lansdale -- building assessment rev i

BUILDING ASSESSMENT REPORT311 West Main Street, Lansdale, PA

BUILDING ASSESSMENT REPORT 311 West Main Street, Lansdale, PA

August 2011 REMINGTON, VERNICK & BEACH ENGINEERS

Presented by:Christopher J. Fazio, P.E. Borough Engineer

George LockeBuilding Code Official


PURPOSE

•

The Borough of Lansdale desired to have a certified

Building Code Official review the property located at 311

West Main Street for the purpose of determining code

compliance.

•

Two main questions to be answered:–

Can and should the building be open to public use?

–

Are there any significant issues with regards to life and safety?


BUILDING REVIEW PARAMETERS

•

Review of the building construction to determine code

compliance with:–

The 2003 International Building Code (including the ICC/ANSI

A117.1 –

1998), which was the adopted code at the time that

renovations were done to the building.

–

The 2009 International Building Code (including the ICC/ANSI

A117.1 –

2003).


BUILDING ASSESSMENT TEAM

•

State‐Certified Building Code Officials

•

PA Licensed Professional Electrical Engineers

•

PA Licensed Professional Mechanical Engineers

•

PA Licensed Professional Structural Engineers


RECORDS & AVAILABILITY OF INFORMATION

•

Unlimited access to all available records on file at the

Borough.

•

Interview members of the current staff to assemble a

timeline.

•

Field review and inspection of the structure itself.

Internal inspections were performed on December 1,

2010, December 17, 2010, and December 26, 2010.


HISTORY OF THE BUILDING

•

The building located at 311‐313 W. Main Street, Lansdale

Borough, PA with a present use as the Lansdale Center

for the Performing Arts.

•

Several Commercial areas are also included along the

front of the building.

•

The building is a three‐story masonry structure with a

stone façade; gross building area of 28,319 square feet.

•

The building was originally constructed as a Masonic

Temple in 1929.


OBSERVATIONS FROM THE FILE ANALYSIS

•

Signed Architectural plans and an application for a building permit

were submitted to the Borough of Lansdale on May 16, 2008 to

renovate the existing building.

•

A building permit was issued by the Borough of Lansdale on August

7, 2008.

•

Construction renovations beginning on or about August 14, 2007

and ending on November 3, 2008.

•

No final Certificates of Occupancy were issued for the building.

•

Multiple inspections were performed by the Project Architect,

Director of Code Enforcement and Third Party Building Code Official

during all aspects of the construction.


REPORT FINDINGS

•

Total of 38 Code violations were found in the buildings as

follows:–

Accessibility

14 violations

–

Fire Rated Construction

10 violations

–

Electrical Systems

7 violations

–

Mechanical Systems

2 violations

–

Structural

5 violations


ACCESSIBILITY CODE VIOLATIONS

•

Lack of a handicapped accessible entrance.•

Lack of handicapped accessible parking stalls including van

accessible stalls.

•

Sidewalks cross slopes that are too steep and severe for

accessibility.

•

Lack of a flat properly sized landing area for wheelchair

maneuverability.

•

Bathrooms are not handicapped accessible complaint.•

The chair lift providing accessibility to the assembly area does

not

appear to have the required maneuvering clearance.

•

The proximity of the adjacent building and the slope and length of

the egress path make this non code compliant.

•

The existing retail spaces are each required to have public

restrooms.


FIRE RATED CONSTRUCTION CODE VIOLATIONS

•

The exit door on the main floor level leads to a narrow dead end

passageway between the Cultural Arts Building and an adjacent

building.

•

The exterior wall of the adjacent building is not a fire rated

assembly.

•

Lack of two hour rated firewalls between the various mixed uses in

the buildings.

•

The shaft enclosure/smoke barrier between the basement level and

first floor level is incomplete and lacks a one hour fire rating.

•

Foam used for some of the sealing penetrations, draft stopping and

fire blocking appeared to be flammable when introduced to a flame

source.


FIRE RATED CONSTRUCTION CODE VIOLATIONS

•

The exit passageway in the assembly occupancy is non‐compliant

and not fire rated.

•

The glass wall allowing a view into the basement is required to have

a two hour rating and does not.

•

Questionable water pressure and lack of a booster pump.•

Update of the existing fire suppression system elements to bring

it

into current compliance.


ELECTRICAL SYSTEM CODE VIOLATIONS

•

Temporary wiring had been installed throughout the

entire portion of the building and must be replaced.

•

Non‐metallic conductors were installed throughout the

mercantile occupancies within the dropped/suspended

ceiling. These conductors must be removed and replaced

with types suitable for that application.

•

Several junction boxes and conduit boxes that were not

enclosed with covers.

•

Several conductors were in contact with the metallic

sprinkler piping.


MECHANCIAL SYSTEM CODE VIOLATIONS

•

There is no heat or ventilation provided to the unfinished

portion of the building.

•

Portable heaters can not be used to meet these

requirements.


STRUCTURAL CODE VIOLATIONS

•

The existing commercial waterproofing compound is not

fully protecting the basement from water intrusion

•

The sump pump should have a battery back–up and

alarm installed.

•

The existing internal stairs require repair and must be

secured to the adjacent wall


COSTS TO BRING THE BUILDING INTO CODE COMPLIANCE

•

Base Estimated Costs–

Construction

$208,692.00

–

Project Bidding and

Construction Management

$31,303.80

–

Total Estimated Project Costs

$239,995.80

•

Alternate Cost – Glass Wall Replacement–

Total Estimated Project Costs

$145,200.00

–

TOTAL PROJECT COSTS

$385,195.80

•

What does this include?


RECOMMENDATIONS

•

Correct the internal issues with the building permit approval process –

DONE!–

Follow the UCC process implicitly for plan approvals and construction–

In‐house Building Code Officials for efficiency–

Accurate record keeping of certified plans and inspection reports•

Do not allow access to the building until all code related items

are rectified.•

Re‐start the process:–

Review the building architecturally–

Acquire new professionally generated code compliant architectural plans to

bring the building into compliance

–

Have a UCC Certified Plan Examiner review and ultimately approve

the

submitted architectural plans

–

Approve formal building permits for the construction. This should be done by

the designated Building Code Official for the Borough.

–

Engage a contractor through a public bidding process to construct the project in

compliance with the Certified Plans and under the supervision of

a competent

Construction Manager assigned by the Borough.

–

Have the Borough Building Code Official involved during all aspects of

construction and issue a final certificate of occupancy upon completion of ALL

construction activities.


922 Fayette StreetConshohocken, PA 19428

(610) 940‐1050www.rve.com

lansdale -- building assessment rev i

Documents