May 10, 2018 4876 Barefoot Resort Bridge Road, Suite C ... · Barefoot Resort & Golf Beach Cabana 6 May 10, 2018 17-1099-IR-DRAFT-JWA.doc 4. The design drawings do not depict a structural

17-1099-IR-DRAFT-JWA.doc

May 10, 2018 (Revised August 22, 2018) Ponderosa Management 4876 Barefoot Resort Bridge Road, Suite C North Myrtle Beach, South Carolina 29582 Attention: Ms. Kelly White Reference: Structural Engineering Services

Barefoot Resort and Golf Beach Cabana Complex Clubhouse and Site Structural Inspection and Assessment Becht Engineering BT Project Number: 17-1099

Dear Ms. White:

On February 22nd and 23rd, 2018, James Anderson, PE, Principal Engineer of this

office, conducted a site visit to the Barefoot Resort and Golf Beach Cabana

Complex in North Myrtle Beach, South Carolina. The purpose of our site visit was

to inspect and document the construction and condition of the

Clubhouse/Cabana Structure. Our observations, opinions and recommendations

follow a brief description of the structure and site layout. It is our understanding

that you have requested these inspection and assessment services as they relate

to an overall rehabilitation/maintenance program.

General

The Barefoot Resort Beach Cabana Complex is located at 4611 S. Ocean

Boulevard in North Myrtle Beach, South Carolina. The complex backs to the

Atlantic Ocean and faces S. Ocean Boulevard to the north. The structure is a

two-level, timber framed structure that is supported on timber piles and concrete

grade beams. The lower level is an open floor plan constructed of concrete slab

on grade with breakaway walls at the sides. The second level is constructed of

timber joists supported on engineered timber girders that bear on timber piles

below. The roof framing is timber post-and-beam construction. There is a

staircase to the second level at the front of the building, with a landing and two

opposing lower flights to grade. There is a second, U-shaped staircase at the rear

of the building. The turnaround between the upper and lower flights is also a pier

access to the beach area. There is a 2-level deck at the rear of the building,

Ms. Kelly White

Barefoot Resort & Golf Beach Cabana 2 May 10, 2018


accessed from the upper level of the cabana structure, or from the rear stairway.

There is an elevator with a timber framed lead ramp for accessibility access to the

upper level located at the left (west) side of the building.

The cladding and trim materials for the clubhouse consist of standing seam metal

roofing, fiber-cement siding in both clapboard and shake styles, painted timber

trim elements and stucco finishes at the lower level (breakaway walls). The

decking materials used throughout the building are 5/4 thickness composite

planks.

There are gated (keyfob-access) pavered parking areas located to the north and

south of S. Ocean Boulevard.

In preparation of this report and prior to our site inspections, we were provided

with copies of signed and sealed design drawings for the clubhouse, including

the following.

Architectural drawings prepared by Carter Architecture, Inc. and dated

February 8, 2002.

Structural Engineering drawings prepared by Georgetown Construction

Services (GCS) and dated January 30, 2002.

Electrical Engineering Drawings prepared by Rast and Associates, Inc. and

dated January 30, 2002.

Plumbing Engineering Drawings prepared by Rast and Associates, Inc. and

dated January 30, 2002.

Onsite we met with you, your Director of Maintenance and an

Engineering/Maintenance Staff person, who provided us with a brief history of

pertinent information, and assisted us with stepladder movement and access to

gated areas.

Our inspection program was visual in nature and was limited to those

elements/areas that were reasonably visually accessible from grade or via ladder.

Observations

Generally, the structure is in sound condition with no signs of significant shifting,

settlement or structural distress. The visible timber framing elements (joists, rafters,

beams, girders, piles) were in generally fair to good condition. They appear to be

Ms. Kelly White



normally weathered for their age and exposure. Reportedly, an engineered

laminated veneer lumber (LVL) girder connection failed at a post connection at

the interior (south) post support for the rear landing. At the time of our inspection,

the connection was restored by installation of a new hanger, in addition to

installation of a timber post beneath that end of the girder.

We observed the joist framing to be in fair condition, with no significant signs of

structural distress or deflection. We observed the floor joist framing throughout the

structure to be single joists at 16” on center.

We observed several ancillary timber structural or trim components which were

moderately to severely locally deteriorated. The observed deteriorated elements

are typically timber balustrades of a guardrail system or trim elements.

The connections between structural elements, whether by dowel-type fastening

(nails, screws, etc.), or by pre-manufactured hangers or connector plates are

typically in fair to poor condition, typified by moderate to severe levels of

corrosion. It is our understanding that many of the premanufactured hangers

have been replaced over time.

