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Eagan Gardens - 2024-05-20 Decks Assessment Eagan Gardens Condominiums MINNESOTA Decks • • • Assessment 'k'; '�i 51`1• �, ...-�•;. .h i ;l r N � -� I ��___ .. �r`,�`,.Ai��V=•rte { [Jr T �. A 4th .yam e• ?x4: _ i... 41 - •.�. -�"-•tea _ _ - .�-..`_' - - � •1 _ -."s?:' _ .. 3+� '- .. _ ' Fes_ ����ti` _' •r •- N _ R - �::� i - _ PREPARED BY: C6 COLLABORATIVE 1 - a - 125 Main Street SE, Suite 100 Minneapolis, - • • 55414 • - 612.332.3654 Project Number 24002.00 May 1 COLLABORATIVE DesignGroup,inc. ca Architecture Engineering Interiors Planning May 20, 2024 Board of Directors Eagan Gardens HOA Re: Eagan Gardens Condominiums- Decks Condition Assessment CDG Project 24002.00 Dear Members of the Board, We have completed the Condition Assessment for the decks at Eagan Gardens Condominiums as proposed. This report summarizes our evaluation procedures along with our observations, conclusions, and recommendations for repairs. The services performed in evaluating the decks and in preparing this report have been in accordance with the level of skill and care normally used for this type of project. The conclusions and recommendations discussed in this report are our best professional opinions based on our knowledge of current design and repair of this type of building. No warranties are expressed or implied. Although some safety issues may be identified, this report is not to be viewed as a comprehensive safety evaluation of this facility. Maintenance and safety are the responsibility of the owner. It has been a pleasure to perform this service for you. If you have any questions, or if we can be of further assistance, please feel free to call. Very truly yours, I hereby certify that this plan, specification, or report was Collaborative Design Group, Inc. prepared by me or under my direct supervision and that I am a duly Licensed Professi al Engineer under the laws of the state of Min ota. Signature: Cr g ilkert, PE Name: Craig ilk E Principal Date: 05 20 0 License Number: 18360 125 Main Street SE, Suite 100 Minneapolis, Minnesota 55414 t 612.332.3654 f 332.3626 Affirmative Action, Equal Opportunity Employer www.cdg-mn.com TABLE OF CONTENTS EAGAN GARDENS CONDOMINIUMS - DECKS CONDITION ASSESSMENT EXECUTIVE SUMMARY ................................................................................... 1 INTRODUCTION..............................................................................................2 SCOPEOF REPORT........................................................................................2 Review of Documents.....................................................................2 Discussions with Site Personnel, Owners, and Management .....3 Observations.....................................................................................3 DISCUSSION AND CONCLUSIONS ............................................................. 14 RECOMMENDATIONS.................................................................................. 15 PRIORITIES..................................................................................................... 17 COLLABORATIVE Design(;roup,,1«. Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 EXECUTIVE SUMMARY The Eagan Gardens Condominiums have 144 wood framed decks.The decks are in various conditions with some being recently reconstructed, some having been repaired, and some with original framing. The purpose of this Condition Assessment is to determine the condition of each deck, make recommendations for repairs, and prioritize the urgency to repair the decks.The intent of this summary is to provide an overview of the following report. The report must be reviewed in its entirety for a complete understanding of our conclusions and recommendations. The recommendations made in this report are not inclusive of all items to be repaired; as such, this report is not intended to be used as a construction document. Because of the extent of recommended repairs, complete documentation of all items to be repaired should be made on a set of construction drawings, along with appropriate details and specifications to ensure that the work is completed correctly. The condition of the decks varies from good to unacceptable condition. Although some decks have an unacceptable rating, none of the decks appear to be in imminent danger of failure. The guardrails on all balconies are in unacceptable condition, as they do not meet current codes and are a safety hazard. The condition of the railings is a safety hazard and presents a significant risk to the Owners and Home Owners Association. Recommendations include the following: • All decks indicated as Construction Type A are in good condition and need no structural repairs. • All decks indicated as Construction Type B should continue to be monitored by the Homeowners and Maintenance Staff. Any deteriorated component should be immediately