General – Column base plates are corroded and experiencing delamination. Concrete piers have chipped along edges and at corners.

Replace base connection on raised concrete pier.

22. Localized – At suite 134 extensive leaf debris exist, trapping moisture and accelerating deterioration of steel and wood building elements.

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Maintenance - Remove vegetation and grub roots.

Clear leaves.

23. Localized – Stairs from the Lower Level to the lake have minor splitting and rotting of the top guardrail and post. Exposure has led to the biological growth at some locations.

Pool and Lodge Patio (Area C)

1. Localized – Concrete stairs to the Main Lodge patio from the East Wing pool terrace are cracked and heaved.

Renovation – Replace stairs and slab on grade.

2. General – Guardrails along concrete stairs to the lake from the Main Lodge patio have corrosion of the steel connectors to concrete and deep rot in the timber post at many such connections.

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Replace corroded post connections.

3. General – Planter and bench along the perimeter of the pool suffers from cracking and the formation of stalactites at approximately every twelve feet. This is a result of calcium leaching, wherein water flowing through the cracks reacts with the calcium oxide in the concrete forming a solution of calcium hydroxide.

Necessary – Sample and test calcium deposits for presence of chlorides.

4. Localized – Concrete stairs to the lake from the Main Lodge patio on east side of pool have severe differential settlement with cracking of the stringer band. At certain locations settlement has led to concrete spalling and exposing rebar.

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Necessary – Demolish existing stairs. Remove then compact wall backfill in engineered lifts.

Replace concrete stairs on grade.

5. Localized – Concrete column next to the maintenance room on the east side of pool has a large diagonal crack in column. We believe this is a result of settlement on the north side of the pool.

Necessary – Mechanically dowel and epoxy inject crack.

6. Localized – Columns at lower north side of pools have soil erosion of the concrete grade beam due to downspout discharge onto grade. Erosion and saturation may lead to further settlement of the structure.

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Necessary – Replace downspouts and underground piping to discharge minimum 15 feet from the structure.

Maintenance- Regrade hillside to 6” below finished floor of the patio.

Seed and straw.

7. Localized – Slab on grade of lower patio at north side of pool has longitudinal cracking along the north end. We believe that the cracking is due to erosion and differential settlement.

Necessary – Survey slab and slabjack if out-if-out of plane greater than ¼” in 10 ft.

8. Localized – Concrete stairs to the lake from the Main Lodge patio on west side of pool have severe differential settlement with concrete stringer. Joint along pool building is separating allowing debris and water to enter void.

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Necessary – Demolish existing stairs. Remove and compact wall backfill in engineered lifts.

Replace concrete stairs on grade.

9. Localized – Restrooms located on the west side of pool have dirt, cobwebs, and debris throughout.

Structure is in need of paint. Restrooms are unusable, but door is open with no lighting or control.

This seems to be a public safety issue.

Urgent - Fix and lock entrance to restroom suite.

Necessary – Check and fix ventilation so air circulates to stem growth of mold.

10. Localized – Planter and bench along the perimeter of the west side of the pool is cracked and spalled with corrosion of the reinforcement within.

Necessary – Perform concrete repair of spalls and corroded reinforcing.

Epoxy inject cracks.

Remediate waterproofing membrane inside planters.

Maintenance - Clean and seal concrete.

11. Localized – Concrete stairs to the Main Lodge patio from the West Wing pool terrace is cracked and spalled with corrosion of the reinforcing within.

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Renovation – Perform concrete spall repair.

12. General – Drains surrounding pool are clogged, resulting in water pooling at drain locations.

Continuous cracks along the drainage system have allowed vegetation to grow.

Maintenance – Clean and flush drains.

Remove vegetation.

Clean and seal concrete.

13. Localized – Concrete stairs to the Main Lodge patio from the north pool terrace slab on the west side is cracked and heaved, with concrete spall and apparent internal corrosion of reinforcing.

Necessary – Demolish existing stairs. Remove and compact wall backfill in engineered lifts.

Replace concrete stairs on grade.

Pool and Main Lodge Patio (Area C)

14. General – Guardrails along concrete slab at the north side of the lodge…