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Home My WebLink About2. 1636 Lincoln Way West_COA 2022-0404 - Structural Assessment 56 SOUTH LASALLE STREET, SUITE 102 AURORA, ILLINOIS 60505 TEL 855.822.1966 April 18, 2022 Mr. Zach Hurst P.E. Project Engineer City of South Bend South Bend, Indiana 46601 Re: Limited Structural Condition Assessment 1632-1636 Lincolnway West South Bend, Indiana 46601 ASI Project No. 2022.00943 Dear Mr. Hurst: At your request, Mr. Charles E. Gasser, SE, PE of American Structurepoint, Inc., performed an investigation of the above-referenced property on April 13, 2022 and has prepared this summary report. The purpose of the investigation was to observe and determine the structural condition building façade and the nature of the hazard to public safety it may or may not represent. You were present at the time of our investigation. The weather was cloudy with light rain and approximately 58 degrees at the time of our investigation. For the purpose of this report it is assumed the building faces Lincoln Way West to the north. Note that the assessment was limited to exterior visual observations no access to the interior was made and no material, non-destructive or destructive testing was performed. OBSERVATIONS: 1. The subject building consisted of a three-story section along Lincoln Way with two four story sections in the northwest and northeast corners and a series of two-story and single story structures extending to the south. The construction consisted of of multi-wythe brick exterior walls supporting wood framed floors and roof areas (Photos 1 through 5). 2. The upper west corner of the south elevation exhibited a larger area where the outer wythe of brick had collapsed (Photo 6). Historical photos of the corner acquired from 2019 Google Streetview ™ show a different dark red brick in the location of the collapsed brick (Photo 7). Multiple areas along the south elevation of the three-story portion exhibited spalled, dislodged and missing bricks (Photo 8). One section of the single story south elevation wall had collapsed and was tarped over (Photo 9). 56 SOUTH LASALLE STREET, SUITE 102 AURORA, ILLINOIS 60505 TEL 855.822.1966 3. Significant sections of missing and collapsed brick veneer were observed on a section of the west single story portion of the building (Photo 10). A portion of the west elevation where a two-story section transitions to a single story section exhibited a partial collapse of the wall section and a portion of the roof (Photo 11). Historical photos of the elevation acquired from 2019 Google Streetview ™ show the wall systems intact confirming this collapse occurred within the last three years (Photo 12). 4. The north elevation exhibited a significant quantity of spalled brick and a significant number of cracks meandering through brick in various locations (Photos 13 through 15). The northeast corner exhibited several broken and missing window panes (Photo 16). Historical photos of the elevation acquired from 2019 Google Streetview ™ show the windows have been broken and the interior exposed to the elements since at least August of 2019. 5. The east elevation exhibited a significant quantity of cracked, missing and spalled bricks. Two windows with broken glass panes and two sections of missing panels exposing deteriorated wood framing were also observed (Photo 17 and 18). Historical photos of the elevation acquired from 2019 Google Streetview ™ show the missing panels and broken windows present and exposing the interior structure to the elements since at least August of 2019. 6. Parapets observed on the east elevation exhibited a significant amount of missing, spalled and deteriorated brick (Photos 19 and 20). 7. Review of aerial photography dating back to 2016 revealed two partially collapsed and deteriorated sections of roof as well as significant deterioration of all roofing materials. One area near the northwest corner exhibited a large area of ponding water (Photos 21 and 22). CONCLUSIONS: Based on our observations, experience, and professional judgment, we are of the opinion the subject structure represents a significant safety hazard. The building exhibited several severe structural deficiencies and collapsed sections of wall and roof making it unsafe for entry without proper safety precautions. This in combination with the potential for deteriorated portions of the façade to dislodge and fall makes it hazardous for anyone who might walk or park near the building. The following discussion elaborates on the conditions that support this conclusion: 56 SOUTH LASALLE STREET, SUITE 102 AURORA, ILLINOIS 60505 TEL 855.822.1966 ROOF: 1. The aerial imagery revealed the roof system was in poor to very poor condition with select areas exhibiting structurally hazardous conditions. Review of the imagery revealed significant portions of the roof system had either collapsed or have completely disintegrated over time due to lack of maintenance and exposure to the elements. Other areas of the roof exhibit significant levels of membrane deterioration, and one section along the northern three-story portion exhibited significant levels of ponding water. Ponding water can lead to progressively larger deflections increasing the depth of the ponding and therefore the loads on the members. This can eventually result in the failure and collapse of the supporting roof structure. 2. The missing and deteriorated sections of the roof system, multiple missing windows and broken window panes have exposed the wood floor structures to the elements for several years (aerial imagery shows compromised roof areas dating back to 2016). This level of exposure will significantly reduce the underlying floor systems structural integrity over time. Based on the number of openings in the roof system, we anticipate several floor areas in the building are no longer safe to walk on. 3. This level of roof and floor deterioration also adversely affects the stability and integrity of the structure as a whole. Intact roof and floor systems are required to brace interior and exterior wall systems and are key components in a structure’s ability to sustain wind loads and translate those wind loads safely through the structure to the ground. The large areas of missing and deteriorated roof and floor systems in this building, interrupt critical load paths and reduce the bracing of the exterior and interior walls, making them unstable and susceptible to collapse. BUILDING FAÇADE: 1. The building façade was in overall poor to very poor condition with select areas exhibiting structurally hazardous conditions. The large area of missing and collapsed brick veneer on the upper west corner of the south elevation appears to have been dislodged from the building due to a poorly executed repair. Older masonry construction utilized lime based mortars to allow the wall to drain any moisture that would penetrate in through the pores in brick. A common error made when performing repairs on old masonry wall systems is to use a modern cementitious based mortar. This mortar is dense and does not allow moisture to penetrate and work its way out of the wall system effectively trapping any moisture in the wall. This moisture will freeze and expand during the winter months 56 SOUTH LASALLE STREET, SUITE 102 AURORA, ILLINOIS 60505 TEL 855.822.1966 loosening and breaking the mortar and brick bond eventually causing the brick to release from the wall as was observed in this location. 