How to Assess Your Parking Garage

I S S U E 3/2019  VOLUME 36  NUMBER 3

Journal of architectural technology published by Hoffmann Architects, Inc., specialists in the rehabilitation of building exteriors. How to Assess Your Parking Garage

Robert A. Marsoli, Jr., PE

W ith contemporary designs that with a structure that is exposed to highlight parking structure architecture the weather inside and out, can be with living facades, graphic artwork, demanding. sculptural lighting, and eye-catching Whether the parking facility is a free- metal scrims, today’s parking garages standing multi-level garage or a few merit mention in design journals and below-grade levels under a high-rise debut to architectural fanfare. As building or plaza, the imperative is the designers embrace the possibilities of same: proactive condition assessment garages’ open plan for everything from and diligent maintenance are a must. If traditional parking to al fresco dining problems are ignored, the harsh envi- and integrated retail, the architecture ronment in garages, including corrosive of what once was the humble parking deicing chemicals, freeze-thaw cycling, structure has become a showpiece and the stress of thousands of vehicles for innovation and creativity. Investing traversing the deck, will quickly ac- in such inventive designs, however, celerate deterioration into hazardous means that building owners are all conditions. With the integrity of the the more compelled to stay on top garage and the safety of users at stake, of parking garage maintenance, which, owners and managers are compelled to prioritize parking structure evaluation and maintenance to preempt problems and avoid possible liability. Recognizing the critical importance to public safety of parking garage stability, some jurisdictions have passed legisla- tion requiring periodic assessment and repair of parking facilities. These regulations typically entail a comprehensive initial evaluation, followed by assessments at intervals, usually every few years. For many garage owners and managers, these requirements codify practices similar to those already in place at their parking facili- Unsightly deterioration can quickly devolve to hazardous conditions if left unchecked. Routine parking structure inspection can identify and correct problems before they become unsafe. ties; for others, the new laws require an unprecedented allocation of time

Robert A. Marsoli, Jr., PE, Senior Engineer with Hoffmann Architects, provides assessment, remediation design, and construction administration services for parking structure distress, treating each garage with sensitivity to usage demands, budget, logistics, and longevity. JOURNAL

and resources to parking garages. For testing and exploratory probes that those facilities where maintenance has may require various subconsultants. been deferred, problems may be ad- Unless the services of contractors, vanced enough to require expensive testing agencies, specialists, and other and disruptive repair. parties are solicited early in the pro- To keep from getting to that point, cess, coordination may substantially owners and managers of parking facili- delay the assessment. Timing of disrup- ties are advised to follow a preventive tive testing to avoid peak usage hours approach to garage upkeep. That be- is also critical to scheduling. gins with a comprehensive assessment, With this information, the design typically conducted by an architect or Drawings are useful for marking locations professional will provide a proposal, engineer experienced in parking struc- of distress, past repairs, and other conditions. including detailed information about ture evaluation. By establishing a base- recommended testing, sampling, inva- line of garage conditions, an assess- This information aids in determin- sive probes, and analysis, with neces- ment guides maintenance and repair ing the level and type of investigation sary subcontractors and consultants. efforts and serves as a reference point warranted. The timeframe between receipt of this for ongoing evaluation. Existing documentation, including previ- proposal and the onset of the investi- ous reports, construction documents, gation depends on the turnaround for The Initial Visit record drawings, maintenance and re- the agreement, as well as the time to Whether prompted by a government pair records, and manufacturer docu- retain subconsultants. For an architec- mandate, observed distress, or preven- ments, are extremely useful. Having ture and engineering firm experienced tive efforts, the condition assessment information about the original con- in parking garage assessment, this process begins with an information- struction and past repair projects can should not take too long, as longstand- gathering initial visit. After receiving an reduce expenses by taking the guess- ing relationships with subconsultants inquiry, the architect or engineer will work out of establishing the history, often means faster turnaround. Once meet with the building owner, man- condition, and underlying construction all parties have agreed to the terms, ager, and/or facility maintenance staff of the parking structure. the garage assessment can begin. to discuss reasons that initiated the assessment. Typically, these might include: Planning the Assessment Visual Observation and Photo Documentation • Observed distress, such as spalls, Approach Comprehensive visual evaluation is cracks, corrosion, staining, or After a review of information gathered the cornerstone of a parking structure other deterioration; during the initial visit, the architect or condition assessment. Design profes- • Leaks, condensation, and ponding engineer will propose an approach sionals look for conditions, such as water; to assessing the parking structure, cracks, spalls, corrosion, delamination, • Structural and safety concerns; customized to the needs, age, and condensation, displacement, and dete- • Need for maintenance plan devel- construction type of the facility. In rioration, but they also, perhaps more opment; and/or general, parking garage assessments • Ordinance or mandate requiring importantly, look for patterns in the may include: garage assessments. observed distress. • Visual observation and photo After establishing the history of If, for example, a precast concrete documentation; problems, past repair efforts, previous garage shows signs of water infiltration • On-site testing and evaluation; investigations, and the original design and corrosion at parking deck joints, • Laboratory material sampling and and construction of the facility, the the design professional may suspect analysis; and design professional will conduct a brief failure of the embedded steel connec- • A condition assessment report, visual walkthrough of the garage. In this tions and protective sealant, prompting summarizing findings. initial stage, the architect or engineer invasive testing to observe concealed is looking to establish the type of con- A key part of the planning process is conditions. At a cast-in-place concrete struction and identify typical defects, coordinating among trades, as parking garage, the architect or engineer might as well as classify existing conditions. garage investigation typically includes identify areas of widespread concrete

