G&G STRUCTURES, INC.
STRUCTURAL ENGINEERING
24702 Narbonne Ave; Lomita, CA 90717
Tel: (310) 294-8111 - Fax: (310) 294-8112
[email protected]
August 15, 2022
Mr. William Victor
116 9th Street
Manhattan Beach, CA 90266
SUBJECT: Structural Fire Damage Evaluation
116 9
th Street, Manhattan Beach, CA 90266
GGS Project Number: 17-092
Dear Mr. Victor:
At your request, G&G Structures performed a structural conditio n a s s e s s me n t fo r th e s u b je c t property on August 11, 2022, to evaluate the overall structural integrity of the structure due to fire damage. Below is a summary of our evaluation and recommendations.
BUILDING DESCRIPTION:
The existing structure is a wood framed structure with approxim ately 2,474 sq. feet. It houses 3 apartment units with a total of 5 bedrooms and 3 bathrooms. The 3-level structure was built circa 1976 with tuck under parking garages on the bottom level that include CMU walls at the rear and sides of the structure. Unit A is a 2-story unit that is accessed from the North side on 9th Street. Unit B occupies most of the 3rd floor, except for Unit A, and is accessed from the East side. Unit C occupies most of the 2 nd floor, except for Unit A, and is also accessed from the East side. Wood decks are provided for each of the units along 8th Place, Ocean Drive, and 9 th Street. The wood deck construction consists of 2x planks over exposed 2x floor joists. The guardrails are wood framed posts with wood balusters. See attached Exhibit A.
FIRE DAMAGE:
It appears that the fire started in Unit B on the 3 rd floor reportedly on 7/29/2022. The fire damage was extensive in Unit B (3 rd floor), but it appears that the fire did not cross to the othe r unit with so me minor ex ceptions. The existing roof fra ming construction appears to consist of roofing over plywood sheathing over 6x roof rafters at 48" on c enter. Parts of the roof plywood sheathing burned (charred) and portions of the plywood sheathin g collapsed. Many of the 6x roof rafters were charred too but remain in place supporting th e remaining plywood sheathing and secondary framing. The bearing walls that support the roof framing have some damage but appear to be in fair condition as they were protected by gypsum board. The support system for the roof rafters along the West (Ocean Drive) consist of header s and posts that also sustained significant damage like all exposed framing. The support system for the roof rafters along the G&G STRUCTURES, INC.
STRUCTURAL ENGINEERING
24702 Narbonne Ave; Lomita, CA 90717
Tel: (310) 294-8111 - Fax: (310) 294-8112
[email protected]
East wall and interior wall line consist of bearing walls that are in fair condition. These walls sustained localized damage including the damage at the wall top p l a t e s , b u t t h e w a l l s t u d s remain with good structural int egrity. The exterior decks along t h e f r o n t o f U n i t B s u s t a i n e d significant damage as the fire spread to the exposed wood deck. Part of the guardrail collapsed and at least some wood planks appeared to be damaged. There is a d e c k o n th e s o u th s i d e (platform above the 3rd floor) that sustained significant damage to the floor joist system.
Unit A and Unit C do not appear t o have significant structural damage. Some exterior wood panels adjacent to Unit B were damaged by the fire, but it appe ars to be limited to the common wall. Unit C appears to be in good structural condition. The gypsum ceiling in Unit C (below Unit B with extensive fire damage) was partially removed exposing th e floor joist above. The floor joists appeared to be in good structural condition.
FIRE DAMAGE REPAIRS:
The structure has substantial damage. The entire roof framing w ill need to be removed and replaced. Most of the framed walls above the 3rd floor will need to be removed and rebuilt due to random damage throughout the Unit B. Sections of the exterior d ecks and guardrail post systems will need to be removed and rebuilt. Based on limited exposure, the 3 rd floor joist appears to be in good condition, b u t t h e f l o o r p l y w o o d s h e a t h i ng is expected to need replacement. The overall fire damage to the structure is more t han 10% of the structure, but under 50% of the overall building.
The damaged building was evaluated for Section 405.2.3.1 of the 2019 California Existing Building Code. The building, if repaired to its pre-damage stat e, will not be able to comply with the provisions of the California Building Code for load combina tions that include wind or earthquake effects. Many code re visions have occurred since the original construction for the structure built circa 1976 including the type of lateral force resisting system that can be used for this type of structure. New structural members and connections used for repair will need to comply with the detailing provis i o n s f o r n e w b u i l d i n g s i n a c c o rdance with the current code requirements. We anticipate that an overall seismic retrofit fo r the building will be required to restore the 3 rd floor lateral force-resisting system and provide seismic conti nuity through the floor levels below, including th e foundation. The gravity syste ms for the decks and guardrails were also affected. New structural members and connections will need to be rebuilt to conform to new code requirements. The reconstruction of Unit B will req uire replacement structural elements that extend beyond Unit B and may include new shear wa lls, steel moment frames, and foundations. The layout and shape may need slight adjustmen ts from its pre-damage condition, but overall, the building shape will remain the same.
TEMPORARY ACCESS:
All units are not suitable for occupancy in its current state d ue to structural damage or water damage from fire extinguishing operations. Unit A and Unit C di d not sustain significant G&G STRUCTURES, INC.
STRUCTURAL ENGINEERING
24702 Narbonne Ave; Lomita, CA 90717
Tel: (310) 294-8111 - Fax: (310) 294-8112
[email protected]
structural damage and may be entered to remove personal propert y. The carpet on the flooring and fixtures in the kitchen/bath rooms may be removed if needed. Unit B can also be entered with great caution to remove personal property that is on the f loor. We do not recommend removing fixtures or furnishings that remain attached to the wa ll or ceiling framing. Damaged framing that is still attached to the wall and ceiling framing system should be left undisturbed to prevent further damage to the remaining framing systems in place. The garages may be entered to remove personal property. We recommend an inspection by the Engineer after all debris is removed to further assess the condition of the structure. Demol ition activities, including the removal of gypsum finishes on walls and ceilings, should not start until further recommendations by a Structural Engineer.
CONCLUSION:
The reconstruction of Unit B will require replacement structura l elements that extend beyond Unit B and may include new shear walls, steel moment frames, and foundations. The layout and shape may need slight adjustments from its pre-damage condition , but overall, the building shape will remain the same. Temporary access to remove personal property is acceptable for all units and with great caution for Unit B to not remove debris that is still attached to the framing.
DISCLAIMER:
Our findings, interpretations, and recommendations are based on information obtained from visual observation and limited to the stated areas of concern. This report is intended to discuss structural elements and conditions only and the Client should s eek advice from other professionals for non-structural related damage and repairs. Ot her conditions affecting this or other adjacent properties that were not inspected or accessible a r e b e y o n d t h e s c o p e o f t h i s report. Our office conducted no subsurface or destructive investigations. Services performed by this firm, at the subject site, were conducted in a manner cons istent with that level of care and skill ordinarily exercised by members of the profession current ly practicing in the same locality under similar conditions. No other warranties are expressed or implied.
We appreciate this opportunity to be of service. Please feel free to call me should you have any questions.
Sincerely,
Lionel Garcia, S.E
President
Attachments: Exhibit A – Exhibition of fire damage.
(E) UNIT B
(SIGNIFICANT FIRE DAMAGE)(E) UNIT A (E) UNIT C
(E) GARAGES
OCEAN DR
EXHIBITION FOR EVALUATION OF FIRE DAMAGE
116 9th St,
Manhattan Beach CA 90266
17-092
08/16/22
Project Address: