hanbury evans wright vlattas + company 120 atlantic street · pdf filehanbury evans wright ......

508 Baylor Court Suite C Chesapeake, VA 23320 757.436.2070 phone 757.436.0610 fax

757.436.2070 ph. • 757.436.0610 fx • [email protected] • www.broylesandassociates.com

October 16, 2015 Jessica A. Pearson, AIA, LEED AP BD+C Architect + Associate Principal Hanbury Evans Wright Vlattas + Company 120 Atlantic Street Norfolk, Virginia 23510 Re.: Selden Arcade, Norfolk, Virginia (South Façade - Additional Field Investigation of Exterior

Masonry Walls and Framing – October 13, 2015 and October 15, 2015) Dear Jessica: Broyles and Associates, P.C. performed additional field investigation of the South end of the Selden Arcade as requested by the City of Norfolk and your office. The findings of this recent field investigation are summarized below in this report. Please note that our main focus was the condition and evaluation of the existing masonry walls (specifically the east wall) and potential damages to the floor and roof framing. E.T. Gresham and Company, Inc. assisted in the field investigation and removed wall and floor finished for our visual inspection. Please find summaries of specific issues below that were observed. EAST MASONRY WALL CONDITION: As anticipated, the east wall is in poor condition. The full extent, however, was previously unknown. Because of further exploration, we have determined it is actually worse than previously believed. At the attic floor level, the mortar had deteriorated to a point where pieces of brick masonry could be removed by hand around the existing 2X12 joists (See Photo #1). The mortar had become powdery and could easily be scrapped out. The joists set in oversized pockets in the masonry and provide little resistance to wall pullout (See Photo #2). This is of concern since the exterior wall appears to be bowing outward in areas (See Photo #3). Please note that we also saw some water damage to the ends of the joists where they were pocketed into the masonry. In an area on the second floor near the south-east corner of the Arcade, the wall finishes were removed to reveal vertical cracks in the masonry (please note that similar cracking on the exterior of the wall close to ground level was recently epoxied) (See Photo #4). Please note that we did see evidence of repointing of the mortar to the right of the cracked section of wall – indicating that some repairs were previously made. To the left of this cracked area, the mortar was loose and could be scraped out.

Jessica A. Pearson, AIA, LEED AP BD+C, Hanbury Evans Wright Vlattas + Company Selden Arcade, Norfolk, Virginia (South Façade - Additional Field Investigation of Exterior Masonry Walls and Framing – October 13, 2015 and October 15, 2015) October 16, 2015 of 14

757.436.2070ph • 757.436.0610 fx • [email protected] • www.broylesandassociates.com

One of the more disturbing findings was at the exterior wall parapet. The parapet had moved outward at the interior end of the arcade approximately 2 additional inches (total movement is approximately 6” to 8”) (See Photo #5). This reveals that movement is still occurring. Below this location in the attic, we noted that the interior wythe of brick had fallen away on the inside of the attic space so the wall does not have full support beneath (See Photo #6). This condition has certainly contributed to the lean outwards. In our opinion, this is a life safety issues and the parapet wall will need to be removed. What we discovered, is that the wall below the parapet is also in extremely poor condition. Please note that three (3) steel channels had been provided at some time back which penetrate the exterior wall (See Photo #7). This structure may have been provided for an exterior steel fire escape which has since been demolished. The brick around these channels has been removed (from the interior) creating voids in the masonry wall. Another factor affecting the stability of the exterior wall is the pocketing of the joists. The original construction provided oversized pockets for the joists within the first inner wythe of brick masonry. We noted that moisture has affected the structural adequacy of these joists to properly support the floor and roof loads (See Photo #8). As mentioned above, it is also a factor for bracing of the exterior wall too. We noted that the mortar was added (after the original construction) to the sides of the joists sitting in their pockets to provide a tight fit (See Photo #9). We believe this was an attempt to keep the exterior wall braced. It appears that the east wall is in poorer condition than the west wall. We believe that this is primarily the result of the west wall being protected from weather from the original building on this side (this portion has since been demolished). The east wall of the Selden did not have this benefit and was much more exposed (full height) for a longer period of time (See Photo #10). This additional exposure is the main difference in the present wall conditions. Along the south side (Main Street side), precast provided some means of keeping the water infiltration reduced and as a result, the interior mortar (as observed on the second floor) appears to be in good condition. Please keep in mind that the general wall construction (all sides of the Arcade) is similar in that the middle wythe appears to not be mortared in place. This “loose” wythe creates a structurally unsound condition and is the primary reason the south wall will need to be reconstructed. We believe that it is possible that all exterior walls were constructed in a similar manner. The east wall, however, has received more exposure and damage. The damages reveal themselves in the poor mortar and cracking (See Photo #11).