replaced. • All decks indicated as Construction Type C should be replaced. • Any side walls that are becoming unstable, loose, or pulling away from the building wall should be repaired. All deteriorated components should be replaced. • The railings on all decks should be replaced with ones that meet the requirements of the current building codes. The repairs have been prioritized at the end of this report. All decks were not extensively examined as part of this assessment. Some deterioration may not have been identified. The individual home owners must take the initiative to examine their own decks on a regular basis. Annual maintenance is critical for wood structures exposed to the elements. All deteriorated components should be replaced immediately as they are identified by the homeowner to maintain the safety of their decks. 1 Ce COLLABORATIVE DesignG[oup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project # 24002.00 INTRODUCTION Eagan Gardens Condominiums consists of two buildings at 4110 and 4130 Rahn Road in Eagan, MN.The complex was constructed in 1973. In total, 144 condominium units are included in the two buildings. Each unit has a wood framed deck. The purpose of this investigation is to determine the condition of each deck, make recommendations for repairs, and prioritize the urgency to repair the decks. SCOPE OF REPORT Review of Documents The original design drawings for the building prepared by Lundquist Architects, Inc, dated 9/15/72 were reviewed to understand the construction of the building. The decks were originally constructed with 3 -4x8 wood beams @ approximately 5'-3 3/4" on center supporting 2 '/4" laminated decking. The lumber was indicated to be select structural western cedar. A 22" Trus Joist (TJI) beam w/ 3/8" plywood each side was to be installed at the exterior edge of the deck to support the three beams. The railing was to be constructed with 1/2" x 1" verticals at 8 '/2" on center, and extend approximately 37" above deck boards. The design of the decks is shown in Figure 1: :as 01 Soso � w-alr�.�y4•rw��r f�_�s�1 _ .. �._ . ... FIGURE 1: ORIGINAL DESIGN DRAWING FOR DECK CONSTRUCTION The Condition Survey Report prepared by Collaborative Design Group dated August 28, 2015 was reviewed. The decks were reported to be in Average to Poor condition. The balconies were reported to be performing as intended, but some repairs and re-construction work that had been completed in the past were poor and not effective for the long term. The recommendation was to replace all deck framing in their entirety, or undergo a maintenance program that will replace all deteriorated joists and deck boards, and correctly install the existing joist hangers with the correct fasteners. Recommendations for the edge 2 ro COLLABORATIVE DesignGrvup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 beams was to seal their perimeter with appropriate caulking on an annual basis where they bear on the end walls. The guardrails on all decks were reported to be in unacceptable condition, as they do not meet current codes and are a safety hazard. Many of the guardrails appear to be unstable and not connected well. A screen material has been installed on the interior of the current guardrails, and secured with nylon zip ties. An annual inspection of the balconies was recommended to ensure the safety of these structures. Discussions with Site Personnel, Owners, and Management It was reported that many of the decks have been repaired and/or modified between 2001 and present. Several of the decks have been completely reconstructed. Observations All decks were observed from the ground. The underside of the decks on Level 1 could not be observed, and no determination was made regarding deteriorating wood members at these locations, unless the deterioration was obvious from the top side. Select decks on Levels 2 and 3 were observed from the units to better determine the amount of deterioration. The following rating system was used in assessing the condition of the building components: • Excellent: The building component is new,with no apparent defects. • Good: The building component is able to perform its originally intended function in its current condition. Any defects are minor and do not affect the performance of the building component. • Poor: The building component is unable to perform its originally intended function in its current condition. The component has major defects, but is repairable. • Unacceptable: The building component is unable to perform its originally intended function in its current condition, and cannot be economically repaired. Replacement of the building component is required. Visual observations of the building are recorded below. 3 Co COLLABORATIVE DesignGrvup,in.. Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 1. This image illustrates the typical configuration and construction of the f decks. The outer beam is visibly sagging on all decks. 