HomeMy WebLinkAboutSubmittal-Structural Assessment of East Coast Fisheries Building•
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City of Miami
East Coast Fisheries Building
Structural Condition Assessment
Project No.: F008466.00
August 13th, 2008
Prepared by:
Bliss and Nyitry, Inc.
800 Douglas Road, Suite 300
Coral Gables, Florida 33134
Tel.: 305.442.7086
Fax.: 305.442.7092
www.BNlengineers.com
SUBMITTED INTO THE
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Architecture Engineering Interior Design Design; Build
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ENGINEERS
• buildingstrength
Structural Condition Assessment
of the
East Coast Fisheries Building
Submitted into the public
record in connection with
item PZ.1 on 09-11-08
Priscilla A. Thompson
City Clerk
40 SW North River Drive
Miami, Florida
BNI Project No. 08M26
Prepared by:
Bliss & Nyitray, Inc.
Structural Engineers
800 Douglas Road
Suite 300
Coral Gables, Florida 33134
Tel. 305.442.7086
Fax. 305.442.7092
www. BNlengineers.com
CA 674
if1411 he*
Stephen G. Sheffield, P.E.
Florida P.E. Registration No. 52765
August 13, 2008
800 Douglas Road, Suite 300 I Coral Gables, Florida 33134 I PHONE 305-442-7086 FAX 305-442-7092
www bniengineers com
Miami I Tallahassee I West Palm Beach I Orlando
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• Table of Contents
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• 1 Introduction
• 1.1 Purpose 1
• 1.2 Scope of Work 1
• 1.3 Documents used in review 2
• 1.4 History of Structure 2
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• 2 Description of Structure 2
• 3 Field Observations
• 3.1 First Floor 3
• 3.2 Second & Third Floor 4
• 3.3 Fourth Floor 4
• 3.4 Roof 5
• 3.5 Exterior Beam and Column Frames 5
• 3.6 Exterior Walls 5
• 3.7 Stairs 6
• 4 Conclusions 6
• 5 Recommendations 7
• 6 Disclaimer 8
• 7 Photographs 9
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• Submitted into the public
• record in connection with
• item PZ.1 on 09-11-08
• Priscilla A. Thompson
City Clerk
• www.bniengineers.com
• Miami I Tallahassee I West Palm Beach I Orlando
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• 1 INTRODUCTION
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• The East Coast Fisheries building is an 82-year old building located on the Miami River
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• that has been abandoned for the past 8 years. The building, under private ownership, is
• located at 40 SW North River Drive, Miami, Florida. The City of Miami has asked for a
structural condition assessment to be used in the determination of the building's future
• use.
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• The City of Miami has engaged Astorino along with Bliss & Nyitray, Inc. (BNI) to
• perform the condition assessment. Astorino is the prime consultant to the City.
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• 1.1 Purpose
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• The purpose of the condition assessment is to determine the current condition of the
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• structural components of the building and the feasibility of the building's
• restoration.
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• 1.2 Scope of Work
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• Our scope of work includes performing a structural condition assessment of the
• present condition of the building by visual observations, and to provide a written
• assessment report summarizing our findings. We will provide an opinion on the
1110 feasibility of the structural restoration of the building.
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• Our assessment is based on a review of available record documents, performing on-
• site visual observations to determine the present condition, and to identify visible
• deterioration of the structural frame. The assessment does not include a structural
• analysis, an evaluation for compliance with building codes, materials testing, 3 N et.,.
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• destructive exploratory investigations, geotechnical investigations or repair cost aa) o - o )..
• estimates. o o 1--
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• 1.3 Documents used in review
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• The City of Miami did not have any Record Drawings available for use in the
• condition assessment. A previous structural condition assessment was conducted for
• the property owner in 2003, and that report was provided to BNI by the City.
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• General history of the building was found in a report by the City of Miami
• Preservation Officer to the Historic and Environmental Preservation Board, which
• was found on the Board's web site.
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• 1.4 History of Structure
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• The building was constructed in 1926 during the period when the commercial
• fishing industry thrived along the Miami River in the 1920's and 1930's. The
• building was known as Miller's Fish Market when it was built. In 1933, East Coast
• Fisheries, Inc. moved into the building and expanded it into a fish market and later
• into a restaurant in the 1970's. During the year 2000, the business closed and the
• building has been abandoned for the past 8 years.
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• The building is designated as a historical landmark in the City of Miami Historic
• and Environmental Preservation Board's web site
• (www.historicpreservationmiami.com).
