A Sagging Ridgeline
I visited a client last week who was asking about a portion of his home that had a sagging ridge line. The roof is also the style that has two different roof slopes along the rafters. It is an older home so my first thought was that it was not built using trusses and the rafters and or ridge beam was undersized. I asked to go inside to see what internal effect this was having and was somewhat surprised to find a room with a vaulted ceiling which did not follow the roof line at all! While this is not unusual and is often accomplished in current designs using a scissor truss, the age of the structure and the lack of a transfer of the exterior failure to the interior ceiling indicated this was not the case.
One of the advantages of a truss roof is that the roof load is transferred directly down on the perimeter walls. When properly designed, the loads in a rafter roof design transfer the loads down as well, but when the ridge beam is undersized, it will sag causing the rafters to exert lateral pressure on the perimeter walls. There weren’t any particular indications of this occurring. And then there is the puzzle of the vaulted ceiling. According the the owner, it was a later addition, so was a new ridge beam and rafter system put in below the roof to support the ceiling? Is the ceiling hanging from the roof beam and rafters? (Which would add to the stress on the roof.) Unfortunately I had to admit that my X-ray vision was not up to the task of determining the internal workings of the roof and ceiling situation.
In recent years, particularly with the installation of some of the new residential metal roofs, I’ve seen sagging roofs being hidden under new roofs. Sometimes this is accomplished using “sleeper” purlins that are shimmed to level the roof. In some extreme cases new rafters are cut to lay on the roof at the proper slopes to correct the problem. All too often I see this entire new system going on over the existing roofing. Some of the concerns here are:
- The failing roof is hidden and not corrected. Out of sight, out of mind is not a solution.
- The underlying failing roof is now under additional loading, potentially increasing the problem. While the metal roof can at times reduce the potential snow load since snow won’t stick to the metal like it does to shingles, it is still an increase of the day to day material load on the underlying structure.
- Often there is rot and deterioration associated with the sagging roof. Under the additional roof, it may continue to deteriorate unobserved potentially leading to failure.
But back to my client’s problem. I had to tell him that there wasn’t a quick fix. Due to the hidden problems, some selective demolition would be needed to determine a solution. That’s not generally something a client likes to hear, but it is the right thing to do.
Source: Sagging Ridge image borrowed from Prugar Consulting,Inc.
Source: Truss Load image borrowed from Next.cc
Culver Comp Plan Implementation Meeting
As a partial rebuttal to my own post yesterday, I attended the Culver Comprehensive Plan Implementation Meeting on Tuesday night. This meeting was held at the Depot and was part of Houseal Lavigne‘s contract for preparing the Comprehensive Plan. Several of us on the initial comprehensive plan steering committee requested that this be included in hopes that the seed would be planted with Town officials on why the plan needs to be a reference document and not something just completed and set aside on a shelf.
Here’s the partial rebuttal part… The Town Council, Plan Commission, Redevelopment Commission and Board of Zoning Appeals as well as the original Steering Committee were requested to attend. Drumroll please… 4 0f 5 Town Council members were there, 4 of 9 Plan Commission members were there, 3 of 5 Redevelopment Commission members were there and 2 of 5 Board of Zoning Appeal members were there. For Culver, that’s a damn fine turnout! It’s a partial rebuttal because this was the regular night for the Plan Commission and they also had a plat review on their agenda. There shouldn’t have been any issue getting a quorum there on their regular night!
Meeting Participation in Culver
Monday night I went to the regularly scheduled meeting of the Culver Redevelopment Commission at 5:00 at the Culver Town Hall. I arrived to find the door locked. I looked at the notice on the bulletin board and it stated that the regularly scheduled meeting had been changed to 4:00 and that they had added a joint meeting with the Town Council which they had moved to the Culver Library at 5:00.
As I’ve said here before I tend to cut volunteer board members a lot of slack. They give a lot of time and often only receive slings and arrows from the public in return. I don’t think that’s an excuse for making public participation difficult. My position as Culver’s representative on the Marshall County Economic Development Corporation Board means that my representation there is closely tied to the work the redevelopment commission does. I attend almost every meeting of the redevelopment commission. It is on my calendar to be there on the third Monday at 5:00. It frustrates me to no end when I make a special effort to be at a meeting only to find that they moved the meeting, with private discussion between meetings. I’m not special. They don’t have to let me know. But I think it’s disrespectful and says something about their relationship with MCEDC. While they have fulfilled the letter of the law by posting it on the bulletin board at the Town Hall I also feel it does a disservice to the community. There is also a page on that same bulletin board listing all of the regularly scheduled meetings. If someone other than myself had gone down to see when the next meeting was, read that list and didn’t check later to see that the meeting had been rescheduled they would have been standing out there fuming like myself.
