Super_8_Hotel_Structural_Inspection_Report_S&S.pdf

March 24, 2023

Super 8 Hotel Structural

Inspection Report

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Super 8 Hotel

Structural Inspection Report

March 24, 2023

1815 West Vine Street

Kissimmee, Osceola County, FL

City of Kissimmee Project #:

E-CDBG2021 - HMELES FC

Purchase Order Number 23000904

Prepared by RS&H, Inc. at the direction of the City of Kissimmee

This item has been digitally signed and sealed by Patrick F.

Mull on the date adjacent to the seal.

Printed copies of this document are not considered signed and sealed and the signature must be verified on any electronic copies.

Engineer of Record:

Patrick F. Mull, P.E. #73265 RS&H, Inc.

10748 Deerwood Park Blvd. Jacksonville, FL 32256 Certificate of Authorization: 5620

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Table of Contents

1 Executive Summary

2 Introduction

3 Site Observations

3.1 Location No. 1 – Balcony Slab Deterioration at Guardrail Post at Main Building/Hotel ... 5

3.1.1 Observation: POOR CONDITION

3.1.2 Recommendation:

3.2 Location No. 2 – Shifted Balcony Slab at Main Building/Hotel (NPI Report p. 12 - 13)

3.2.1 Observation: POOR CONDITION

3.2.2 Recommendation:

3.3 Location No. 3 – Leaking Wall Unit at Main Building/Hotel (NPI Report p. 73)

3.3.1 Observation: FAIR TO POOR CONDITION

3.3.2 Recommendation:

3.4 Location No. 4 – Deterioration to Balcony at Apt H (NPI Report p. 15)

3.4.1 Observation: POOR CONDITION

3.4.2 Recommendation:

3.5 Location No. 5 – Balcony Column Corrosion at Apt C

3.5.1 Observation: POOR CONDITION

3.5.2 Recommendation:

3.6 Location No. 6 – Deterioration to Balcony at Annex/Studio (NPI Report p. 14)

3.6.1 Observation: POOR CONDITION

3.6.2 Recommendation:

3.7 Location No. 7 – Poorly constructed Wall Infill Panel at Annex/Studio

3.7.1 Observation: FAIR TO POOR CONDITION

3.7.2 Recommendation:

3.8 Location No. 8 – Poorly constructed Wall Opening at Annex/Studio

3.8.1 Observation: FAIR TO POOR CONDITION

3.8.2 Recommendation:

3.9 Location No. 9 – Unreinforced CMU at Wall Unit Opening at Annex/Studio

3.9.1 Observation: POOR CONDITION

3.9.2 Recommendation:

Figure 1: Super 8 Hotel Layout and Observation Location Legend………………………………..……………..4

S u p e r 8 H o t e l S t r u c t u r a l I n s p e c t i o n R e p o r t

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1 Executive Summary RS&H, Inc. was requested by the City of Kissimmee to perform a preliminary structural engineering condition assessment on select portions of the Super 8 Hotel located at 1815 West

Vine street, Kissimmee, FL 34741. The investigation was performed by a State of Florida licensed

Professional Engineer. The inspection was limited to visual observations; no physical sampling, testing, or engineering analysis was performed.

The Super 8 Hotel building complex consists of a Main Building/Hotel at the southwest, ten apartment buildings (A through J), and an Annex/Studio at the northeast. Refer to the p. 2 for a layout of the buildings and observation locations.

From what was observed, the buildings are generally in good structural condition. The construction appears to be CMU walls with cast-in-place concrete floors and balconies, and wood roof trusses.

Critical Observations

During the site visit, a total of nine observations were made; of these, three are considered critical and require corrective measures to prevent further deterioration.

The following items were observed to be in poor condition and were noted to be shored immediately and have recommendations for repair performed within the next 3-6 months:

• The apartment H balcony slab is deteriorated at the south edge at the support post.

Repair the slab with a vertical overhead mortar and replace the steel post (Refer to

Location No. 4).