2 VOLUME 36  NUMBER 3

MATERIAL SAMPLING – What Tests Are Necessary? As part of the parking structure assessment, the architect or Invasive tests demand some degree of destructive prob- engineer may specify on-site testing, material sampling, and ing, whether to extract materials for off-site analysis, or to laboratory analysis to evaluate the condition of concrete and reveal concealed conditions. These often include: embedded steel elements. Probes: Removal of existing materials (concrete, sealant, etc.) Non-invasive tests, which require minimal or no removal to observe underlying construction details and conditions. of materials, may include: Chloride sampling: Determines chloride concentrations Chain drag survey: Used to detect delaminations in con- within the concrete, which indicate the potential for corro- crete parking decks. Involves pulling heavy chains along the sion of embedded steel elements. Dust samples may avoid parking deck surface to listen for the characteristic hollow the need for destructive testing, but in some cases, con- sound of subsurface voids. crete core extraction may be specified, to obtain additional information on concrete strength and composition. Joint movement survey: Identifies joints between precast concrete members that contain fractured connections. Petrographic analysis: Using concrete cores, petrographic As a vehicle drives across a joint, the joint is monitored analysis evaluates concrete strength, air entrainment, ag- for discernable movement that would indicate fractured gregate type and distribution, and evidence of shrinkage, connections. settlement, corrosion, secondary deposits, and deleterious Half-cell potential testing: Determines the electrochemical products of chemical reactions. Also offers insight into con- properties of embedded steel by measuring its electrical crete composition, including water-to-cement ratio, poros- potential. The greater the difference in charge from one ity, binder and paste content, and depth of carbonation, all point on the steel bar to the next, the greater the risk that of which indicate the overall soundness and durability of corrosion is occurring. Requires removal of the concrete the concrete. cover over reinforcing, to access the steel bars. Welding analysis: For precast concrete garages, where connection failure is a common concern, extraction of welded assemblies may be warranted, to determine the quality of welding and/or the materials used.