MCEDC Newsletter
MCEDC (Marshall County Economic Development Corporation) has had a busy year so far. As a board member I’ve been pleased with some of the progress we’ve made. Here are a few highlights:
- Installation of a new Executive Director, Jerry Chavez. He started with MCEDC this Spring and hit the ground running. Formerly with the Minot, North Dakota Economic Development Corporation, Jerry has brought new ideas and new energy to the position.
- Revamped the MCEDC website. It has been streamlined and the speed and usability has been increased without losing any of the underlying information.
- Revamped the MCEDC Newsletter, now titled The Economic Development Perspective. As with the website, the newsletter has been streamlined and the frequency has been increased. It’s now an easier read and much more timely.
- We have a Shell Building!
Commerce Building
Now dubbed “The Commerce Building“, the structure is located on Commerce Street in the northwest PIDCO industrial subdivision. It is ready to show now and the shell should be complete by this time next month.
We’ve managed to do all of this without sacrificing any of our ongoing projects such as the County Development for the Future meetings, outreach to the community through SBDC and our commitment of support to Project Lead the Way. I’m looking forward to more good things from MCEDC. If you’re interested in keeping up on those, check out the newsletter link above and add your name to the mailing list. There are more good things to come!
A Town Manager for Culver
David Schoeff
It appears that Culver will be without a Town Manager again. Dave Schoeff‘s resignation was announced in the Culver Citizen last week. Our track record on retention for this position hasn’t been great, but I think good things have come from this position and I hope the Council will move quickly to fill it.
I have been involved with the Town Manager issue from the beginning. I was involved with the Culver Second Century Committee through the Mary Means & Associates Needs Assessment and the Ratio Architects Charrette (1998). The subject of a Town Manager was discussed in both of these. When the first Town Manager was hired, a task force was formed including Town personnel and members of the public. I was one of the latter. Other task force members included Chandra Meavis (Town Clerk), Russ Mason (Councilman) and Lance Overmyer (Fire Chief).
The task force spent a considerable amount of time doing an internal assessment. I have to admit that I was skeptical that it could work in Culver, but after listening to presentations from three different Town Managers from area communities of a similar size, I was swayed to believe that Culver could truly benefit from the creation of this position. What made the difference for me was that two of the Town Managers that we interviewed had no formal training in government, but were good managers and were extremely effective in organizing their respective towns to run better because of this.
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The task force took on the creation of a job description and the creation of a chain-of-command hierarchy. We also defined the function of the department liaisons, something that was a carry over from before we had a Town Manager. From there we wrote the ads for the position and culled the applicants down to three. At that point, the Town Council joined us in interviewing the final three applicants and our first Town Manager, Mr. Jeffrey Sheridan, was selected. The task force was disbanded at that point. In retrospect, that may have been a mistake. Our experience in researching and defining the position may have been useful in working with the new Town Manager and the Town Council in order to make the position successful. Since I was not a Council Member, I was not briefed on all the “problems” that led to Mr. Sheridan leaving, but at least some of those problems regarded issues that we thought we had settled. (Jeff went on to serve as the Town of Cumberland Town Manager for 8 years and is currently the Tipton County Economic Development Director.)
Since that time we have had four other Town Managers bringing the total to 5 in 10 years. All resigned for different reasons. All five Town Managers advanced the agenda of the Town and were able to accomplish things that part-time Council Members cannot be expected to handle. In the time before and between Town Managers, much of the administrative work has fallen on the Clerk Treasurer. This is not fair to the Clerk Treasurer as they have other responsibilities and often their need to work with the employees and the Council makes it difficult to also wear the hat of “manager”.
I’m concerned that the limited retention rate of Town Managers in Culver will affect our ability to hire another. From past experience, the task of replacing the town manager has been tedious and slow. In the interim, projects languish and at times past advancements are lost. Hopefully the Council has already begun advertising the position.
David Schoeff Image Source: The Pilot News
Town Hall Image Source: Town of Culver
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