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• 2 DESCRIPTION OF STRUCTURE
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The building is a 4-story structure that is trapezoidal -shape in plan (Photo 1). Situated on
the Miami River, the west wall forms the seawall along the river (Photo 2). All of the
exterior walls have window openings except the south wall. All of the windows have
been removed and the building is open to the exterior, except for the 1st floor windows
which have been boarded up with plywood. The east and north walls have 2-story arched
windows. There are stairs located in the SE and NW corners of the building.
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• The structure is a reinforced concrete beam and column frame with 8" thick, infill, clay
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• masonry walls that are stucco finished on the exterior face. The interior face is exposed
• masonry. The walls appear to be non -load bearing and not reinforced.
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• The stair in the NW corner of the building is constructed using reinforced concrete up to
• the 4th floor, while the stair in the SE corner is reinforced concrete up to the 3rd floor and
• then framed in wood above the 3rd level.
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• 3 FIELD OBSERVATIONS
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• 3.1 First Floor
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• The slab on grade has been chipped out and removed around one of the interior
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The type of foundation is unknown. The 151 floor is a concrete slab supported by grade or
grade beams. The 2"d floor does not occupy the full foot print of the building and is set
back from the north wall, creating a 2-story space (Photo 3). The 2"d floor is framed with
a 2-1/2" thick concrete slab supported by 8-1/2" deep reinforced concrete joists spaced at
23" centers. The joists are supported by concrete beams at both the interior and exterior
walls. The 3rd floor occupies the full foot print of the building and is framed with
concrete joists in the same manner as the 2"d floor. The 4th floor is framed in wood and
half of the floor framing has been removed (Photo 25, 26). The remaining floor area is
framed with 2x12 joists at 16" on center and the floor sheathing has also been removed.
The floor joists are supported by the concrete beams at the exterior walls and by steel
wide flange beams or built-up wood girders in the interior. The roof is framed in wood
consisting of 2x rafters supported by wood trusses and by the exterior walls.
circular columns from a previous exploratory investigation (Photo 7). The `' Y o ,c
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excavation is now filled with garbage and other debris, obscuring the structure a oc 2 2 u
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• 3.2 Second and Third Floor
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• The ceiling finishes were previously removed, which made the bottom of the
• concrete slab and joist visible.
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• There is severe deterioration in over 95% of the concrete joists due to corrosion in
• the reinforcing steel which has caused spalling and horizontal delamination of the
• concrete (Photo 7, 8, 9, 11, 12, 17, 18). The corrosion is so severe in many
• locations that 100% of the rebar and the concrete cross section have completely
• disintegrated (Photo 21).
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All of the interior floor beams supporting concrete joists also have severe
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• deterioration consisting of spalled concrete and exposed, corroded rebar (Photo 8,
• 9,11,12).
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• There are several locations where the slab was weakened by the deterioration and
• fell apart, leaving large holes in the floor between the joists (Photo 23).
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• 3.3 Fourth Floor
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• The 4th floor is framed in wood (Photo 25). Half of the floor framing has been
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removed (Photo 26) and in the remaining areas, the floor sheathing has also been
• removed, leaving only the 2x12 joists exposed. All of the remaining floor areas
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• have visible decay and/or termite damage (Photo 27, 28, 29, 30).
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• It appears that portions of the damaged floor framing were repaired by adding
• 2x12 members along the side of the damaged joist.
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The steel wide flange girders exhibit moderate corrosion. a c
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• 3.4 Roof
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• The wood roof framing has visible decay and/or termite damage (Photo 33, 34).
• There is also visible water leakage. Two different types of roof sheathing are
• visible, possibly indicating a roof repair that replaced damaged sheathing.
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• The roof joists are supported by wood truss -like members that have visible,
• excessive deflections (Photo 31, 32).
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• The wood framing for barrel tiled roof over -hangs that are on three sides of the
• building are damaged by decay and/or termites. Portions of the over -hang have
• detached from the face of the building and fallen off (Photo 2).
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• 3.5 Exterior Beam and Column Frames
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• At the area where the 4th floor framing was removed, it has left the south and west
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• exterior walls unbraced for two stories.
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• 3.6 Exterior Walls
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• The exterior walls exhibit varying amounts of deterioration consisting of cracks
• (Photo 35, 37), spalling concrete at exterior beams and columns (Photo 36), and
• the stucco finish detaching. There are cracks in the concrete walls below the 1st
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All of the beams and columns in the exterior walls have severe deterioration due
to corrosion in the reinforcing steel which has caused spalling and horizontal
delamination of the concrete. The corrosion has caused the entire face of the beam
or column to spall, exposing the rebar (Photo 4, 5, 6, 10, 11, 13, 14, 15, 16, 17,
18, 19, 20, 22, 24, 27, 36). In many cases the corrosion is so severe that the rebar
has completely disintegrated (Photo 15, 16, 17, 22). There are very wide cracks
visible from the exterior in the columns (Photo 37).
