Community Development, 1400 Highland Ave, Manhattan Beach, CA 90266 Telephone (310) 802-5500 [email protected]
TO: Mr. Bill Victor (owner)
116 9th St
Manhattan Beach, CA 90266
SUBJECT: Unsafe Structure Determination for 116 9th St, Manhattan Beach, CA 90266 DATE: May 18, 2023
Background
On July 29th, 2022 a fire appears to have started on the 3rd floor of the 2,474 square foot three unit residential apartment located at 116 9th St. An exterior building inspection was performed by Senior Building Inspector, Doug Atkisson, on August 2nd, 2022 and a red tag was placed due to the amount of visible damage to the structure. The red tag required that a licensed engineer must inspect and provide an analysis of the structure to assess the structural stability to allow for removal of personal belongings and other related work to stabilize the site. Mark Eaton, of MSB Disaster Recovery Services contacted the city August 10th, 2022 and reviewed the required steps to stabilize the structure in an email titled “Fire Site Stabilization 116 9th St.” attached for reference. A structural assessment letter (attached) from G&G Structures, Inc was received on August 25th and stated that based on observations made during a site visit on August 11th 2022, “The structure has substantial damage”.
Additionally, the letter stated “All units are not suitable for occupancy in its current state due to structural or water damage from fire extinguishing operations”. Based on further details in the report and the analysis provided by the structural engineer of record, the red tag was modified to a yellow tag by the City of Manhattan Beach, to allow for limited entry.
On November 22nd 2022, a building permit application was submitted for the fire and water damage repairs to the property at 116 9th St by G&C Structures Inc. The plans were deemed incomplete, and required further information to be processed for plan check. Plans were resubmitted and routed for plan check review on December 12th, 2022 and returned with corrections on January 30th 2023. No further information has been submitted to address the plan check corrections provided, and the City of Manhattan Beach has been notified by Mr. Victor that the Engineer has been fired and no longer working on the project. The project has been preliminarily reviewed with multiple new Contractors and Architects per direct contact and per the request of Mr. Victor during this time, but no additional plans have been submitted for the repair.
No other permits have been applied for, including the partial demolition or Right of Way permits specified in Mark Eaton’s email.
Community Development, 1400 Highland Ave, Manhattan Beach, CA 90266 Telephone (310) 802-5500 [email protected]
Site Visit
On May 11, 2023, I personally visited the site at 116 9th St. to observe the exterior of the structure to determine is current status. During the site observation the structure was found to have major structural damage to the third floor, and be completely exposed to the exterior elements. The structural damage at the third floor included loss of the continuity of the roof diaphragm, loss of the lateral resisting structure, failing guardrails, inadequate means of egress, exposed timber, fire hazards, and evidence of continued falling debris. The structure has been deemed unsafe and a red tag was again posted onsite. Caution tape was restored around the west side of the structure. The structure appeared to be secured from entry. Mr.
Victor was phoned on the two known phone numbers with no answer, and an email was sent to Mr. Victors email address notifying of the change from yellow tag to red tag that day (see attached).
Conclusion
Per Section 116 of the 2022 California Building Code, the structure has been deemed to be unsafe. Section 116.1 specifies “Structures or existing equipment that are or hereafter become unsafe, insanitary, or deficient because of inadequate means of egress facilities, inadequate light and ventilation, or that constitute a fire hazard, or are otherwise dangerous to human life or public welfare, or that involve illegal or improper occupancy or inadequate maintenance, shall be deemed an unsafe conditions. Unsafe structures shall be taken down and removed or made safe, as the building official deems necessary and as provided for in this section.” As per Section 116.3, this shall serve as the written notice of an unsafe structure. This written notice will be provided in person, via email, and via registered U.S.
Mail.
An in-person meeting has been scheduled to discuss the details of this letter. If you have any questions about the Building Code or the determination of the unsafe structure, please contact me directly to review the case.
Very Truly Yours,
Ryan Heise
Building Official
[email protected]
Attachments:
Mark Eaton, Fire Site Stabilization 116 9
th Street.pdf
Structural Fire Damage Evaluation 20220815.pdf
116 9th St – Red Tag.pdf
From: Mark Eaton
To: Ryan Heise
Cc: Ashley Filippelli; Ruben
Subject: [EXTERNAL] Fire Site Stabilization 116 9th. Street Date: Wednesday, August 10, 2022 3:54:27 PM
Attachments: image001.png
EXTERNAL EMAIL: Do not click links or open attachments unless you trust the sender and know the content is safe.
Hi Ryan,
Thanks for your time on the telephone today.
Ashley is our assigned pre construction project coordinator and Ruben is our assigned project estimator copied on this email.
As discussed we have been retained by Liberty Mutual Insurance company as consulting contractors to assist the Insured with the first phase of work and possible rebuilding.
We have not been retained by the Owner for any of this work and are currently assisting with information gathering so they can move forward accordingly.
As discussed we are meeting a structural engineer on site tomorrow and will ask for a preliminary site assessment that we can then share with you.
The project has Asbestos containing material that has contaminated personal belongings and interior building finishes slated for removal.
Work Plan:
Submit Procedure Five to AQMD and obtain approval.
Obtain Partial demolition permit.
Remove cars from garage.
Provide temporary portable toilet.
Perform Asbestos Abatement and removal and disposal of personal property.
Obtain Traffic / Publics Works permit for scaffolding encroachment.
Install scaffolding where necessary and temporary fencing for site security.
Obtain Traffic / Publics Works partial lane closures for debris removal as necessary.
Provide and install any necessary SWPP measures.
Engineer to prepare one page structural partial demolition plan to remove fire damaged structure as necessary. Demolition plan will also be incorporated into eventual building plans.
Evaluate existing power distribution and either install temporary power pole or obtain electrical permit, isolate all circuits and install one 30 amp device if possible.
Obtain all necessary inspections and clearances.
Provide structural repair plans and submit for plan check.
Please provide us with any necessary contacts in Public Works.
Again, I appreciate your time and assistance on the phone today.
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:
Please feel free to reach out to any of us with any questions or concerns.
Regards,
Mark Eaton
Sr. Project Manger
[email protected]
(818) 309-7680 Mobile
(818) 735-7935 LA/Ventura Office
(760) 751-5058 San Diego/Riverside Office
(877) 660-6686 24/7 EMERGENCY
www.msbdrs.com
From: Ryan Heise
To: "vicwill"
Cc: Code; Kevin Bass
Bcc: Talyn Mirzakhanian
Subject: 116 9th St - Red Tag
Date: Thursday, May 11, 2023 10:11:00 AM
Bill,
On August 15th, 2022, G&G Structures evaluated your home at 116 9th St and provided an evaluation that allowed us to reduce the red tag placed on your structure to a yellow tag. Due to the amount of time passed and the continued deterioration of your structure, the yellow tag has been modified to a red tag. The Fire Marshal, Kevin Bass, and myself observed the condition of the residence from the exterior and have deemed it unsafe due to the exposed members, lack of seismic resisting elements at the fire damaged area, continued weathering, failing guardrails, fire hazards, and other structural hazards. Caution tap has been placed around the structure at the entries and no entry is allowed without approval. Please engage a structural engineer to review the current condition of the structure and provide recommendations to remove hazards to allow for entry as required.
Additionally, please provide the status of the required Statement of Intent and the status of the permit that has not had any forward progress in the permitting process since 1-30-23.
Thank you,
Ryan