• The apartment C balcony support post is rusted out at the base and needs to be replaced (Refer to Location No. 5).

• The balconies of the Main Building/Hotel and the Annex/Studio are exhibiting concrete deterioration at several locations along the free edge. This was observed at abandoned post holes, expansion joints between slab pours, and misaligned slab edges.

Recommend removing deteriorated concrete and patch with a suitable horizontal repair mortar (Refer to Location No.’s 1, 2, and 6).

• CMU at an existing air conditioning unit opening observed to be unreinforced.

Recommend all air conditioning units be evaluated and unreinforced openings repaired with an engineered wall assembly. (Refer to Location No. 9).

The following items were observed to be in fair to poor condition and are recommended to be repaired within the next 12 months to avoid further deterioration:

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• The existing air conditioning units were observed to be leaking water, causing damage to the walls and slabs. Recommend removing the leaking wall units and repairing the damaged structure (Refer to Location No. 3).

• At the east end of the Annex/Studio building, observed a poorly constructed wall infill panel. Recommend replacing with an engineered wall assembly (Refer to Location No. 7).

• At the east end of the Annex/Studio building, observed a poorly constructed wall opening for a fan. Recommend replacing with an engineered wall assembly (Refer to

Location No. 8).

It is recommended that a repair program of the above items identified be instituted. The repair program should include repair details provided by a licensed Florida engineer and repairs performed by a licensed Florida contractor. RS&H may be contracted to provide engineered repair details at the request of the owner.

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2 Introduction RS&H, Inc. was requested by the City of Kissimmee to perform a preliminary structural engineering condition assessment on select portions of the Super 8 Hotel located at 1815 West

Vine Street, Kissimmee, FL 34741. The investigation was performed by a State of Florida licensed

Professional Engineer. The inspection was limited to visual observations; no destructive testing or removal of existing materials was done to the building during the inspection. Further, no architectural or structural drawings were available for reference, so all recommendations are limited to what was observed in the field.

The building complex consists of a Main Building/Hotel at the southwest, 10 apartments (A through J), and an Annex/Studio at the northeast. Refer to Figure 1 on Pg. 2 for a layout of the buildings and observation locations.

Site Investigation Information

• Date of Inspection: Friday, February 24, 2023

• Duration of Inspection: 10:00 AM – 11:15 AM

• Weather: Sunny

• Temperature: Upper 70’s to Low 80’s

• Present at Site:

Patrick Mull, PE, SE Structural Engineer, RS&H

Robert Masiku Facilities Construction & Maintenance

Manager, City of Kissimmee

Javier Romero Facilities Construction & Maintenance

Manager, City of Kissimmee

3 Site Observations This inspection report does not constitute a full structural evaluation of the property. It includes only specific areas of concern preselected for analysis by Mr. Masiku as well as issues observed by Mr. Mull during the site visit. Site observation locations are indicated on the Super 8 Hotel

Layout and Observation Location Legend shown on the following page on Figure 1.

The locations preselected for observation by Mr. Masiku were based on a commercial building inspection of the property performed by National Property Inspections (NPI) on February 1, 2023. Observations from the NPI report that recommended further evaluation by a structural engineer were selected for RS&H’s evaluation, with one exception: RS&H was unable to obtain access to the roof of Apt C to observe the sagging over the rear porch noted on page 22 of the

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NPI report. Site observation locations generated from the NPI report are noted as such in the

RS&H report, with references to the specific page of the NPI report.