Turnaround time for laboratory tests can vary, so it is best to obtain samples early in the investigation process. Typically, chloride ion testing takes just one or two weeks, but a full petrographic analysis can take four to six weeks or more. When determining the overall timeline for a parking garage condition assessment, it is important to consider Extraction of concrete cores for testing is important to evaluating how the lead time for sample analysis impacts production the composition and quality of the material. of the final report. spalling and corrosion of embedded time and money. Moreover, knowing locations of observed conditions, but reinforcing, suggesting poor con- where in a many-thousand-square- if these are not available, the architect crete cover or quality and prompting foot garage to best obtain samples for or engineer can create basic drawings laboratory analyses to determine the analysis is critical to obtaining useful for this purpose. Testing and sample concrete composition. data. extraction locations should be marked Identifying pervasive problematic condi- An experienced design professional on the drawings for future use. tions allows the design professional to will walk the entire garage to observe A key part of the visual evaluation focus the assessment on problematic existing conditions, document defects is photographic documentation of ob- areas and make best use of available and areas of distress, and identify loca- served conditions. Photographs pro- resources. Indiscriminate testing in the tions for testing. Existing floor plans vide a record of defects and deterio- absence of visual evidence can waste and elevations are helpful for notating ration, establishing a reference point to

3 JOURNAL

monitor emerging conditions. Photos this happens at more and more con- also assist in identifying patterns of nections, the structural integrity of the deterioration at sites that may be far parking structure is compromised. apart yet experiencing similar distress. Design professionals accustomed to evaluating precast parking garages are Testing and Material Sampling aware of this Achilles heel and make it The type and extent of testing can a point to thoroughly investigate park- vary by construction type, by the ex- ing deck joints for signs of distress and isting documentation available, and by failure. First, the architect or engineer the conditions present within a garage. conducts a joint movement survey to If little is known about the original identify locations of concern. Next, he construction of the garage, more or she specifies probes, or investiga- Fireproofing coats this steel-framed testing will be required to observe tive openings, at connection locations, parking garage with composite deck. concealed conditions and details, and notably at joints where two flanges parking garages and, in their absence, to establish a baseline for future in- (parking decks composed of the the capacity of the garage to safely vestigations. Different types of parking horizontal arms of precast single or bear traffic and resist lateral loads is structures demand different types of double “T”-shaped units) abut, as well compromised. Thorough investigation testing; what is appropriate for a pre- as at flange-to-spandrel and spandrel- of connections, along with all other cast concrete garage is not necessarily to-column intersections. structural elements, is therefore of required or appropriate for a cast-in- The number of joint probes is based critical importance to the accurate as- place or steel-framed structure. on the observed level of distress. sessment of a precast concrete garage. Precast Concrete Garages Probes to reveal concealed conditions are essential at moving joints, where Cast-in-Place Concrete Garages Precast members are cast in a factory the connections have likely failed, but While cast-in-place garages don’t and must be moved and assembled they are also important at some non- suffer from the connection failures in the field, which means that precast moving joints, where the intact connec- that can plague precast construction, decks have a far greater number of tions provide a baseline for what the they possess their own set of typical joints than their cast-in-place coun- original connection was supposed to problems. Since the concrete is mixed terparts. Each time a car traverses be. While, ideally, the welds and steel in a plant and then transported to and one of these joints, the connections elements would be consistent with cured on site, where conditions are undergo stress reversals from the up- the original design intent, investigatory variable, there is potential for error and-down motion. After millions of probes sometimes reveal deficient in creating a long-lasting and durable these reversals, the welded steel con- conditions that likely contributed to product. If the concrete properties are nections along the joint may become the premature connection failures. affected by transporting, placement, fatigued, and the joint “unzips” along If the quality of materials or workman- and/or finishing activities, the finished its length as connections fracture. As ship used in the original construction concrete may be more susceptible appear to be contributing to observed to cracking and chloride intrusion distress or are potentially vulnerable from deicing chemicals or freeze-thaw to premature deterioration, a metal- cycling from winter weather, leaving it lurgical/welding analysis of represen- prone to premature deterioration. tative connection elements may be Prior to concrete placement, steel warranted. reinforcement must be placed on site Information about the configuration in forms. Placement of reinforce- and condition of precast concrete ment is critical not only to achieving connections provides the design pro- the specified structural capacity of fessional with an understanding of the the members, but also for durability. seriousness of the structural distress. Insufficient concrete cover can result Connection failure at this precast concrete Stable, intact connections are essential in steel that is too close to the surface, deck led to leaks, requiring supplemental support. to the integrity of precast concrete increasing potential for corrosion from