1�� 2. Some decks still have the original framing with wide spacing of the deck beams and tongue and groove laminated deck boards. These decks are in poor to unacceptable condition,with varying amounts of _ deterioration evident on the beams and deck - - boards. 4 COLLABORATIVE DesignG[oup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 3. The decks with original framing were observed from the units. The decks have varying degrees of rotting wood on the beams ' and deck boards. This is a poor to unacceptable condition. r- 4. Possible rot on the end of the beam on the underside of the b + deck of Unit 305 of the 4110 Building. This is an unacceptable condition. -' A � 5 COLLABORATNE DesignG[oup,in, Eagan . .- Condominiums Decks ConditionAssCDG essment Project24002.00 OBSERVATIONS REFERENCE PHOTO 5. Rotting deck boards on the deck of Unit 312 of the 4110 Building. This is •poor to ' • � `►�.. unacceptable condition. _ • +� ■ Y - guardrail :a loose and thescreen unattached, which is • J , unacceptable condition. common on • decks. i • The sidewall on - - deck of I of the 4130 Building has been braced, which is an indication of instability • • rot inside of - wall. This is an unacceptable a • COLLABORATIVE DesignGroup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 7. Many of the decks , have had some reconstruction to r improve the integrity of the deck structure. The deck boards have been - t replaced. These —_ r decks are in good to poor condition. - Peeling paint on some decks may be an indication of moisture being retained in the wood members and/or deteriorating wood. ia' 1 8. Some decks have been completely reconstructed, and are in good condition. 7 COLLABORATIVE DesignGroup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 9. The deck railings are in overall unacceptable condition. The wide spacing of the verticals has been covered with - screen material to comply with building code requirements. However,the screen is attached with plastic zip ties which will not meet the strength requirements. ql IPA q:K 10. The screen and zip ties have failed on E;_,..:=.. some railings. This is an unacceptable condition. 8 COLLABORATIVE DesignG[oup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 11. The screen has been removed on one deck railing. This is an unacceptable condition. 4 �, ll 12. Some decks have wide openings that exceed the 4" limitation required by the current _ building code. This is an unacceptable condition. 9 COLLABORATIVE DesignG[oup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 13. Deteriorated �! wood is evident i on several end walls of the decks. This is a poor r condition. 14. The side walls adjacent to they deck structure appear to be pulling away from the building wall a at the top of the wall. oil 10 COLLABORATIVE DesignG[oup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project # 24002.00 OBSERVATIONS REFERENCE PHOTO 15. The separation of the side walls is worse on some decks than + __ others. Steel brackets have been added to attempt to stabilize this wall. i, ti 16. The sealant : around the perimeter of the beams at their bearing point on the walls is in good condition " on most decks. L ,1 r 11 COLLABORATIVE DesignGroup,in.- Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 OBSERVATIONS REFERENCE PHOTO 17. The end bearing of some of the edge beams has deteriorated and $• �� in poor condition. r r. 12 COLLABORATIVE DesignC;roup,,I«- Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 Figure 4 documents the type of construction and the condition of each deck: 31 B3 3:B-3 3:CP 3:B-3 3:B3 [F2: 63 3:B-3 3:83 3:B-3 3:B-3 3:B-3 3 B-3 2:B-3 2:A l 2:B-3 2;A-1 2:8.3 C 2 2:A l 2:B 3 2:B-3 2:B-3 2:C-2 : 1;C-2 S:C 2 1:B 4 1:B-4 ] C-4 :B-2 S:B-4 1:8.4 1:6-4 1:B-4 1:$•4 3:B-3 3.C 2 3:B-3 3:B-3 3:8.3 3:A-1 3:A•3 2:8.3 2:B-3 2:B-3 2:A-1 3:B-3 2:8.3 2:A-1 2:B-3 1:C-4 1:5•4 1:B-4 1:B 4 2:A-1 2:B 3 2.B-3 2:8-3 1:$4 1:$-4 1:C-2 1:B-4 I.. - - _ 1:B-4 7:C-4 1;84 1:C4 N TYPS OF CONSTRUCTION A-DECK HAS BEEN RECONSTRUCTED r 1 B-DECK HAS HAD SOME MODIFICATIONS Y ': C-DECK FRAMING IS ORIGINAL CONDITION 1 -NO EVIDENCE OF ROTTING JOISTS OR DECK BOARDS 3:8.3 3.C-2 `.': 2 SOME ROTTING JOISTS AND108 DECK BOARDS OBSERVED 2:B-3 �:6 3 3-PEELING PA#NT MAY INDICATE ROTTING JOISTS AND/OR DECK BOARDS 1;B•4 1:C•4 4-JOISTS NOT VISIBLE,NO DETERMINATION OF CONDITION. 3:B3 3:8.3 3:B-3 3:C2 _ 3:B-3 --- 2:B-3 3-B-3 3:B-3 3:B-3 2:8.3 2:8-3 2:A-1 2:B-3 2:8.3 2:8.3 2:$_3 1:B-4 1:B-4 1:8.4 1:C4 _ --- 2:C-2 1:C-4 1'B A 1:B-4 1:C•2 , 2:B-3 1 1:C•4 _ 3-B-3 3:B-3 3:JB4 3:B3 3:93 2:6.3 2:B-3 2: 3:C.2 3:8-32 B-3 2:B 41:B-4 1:B 4 1 2:A-1 2:A-1 1:B-d 1:8 4 1:C-4 1:C-4 t,--- .. I f _ 3 $-3 2:8-3 2:A-1 1:B•4 1 13.4 1;B4 FIGURE 2: TYPE OF CONSTRUCTION AND CONDITION OF DECKS 13 - COLLABORAME DesignC;roup,,r«- Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project # 24002.00 DISCUSSION AND CONCLUSIONS This assessment focused on the condition of the 144 decks at Eagan Gardens Condominiums. The determination of the condition of the decks was based mostly on visual observations from the ground. All of the decks with original construction were observed more closely from the condominium units. The underside of the decks at the 1 st Level were not observed, and could not be assessed. The condition of the decks varies from ' good to unacceptable condition as noted in the Observations above. Although some decks have an .