The decking is attached with screw fasteners, some of which are significantly

corroded and/or overdriven, resulting in “mushroomed” penetrations in the

decking. At each stair way, the treads and risers are constructed of composite

decking, which spans between two outer stringers and supported at the mid-span

by a single interior stringer.

We observed a visible downward sag at the cupola portion of the ridge at the

roof. There are noticeable gaps at joints between framing members of the

cupola structure. We did not observe any fastener hardware or connections of

these members, such as hangers or angles.

Drawing Review

According to Sheet S3 of the Structural Engineering Drawings, the cabana

structure was designed in accordance with the 2000 International Building Code

(IBC), with the following live loads listed:

Roof: 16 PSF (pounds per square foot)

Attic: 20 PSF

Ms. Kelly White



Floor: 40 PSF

Wind: 130 mph (Exposure C)

The framing plan shown on Sheet S2 and Detail G of Sheet S3 depict knee braces

installed between the piers and dropped girders at the perimeter side walls of the

main structure.

The joist framing for the floor/deck areas of the cabana are listed as single (or

double) nominal 2x sawn lumber joists of varying depths as follows:

- Double 2x12s @ 16” on center at the front most (northern) main building area

(16’-6” span)

- Double 2x12s @ 16” on center at the upper level deck at the rear of the main

building (12’-6” span)

- Single 2x10s @ 16” on center at the lower level deck at the rear of the upper

level deck. There are two spans of joists at this area, 10’-6” and 9’-6” from

front to back respectively.

The roof construction is depicted as heavy timber posts-and-beams and the roof

sheathing is depicted as 5/8” plywood over tongue and groove decking. The

floor sheathing is depicted as ¾” Sturd-i-floor or ½” CDX grade subfloor. Full depth

blocking is depicted at the gable ends of the roof and floor framing bays.

The structural drawings do not depict any information for the construction of the

stair ways, the boardwalk at the rear of the cabana structure, or the post

connections/anchorage for guardrails throughout the building.

Conclusions and Recommendations

1. The building code under which the cupola was designed is the 2000

International Building Code (IBC2000). Table 1607.1 of IBC2000 lists the

minimum uniformly distributed live loads for structures and their

occupancies. Because the cabana structure is considered a “public

room” (including the attached deck areas, which shall be designed

according to the occupancy served) the minimum uniform live load which

should be considered for design is 100 PSF. We analyzed the existing joist

framing in each framing bay for a live loading of both 40 PSF (as designed)

and 100 PSF (as required). The results of our analyses indicate that the

existing joist framing is adequate to support a 40 PSF live load, but

inadequate to support a live load of 100 PSF. The existing floor framing is

Ms. Kelly White



not adequate to support the code prescribed minimum live loads. We

recommend additional sister joists be installed alongside the existing joists.

We also recommend that intermediate blocking be installed between joists,

as required by Section 2308.8.5 of IBC2000. We have also analyzed the

existing piles for their capacity to support the additional framing and live

load and our analysis indicates that they are adequate to support the

revised/additional loadings.

Our probable cost estimate for this work is approximately $22/SF or

$50,000.00.

2. The hardware (nails, screws, fasteners, straps and hangers) throughout the

Cabana are fairly to severely corroded. Many of the severely corroded

hangers and fasteners are deteriorated beyond their useful service life and

should be replaced immediately. Additionally, we recommend that all

remaining fasteners be replaced with a corrosion-resistant coating (Z-Max

by Simpson, e.g.) or with stainless steel or corrosion resistant materials.

We recommend installation of fasteners, straps and hold-downs where

specified in the design drawings. Specifically, at the cupola connection to

the roof framing. We recommend the installation of visible (external)

hangers at the roof rafter to wall structure connections. The depicted

connection is concealed after installation of the roof sheathing and we

were unable to verify its installation during our inspection. We observed

several toe-nailed connections at the rafter to plate connection, which are

an inadequate means of a structural connection.

Our probable cost estimate for this work is approximately $10,000.00, much

of which can be achieved during installation of the sistered framing in item

1, above (hangers, etc.).

3. The design drawings depict knee bracing at the upper floor level of the

main cabana structure which was not installed. Knee bracing is depicted

in Detail G/S3 and located on Drawing S2 of the design drawings. We

recommend installation of lateral bracing, such as the depicted knee

bracing, at the upper floor framing level.

Our probable cost estimate for this work is approximately $3,000.00.

Ms. Kelly White



4. The design drawings do not depict a structural connection at the base of

the guardrail posts. Because the guardrail posts are part of a life-safety

element or system, we recommend installation of appropriate

post/guardrail connections, such as additional blocking and dowel-type

fasteners below the decking.


