TOWNSEND ENGINEERING May 8, 2018 ‘Mr. Mark Roemer City Center Properties LLC 2550 Middle Road STE 300 Bettendorf, lowa 52722 Re: Professional Opinion 324 Main Street, Davenport, lowa Mr. Roemer: On August 18, 2020 and again on August 19, 2020, Chris Townsend, Professional Engincer, inspected a portion of the structure located at 324 Main Street in Davenport, lowa. The inspections are a response to a structural damage done to the building as a result of the derecho storm event on August 10, 2020. This professional opinion outlines my findings. Photos were taken at the time of the inspections and have been included with this report. Previous inspections have been done at this property to investigate bowing walls and cracking of the brick fagade along the exterior of the top floor. A report was provided on May 8, 2020 with recommendations for reinforcing the walls, It was reported that the building at 324 Main Street was damaged in multiple locations due to the high winds produced during the “derecho” storm event on August 10, 2020. Initially the damage appeared to consist of mainly of roofing and perimeter parapet caps and flashing. On August 18, 2020 some bricks fell onto Main Street from the east face of the top floor of the north wing of the building, The City was called and the sidewalk was blocked off in case additional bricks came loose. An inspection was done immediately from the roof of the building and inside two of the existing top floor apartment units, the northeast comer unit and the southeast comer unit. Townsend Engineering has inspected both units during previous visits. ‘This report addresses the east and north exterior walls of the 6" floor. It is my understanding that the roofing damage caused by the storm will be handled by the insurance company and is not addressed in this report. The six-story structure located at 324 Main Street was reportedly constructed in 1906 and is a total of 83,850 square feet. ‘Original building design plans were obtained at the Davenport Public Library and were reviewed and photographed for a comprehensive knowledge of the construction components, Assumptions have been made that the building was actually built as shown. The plans indicate that the floor systems for all six floors are comprised of poured on-site concrete floors, approximately nine inches in overall thickness, which run primarily in a north to south direction, The conerete floors are supported by a 2-inch deep lip along the north and south exterior building walls and by intermediate stecl beams with columns at the interior of the building, The south portion of the building, where the majority of our inspection took place, has two rows of beams which run in an east to west direction, spaced approximately 17 feet in from the north and south exterior walls. This beam spacing leaves approximately 9 feet of floor through the middle of the south building. A row of beams and columns also run in a north fo south direction approximately 25 feet ‘west of the east exterior wall, ‘The exterior walls are constructed of two layers of brick and an inside layer of clay tile equaling to approximately 13 inches in overall thickness. According to the original plans, the main floor of the building has 16-foot tall ceilings, floors 2 through 5 are indicated to have 9 foot 6 inch ceilings, (563 \529.4236 coi | 386.4236 ofc: | 386.4231 (a. 2224 east 12th Street : 2224, ost 128 Set | chris@townsendenginesring netTOWNSEND ENGINEERING and the sixth floor ceiling height varies from east to west. The plan set indicates that the west side of the sixth floor has ceiling heights of approximately 11 feet, and due to the sloping roofline, the east end of the building ceiling was measured during the inspection to be approximately 15 feet tall. During this inspection, the primary focus was directed at the east side of the north wing above the windows of the 6" floor. Multiple bricks fell to the sidewalk below and this area was covered with plywood that was anchored to the wall to prevent more bricks from falling. During previous inspections, it was determined that the east exterior brick walls on the 6" floor of the south wing were bowed approximately 3-1/2-inches out at the center of the approximate 15 foot height. The walls are plumb at all of the main building comers and bowed out to 3-1/2 inches maximum at the center span between the building corners on the north and cast walls of the southeast wing of floor 6. It was reported that the last remodel of these units occurred over 10 years ago and there is evidence that the drywall and trim was constructed along the slopes indicating that these walls have been bowed for a long time, At the time of the inspections there were no signs of recent movement on the interior walls that were not removed indicating that the building has not moved significantly in recent years. At the time of the previous inspections, the 6" floor east wall of the north wing ‘was slightly bowed but not as noticeable as the south wing. During this inspection, a lif was used to get a close up view of the east side and north side of the north wing. It was determine that the exterior wythe of brick between the stone band above the 6" floor windows and the plaster band along with the stone band are bowed out and do not appear to be tied to the two interior wythes of brick. It was also determine that several of the steel window lintels are rusted causing the bricks and stone above to move and allowing water to infiltrate, We recommend the following repairs be made to the east and north exterior walls at the 6" floor level: North Elevation 1. Remove and replace 103 lineal feet of shelf angle under the plaster band above the 6" floor windows. 