-.,,� unacceptable rating, none of the decks Mr- _4 rk appear to be in imminent danger of failure. Any deteriorated joist or deck board or framing component is ' considered to be an unacceptable ti j ►� -AW3$T condition and must be replaced to maintain the safety and structural I r integrity of the decks. The edge beams were reported to have I' ' been replaced with (2) stacked 2x12s. The stacked 2x1 2s are connected with =�•~ rtp.! uw6 '/2" plywood glued and nailed to each _ . } w side of the 2xl2s to make them work together as a 22 '/2" deep beam. This ' beam construction meets the strength requirements to safely support the loads r { '• rY required by the Minnesota Building { .I :.-. — TERI twa sLK6.Lii-� Code. I . I-;rw� mAr ��y ar, f NCGs 20 MIMUV+ %,VrK r 6.7f ■ i wn The connections of the deck beams to the exterior edge beams currently use metal hangers. This is an indication that - -- , the edge beams have been replaced. Lt•_ ...� ,,,LILI� �,� �,.,,,,�, Figure 3 is the detail from the original drawings for the construction of the edge beam. The deck beams were shown to be pocketed into the side of the FIGURE 3: EDGE BEAM CONSTRUCTION edge beam, and not supported with metal hangers. There is no indication that the current deck beams are pocketed into the edge beam. The conclusion is that all edge beams have been replaced as reported above. It has been observed that all edge beams are sagging. Although this may appear to be a structural problem, calculations show that the beams have the strength to support the decks and their code-required live loads. The sagging is the result of the beams being strong enough, but not stiff enough. 14 ro COLLABORATIVE DesignGroup,in.. Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 It is important that the gap around the perimeter of the bearing ends of the edge beams at the walls be sealed to prevent water intrusion and resulting wood deterioration. The sealant must be inspected and maintained annually by the owners/maintenance staff. The side walls on many of the decks are separating from the building at the top of the wall. This condition is likely a result of the sagging edge beams. As the edge beam sags, the side wall rotates, resulting in a gap at the top of the wall. The connection of the wall to the building does not appear to be compromised at the base. The gap at the top of the wall is potentially reducing the lateral stability of the wall. This condition can be corrected by removing the side panels and reconstructing the end of the wall with new attachment to the building All other deteriorated wood framing and trim on the end walls should also be replaced. Several of the decks have been completely replaced as indicated as Construction Type A in Figure 2. These decks are in good condition and require no work at this time. Many of the decks have had some amount of reconstruction performed as indicated as Construction Type B in Figure 2. Although some of the framing appears to be unconventional, all framing is performing well and is not in imminent danger of failure. Each of these decks were not inspected in detail as part of this assessment. Obvious deterioration has been noted. The homeowners and maintenance staff should observe the wood members on an annual basis and replace any deteriorated wood. The decks indicated as Construction Type C in Figure 2 are original construction with widely spaced beams and tongue and groove decking. Some amount of deterioration was noted on all of these decks, which is unacceptable. Although there is no indication of imminent failure, these decks should be scheduled for replacement. The guardrails on all balconies are in unacceptable condition, as they do not meet current codes and are a safety hazard. The current code requires that the spaces between vertical members of the railings not exceed 4". Screen material has been added to the guardrails to decrease the spacing between verticals, and secured with plastic zip ties. This screen material and connection will not withstand the design forces as required by the code. Many of the railings are also loose, and will not resist the lateral design forces as required by the code. The condition of the railings is a safety hazard and presents a significant risk to the Owners and Home Owners Association. Some railings may be able to be secured and made safe by strengthening the base connection and/or installing bracing, and by installing a stronger mesh over the gaps in the railing verticals with secure connections. As these modifications will need to be made on a case by case basis, it is best to simply replace all railings so that all decks match each other. RECOMMENDATIONS All decks indicated as Construction Type A are in good condition and need no structural repairs. All decks indicated as Construction Type B should continue to be monitored by the Owners and Maintenance Staff. Any deterioration of the deck boards and supporting beams should be immediately replaced. Complete reconstruction to match Construction Type A is recommended. 