what invokes a remodel analysis
what invokes a remodel analysis
(OP)
Does a change of occupancy alone require a building to be upgraded completely to the new code requirements? I have a building that is going from residential to commercial. I can see that the floor live load will need to be increased but what about shear walls. Do they all have to be brought into existing compliance as well? To replace all of the mud sill washers seems like the biggest pain at this point. Not to mention that the existing anchor bolt spacing surely won't meet the calcs. once I complete them.
I have another commercial building where they moved a door over so there is technically the same length of shear wall. I made them bring that wall into compliance with new hold downs and the like but wish I could give folks a break sometimes if the code would allow.
I should mention that I am in California.
Thanks,
Garrett
I have another commercial building where they moved a door over so there is technically the same length of shear wall. I made them bring that wall into compliance with new hold downs and the like but wish I could give folks a break sometimes if the code would allow.
I should mention that I am in California.
Thanks,
Garrett






RE: what invokes a remodel analysis
Mike McCann
MMC Engineering
RE: what invokes a remodel analysis
That doesn't give me any answer to the question. How does the code treat remodels? Does an occupancy change mean the entire structure be brought to existing standards? The building in question is a single story built in 1995 so it is not a substandard or high risk structure at all. I have assumed that if a shear wall is manipulated in any way then that line of shear must be updated. How do other engineers treat remodels?
Thanks,
Garrett
RE: what invokes a remodel analysis
To answer your question though, a change of occupancy alone - it could, depending on the importance factor, but not likely only moving from from Residential to Retail. If the live load of the retail is in excess of 100 psf, it will affect the seismic forces, It could also be affected by a change in the wind exposure seen by the structure.
If the local Building Department has other thoughts, I would consider retrofitting in some Simpson UFP or FAP anchors that mount to the side of the concrete stem wall and nail to the side of the sill plate, avoiding the use of new washers and drilling more anchor bolts. Both of these use Simpson Titen concrete screws to mount to the stem wall.
If it's an older residential structure (pre 1988), it may only have sheetrock shear walls. I would seriously consider going to plywood in this case as more than likely, when the building was constructed, half stresses were not used for the gyp walls if seismic governed.
Mike McCann
MMC Engineering
RE: what invokes a remodel analysis
Probably - you need to upgrade anything that increases stresses by more than 5%.
RE: what invokes a remodel analysis
To answer you question directly, I design remodels to be supported by elements that I design to resist the current code loads. As some remodels are proposed, they don't give a clear point of beginning and ending. I provide the necessary elements or upgrades, as a result, I don't have many remodel friends... I've even started a collection of Remodel configurations that I plan to give to my clients (a little booklet) so they don't sell the homeowner the moon without mentioning the impact of their proposals.