4 VOLUME 36  NUMBER 3

chloride-laden moisture. Corrosion Steel is susceptible to corrosion in event of a fire and should be visually can lead to expansion of the steel, wet, chloride-rich environments, which reviewed for integrity. Locations of lamination of the concrete, and ulti- are often present in coastal regions or fireproofing failure may also highlight mately spalling, where the surface of in areas where deicing chemicals are areas of concealed deterioration. the concrete breaks apart. used. Steel deck typically contains a Concrete Composition and Quality While spall locations are visually identi- sacrificial galvanized coating, and struc- Subjected to the most abuse of any fiable,delaminations are not readily vis- tural steel is coated with paints for garage component, parking decks are ible. To identify these incipient defects protection. Nonetheless, these coat- generally constructed of concrete, on the decks of the garage, the design ings can become worn or compro- professional may conduct a chain drag mised over time, allowing exposure to the quality and condition of which survey. Areas of deterioration can be moisture and initiation of the corro- is critical to withstanding this abuse marked directly on the deck for repair, sion process. On exposed structural and protecting embedded reinforcing. as well as on a plan drawing of the steel elements, this corrosion can be To evaluate resiliency and potential parking structure for future use. readily visible and evaluated. However, for future deterioration, petrographic exposing the extent of deterioration analysis and chloride testing are com- At locations where there is concern on concealed framing or metal deck- monly used to identify in-situ concrete about the condition, configuration, ing can require invasive probes. properties. Both require sample ex- or size of the existing reinforcement, traction and laboratory analysis. the design professional may specify invasive probes. The number and “ Knowing how and While the decks of parking struc- location of these exploratory open- tures often experience the most wear ings depends on the type of observed why a parking facility and, therefore, deterioration, other distress, as well as on the level of ex- is experiencing structural elements, including columns, isting documentation available. Where spandrels, vehicle and pedestrian little is known about the composition distress is valuable guards, and stair towers, are of signifi- of the garage, more probes may be cant importance from a structural and necessary. information. life-safety perspective and warrant review during a typical assessment. Steel-Framed Garages Knowing what to do Probes and testing of these elements Unlike their concrete counterparts, about it is even more are sometimes recommended, based steel-framed parking structures con- on visual observations or signs of tain structural steel framing members important. ” distress. Depending on the scope and (columns and beams or sometimes need of the assessment, mechanical/ joists) which support concrete parking electrical/plumbing (MEP) systems may In garages where form deck is used decks. These decks are either formed also be included. and cast as conventionally reinforced to the support the slab, corrosion of concrete slabs, or they are cast on gal- the deck is only of aesthetic concern, What’s Included in a Condition vanized metal forms or composite deck as the main structural reinforcing is Assessment Report (corrugated steel). Since these decks concealed within the slab. However, At the culmination of a parking garage are formed and cast on site, they are where composite deck is used, the condition assessment, the design pro- susceptible to similar quality-control integrity of the deck is critical, as it fessional will compile the findings into issues and deterioration mechanisms often serves as the slab’s main rein- a report, which can then guide further as cast-in-place decks and are often forcement. Where deterioration is action. Typically, such a report will be- evaluated using comparable investiga- observed at composite decks, probes gin with a summary of the conditions tive techniques. While the metal deck are often warranted to determine the prompting the investigation, whether components within steel-framed ga- extent of section loss. due to observed distress, an inspec- rages are subject to deterioration via Structural steel framing may be coated tion mandate, or proactive routine chloride-laden moisture from above, with fireproofing, particularly if the evaluation. they are also directly exposed to garage is located beneath a building. atmospheric moisture from humidity This fireproofing is critical to protect- From the information-gathering and condensation. ing against loss of steel strength in the phase of the project, the architect or