2. The outer brick veneer exhibited numerous other locations on the north, south, east, and west facades with isolated missing bricks and larger areas of missing bricks in the outer veneer. Each of these locations allows more water into the wall system that will further deteriorate the walls and result in freeze thaw damage that could cause larger sections to dislodge from the wall and fall to the ground or onto the surrounding low roof systems. 3. Several of the brick parapet walls exhibited varying amounts of missing and deteriorated brick and mortar. These conditions are particularly hazardous as the parapet walls must sustain a substantial amount of wind, and given their deteriorated state, large sections could be highly susceptible to high winds blowing individual bricks and/or entire sections of the parapets off the building. 4. The single story west elevation wall and a section of the single story south elevation exhibited collapsed areas of wall and roof. The remaining structural elements around these areas are damaged and could collapse further at any given time creating particularly hazardous conditions. RECOMMENDATIONS: Regarding the appropriate immediate course of action, it is our opinion the building and surrounding sidewalks, parking lots and streets should be closed off from public use until the deleterious conditions are appropriately handled. Regarding the appropriate remedial action moving forward; it is our opinion complete demolition of the structure is the most reasonable and financially feasible course of action. The following rationale supports this conclusion:  The building is in such an extremely deteriorated state that any efforts to have laborers install the appropriate shoring and safety measures in order to make the building safe enough for remedial work to take place would be, in our opinion, too hazardous.  Restoration of a building with as much façade deterioration as observed in this building, where the missing areas and sections of brick have left the inner wythes of the walls exposed to the elements for an extended time, typically means the majority of the exterior walls are compromised to the extent that a large percentage of them would have to be completely removed and replaced. 56 SOUTH LASALLE STREET, SUITE 102 AURORA, ILLINOIS 60505 TEL 855.822.1966  The significant deterioration of the roof and window systems and presumably the floor systems under those areas would require whole scale removal and replacement. This would require the installation extensive shoring to support the surrounding walls which are already compromised, thus making the endeavor to restore them impractical and unfeasible. For these reasons it is our opinion restoration is not a feasible option as it would not be possible without putting workers in danger, tearing most of the building down to do so, or without expending an exorbitant amount of financial resources to complete. Please note this report is based on a visual inspection of the property. This visual inspection was conducted from the exterior only. We did not access the interior the building. We shall not be responsible for the inspection of, or failure to inspect, items within the building. If additional information is discovered, it should be forwarded to our office for review and comment. American Structurepoint reserves the right to amend and/or modify this report if any new and/or significant data that could affect this investigation become available. If you have any questions, or require further assistance, please feel free to contact us at your convenience at (630) 297-6191. Very truly yours, American Structurepoint, Inc. Charles E. Gasser, PE, SE Director CEG Enclosures Expires July 29, 2022 56 SOUTH LASALLE STREET, SUITE 102 AURORA, ILLINOIS 60505 TEL 855.822.1966 PHOTOGRAPHS Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 1: Street view of North Elevation Photo 2: East elevation Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 3: South Elevation Photo 4: Partial west elevation Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 5: Partial east elevation Photo 6: Upper west corner at the time of the site visit; note repaired section collapsed off upper west corner Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 8: Multiple sections of missing brick veneer on south elevation Photo 7: 2019 Google Streetview of south elevation note repair area in upper west corner (circled) Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 9: Partial south elevation with collapsed segment of wall Photo 10: Partial west elevation with significant sections of missing and collapsed brick veneer and deteriorated Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 11: West elevation at time of site visit; note collapsed portions of south and west wall and roof Photo12: 2019 Google Streetview of west elevation note center portion in tact with vegetation growing on or through roof /////////////////// Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 13: Extensive brick spalling throughout north elevation Photo 14: Close-up of spalled brick and cracking in north elevation facade Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 15: Close-up of spalled brick and cracking in north elevation facade Photo 16: Broken and missing glass panes, exposing the interior to the elements (Google Streetview photo indicates these conditions have been present since at least August of 2019) Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 17: East elevation exhibiting several missing, spalled and cracked bricks; note broken windows and missing panels over old window openings exposing the interior to the elements. (Google Streetview photo indicates these conditions have been present since at least August of 2019) Photo 18: East elevation exhibiting several missing, spalled and cracked bricks Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 19: East elevation parapet with missing and spalled bricks Photo 20: East elevation parapet with missing and spalled bricks Structural Facade Assessment 1632-1636 Lincolnway West, South Bend, Indiana 46601 ASI Proj No. 2022.00943 Photo 21: Aerial view with sections of collapsed and missing roof structure (1); and significant ponding water (2) Photo 22: Aerial imagery showing similar conditions in 2016 1 2