2. Remove and replace the exterior wythe of brick and stone band above the 6" floor windows between the plaster band and the stone window headers. All new brick and stone needs to be anchored to the interior wythe of brick. 3. Prior to replacement of the brick and stone band, the interior wythe of brick should be solid tuck- pointed. 4, Remove and replace 17 deteriorated lintels at the 6" floor window headers. a. All lintels and shelf angles to be non-galvanized structural steel and flashing to be provided where necessary for proper drainage. 5. Spot tuck-pointing — approximately 300 square feet to be field determined. Grind joints to a depth of Ye inch and replace with type N mortar. Z (563 \529.4236 c>1 | 386.4236 oiics | 386.4231 ion 2224 East 12th Stizet” | chris@townsendengineering net wsze08TOWNSEND ENGINEERING East Elevation- North and South wings ‘Tuck-point the top five feet of the north and south wings for stability prior to repairs, Install shoring along the east side of the north and south wings (94 feet total) Demo and replace all three wythes of the deflected columns between the windows. Remove and replace the deteriorated shelf angle under the plaster band. Grind and tuck point the inner wythe of brick band while exposed. Replace the entire exterior wythe of brick band and stone band above the windows. All exterior brick and stone must be anchored to the inner brick for support. 7. Remove and replace the exterior wythe of brick and stone band above the 6 floor windows between the plaster band and the stone window headers. All new brick and stone needs to be anchored to the interior wythe of brick. 8. Prior to replacement of the brick and stone band, the interior wythe of brick should be solid tuek- pointed. 9. Remove and replace 25 deteriorated lintels at the 6" floor window headers. a. All lintels and shelf angles to be non-galvanized structural stee! and flashing to be provided where necessary for proper drainage, 10. Spot tuck-pointing — approximately 200 square feet to be field determined. Grind joints to a depth of Yeinch and replace with type N mortar, u. West Elevation Sy bene At the time of the initial inspection in August of 2020 the west face of the building had multiple areas of deteriorated mortar joints and some cracking but very few if any missing bricks. Townsend Engineering inspected the west face of the building on December 15, 2020 and found some of the areas of deterioration have gotten worse and some of the outer layer of brick is missing and failing as shown on the attached photos. It is my opinion that a good portion of the deterioration can be spot tuck-pointed to seal the wall back up but there are a few areas that are completely failing since the original inspection and the bricks will need to be removed and replaced. We are suggesting the following repairs (exact area and number of brick may vary): 1. Spot tuck-point approximately 25% of the west elevation (1250 square feet). The joints will need to be ground to a depth of 24” and replaced with a type N mortar mix, 2. Remove and replace approximately 1,250 missing, cracked or deteriorated bricks. All bricks that have any visible displacement from the existing location. 3. Clean and paint the entire west elevation with an approved paint. If you have any questions, please call. Si ' CHRISTOPHER R. TOWNSEND Professional Engineer (563 \529.4236 «xi | 386.4236 oie» | 386.4231 2204, est 12 Suet | ehris@iownsendenginesring net324 Main Street Davenport, lowa 8-18-20 1, Front ~ East face of building. 2, East side of north section — section of missing bricks .324 Main Street Davenport, Iowa 8.18200 won 4, Typical comer tie at roof elevation.324 Main Street Davenport, Towa 8-18-20 6. East side of north section.324 Main Street Davenport, lowa 8-18-20 7. Close up, north side looking east. 8. Typical window lintel,324 Main Street Davenport, Fowa 8-18-20 9. East side looking south - , 10. North side, window lintels.324 Main Street Davenport, lowa 12-15-20 11. West side of building looking south, 12. West side, north end, deteriorated and missing bricks.324 Main Street Davenport, owa 12-15-20 14, West side, south end looking north.324 Main Street Davenport, Iowa 12-15-20 15. West side near south end ~ failing brick and cracks. 16. Deterioration on west wall near newer opening and filled in window.