HomeMy WebLinkAboutFile Documents.800 E Hopkins Ave.0057.2018.ARBK
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
October 12, 2016
Mr. Shaun Donnellan
Larkspur Condominium Association
402 Widget Street
Basalt CO 81621
Transmitted via e-mail: skdonnellan@gmail.com,
Re: Larkspur Condominium Drain Assessment
Our File N o.: 161016
Mr. Shaun Donnellan,
Pursuant to your request, Ponderosa Associates has evaluated the conditions reported as
deteriorating sewer piping at the Larkspur Condominiums located at 800 East Hopkins Avenue,
Aspen, CO 81611.
Purpose:
The purpose of this report is to detail our findings regarding the conditions observed in the
sanitary sewer drain piping and provide recommendations for future use and maintenance at
the Larkspur Condominiums.
Procedure:
I inspected and photographed claim related conditions on October 5, 2016. At the time of my
inspection, I met with Mr. Rob Lipton (Alpine Valley Services) and for portions of the
inspection with Ms. Carol Crocker (LCA) was present. Mr. Lipton had coordinated the
assistance of two plumbers to provide drain line scoping/videoing. I worked with and
directed the plumbers (Jesse & Jeremy), observing conditions of the existing piping between
the upper and lower units and the horizontal underslab piping that delivers waste to the lift
station at the west end of the building.
ROBERT J. CALDWELL, P.E.
JOSEPH H. ROMIG, PH.D.
SETH W. BAYER, P.E.
THOMAS FEIEREISEN, MSME, P.E.
MICHAEL J. MCCORT, MSCE, P.E.
MARK T. BURNS, P.E., C.F.E.I.
ROBERT S. HOIT, BSCM
JAMIE M. LAROCQUE, BSCE
JODIE E. IMMELL, BSME
MATTHEW S. PITMAN, P.E.
SEAN R. CALDWELL, P.E.
COLIN M. WEIN, BSME
TEGAN SMITH, BFA
LUCAS W. BARNES
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 2 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
Background:
The building is a precast concrete condominium building with five lower and five upper two
story individually owned condominiums. The lower condominium spaces are labeled A1
through A5, the upper level condos are labeled B1-5. The units are numbered beginning with
1 at the west continuing through 5 at the east end. For reference, the following aerial photo
with labels is provided:
Figure 1: Aerial photo of the property.
According to the Pitkin County Assessor’s information the building was built in 1974. The
sanitary sewer drains were constructed with cast iron piping and have recently been
associated with clogging & flooding incidents.
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 3 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
Findings and Discussion:
The intent of this inspection was to assess via visual observation the conditions of the vertical
drain pipes (stacks) for observed deterioration, and if possible collect a sample section of
piping for further lab analysis. An inspection was scheduled for 9am Wednesday October 5,
2016, due to travel delays I was not able to make it to the site until about 10:30am, at which
time we proceeded.
The videoing of the drain lines was able to be observed live, however, the plumber’s
equipment was not able to record video for later use. Where possible, I took digital photos of
the live video feed for preservation.
We observed/scoped sanitary drain piping in Units B1, B2, A5, B3 and A2. The plumbers
removed toilets for access to the drain line, the videoing or scoping was performed and then
they replaced the toilet along with wax seals and sealants.
Individual Unit Sanitary Drain Piping:
Within the cast iron drain pipes, I observed moderate to severe corrosion on the inside face of
the pipes. The corrosion creates a significantly rough surface that no doubt can lead to
backups in the drain lines depending on waste introduced to the pipe. For reference, the
following photos are indicative of the corrosion we observed:
Photo 1: Screen shot of scope display, while videoing from A1 Master Bath toilet drain. Note
corroded texture of inner wall of pipe.
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 4 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
Photo 2: Photo of video screen, with scope located approximately 1-2' in from the upper level
powder room lavatory drain of A5. Large jagged deposit found on pipe wall at left.
Photo 3: Photo of scope screen within A5, powder room drain.
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 5 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
Photo 4: Lower level toilet drain Unit A2. (Still taken from video of live feed)
The drains observed had some portions of the existing cast iron drains replaced with PVC
piping. For example the following scenarios of cast iron and PVC were observed/reported:
• B1 - From the master bath toilet the original cast iron was present to the powder room
drains (some areas had poor slope, with ~1/4” depth of liquid held in the bottom of
the line), the drains transitioned to PVC in an area perceived as the wall of the
powder room below (exact location not determined)
• B2 – From the master bath toilet the original cast iron was present to the powder room
drains, where it transitioned to PVC (exact location not determined)
• A5- all cast iron present from powder room toilet and master bathroom toilet below.
• Mr. Barry Lindahl, the contractor working on A5, indicated all of the A4 drain pipe was
removed and replaced with PVC as a result of a prior flood (he was involved in the
restoration).
• B3-The upstairs toilet drain was cast iron for a distance of about 10’ where it
transitioned to PVC (likely associated with a powder room remodel below).