15 Cc COLLABORATIVE DeslgnG[oup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project# 24002.00 All decks indicated as Construction Type C should be replaced. Complete reconstruction to match Construction Type A is recommended. The drawing SK-01 attached at the end of this report can be used as the design to reconstruct the decks. Any side walls that are becoming unstable, loose, or pulling away from the building wall should be repaired. This can best be done by removing the side panel and reconstructing any deteriorated components of the wall. The studs at the end of the wall should be nailed or screwed to the building wall framing and the side panels replaced. All other deteriorated components should be replaced. The walls on some decks have been reinforced with steel brackets attached to the building wall. This attachment is not believed to be effective, as it is unlikely that the brackets are attached to the building framing. Attaching to the 3/8" thick plywood sheathing will not make a strong connection. The perimeter of the edge beams that bear on the end walls should be inspected annually by the Owners and Maintenance Staff. Any open gaps should be sealed with appropriate caulking on an annual basis. An annual inspection of the balconies is recommended to ensure the safety of these structures. The railings on all decks should be replaced with ones that meet the requirements of the current building codes. Many railing materials are available, including wood, steel, aluminum, or cables. The design of the railings should meet all building code requirements. The biggest challenge with the railing design is making them stable enough to resist the code required loads. Constructing railings with posts attached to the deck framing will only be as good as the framing that it is attached to. All decks designated as Construction Type B will continue to deteriorate and will likely need to be replaced before others that are constructed with preservative treated wood. As the decks deteriorate, the railings with posts connected to the wood framing may also become unstable and possibly unsafe. The best railing design will incorporate connections to the side walls. All decks were not extensively examined as part of this assessment. Some deterioration may not have been identified. The individual home owners must take the initiative to examine their own decks on a regular basis. Annual maintenance is critical for wood structures exposed to the elements. All deteriorated components should be replaced immediately as they are identified by the homeowner to maintain the safety of their decks. 16 �'COLLABORATIVE DesignGrvup,in, Eagan Gardens Condominiums Decks Condition Assessment May 20,2024 CDG Project # 24002.00 PRIORITIES 1. Replace the guardrails on all decks. 2. Replace the decks with Construction Type C as identified in Figure 2. 3. Replace all deteriorated wood on other decks, or completely reconstruct the deck similar to the decks with Construction Type A. 4. Repair all deterioration of the deck side walls. 5. Maintain the sealant at the ends of the edge beams. 6. Perform annual inspections of all decks and replace any deteriorated components. 17 COLLABORATIVE DesignGroup,in.. EXISTING WOOD STUD END WALLS EXISTING EDGE BEAM - (2) 2X12 STACKED WITH 1/2" PLYWOOD EACH SIDE, GLUED AND NAILED D1 OPEN bo its EXISTING (2)2x8 BEAM WITH 2X4 WALL ON TOP 2x8 LEDGER BOARD ATTACHED TO BUILDING RIM JOIST WITH SIMPSON 1/4"X 4 1/2" SDS SCREWS AT 8" ON CENTER, TYPICAL DECK FRAMING STAGGERED TOP AND BOTTOM. NOTES: ALL DIMENSIONS AND EXISTING CONDITIONS MUST BE FIELD VERIFIED. J1 - INDICATES 2x8 PRESERVATIVE TREATED WOOD JOISTS AT 16" ON CENTER SPANNING THE SHORT DIRECTION OF THE DECK. THE JOISTS ARE TO BE SUPPORTED BY METAL JOIST HANGERS ON EACH END (SIMPSON LU28, OR EQUAL). D1 - INDICATES 2x6 PRESERVATIVE TREATED DECK BOARDS SPANNING OVER JOISTS. OTHER CODE COMPLAINT COMPOSITE DECK BOARDS ARE ALSO ACCEPTABLE. I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision and that I am a duly Licensed Professions ngi eer under the laws of the s yo f esc> '. Signature: Name: Craig it PE Date: 05/20/ 0 License Number: 18360 DATE EAGAN GARDENS 05/20/2024 SCALE SK-01 CoLLABoRA DECK RECONSTRUCTION NONE DesignGroup,�. DR.BY CK.BY JOB NO. ,6"1111'1'4 DECK PLAN CAM 24002.00 0'COLLABORATIVE DESIGN GROUP,INC.