5 JOURNAL

(continued from page 5) engineer will provide a description of Mandated Parking the garage construction, age, repair Garage Inspections and modification history (as available), and other pertinent information. In some jurisdictions, routine parking Observations and Documentation of garage assessments may be more than just a good idea – they may be required. Existing Conditions Photographic documentation of the The State of New York, for example, current condition of the parking adopted a rule in late 2018 requiring structure forms the backbone of the garage condition assessments, per- report, with descriptive notes explain- formed by a qualified professional engi- ing observed construction and distress. neer, at least every three years. Locations and types of cracks, areas of While New York State stipulates what corrosion, displacement, spalling, struc- should be included in such an assess- tural movement, moisture, and other ment, the basics are consistent with signs of deterioration are noted and typical parking garage surveys, including The author on site to assess conditions at paired with illustrative photographs of an evaluation and description of: a hospital parking garage. typical conditions. • Unsafe conditions Evaluations • Conditions that should be remedied immediately Next, the design professional dis- • Deterioration and distress that could result in unsafe conditions cusses each of the reported condi- • Problems that are leading to deterioration and hazards • Corrective options tions in the context of probable cause. • Recommended timeframe for remediation Incorporating visual evaluation, as well • Risks of not addressing the deterioration and defects as exploratory probe findings and • Recommended timing of the next parking garage assessment testing results, the report opines on underlying conditions that led to ob- Since the new regulation places the burden of instituting, administering, and served distress. enforcing the parking garage assessment program on cities, towns, coun- ties, and other authorities having jurisdiction (AHJ), rather than on the State, Recommendations program filing procedures are still being established. The rule suggests that the Knowing how and why a parking first assessment report will be due as soon as October 2019 for garages built facility is experiencing distress and prior to 1984; for garages constructed between 1984 and 2002, the deadline deterioration is valuable information. is a year later, and newer garages have until 2021 to complete the assessment. Knowing what to do about it is even New parking structures must undergo an initial condition assessment before more important. The parking structure being issued a certificate of occupancy. assessment concludes with the design The New York City Department of Buildings announced in June 2019 that professional’s opinion of advisable buildings located in the city are exempt from the state code, but that similar corrective action for the conditions requirements for periodic parking garage inspections in NYC have been rec- detailed in the report. ommended for adoption as a local law. Repair strategies are generally ac- Just as New York became a national model for facade inspection ordinances companied by an opinion of probable and energy conservation codes, it may serve as a paradigm for other jurisdic- cost, to guide planning and budgeting. tions nationally, as more states and cities recognize the importance of parking The report may also provide recom- structure safety. Be on the lookout for similar regulations to come. mended prioritization and phasing of corrective work, based on safety con- For more information, see the New York State Fire Marshals & Inspectors cerns, budget, and logistical consider- Association announcement, http://www.nysfma.org/parking-garage-inspec- ations. Sometimes, a maintenance plan tions/, or the New York State Building Standards and Codes announcement, and schedule may be included, along https://www.dos.ny.gov/DCEA/pdf/2018-12%20Final.pdf. with recommended frequency of inspection and upkeep activities.

(continued on page 8)