• A2 had original master bathroom (lower level) cast iron drains into the slipformed
main/collector line.
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 6 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
The drain piping servicing the individual units was largely concealed within walls and
floors/ceilings. The main drain plumbing for powder room toilets was encased in precast
concrete walls, or, where remodels were performed the pipe was generally enclosed by high
quality finishes such as mirrored walls or tiling. Behind some refrigerator locations, plumbing
access holes were present, sections of cast iron drain piping were observed, however they
were largely vertical sections, intermixed with water service lines. I would have liked to cut
a section of piping for lab analysis, however due to the conditions found, the drain lines
behind the refrigerators would not likely be the exemplary worst case scenario of
deterioration and, access & subsequent repair would have been very difficult and intrusive. I
decided based on the inspection observations I was able to perform, I had enough information
to form my opinion, and the sample collection would not be feasible at this point.
Lower Level Collector Drain
From the lower level A5 toilet drain, the scope was extended into the main sanitary collector
line, and extended the length of the building to the west to the lift station. The main sanitary
collector line had been lined with a slipform lining, its presence was identified with the
scope, for reference a screenshot of the scope screen is provided:
Photo 5: Slipform lined section of pipe. Appearance of installation is good, the variations in
the surface observed are likely the forming against the rough inner texture of the existing
pipe wall.
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 7 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
There is a slight “belly”, or sag in the main/collector pipe at approximately 60’-80’ from the
A5 lower level toilet, which correlates with an area about 10’-30’ from the lift station at the
east end of the building. There was some sludge buildup past this area. It is likely that
depending on liquid flow through the pipe this can be washed out, however, lack of use, or
intermittent use can lead to buildup and blockage as solids build up there.
Summary of Findings & Recommendations
In general, the pipe scoped was moderate to severely corroded on its inner surfaces. The
wall thickness of the pipe is likely 3/16”+/-. Without a sample I cannot quantify the
deterioration or provide a prediction as to the remaining expected performance. However if
the main collector has already necessitated slipform lining, the vertical unit piping likely has
areas of corrosion that could begin leaking in the near future.
On the date of my inspection there was little waste buildup in the lines. However, the first
toilet drain exposed, in the master bathroom of B1, had a hand wipe hooked/caught in the
corrosion of the inner wall of the cast iron drain. With the reported intermittent use of the
units and the potential for rental use, the consistency of the waste discarded in the toilets
and drains cannot be controlled. With the condition of the drain piping and potential for
materials that don’t degrade or disintegrate (as readily as toilet paper) being caught on the
pipe walls, I advise replacing the cast iron piping with smoother walled PVC piping. I do
realize this is not an easy or convenient undertaking. If phasing is necessary, the lower unit
drain piping should be considered for replacement first, as this piping experiences the
heaviest use, collecting waste from the upper units, and has appeared to have more
significant corrosion. Regardless, or if replacement is not immediately feasible, action should
be taken to urge tenants to not inundate the system with materials that do not readily
disintegrate or deteriorate, i.e. wipes, flushable feminine products, paper towels, etc.
The condition of the slipform lining on the inside of the main/collector piping below the
lower level units appears to be functioning, however it was necessitated by deterioration and
collapse of the existing cast iron pipe; this pipe should also be replaced eventually. The liner
possibly slows deterioration, however I would not advise long term reliance on the existing
piping as the form for the liner.
04/06/2018
Mr. Shaun Donnellan - Larkspur Condominium Association
October 12, 2016
Page 8 of 8
130 MINERS DRIVE • LAFAYETTE, COLORADO 80026-2951 • 303-666-8112 • FAX: 303-666-4169
www.ponderosa-assoc.com
Conclusions/Opinions:
Based upon my training, education and experience, and my examination and analysis of
subject reported existing cast iron sanitary sewer drain piping, I have reached the following
conclusions:
• The cast iron drain piping is nearing the end of its performance life and should be
replaced.
• Roughness of the inner wall of the piping is likely prone to contribute to backups when
materials with fiber strengths stronger than toilet paper are discarded in the drain
lines, catching on the rough inner pipe surface.
o As a temporary attempt at preventing the discard of these materials signage
can be placed in units to urge tenants to not discard these materials in drains.
• If/when replacement of the drain lines is performed, lower units with plumbing that
has serviced more drainage should be replaced first (if phasing is necessary).
• The lower level main/collector drain should eventually be replaced as well, as the
original piping providing the form for the slip liner will likely continue to deteriorate
with time. This piping can be replaced in sections as the unit piping is replaced.
The opinions and recommendations expressed in this report are based on the information
available at the time of this writing. Should additional information become available in the
future, the opinions and recommendations expressed in this report are subject to change.
Please contact me if you have any additional questions or concerns regarding this matter.
Sincerely,
PONDEROSA ASSOCIATES, LTD.
Mark T. Burns, P.E., C.F.E.I.
October 12, 2016
04/06/2018