Pine Grove Park Overlook Report

PINE GROVE PARK STRUCTURAL ANALYSIS
CITY OF PORT HURON
Port Huron, Michigan
AEW Project No. 0182-0001
February, 2017
Civil Engineers
Surveyors Anderson, Eckstein and Westrick, Inc.
Architects
Pine Grove Park Overlook Structural Analysis City of Port Huron
Objective
To inspect and analyze the Pine Grove Park overlook and former Water Works building on Pine Grove Park
Drive in the City of Port Huron, and provide recommendations and cost estimates to repair or replace the
building.
Observations
Refer to the attached floor plan for the room nomenclature used in the remainder of the report.
Visual inspection began in the garage, the northernmost room, where elements were found to have
moderate to severe states of disrepair. Cracks running north-south were observed throughout the
underside of the concrete deck above, exposing steel reinforcement and leaking water. Several areas on
the underside of the deck also contained concrete spalls, where portions of the concrete has popped off,
with exposed rebar. Concrete spalls also existed on top of several concrete columns, also exposing
corroded rebar. The north wall of the garage is a composite wall consisting of stone and brick masonry.
Open cracks were found at the stepped transition line between stone and brick, with bricks missing in a
few areas. The CMU infill of the door opening was in good condition. Step cracks were present in the
brick masonry joints of the east wall above and below the boarded up windows. The south wall of the
garage was missing the upper portion of stone masonry. The interior brick masonry was in fair condition
with a few missing bricks and cracks between joints.
The transformer room south of the garage was in similar if not slightly better condition. The underside of
the concrete deck above suffered from numerous north-south cracks, with failing roofing paper and spalls
and exposed reinforcement in some areas. The brick masonry wall to the east exhibited step cracking in
the mortar joints above and around the window and door arch. On the north and west walls there was a
cement finish over the majority of the brick and stone masonry. Some delamination and spalling of the
cement finish existed on the north wall. In the southwest corner of the room, there is a large vertical gap
between the south masonry wall and the cement finished west wall.
The switchgear room south of the transformer room, which has been recently used as a workshop,
appears to be in much better condition. The brick masonry walls were painted white, with no significant
signs of gaps or cracking in the mortar joints. A drop ceiling prevented a thorough assessment of the state
of deterioration of the concrete deck above. We were able to look through an opening in the south wall
above the drop ceiling, where rust on the webs, with more severe rust on the flanges, of the steel beams
was observed.
Conversely to the switchgear room, the pump room to the south appears to be in the worst condition.
Severe failure of the south composite masonry wall has occurred in two large locations. The steel beams
above have completely lost their bearing, requiring shoring posts to be installed. In addition, gaps in the
mortar joints and missing bricks were noted in the masonry wall to the east at or around grade level. And
like many of the rooms to the north, cracks and spalls with exposed rebar can be seen in the underside of
the concrete deck above. Finally, the steel beams running north-south exhibit rusting on the top and
bottom flanges, with minor section loss in some areas, as well as coating failure throughout.
The final room to the south is the engine room. On the underside of the concrete deck above, exposed
rebar can be seen in several locations where the concrete has spalled or cracked. At the underside of the
north-south running concrete beams, there are spalls at the corners as well as delamination and cracking
Page 1 of 29
in a few areas. The wall paneling at the inside face of the masonry walls has failed, revealing open cracks
and missing masonry in some portions, notably on the south wall.
The piers and foundations below the basement floor slab, in both the pump room and the engine room,
are partially submerged under water, yet appear to be in good condition.
Outside along the perimeter of the building, there were also some structural defects noted. Several of
the columns located on the east side of the building are spalled, with exposed and corroded rebar. There
was also a spall with exposed rebar on the outside beam between the pump room and engine room where
the building jogs. A large opening occurs in the masonry wall below this beam. Spalling of the exterior
cement finish on the adjacent wall also was noted. Leaking cracks and joints were observed on the
underside of the concrete deck overhanging the building on the east side. Step cracks in the exterior brick
mortar joints match those observed on the inside of the building as well.
There was a spall in the concrete at the base of the parapet wall in the northeast corner of the building.
Open mortar joints were observed in the parapet wall along the west elevation and at the steps. Mortar
joints on the west end of the south wall are cracked and leaking water, with the buildup of efflorescence
noted.
Finally, the top surface of the concrete roof deck over the building was assessed. There were a large
number of previously repaired cracks and joints with failed sealant and patching observed. Spalls with
bituminous patching were noted in the southwest corner and north portion of the overlook. Ponded water
was noted in a few areas of the deck as well. New transverse and longitudinal cracks can be seen
developing throughout the concrete surface. A large joint repair in the center of the overlook is
delaminating and cracking.
Discussion
The original Water Filtration building was rehabilitated in 1963 to include the current concrete deck, beam
and column structure with overhangs. The live loading for the framing at the deck level was indicated on
the available design plans to be 120 pounds per square foot (psf). Given the deterioration in the slab and
beams, and the interior bearing walls, we recommend limiting the live load on the deck to 60 psf. This is
governed by the deterioration of the interior bearing walls, and assumes no further wall deterioration
occurs.
Generally speaking, both the interior and exterior masonry walls are in poor condition, and would be not
be cost-effective to repair. The interior walls at the northern rooms are also load-bearing walls, and thus
pose an immediate safety concern. We have assumed the walls would be replaced with 12 CMU, and not
repaired, in our recommendations. The remaining structural components, while deteriorated in portions,
are considered repairable, and have been estimated as such.
It should be noted that the deck and beams over the engine room, the southernmost room in the building,
are supported exclusively by concrete columns, and do not rely on either the exterior or interior walls for
bearing. This is the only part of the building that does not have a portion of wall acting as bearing walls,
and it is primarily this reason that we considered this portion as salvageable in one of the repair
recommendations.
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Recommendations
Based on our load analysis and assessment of the observed deterioration, we have provided three options,
with associated cost estimates, for your consideration.
Option 1: The first option is to repair the structure in its entirety, maintaining its use as an enclosed storage
and maintenance building. Refer to the attached Rehabilitation Estimate for a complete scope of work
itemization, totaling approximately $887,000.00.
Option 2: The second option repairs the portion of the overlook over the engine room, and demolishes
the remainder of the building. Refer to the attached Partial Rehabilitation Estimate, totaling
approximately $497,000.00.
Option 3: This option demolishes the building entirely and restores the grade to match the existing slope
to the west. Refer to the attached Demolition Estimate, totaling approximately $212,000.00.
It is our understanding that the City does not require the building (or a portion) for storage or maintenance
purposes. Based on the higher estimated Rehabilitation and Partial Rehabilitation costs for Options 1 and
2, we therefore recommend that the building be demolished as estimated in Option 3.
Page 3 of 29
Garage - leaking cracks/joints at underside of deck
Garage - open cracks in brick-stone

transition and missing brick in north wall
Page 4 of 29
Garage - stone masonry at only lower portion of south wall
Garage - spall at top of column with

exposed rebar and additional delamination
Page 5 of 29
Transformer room - spalling and

delamination of cement finish on north wall
Transformer room - step crack in brick mortar joint above window
Page 6 of 29
Transformer room step cracks in mortar joints between windows
Page 7 of 29
Transformer room - spall with exposed rebar

at underside of deck and failing roof paper
Transformer room - spalls with exposed rebar at underside of deck
Page 8 of 29
Transformer room gap between south and west walls
Page 9 of 29
Switchgear room drop ceiling and painted brick walls
Switchgear room rust on steel beams above drop ceiling
Page 10 of 29
Switchgear room top of south masonry wall
Page 11 of 29
Pump room deck shoring posts and underside of deck
Pump room shoring posts near basement stairs
Page 12 of 29
Pump room partially submerged basement
Pump room original beam shoring posts
Page 13 of 29
Pump room additional beam shoring posts at

south wall failures and rust on steel beams
Pump room south wall failures at beam bearing
Page 14 of 29
Pump room south masonry wall construction
Page 15 of 29
Engine room concrete beam and

columns independent from masonry walls
Engine room exposed rebar and

rusting at underside of deck throughout
Page 16 of 29
Engine room longitudinal cracks at beam underside
Engine room spall at corner of concrete beam and

exposed rebar in underside of deck by roof drain
Page 17 of 29
Engine room - basement pier and rusting of hatch framing angles
Deterioration of cement finish and masonry wall,

and spalling of concrete beam w/ exposed rebar
Page 18 of 29
Spalling of deck overhang underside w/ exposed rebar
Failure in cement finish over masonry wall
Page 19 of 29
Spall with exposed rebar on corner of column
Page 20 of 29
Spalling of deck overhang underside w/ exposed rebar
Corner spall at the base of parapet wall at northeast corner
Page 21 of 29
View of building at northeast corner
Loose and open cracks in brick/stone transition on north wall
Page 22 of 29
Open mortar joints at top of masonry wall in northwest corner
Open mortar joints at top of masonry wall in southwest corner
Page 23 of 29
Joint leakage and efflorescence at mortar joints along south wall
Bituminous patching and spalling of deck in southwest corner
Page 24 of 29
Ponded water and longitudinal cracking at top of deck
Concrete deck looking north
Page 25 of 29
Sealed deck cracks and joints
Ponded water at top of deck
Page 26 of 29
Failed patching at deck joints
Page 27 of 29
Missing brick and spall at parapet railing in northeast corner
Repaired end cap at parapet railing in northwest corner
Page 28 of 29
Crack in deck along west steel railing
Page 29 of 29
ENGINEER'S ESTIMATE FOR
Pine Grove Park Overlook
CITY OF PORT HURON
ANDERSON, ECKSTEIN & WESTRICK, INC.

OPTION 1: PREPARED BY:

REHABILITATION ESTIMATE Dylan J. Campbell
DATE:
Feburary, 2017
WORK ITEM QUANTITY UNIT PRICE AMOUNT
MASONRY WALL REPLACEMENT 9075 SFT $25.00 $226,875.00
CONCRETE COLUMN REPAIR 2 CYD $700.00 $1,400.00
CONCRETE BEAM REPAIR 4 CYD $700.00 $2,800.00
CONCRETE DECK REPAIR (BOTTOM) 865 SFT $80.00 $69,200.00
CONCRETE DECK REPAIR (TOP) 865 SFT $40.00 $34,600.00
CONCRETE DECK JOINT REPAIR 650 LFT $18.00 $11,700.00
CONCRETE DECK COATING 8700 SFT $4.00 $34,800.00
CLEANING/PAINTING STEEL BEAMS 405 SFT $20.00 $8,100.00
OVERLOOK RAILING REPLACEMENT 440 LFT $125.00 $55,000.00
CLEANING/PAINTING STEEL BEAMS 405 SFT $20.00 $8,100.00
ADA RAMP INSTALLATION 1 LS $37,000.00 $37,000.00
ELECTRICAL / LIGHTING UPGRADES 1 LS $70,000.00 $70,000.00
MECHANICAL UPGRADES 1 LS $65,000.00 $65,000.00
DOOR / WINDOW IMPROVEMENTS 1 LS $32,500.00 $32,500.00
Subtotal Construction Cost $657,075.00

CONTINGENCIES (15%) $98,560.00
GC OVERHEAD / MOBILIZATION (20%) $131,420.00
Total Estimated Construction Cost $887,055.00
Assumptions:
1. Concrete repairs of 5% on existing columns, 20% on existing beams and 10% on existing deck
2. Railing replacement includes stainless steel railing with 4" vertical pickets per Michigan Building Code
3. 75'-0 ADA ramp includes 3 landings and retaining walls in northwest quadrant
4. Mechanical upgrades assumes 2 ventilation units, 3 radiant heaters, and extension of adjacent gas service
5. Door / window improvements assumes 3 pedestrian doors, 3 overhead doors, and 8 windows
CITY OF PORT HURON

PARTIAL REHABILITATION ESTIMATE Dylan J. Campbell
DATE:
Feburary, 2017
MASONRY WALL REPLACEMENT 3035 SFT $25.00 $75,875.00
CONCRETE COLUMN REPAIR 1 CYD $700.00 $700.00
CONCRETE BEAM REPAIR 2.5 CYD $700.00 $1,750.00
CONCRETE DECK REPAIR (BOTTOM) 310 SFT $80.00 $24,800.00
CONCRETE DECK REPAIR (TOP) 310 SFT $40.00 $12,400.00
CONCRETE DECK JOINT REPAIR 225 LFT $18.00 $4,050.00
CONCRETE DECK COATING 3100 SFT 4.00 $12,400.00
OVERLOOK RAILING REPLACEMENT 225 LFT $125.00 $28,125.00
ADA RAMP INSTALLATION 1 LS $37,000.00 $37,000.00
ELECTRICAL / LIGHTING UPGRADES 1 LS $25,000.00 $25,000.00
MECHANICAL UPGRADES 1 LS $32,000.00 $32,000.00
DOOR / WINDOW IMPROVEMENTS 1 LS $12,000.00 $12,000.00
DEMOLISH BUILDING 5600 SFT $13.00 $72,800.00
SLOPE RESTORATION 1660 CYD $17.50 $29,050.00