5. Detail G1/A300 of the Architectural drawings depict the installation of 2x

composite stair treads over 2x12 stringers spaced at a maximum of 16” on

center. The stairs are typically constructed using three 2x stringers, resulting

in a spacing of approximately 20”. We recommend the installation of stair

tread material which is capable of supporting the intended live loads at the

constructed spans.


6. The observed breakaway wall panels are not intended to be mechanically

connected at their side edges to the piers/piles. However, because some

of the breakaway wall panels serve as exterior walls to storage and/or

mechanical rooms, we recommend these joints be sealed to prevent

rodent/insect infiltration.


It is our understanding that our inspection services were requested as it relates to

intended improvements or modifications to the existing building in order to

comply with building codes and regulations. According to the City of North

Myrtle Beach Building Department Official, a “substantial improvement” to a

building is defined as

Any combination of repairs, reconstruction, alteration, or

improvements to a building, taking place during a five year period,

in which the cumulative cost equals or exceeds fifty (50) percent of

the market value of the building. Substantial improvement of a non-

conforming building is prohibited. The term does not apply to

improvements required by health, sanitary, or fire and life safety

codes which are solely necessary to assure safe living conditions.

Ms. Kelly White



Our probable cost estimates for the above recommendations sum to

approximately $87,000.00. Including a 15% increase for design and

contingencies, our probable cost budget estimate for this work is $100,000.00.

Considering that many of the repairs recommended above are primarily related

to life safety issues, it is our opinion that the existing structure is viable for

continued use as intended with a continued program of maintenance and minor

repairs.

Any narrative recommendations made in our report are not a substitute for

engineering construction documents. Detailed design drawings are required for

the proper installation of structural elements. Please be advised that if our

recommendations are implemented without design drawings, we are to be held

harmless for deficiencies arising from work proceeding without our direction.

Under these conditions, we are to be held harmless for any defects in the work

and/or its effects on any property or persons.

This report was prepared for, and is for the exclusive use of, our client and is not

intended for any other purpose. Our observations, conclusions and

recommendations are based on information available at the time of our

inspections. Should additional information become available, we reserve the

right to determine the relevance and effect(s), if any, of the new information on

our conclusions and recommendations, and to revise our opinions, conclusions

and recommendations as necessary, if warranted.

We appreciate this opportunity to provide our structural engineering services. If

you have any questions or comments, please do not hesitate to call.

Very truly yours, BECHT ENGINEERING BT, INC.

James W. Anderson, PE Principal Engineer

Ms. Kelly White



Figure (1) – Aerial view of the Barefoot Resort & Golf Beach Cabana Site. S. Ocean Boulevard is towards the top and the Atlantic Ocean (not visible) is to the

south.

Ms. Kelly White



Photo 1 – Front (North) elevation of the cabana structure.

Ms. Kelly White



Figure 2 – Framing Plan for the Cabana, Shown on Sheet S2. Green arrow

indicates location/direction of Photo Number 9.

Knee Brace Notation Dbl Joist Framing Notation

Joist Bay 1 (Cabana)

Joist Bay 2 (Upper Deck)

Joist Bay 3 (Lower Deck)

Joist Bay 4 (Lower Deck)

Ms. Kelly White



Figure 3 – Detail G (Knee Brace/Dropped Girder Connection on Sheet S3.

Ms. Kelly White



Photo 2 – Joist Framing (single joists). Engineered girder is to left in photo and railing post anchorage is indicated. Photo of joists in Bay 2, taken looking east.

Ms. Kelly White



Photo 3 – example of corroded fasteners at railing connection.

Ms. Kelly White



Photo 4 – Example of severely corroded joist straps at dropped girder.

Ms. Kelly White



Photo 5 – Example of toe-nailed roof rafter to wall connection. Note moderate corrosion of fasteners.

Ms. Kelly White



Photo 6 – Example of corroded, overdriven or missing deck fasteners.

Ms. Kelly White



Photo 7 – Ridge at roof showing visible downward deflection at cupola structure. (Arrows indicate direction of slope at ridge, not to scale.) Line included for

additional reference.

Ms. Kelly White



Photo 8 – Example of “mushroomed” decking and (overdriven/improper) fasteners at elevator landing area.

Ms. Kelly White



Photo 9 – example of lack of knee (lateral) bracing at pile/girder connections. Photo location shown on Figure 2.

Ms. Kelly White



Photo 10 – Example of gap between breakaway panels and timber piles.

NISSAN OWNERS MANUALS

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Documents

May 10, 2018 4876 Barefoot Resort Bridge Road, Suite C ... · Barefoot Resort & Golf Beach Cabana 6 May 10, 2018 17-1099-IR-DRAFT-JWA.doc 4. The design drawings do not depict a structural