Figure 1: Super 8 Hotel Layout and Observation Location Legend

List of Observation Locations:

1. Balcony Slab Deterioration at Guardrail Post at Main Building/Hotel

2. Shifted Balcony Slab at Main Building/Hotel

3. Leaking Wall Unit at Main Building/Hotel

4. Deterioration to Balcony at Apt H

5. Balcony Column Corrosion at Apt C

6. Deterioration to Balcony at Annex/Studio

7. Poorly constructed Wall Infill Panel at Annex/Studio

8. Poorly constructed Wall Opening at Annex/Studio

9. Unreinforced CMU at Wall Unit Opening at Annex/Studio

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3.1 Location No. 1 – Balcony Slab Deterioration at Guardrail Post at Main

Building/Hotel

3.1.1 Observation: POOR CONDITION

At the Main

Building/Hotel second-floor balcony edge above the pool area, observed cracked concrete emanating from a hole in the top surface of the cast-in-place concrete slab. The hole is centered on what appears to be a construction joint between two original concrete pours. The joint is centered above a cast-in-place concrete support beam. This condition was observed in numerous other locations along the edge of the second-floor balcony. However, not all locations are at a construction joint above a beam. It is likely that an existing guardrail system was removed, leaving the holes in place to collect water, accelerating the deterioration of the concrete at each hole.

3.1.2 Recommendation:

Recommend patching the hole with a concrete repair product appropriate for horizontal exterior applications. Remove all chipped and deteriorated concrete and thoroughly clean the holes prior to product application. Follow all written instructions from the manufacturer. Apply the product such that it results in a smooth flush surface level with the surrounding balcony slab, allowing rainwater to freely drain without ponding. Maintain the existing construction joint in the slab. Repaint the concrete as desired.

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3.2 Location No. 2 – Shifted Balcony Slab at Main Building/Hotel (NPI Report p.

12 - 13)

3.2.1 Observation: POOR CONDITION

At the Main

Building/Hotel second-floor balcony edge observed misaligned deck edges on either side of a construction joint between two original concrete pours.

This condition was observed in numerous other locations along the edge of the second-floor balcony. The joint is centered above a cast-in-place concrete support beam.

3.2.2 Recommendation:

It appears that the balcony slabs were constructed out of alignment. There is no observable evidence that the concrete slab has shifted horizontally since construction. Some locations showed evidence of deterioration and water intrusion at the expansion joint. Where this is the case, recommend removing deteriorated concrete and patching with an appropriate concrete repair compound, while maintaining the existing slab construction joint. Recommend inspecting all locations on an annual basis to determine if there are any observable changes, such as further misalignment, increased crack width, or further water damage.

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3.3 Location No. 3 – Leaking Wall Unit at Main Building/Hotel (NPI Report p. 73)

3.3.1 Observation: FAIR TO POOR CONDITION

At the Main

Building/Hotel exterior wall on the second-floor balcony, observed rust stains on the stucco wall at both ends of the air conditioner wall unit. Further observed evidence of a previous repair to the concrete slab at the edge of the wall, as seen by the lighter gray color. This condition was observed in numerous locations throughout the property, at varying levels of severity.

3.3.2 Recommendation:

The wall unit is leaking into the cavity between the stucco and the CMU wall. The slab repair

(grey material at edge of wall) appears to be trapping the water at the interface between the wall and slab. Recommend removing leaking wall air conditioning unit. Remove the stucco beneath the unit down to the balcony slab. Chip and remove the gray concrete repair material and evaluate the underlying slab for any unseen water damage.

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3.4 Location No. 4 – Deterioration to Balcony at Apt H (NPI Report p. 15)

3.4.1 Observation: POOR CONDITION

Observed concrete spalling in the second-floor landing slab at the top of the round steel support column at the front of Apt H. Each apartment building has a cast in place concrete exterior stair with a second-floor landing leading to the apartment units. The landings are supported by two steel columns, front and back. At this location, the cap plate of the column extends above the bottom of concrete into the slab, and the slab is cracking at the interface. It is not apparent how the column cap plate attaches to the slab, if at all. There is no observable cracking or evidence of water damage at the top of the slab at this location. Therefore, it’s likely that corrosion of the column cap plate is causing spalling the surrounding concrete.

