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    BUILDING ASSESSMENT REPORT 311 West main Street, Lansdale, PA REMINGTON, VERNICK and BEACH ENGINEERS PURPOSE The Borough of Lansdale desired to have a certified Building Code Official review the property located at 311 west main street.

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    Lansdale -- Building Assessment Rev I

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    BUILDING ASSESSMENT REPORT 311 West main Street, Lansdale, PA REMINGTON, VERNICK and BEACH ENGINEERS PURPOSE The Borough of Lansdale desired to have a certified Building Code Official review the property located at 311 west main street.

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    Attribution Non-Commercial (BY-NC)
    Download as PDF, TXT or read online from Scribd
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    292 views17 pages

    Lansdale - Building Assessment Rev I

    Uploaded by

    lansreporter
    BUILDING ASSESSMENT REPORT 311 West main Street, Lansdale, PA REMINGTON, VERNICK and BEACH ENGINEERS PURPOSE The Borough of Lansdale desired to have a certified Building Code Official review the property located at 311 west main street.

    Copyright:

    Attribution Non-Commercial (BY-NC)
    Download as PDF, TXT or read online from Scribd
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    of 17

    BUILDINGASSESSMENTREPORT

    311WestMainStreet,Lansdale,PA

    Presentedby:
    ChristopherJ.Fazio,P.E. BoroughEngineer GeorgeLocke BuildingCodeOfficial

    August2011

    BUILDINGASSESSMENTREPORT 311WestMainStreet,Lansdale,PA REMINGTON,VERNICK&BEACHENGINEERS

    PURPOSE
    TheBoroughofLansdaledesiredtohaveacertified BuildingCodeOfficialreviewthepropertylocatedat311 WestMainStreetforthepurposeofdeterminingcode compliance. Twomainquestionstobeanswered:
    Canandshouldthebuildingbeopentopublicuse? Arethereanysignificantissueswithregardstolifeandsafety?

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    BUILDINGREVIEWPARAMETERS
    Reviewofthebuildingconstructiontodeterminecode compliancewith:
    The2003InternationalBuildingCode(includingtheICC/ANSI A117.1 1998),whichwastheadoptedcodeatthetimethat renovationsweredonetothebuilding. The2009InternationalBuildingCode(includingtheICC/ANSI A117.1 2003).

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    BUILDINGASSESSMENTTEAM
    StateCertifiedBuildingCodeOfficials PALicensedProfessionalElectricalEngineers PALicensedProfessionalMechanicalEngineers PALicensedProfessionalStructuralEngineers

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    RECORDS&AVAILABILITYOFINFORMATION
    Unlimitedaccesstoallavailablerecordsonfileatthe Borough. Interviewmembersofthecurrentstafftoassemblea timeline. Fieldreviewandinspectionofthestructureitself. InternalinspectionswereperformedonDecember1, 2010,December17,2010,andDecember26,2010.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    HISTORYOFTHEBUILDING
    Thebuildinglocatedat311313W.MainStreet,Lansdale Borough,PAwithapresentuseastheLansdaleCenter forthePerformingArts. SeveralCommercialareasarealsoincludedalongthe frontofthebuilding. Thebuildingisathreestorymasonrystructurewitha stonefaade;grossbuildingareaof28,319squarefeet. ThebuildingwasoriginallyconstructedasaMasonic Templein1929.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    OBSERVATIONSFROMTHEFILEANALYSIS
    SignedArchitecturalplansandanapplicationforabuildingpermit weresubmittedtotheBoroughofLansdaleonMay16,2008to renovatetheexistingbuilding. AbuildingpermitwasissuedbytheBoroughofLansdaleonAugust 7,2008. ConstructionrenovationsbeginningonoraboutAugust14,2007 andendingonNovember3,2008. NofinalCertificatesofOccupancywereissuedforthebuilding. MultipleinspectionswereperformedbytheProjectArchitect, DirectorofCodeEnforcementandThirdPartyBuildingCodeOfficial duringallaspectsoftheconstruction.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    REPORTFINDINGS
    Totalof38Codeviolationswerefoundinthebuildingsas follows:
    Accessibility FireRatedConstruction ElectricalSystems MechanicalSystems Structural 14violations 10violations 7violations 2violations 5violations