Assumptions:
1. Concrete repairs of 5% on existing columns, 20% on existing beams and 10% on existing deck
2. Railing replacement includes stainless steel railing with 4" vertical pickets per Michigan Building Code
3. 75'-0 ADA ramp includes 3 landings and retaining walls in southwest quadrant
4. Mechanical upgrades assumes 1 ventilation unit, 1 radiant heater, and extension of adjacent gas service
5. Door / window improvements assumes 2 pedestrian doors, 1 overhead door, and 2 windows
6. Building demolition includes abandoning basement footings below grade and filling with flowable fill,
and asbestos removal
CITY OF PORT HURON


DEMOLITION ESTIMATE Dylan J. Campbell
DATE:
Feburary, 2017
DEMOLISH BUILDING 8700 SFT $13.00 $113,100.00
SLOPE RESTORATION 2500 CYD $17.50 $43,750.00

Assumptions:
1. Building demolition includes abandoning basement footings below grade and filling with flowable fill,
and asbestos removal
Corporate Office:
51301 Schoenherr
Shelby Twp, MI 48315
(586) 726-1234 Anderson, Eckstein and Westrick, Inc.
(586) 726-8780 (fax)

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PINE GROVE PARK STRUCTURAL ANALYSIS

CITY OF PORT HURON

Port Huron, Michigan

AEW Project No. 0182-0001

Garage - leaking cracks/joints at underside of deck

Garage - open cracks in brick-stone

Garage - stone masonry at only lower portion of south wall

Garage - spall at top of column with

Transformer room - spalling and

Transformer room - step crack in brick mortar joint above window

Transformer room step cracks in mortar joints between windows

Transformer room - spall with exposed rebar

Transformer room - spalls with exposed rebar at underside of deck

Transformer room gap between south and west walls

Switchgear room drop ceiling and painted brick walls

Switchgear room rust on steel beams above drop ceiling

Switchgear room top of south masonry wall

Pump room deck shoring posts and underside of deck

Pump room shoring posts near basement stairs

Pump room partially submerged basement

Pump room original beam shoring posts

Pump room additional beam shoring posts at

Pump room south wall failures at beam bearing

Pump room south masonry wall construction

Engine room concrete beam and

Engine room exposed rebar and

Engine room longitudinal cracks at beam underside

Engine room spall at corner of concrete beam and

Engine room - basement pier and rusting of hatch framing angles

Deterioration of cement finish and masonry wall,

Spalling of deck overhang underside w/ exposed rebar

Failure in cement finish over masonry wall

Spall with exposed rebar on corner of column

Spalling of deck overhang underside w/ exposed rebar

Corner spall at the base of parapet wall at northeast corner

View of building at northeast corner

Loose and open cracks in brick/stone transition on north wall

Open mortar joints at top of masonry wall in northwest corner

Open mortar joints at top of masonry wall in southwest corner

Joint leakage and efflorescence at mortar joints along south wall

Bituminous patching and spalling of deck in southwest corner

Ponded water and longitudinal cracking at top of deck

Concrete deck looking north

Sealed deck cracks and joints

Ponded water at top of deck

Failed patching at deck joints

Missing brick and spall at parapet railing in northeast corner

Repaired end cap at parapet railing in northwest corner

Crack in deck along west steel railing

ANDERSON, ECKSTEIN & WESTRICK, INC.

OPTION 1: PREPARED BY:

WORK ITEM QUANTITY UNIT PRICE AMOUNT

MASONRY WALL REPLACEMENT 9075 SFT $25.00 $226,875.00

CONCRETE COLUMN REPAIR 2 CYD $700.00 $1,400.00

CONCRETE BEAM REPAIR 4 CYD $700.00 $2,800.00

CONCRETE DECK REPAIR (BOTTOM) 865 SFT $80.00 $69,200.00

CONCRETE DECK REPAIR (TOP) 865 SFT $40.00 $34,600.00

CONCRETE DECK JOINT REPAIR 650 LFT $18.00 $11,700.00

CONCRETE DECK COATING 8700 SFT $4.00 $34,800.00

CLEANING/PAINTING STEEL BEAMS 405 SFT $20.00 $8,100.00

OVERLOOK RAILING REPLACEMENT 440 LFT $125.00 $55,000.00

CLEANING/PAINTING STEEL BEAMS 405 SFT $20.00 $8,100.00

ADA RAMP INSTALLATION 1 LS $37,000.00 $37,000.00

ELECTRICAL / LIGHTING UPGRADES 1 LS $70,000.00 $70,000.00