Nixon Fire Escape

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Nixon East Fire Escape Possibly Unsafe

Nixon East Fire Escape

CSES Engineering was called out to perform a Fire Escape Confidence Test per the Seattle Fire Department requirements to an old mansion on Capitol Hill which had been converted into an apartment building. The building has three fire escapes, each constructed in a different way.

The East escape was a typical design; it had small exterior platforms with enough room for window access and a single ladder extending from the roof to the ground below. The platforms were supported by diagonal braces with bolts into the wall. We discovered that the bolts supporting the platforms had not been properly installed. We worked with the contractor to design bracing for the existing bolts, with a minimal removal of interior finishes.

Improperly Installed Bolt On Fire Escape

Improperly Installed Bolt On Fire Escape

The South escape had longer platforms and a stairs instead of a ladder. It was braced with steel angles which extended to the ground. Some bolts needed to be replaced, but otherwise this was the best of the 3 escapes.

The West escape was a typical design similar to the East escape, but had been expanded by the previous owner of the building. The platforms had been extended, and stairs had been added. Braced angles extending to the ground had been added for support. Structurally this fire escape was very sound, but a lot of rust needed to be removed.

After our specified repairs had been made, we witnessed a load test of the 3 escapes, which they passed.

Apartment Repairs

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The property management company for this apartment needed repairs as part of re-financing. We provided drawings and calculations for the repair of the damaged and deteriorated front entry deck. The project went smoothly.

Repair Apartment Building Entry

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We provided design services for repair of the deck/entry for this apartment building.  We inspected the wood framing and provided repair documents for the permit submittal.  Our client is a real estate investment company.

In this case, some dry-rot deteriorated wood was removed and replaced, the railing was improved to conform with code requirements, and the stairs, in danger of collapse, were strengthened.  After the repairs, the units could again be rented.

 

Out West Bar

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Out West Bar

Out West Bar

Converting this small former pharmacy, into a neighborhood watering hole and gathering place, was simplified when, during construction, additional useful structure (a concrete frame and a wood framed shear wall) was uncovered, previously not known to exist.  We were able to work with the contractor and building inspector to reduce the construction cost significantly by eliminating some specified new structural walls and foundation, whose function was replaced by the newly discovered frame.

newly discovered frame

newly discovered frame

neighborhood watering hole

neighborhood watering hole

 

New Office Space With Playroom

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The basement was well-used.

The basement was well-used but the ceiling height was too low.

This busy working couple wanted more space for home offices and a playroom for their new child. CSES was able to provide a design to increase the basement ceiling height by lowering the level of the floor slab.

The upper floors of the home were not disturbed in this process.

We provided an earthquake safety upgrade for the basement walls, which made the entire home safer in a seismic event.

Some posts were relocated.

Some posts and existing structure were relocated.

Pproposed new slab section.

Basement residence proposed new slab section.

Doorway Design With Earthquake Safety

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This building was purchase by a chiropractor who wanted to widen the existing entry, and cut a new interior doorway through an existing concrete block wall. We provided calculations and details he needed to obtain a building permit. The building had a few areas of concern, which would have been a danger in an earthquake, which we addressed in our design.

Key in the new doorway design.

Earthquake safety was key in the new doorway design.

Existing concrete block-wall.

There was an existing concrete block wall.

Wanted to widen existing doorway.

The owner wanted to widen the existing doorway.

CSES Retaining Wall

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Earth Anchors For Retaining Wall

Earth Anchors For Retaining Wall

The owner and her neighbor cooperated for this retaining wall project.

The concrete retaining wall shown here was in danger of failing and falling over. The wall is on the property line and supports the owner’s studio. The danger being if the wall should fail. We designed anchors to prevent any further movement of the wall.

More about this project…

Retaining Wall Project

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One anchor is in place, at right with the red tape. The diagonals are temporary supports.

One anchor is in place, at right with the red tape. The diagonals are temporary supports.

The owner is a local designer and the small building is her studio. She and her neighbor cooperated for this retaining wall project.

The concrete retaining wall shown in these photos was leaning forward by roughly one foot, and was in danger of failing and falling over. The wall is on the property line between two homes, and also supports a small art studio on the upper property, which was in danger should the wall fail. In cooperation with a geotechnical (soils) engineer, we designed earth anchors to prevent any further movement of the wall. First, vertical steel pipe piles were driven at the base of the wall to support a concrete waler beam. Then, using a pneumatic hammer, two rows of Manta Ray anchors were installed through holes drilled through the existing concrete. Thus, the wall is securely tied back into competent load-bearing soils behind the wall. The project was completed in a timely manner and on budget.

There are thousands of walls in Seattle which are similarly in danger of failing.

These are the vertical steel piles.

These are the vertical steel piles.

This scaffolding is used to support the pneumatic hammer.

This scaffolding is used to support the pneumatic hammer.

Home Structural Solutions

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Leaking caused the discoloration.

Leaking caused the discoloration.

Leaking caused the discoloration.We met with the owner of this home to provide consultation regarding some structural concerns, as well as leaking through a basement wall. We provided solutions to his problems, and peace of mind as well, that his home was basically sound and his problem areas easily repaired.