RECOMMENDATIONS: As mentioned above, the south exterior wall (Main Street) will be totally reconstructed with a reinforced masonry wall and new precast to match the original exterior appearance. The cracking and poor quality of the masonry wall on the east side of the Arcade (above first floor, second floor, attic and parapet wall) is structurally unsound. Although the full condition of the exterior wall cannot be fully determined without removal of all finishes, the areas that had been uncovered and are visible have confirmed the deterioration. It is our recommendation for the east wall at the southern end of the Arcade to be removed and reconstructed also. This obviously had implications on cost, schedule and availability of retail spaces. Ideally, it would be advantageous for Starbucks to vacate the premises prior to this work being done. With regards to the west wall of the Arcade, it does not appear to be in the same deteriorated condition (what is visible). With regards to this wall, we recommend restructuring the corner of the building (as already detailed on our contract drawings) and securing the remaining portions of the wall to the new construction. If continued damage is uncovered at this location, then some additional remediation may be warranted (up to the face of the new hotel building). At this point, however, we do not anticipate that occurring. We appreciate the opportunity to be of service to you with regards to Selden Arcade. We are looking forward to the competed restoration of the south façade. If there should be any questions regarding this structural report, conclusions or recommendations, please do not hesitate to contact this office. Thank you. Sincerely, BROYLES and ASSOCIATES, P.C. Donald L. Broyles, P.E. President /dlb



Photo #1 – Loose mortar and bricks located along attic framing along east wall (Main Street Side) of Selden Arcade. Brick wall

exhibits cracking and some water damage (rot) is visible to 2X12 joists.



Photo #2 – 2X12 attic floor joist sits in oversized pocket of masonry wall (inner wythe) with no visible resistance to pullout of wall. Oversized pockets are typical for all areas inspected at

Selden Arcade.



Photo #3 – East wall bows outward around second floor elevation. Crack (visible in picture) extend the majority of the length of the wall at the top of window and exterior door infill.



Photo #4 – Vertical crack in east wall approximately 8 feet back from south wall. Crack lines up with vertical cracking on

exterior face of building. Also, note that brick on right side of crack was repointed. We believe this corner of the wall may

have been reconstructed (precast on exterior face of building).



Photo #5 – Corner of parapet wall is cracked and leaning toward alley (parking garage) approximately 6” to 8”.



Photo #6 – East wall beneath parapet that is leaning outward – interior brick wythe has fallen off wall – brick is loose. This

area is potential life safety concern.



Photo #7 – Channels extend through east wall and is visible on the exterior. Channels may have attached to demolished fire escape previously located along this wall. Brick masonry has

been demolished around these locations.



Photo #8 – Joist bearing on wall is rotted where it bears in pocket. Joist is not adequate to withstand wall movement.



Photo #9 – Additional mortar was provided around wood joist (roof 2X12 bearing on east wall) in an effort to stabilize the wall

– typical for entire length of east wall.



Photo #10 – Main Street of Selden Arcade showing original building extension protecting west exterior wall of present

Arcade.



Photo #11 – East wall above second floor elevation – random location reveals inner wythe of brick masonry in poor condition

– loose brick and mortar.

hanbury evans wright vlattas + company 120 atlantic street · pdf filehanbury evans wright ......

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