6 VOLUME 36  NUMBER 3

Parking Structure Assessment MasterCard Headquarters and Rehabilitation Purchase, New York Parking Garage Assessment and Repair Identifying and responding to emerging conditions is critical to parking New York Police Department garage longevity, yet many garages Brooklyn, New York fall prey to deferred maintenance. Service Station 6 Parking Deck Regular assessment of parking struc- Replacement and Facade Rehabilitation tures provides a baseline to monitor Washington Gas Springfield incipient issues and properly allocate Operations Center Parking Authority of Baltimore City, repair resources. Unless problems are Springfield, Virginia Baltimore, Maryland, Assessments of 8 Garages. detected, they cannot be solved. Parking Garage Assessment Aetna Headquarters Hoffmann Architects provides garage Amgen Biomanufacturing Facility Hartford, Connecticut assessment and rehabilitation design West Greenwich, Rhode Island Parking Garage Assessment and Repair services to diverse clients and facilities. Parking Garage Assessment and Repair SUNY System Administration Our work includes: State University of New York Albany, New York Downstate Medical Center BMW of North America Parking Garage Assessment and Repair Headquarters Brooklyn, New York Woodcliff Lake, New Jersey Parking Garage Assessment and Repair St. Francis Hospital Hartford, Connecticut Parking Garage Assessment, Leak Eversource (Northeast Utilities) Parking Garage Assessment and Repair Investigation, and Repair Berlin, Connecticut One East River Place MacDougall-Walker Parking Garage Assessment, Repair Design New York, New York Correctional Institution Constitution Plaza Parking Garage Assessment and Suffield, Connecticut Hartford, Connecticut Rehabilitation Garage Engineering Analysis and Repair Plaza and Parking Garage Rehabilitation New Haven Correctional Center Greenwich Hospital New Haven, Connecticut Greenwich, Connecticut Parking Garage Assessment Parking Garage Assessment University of Connecticut Crowne Plaza Hotel Health Center Pittsfield, Massachusetts Farmington, Connecticut Parking Garage Investigation Parking Garage Assessment and Repair Morgan Stanley Seneca Niagara Casino & Hotel Purchase, New York Niagara Falls, New York Parking Garage Rehabilitation Parking Garage Assessment and Repair Lahey Clinic Hospital West*Group Corporate Campus Burlington, Massachusetts Foxwoods Resort Casino, Mashantucket, Connecticut, McLean, Virginia Grand Pequot Parking Garage Assessment and Repair. Parking Garage Investigation Assessment of Four Parking Garages

7 JOURNAL

Hoffmann Architects, Inc. 2321 Whitney Avenue Hamden, CT 06518

ADDRESS SERVICE REQUESTED

(continued from page 6) The architect or engineer will typically schedule a meeting with the owner or JOURNAL is a publication of Hoffmann manager to review the report and of- Architects, Inc., specialists in the fer guidance for further action. rehabilitation of building exteriors. The firm’s work focuses on existing structures, diagnosing and resolving prob- How to Make Best Use of lems within roofs, facades, windows, Information from a Parking waterproofing materials, structural sys- Garage Assessment tems, plazas/terraces, parking garages, and historic and landmark structures. Deterioration or distress that creates We also provide consulting services for unsafe conditions, or that is at risk of new building construction, as well as litigation and claim support. resulting in unsafe conditions, should Probe to assess embedded reinforcing steel. be addressed as a matter of prior- For address changes, free subscriptions, ity. While the condition assessment not yet require corrective action, but or information on the topics discussed report provides useful recommenda- which may become problematic. By in this issue, contact our Marketing tions for repair, these guidelines do routinely evaluating parking structures, Department at 800-239-6665, not take the place of detailed project building owners and managers can [email protected], or: drawings and specifications, which save time and resources, identifying 2321 Whitney Avenue should be prepared before repair and treating conditions before they Hamden, CT 06518 work is initiated. The design profes- become pervasive and require costly 203-239-6660 sional’s contract documents and con- and disruptive remediation. struction administration services pro- 1040 Avenue of the Americas, Ste. 14C For garage users, unsightly and trou- New York, NY 10018 vide critical guidance to the contractor bling deterioration does not make a 212-789-9915 in carrying out the repairs, direction desirable impression and can create that can make the difference between 2711 Jefferson Davis Highway, Ste. 333 a sense of an unsafe environment. a repair that solves the problem and Arlington, VA 22202 Whether an innovative multi-purpose 703-253-9800 one that soon fails. design, a sleek nod to the automobile The assessment also provides time- age, a utilitarian facility, or some combi- www.hoffarch.com lines for re-inspection, which is impor- nation, a parking garage is only as good Editor/Production: Alison Hoffmann tant to monitoring conditions that do as its maintenance and reliability.

JOURNAL offers AIA/CES Learning Units Earn Health, Safety, and Welfare (HSW) continuing education credit for reading the JOURNAL. To learn more, visit www.hoffarch.com.