HASTINGS CITY HALL CONDITION ASSESSMENT Marty Stange; Environmental Director Hastings Council Workshop 6/15/2020
CITY HALL BUILDING ASSESSMENT SUMMARY Evaluate Sources of Mold and Mildew Evaluate Condition of Roof Membrane Evaluate Exterior Damage to Building Evaluate Condition of Asbestos Insulation Evaluate Condition of Drive Thru Service Tunnel
CITY HALL BUILDING ASSESSMENT SUMMARY Evaluate Condition of Boiler Air Shafts Evaluate Structural Foundation Damage Each of these items have a common problem of damage due to allowing rainfall and snow melt to enter the building. The building has very limited humidity control. Several locations have direct openings to the outside that are impacting heating and air conditioning efficiency. Energy is being wasted. Vector control is also impacted. Paper storage and historical archives are at risk to water damage and mold.
ROOF MEMBRANE DAMAGE AND LEAKAGE The existing membrane roof is leaking and needs to be replaced. It is out of warranty. Roof leakage is causing damage within the building. The parapet needs to be fully covered to prevent water entering the building exterior panels.
ROOF AND BUILDING TRIM DAMAGE The existing decorative trim is missing. This has exposed the wood backing that is heavily deteriorated and is source of mold. Appears other locations of trim, if backed with wood, are experiencing similar damage and is potentially a source of mold.
ASBESTOS CONDITION ASSESSMENT The ceilings have an asbestos coating (ACM) that is becoming friable. Asbestos fibers are being released. Water damage from water leaks are causing damage to accelerate. ACM pipe wrap should be removed as well. Some ACM has been removed but the entire first floor ceiling is friable asbestos including the City Council Chamber.
DRIVE THRU TUNNEL ACCESS This issue came to our attention once it became necessary to evaluate the use of the drive thru window for Utility Payments. The access tunnel is leaking and is a significant source of water entering the basement. The ceiling is damaged and structural integrity is a significant concern. Note water on floor after recent rain event.
DRIVE THRU TUNNEL ACCESS To facilitate the use of the drive up window temporary supports were installed to protect the public from collapse. Water damage is occurring to the east foundation wall. The structural integrity of this foundation needs to be further investigated to determine extent of repairs and its useable service life.
DRIVE THRU TUNNEL ACCESS The exterior paving and ceiling of the access tunnel is in very bad condition. Traffic and parking should not be allowed on this area until it is repaired or tunnel removed.
SOUTHEAST BOILER AIR SHAFTS The HVAC system currently provides fresh air into the building through the southeast air shaft. The air shaft is not weather tight and penetrations through the walls are not sealed. Intake location is below grade and is a potential source of car exhaust entering the HVAC system.
SOUTH SIDE BOILER AIR SHAFTS The air shaft located on the south side of the building is used to provide combustion air for the furnace. The shaft is open and not sealed. Additionally the building perimeter is not sealed allowing water to enter the subgrade and foundation. Tree is growing below the grating.
TERI’S VAULT STRUCTURAL DAMAGE The southwest corner of the vault has moved laterally about ½ inch. The other cracks are in response to the movement. The connection of the ceiling to the foundation wall is a concern. The exterior stone panel has cracked due to this movement.
TERI’S VAULT STRUCTURAL DAMAGE Water damage is occurring in the vault. Water is difficult to remove without dehumidification of the basement. The high humidity conditions allow mold and mildew to grow in the stored paper products and carpets in the basement. Note the iron safe located directly above the damaged foundation wall.
ADDITIONAL MOLD AND MILDEW Due to water infiltration and lack of humidity control the building has several sources of mold and mildew. The extent of the damage is not fully known. Additional investigation and assessment is needed. Currently staff is being exposed to this unpleasant situation. The unsafe and unsanitary work environment is not conducive for City Hall Staff to be fully engaged to provide a high level of service for the public.
COST ESTIMATE FOR REPAIRS AND RENOVATION City Hall Renovation Cost Estimate Item Costs 1 Abestos Removal and Texturing $ 211,245.00 The costs for renovation is 2 Tunnel Disposal and Pavement Replacement $ 132,082.00 $1,000,000+ 3 Remove and Replace Roof Membrane $ 113,000.00 4 Dehumidification, equipment $ 8,800.00 5 Sealing Developmental Service Vault $ 53,816.67 Please note items in 6 Exterior Wall Repair, Grouting, and Tuckpointing $ 24,275.00 7 Air Shaft Cover $ 18,845.00 yellow have not been 8 1st Floor Restroom Mold Removal $ 2,225.00 estimated at this time. 9 Other office Space Improvements $ 57,730.00 10 Structural Repair of the building foundation walls $ - Security, Fire safety Code issues (Fire Extinguishers, 11 Alarms, Panic doors) $ - 12 Handicap Accessiblity for Public and Employees $ - Sub Total $ 622,018.67 Engineering 12% $ 74,642.24 Contingencies 20% $ 124,403.73 Total $ 821,064.64 Cost $850,000 to $1,000,000
CITY HALL FACILITY - OPTIONS TO CONSIDER Renovate City Hall – Address use by staff and public during renovation, inefficient use of space, future use of area by the public if city hall was moved ($1,000,000+) Structural, Security, etc. not addressed Move City Hall operations to another existing facility – Location is unknown (Price to be determined)
CITY HALL FACILITY - OPTIONS TO CONSIDER Build a new facility to house City Hall operations – Future floor space TBD. To house existing City Hall staff – 10,000 SF at $300/SF Single Story, Land not included $3,000,000 to $3,500,000 Relocate City Hall to NDS Turbine room 1, 2 , and 3 - 10,000 SF at 2 Stories at $250/SF $2,500,000 to $3,000,000
CITY DEPARTMENTAL OPERATIONAL CONSIDERATIONS TO RELOCATE TO NDS NDS Provides sufficient space for all of City Hall operations and future space is available NDS has sufficient parking for City Hall Staff and the Public NDS Provides One-Stop Service for the Public
CITY DEPARTMENTAL OPERATIONAL CONSIDERATIONS TO RELOCATE TO NDS City Departmental staff would have easier access to other departments – Communication would be greatly improved Interdepartmental communications will foster new and innovative ideas on a timely basis Reduced cost of service utilities for maintaining existing City Hall
QUESTIONS AND DISCUSSIONS ITEMS Additional costs of City Renovation to address Handicap Accessibility, Security, Foundation Repair, and Mold Removal Security needs to be addressed at City Hall Remaining life of City Hall relative to level of repairs completed
QUESTIONS AND DISCUSSIONS Better Communication within City Departments that need to be interacting daily to be located at one location Future use of NDS relative to NDS4 and NDS5 operations NDS Security and how it can be combined with City Hall Security Concerns
QUESTIONS AND DISCUSSIONS Future Water Storage Tank at NDS west entrance is planned to be removed and any construction in turbine room should be coordinated to avoid duplication of paving costs Status of NDS Fleet Vehicle Service Center being moved to Warehouse - Move site maintenance to shop. This opens up additional floor space.
QUESTIONS AND DISCUSSIONS Status of New Substation Shop on availability of fleet parking space north of NDS5 Development of turbine museum concept to retain history of NDS
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