3.4.2 Recommendation:

Recommend providing temporary shoring of the elevated slab, allowing for the steel column to be removed in its entirety. Chip and remove all loose concrete and repair with a product appropriate for horizontal overhead exterior applications. Follow all written instructions from the manufacturer. Apply the product such that it results in a smooth flush surface level with the surrounding slab ceiling. Repaint the concrete as desired. Further evaluation of the steel cap plate for deterioration and required repairs is recommended once loose concrete has been removed and prior to concrete repairs.

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3.5 Location No. 5 – Balcony Column Corrosion at Apt C

3.5.1 Observation: POOR CONDITION

Observed heavy corrosion at the bottom of the column nearest the building in front of Apt C. There is significant loss of section in the steel column, resulting in significant loss of column capacity. Refer to 3.4.1 for background information on the two steel columns supporting the second-floor balcony at the front of each apartment unit.

3.5.2 Recommendation:

The column has experienced significant section loss resulting in loss of capacity.

The balcony should be shored, and the column should be repaired immediately.

Corrosion was observed at the base plate of these columns in front of the apartments in numerous locations.

Recommend evaluating all steel columns at entrances of apartment buildings A through J. Columns with section loss due to deterioration should be shored and repaired immediately. Recommend monitoring the condition of the remaining columns over time for further deterioration. Plan for replacement of all balcony support columns in the next five years.

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3.6 Location No. 6 – Deterioration to Balcony at Annex/Studio (NPI Report p. 14)

3.6.1 Observation: POOR CONDITION

At the Annex/Studio second-floor balcony, observed a hole in the edge of the slab with associated cracking. The hole is centered on the contraction joint between two concrete pours. The damage is similar to 3.1.

There appears to be adequate bearing of the balcony slab on the concrete beam.

3.6.2 Recommendation:

Recommend patching the damaged concrete with a concrete repair product appropriate for horizontal exterior applications.

Remove all chipped and deteriorated concrete and thoroughly clean the holes prior to product application. Follow all written instructions from the manufacturer. Apply the product such that it results in a smooth flush surface level with the surrounding balcony slab, allowing rainwater to freely drain without ponding. Repaint the concrete as desired.

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3.7 Location No. 7 – Poorly constructed Wall Infill Panel at Annex/Studio

3.7.1 Observation: FAIR TO POOR CONDITION

At the east end of the

Annex/Studio, the first-floor maintenance room has a large opening next to the door which has been filled in with plywood and wood studs. The plywood cover has a large gap at the top edge, and the bottom edge is in contact with the concrete slab, putting the assembly at risk for water damage.

Several of the screws between the plywood and wood studs are detached. There are some fasteners between the wood framed edges of the opening and the adjacent CMU, but the installation does not appear to be sufficient to resist design hurricane force winds. Further engineering analysis would be required to confirm this.

3.7.2 Recommendation:

While not as high of a priority as the aforementioned observations, recommend removing the deteriorated plywood and wood framing and infilling opening with an engineered wall assembly.

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3.8 Location No. 8 – Poorly constructed Wall Opening at Annex/Studio

3.8.1 Observation: FAIR TO POOR CONDITION

At the east end of the

Annex/Studio, the first-floor maintenance room has an opening for a fan cut into the existing CMU wall approximately 16-inch square in size. The CMU on either side of the fan is ungrouted and exhibiting cracking.

3.8.2 Recommendation:

Recommend removing the fan and repairing the opening with an engineered wall assembly.

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3.9 Location No. 9 – Unreinforced CMU at Wall Unit Opening at Annex/Studio

3.9.1 Observation: POOR CONDITION

At the east end of the

Annex/Studio, some of the second-floor air conditioning units have been removed, showing that the CMU sill, jambs, and header are ungrouted and unreinforced. The header is supporting the weight of the wall above it.

3.9.2 Recommendation:

Recommend that the opening be repaired with an engineered wall assembly. This condition may exist at all air conditioning unit locations. Recommend that this be analyzed further and a consistent repair approach be undertaken as required.