Memorandum

City of Lawrence

Planning & Development Services

 

TO:

Scott McCullough

 

FROM:

Brian Jimenez

 

CC:

Margene Swarts

Lynne Zollner

 

Date:

July 10, 2008

 

RE:

1232 Louisiana

 

 

 

On June 27th, 2008 at 8:15am, I completed an inspection of the structure as requested by the City Commission.  Price Banks was present until 8:50am at which time he left for a prior commitment. The purpose of the inspection was to analyze the condition of the structure and determine if the structure fits the criteria to be determined as an unsafe and/or dangerous building. I began the inspection on the 3rd floor and worked down to the first floor and then to the exterior of the building.

 

3Rd Floor

 

The 3rd floor living space has a door which provides access to a flat roof on the east side of the structure.  The flat roof is in a  deficient condition and when kept in good repair is intended to drain water runoff to the NE corner of the roof where there is a down spout.  The condition of the roof has prevented storm water and snow from properly draining resulting in severe deterioration of the roof. There is a hole approximately 6 inches in diameter which is allowing precipitation into the attic area above the 2nd floor. 

 

The pitched roof is in a dilapidated condition.  On the south side of the house there are 3 layers of asphalt shingles that are in poor condition.  On the north side there are areas of 4 layers of shingles that are in the same condition.  As a result of the condition of the shingles and failure to remove the layers of shingles when re-roofing occurred, the roof sheathing has been exposed to the weather elements for quite some time resulting in significant wood rot.  The western half of the roof was not accessible but  a reasonable conclusion is that section of roof is experiencing the same rate of deterioration. The roof’s condition has significantly contributed to the continued dilapidation of the rest of the structure.  There is a substantial water leak located at the north west corner of the 3rd floor room.  

 

The chimney has continued to deteriorate as the east side of the chimney is missing approximately half of the chimney wall.  There has been an attempt to repair the chimney as a skim coat of mortar was applied at the base of the chimney on the east side.  The chimney appears to be separating at the roof ridge and a collapse is imminent without a complete rebuild of the chimney.

 

2nd Floor

 

The room located on the east side of the structure and directly underneath the flat roof is experiencing significant water infiltration through the ceiling.  The area affected is  approximately 50 square feet in size.  The large amount of green and black mold growing on the ceiling supports my opinion that the roof and ceiling structural members are compromised as they have been continuously exposed to moisture.  The room immediately adjacent to the south is in a comparable condition with mold growing on the  ceiling.  The air quality of the structure is most likely poor due to the considerable amount of mold present on this floor and throughout the rest of the structure. 

 

The main hallway’s ceiling is leaking water and has suffered wood rot due to repeated water infiltration as has the room located in the middle of the floor against the north exterior wall.  The most western area of the 2nd floor did not show any significant areas of water leaks.

 

1st Floor

 

The room that was used for a kitchen which is located on the north exterior wall is experiencing significant water infiltration and was dripping water as I inspected due to the earlier morning rain showers that passed through the region. The east wall of the room is suffering from significant wood rot due to repetitive water leaking down the wall.  The ceiling directly above the wall is experiencing the equivalent rate of deterioration.  This area is of a major concern from a structural integrity stand point.  It is very likely that the ceiling and floor of this room will fail at some point..  The parlor room which is on the south side of the floor is suffering from water damage as well. 

 

Access to the basement was not permitted as there are no stairs to the basement. 

 

Exterior

 

The exterior of the structure continues to become more dilapidated as the vast majority of the siding is in need of painting and all of the windows are broken out allowing precipitation to enter the structure.  The south, east and north walls have several areas where large openings exist which are allowing precipitation to enter.  The south east corner is of special concern as there is significant deterioration to this corner  An unknown is the extent of damage to the load bearing wall members due to repeated water infiltration.  It is logical to form the opinion that the load bearing structural members of the south, east and north walls are experiencing accelerated deterioration as a result of the walls not being sheltered from the weather elements.

 

 

.  

 

The north east corner is of the most immediate concern as it has experienced the most significant dilapidation.  There are very large sections of wall sheathing and siding that are missing resulting in the opening of the interior to the weather.  The north east corner sits outside the original limestone foundation footprint as there is a concrete footing that was constructed at an unknown time.  The corner would need to be completely rebuilt from the basement level to the 3rd floor as the corner is severely compromised due to the lack of maintenance.  Additionally, there is vegetation that is growing inside the structure at this location suggesting many years of neglect.  The corner has experienced significant wood rot and is rapidly becoming more deteriorated. 

 

Foundation

 

As a result of not being able to access the basement, a complete analysis could not be completed.  It is my opinion the foundation is in decent condition considering the foundation is constructed of native limestone.  There were a few areas on the south side that showed some movement as a result of improper dispersal of storm water runoff.

 

Code Criteria

 

The Property Maintenance Code, Section 110 (Demolition) provides code language for the code official to abide by when determining whether a structure should be demolished.  Section 110.1 (General) states the following:

 

The code official shall order the owner of any premises upon which is located any structure, in which in the code official’s judgment is so old, dilapidated, or has become so out of repair as to be dangerous, unsafe, insanitary or otherwise unfit for human habitation or occupancy and such  that it is unreasonable to repair the structure, to demolish and remove such structure; or if such structure is capable of  being made safe by repairs, to repair and make safe and sanitary or to demolish and remove at owner’s option; or where there has been a cessation of normal construction or any structure for  a period of more than two years, to demolish and remove such structure.

 

I believe the structure is unsafe and dangerous in its current condition and is a detriment to the welfare of the surrounding neighborhood.  I do not believe the structure is on the verge of immediate collapse; however, at the rate of deterioration the structure is experiencing it is reasonable to conclude that partial or complete failure of the structural members will be the end result if the structure is left in its current condition without many significant and costly repairs.  

 

It is my opinion the structure meets the criteria listed within the code section for demolition of the structure.  It is my judgment the structure is so old, dilapidated and has become so out of repair that the structure is dangerous, unsafe, insanitary and unfit for human habitation.     Pictures are attached for review