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    ACCESSIBILITYCODEVIOLATIONS
    Lackofahandicappedaccessibleentrance. Lackofhandicappedaccessibleparkingstallsincludingvan accessiblestalls. Sidewalkscrossslopesthataretoosteepandseverefor accessibility. Lackofaflatproperlysizedlandingareaforwheelchair maneuverability. Bathroomsarenothandicappedaccessiblecomplaint. Thechairliftprovidingaccessibilitytotheassemblyareadoes not appeartohavetherequiredmaneuveringclearance. Theproximityoftheadjacentbuildingandtheslopeandlengthof theegresspathmakethisnoncodecompliant. Theexistingretailspacesareeachrequiredtohavepublic restrooms.
    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    FIRERATEDCONSTRUCTIONCODEVIOLATIONS
    Theexitdooronthemainfloorlevelleadstoanarrowdeadend passagewaybetweentheCulturalArtsBuildingandanadjacent building. Theexteriorwalloftheadjacentbuildingisnotafirerated assembly. Lackoftwohourratedfirewallsbetweenthevariousmixedusesin thebuildings. Theshaftenclosure/smokebarrierbetweenthebasementleveland firstfloorlevelisincompleteandlacksaonehourfirerating. Foamusedforsomeofthesealingpenetrations,draftstoppingand fireblockingappearedtobeflammablewhenintroducedtoaflame source.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    FIRERATEDCONSTRUCTIONCODEVIOLATIONS
    Theexitpassagewayintheassemblyoccupancyisnoncompliant andnotfirerated. Theglasswallallowingaviewintothebasementisrequiredtohave atwohourratinganddoesnot. Questionablewaterpressureandlackofaboosterpump. Updateoftheexistingfiresuppressionsystemelementstobring it intocurrentcompliance.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    ELECTRICALSYSTEMCODEVIOLATIONS
    Temporarywiringhadbeeninstalledthroughoutthe entireportionofthebuildingandmustbereplaced. Nonmetallicconductorswereinstalledthroughoutthe mercantileoccupancieswithinthedropped/suspended ceiling.Theseconductorsmustberemovedandreplaced withtypessuitableforthatapplication. Severaljunctionboxesandconduitboxesthatwerenot enclosedwithcovers. Severalconductorswereincontactwiththemetallic sprinklerpiping.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    MECHANCIALSYSTEMCODEVIOLATIONS
    Thereisnoheatorventilationprovidedtotheunfinished portionofthebuilding. Portableheaterscannotbeusedtomeetthese requirements.

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    STRUCTURALCODEVIOLATIONS
    Theexistingcommercialwaterproofingcompoundisnot fullyprotectingthebasementfromwaterintrusion Thesumppumpshouldhaveabatterybackupand alarminstalled. Theexistinginternalstairsrequirerepairandmustbe securedtotheadjacentwall

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    COSTSTOBRINGTHEBUILDING INTOCODECOMPLIANCE
    BaseEstimatedCosts
    Construction ProjectBiddingand ConstructionManagement TotalEstimatedProjectCosts TotalEstimatedProjectCosts TOTALPROJECTCOSTS $208,692.00 $31,303.80 $239,995.80 $145,200.00 $385,195.80

    AlternateCost GlassWallReplacement

    Whatdoesthisinclude?

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    RECOMMENDATIONS
    Correcttheinternalissueswiththebuildingpermitapprovalprocess DONE!
    FollowtheUCCprocessimplicitlyforplanapprovalsandconstruction InhouseBuildingCodeOfficialsforefficiency Accuraterecordkeepingofcertifiedplansandinspectionreports

    Donotallowaccesstothebuildinguntilallcoderelateditems arerectified. Restarttheprocess:


    Reviewthebuildingarchitecturally Acquirenewprofessionallygeneratedcodecompliantarchitecturalplansto bringthebuildingintocompliance HaveaUCCCertifiedPlanExaminerreviewandultimatelyapprove the submittedarchitecturalplans Approveformalbuildingpermitsfortheconstruction.Thisshouldbedoneby thedesignatedBuildingCodeOfficialfortheBorough. Engageacontractorthroughapublicbiddingprocesstoconstructtheprojectin compliancewiththeCertifiedPlansandunderthesupervisionof acompetent ConstructionManagerassignedbytheBorough. HavetheBoroughBuildingCodeOfficialinvolvedduringallaspectsof constructionandissueafinalcertificateofoccupancyuponcompletionofALL constructionactivities.
    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

    922FayetteStreet Conshohocken,PA19428 (610)9401050 www.rve.com

    BUILDINGASSESSMENTREPORT
    311WestMainStreet,Lansdale,PA

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