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• floor level (Photo 38) and a horizontal crack running the length of the wall facing
• the Miami River (Photo 40).
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• The wall openings around the windows are not reinforced. In many cases the
• window jambs consist of broken masonry which are less than the wall thickness
• to attach windows to (Photo 5, 6, 15, 19, 20, 39).
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• 3.7 Stairs
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• The stair in the SE corner has severe deterioration due to corrosion in the
• reinforcing steel which has caused spalling of the concrete (Photo 43, 45, 46). The
• damage from the corrosion is so severe that the landing between the 2nd and 3rd
• floors has collapsed (Photo 44, 46, 47, 48), and the concrete railing between the
• • 1st and 2nd floors broke off (Photo 43, 45). Above the 3rd floor the stair is framed
• in wood which is severely deteriorated from decay and/or termite damage, which
• has caused portions of the stair to collapse (Photo 49).
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• The concrete stairs in the NW corner of the building have moderate deterioration
• due to corrosion in the reinforcing steel. The stair does not have any hand railings
• (Photo 42).
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• 4 CONCLUSIONS
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The primary structural components of the building observed for the condition assessment
include the concrete beam and column frames, concrete floor systems, wood floor and
roof systems, and the exterior walls. Our visual observations of the building found severe
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deterioration in every structural component of the building. The deterioration of the 70 • 3
concrete members is caused by corrosion in the reinforcing steel due to the age of the aa, o
building and exposure to the marine environment along the Miami River. The ° c
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deterioration of the wood members is due to decay and/or termite attack. -o u
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• In our professional opinion, the building in its current structural condition is unsafe and
• represents a hazard to any occupants.
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• The restoration of a building typically would require the repair of any deterioration. Due
• to the extent of the damage in this building, the repair would consist of replacing the
• primary structural frame and the floor systems. I believe this would be equivalent to
• replacing the entire building and, therefore, would probably not be financially feasible to
• repair.
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• 5 RECOMMENDATIONS
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• During my site visits to the building I encountered homeless individuals living in the
• building. Because the building is unsafe, I recommend the building should be more
• securely closed to prevent access inside.
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• In our opinion, based on the substantial structural damage to the primary load -bearing
• components of the building, and that it's probably unfeasible to repair them, the
• demolition of the building appears to be a logical course of action due to its current
• condition.
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The corrosion in the concrete members has resulted in a significant loss in the amount of
the cross sectional areas of both the reinforcing steel and concrete, causing substantial
structural damage, and collapse in some areas. The concrete members consist of the
primary structural frame and floor systems of the building. The concrete beam and
column frames support the gravity loads from the floor and roof systems and provide the
lateral resistance to wind loading. With a diminished strength of the structural frame and
floor system, the building can not adequately resist the wind loads from hurricanes, and
support the required floor live loads.
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• 6 DISCLAIMER
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• The opinions and comments contained in this report are based on visual observations
• only and no calculations or structural analysis of the existing structure were performed to
• determine the adequacy of the structural system or its compliance with accepted building
• code requirements. Field observations were limited to structural components that were
• readily accessible and observable at the time of the site visit, and there is no claim, either
• stated or implied, that all conditions were observed. This report does not address any
• other portions of the structure other than those areas mentioned, nor does it provide any
• warranty, either expressed or implied, for any portion of the existing structure.
• have rights or claim against the Condition Assessment Professional because of the
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• performance or non-performance of the observations, opinions, conclusions or
• recommendations contained herein.
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• Submitted into the public
• record in connection with
item PZ.1 on 09-11-08
• Priscilla A. Thompson
• City Clerk
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• This report is created solely for the City of Miami's benefit, and no other entity shall
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7 PHOTOGRAPHS
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Submitted into the public
record in connection with
item PZ.1 on 09-11-08
Priscilla A. Thompson
City Clerk
www bniengineers.com
Miami I Tallahassee I West Palm Beach I Orlando Page 9 of 34
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Submitted into the public
record in connection with
item PZ.1 on 09-11-08
Priscilla A. Thompson
City Clerk
www.bniengineers.com
Miami I Tallahassee I West Palm Beach I Orlando Page 34 of 34