HARBORVIEW CENTER FEASIBILITY STUDY - FINAL REPORT JANUARY 2012 To Council
`rosy.Clod( ° Clearwater
JAN 262012 ��
Manager v\
Interoffice Memorandum
To: Mayor and City Council
From: Rod Irwin, Assistant City Manager
CC: William Horne, City Manager
Michael Quillen, City Engineer
Rick Carnley, Assistant Director-General Services
Doreen Hock- DiPolito, Councilmember-Elect
Jay Polglaze, Councilmember-Elect
Date: 1/26/2012
Subject: Harborview Rehabilitation Assessment Report
Subsequent to the lease approval for the CMA to use the Harborview Center,
numerous groups approached the City regarding the possibility of leasing
some/all of the remaining space in the Harborview. In order to respond
appropriately from a cost and /or feasibility standpoint, the City Manager
determined that we needed to definitively assess the condition of the structure
and the cost implications to the City (as well as prospective tenants) should the
Council wish to consider the merits of a lease proposal.
Long Associates were retained to conduct rehabilitation/re-occupancy feasibility
and cost analysis of the Harborview. The Volume I report is attached. The
Appendices listed on the last page comprise Volume II and are available for
review upon request.
The report identifies a number of issues/problems in the facility condition which
would have to be mitigated/ corrected in order to allow re-occupancy of the
facility. The cost estimates for the City are projected to be:
First Floor "Core and Shell" Only- $2.6-$2.9 Million
Third Floor "Core and Shell" Only- $2.8- $3.1 Million
First and Third Floor "Core and Shell" Only- $3.8-$4.2 Million
Additionally, Long Associates estimated tenant build out expense, based on
similar uses as previously experienced at the Center:
First Floor Tenant Build Out- $2.8-$3.2 Million
Third Floor Tenant Build Out- $3.4-$4.2 Million
The above numbers presume a service life of 10+ years for the building
components, and the repair and rehabilitation of deferred maintenance items to
last at least 10 years. This timeframe was chosen based upon the desired lease
period of prospective tenants as well as the likely amortization period necessary
to recover costs of the magnitude projected in the report.
Uses for a shorter period—say contingent with the CMA lease—might require
slightly lower levels of City investment. However, since many of the costly items
are generic to occupancy of the building (chillers, fixtures, roof, etc.), substantial
costs would nonetheless be projected.
Please also note that the report indicates the building would not meet current
FBC wind load and structural requirements. Additional structural work would not
be required at this time, however, if the uses are not modified. However, any
significant change of use could drive additional structural modification costs.
Feel free to contact me if you have a question. Mike Quillen and/or Rick Carnley
can address any technical questions related to the report.
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HARBORVIEW CENTER
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FEASIBILI TY STUDY
300 CLEVELAND STREET
' CLEARWATER, FLORIDA 33755
FOR THE
CITY OF CLEARWATER
CLEARWATER, FLORIDA
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VOLUME 1 of 2
FINAL REPORT
JANUARY 2012
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PREPARED BY:
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' ARCHIJfCTS / ENGINEERS, INC.
4525 S.Manhattan Ave,Tampa,Fl 3361 1-2305
(8131839 0506 F:8 1 3)839 4616 AAC001624 1828 060013991
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TABLE OF CONTENTS
1 VOLUME 1 OF 2
A. INTRODUCTION
B. EXECUTIVE SUMMARY
1 C. EVALUATION OF EXISTING FACILITY
1. Existing Conditions Survey(Photos attached at conclusion of Section 1)
' a. Architectural
b. Structural
1 c. Mechanical
d. Plumbing
e. Electrical
2. Code Compliance Review
' 3. ADA Accessibility Review
4. 2nd Floor Parking Deck Review
' D. CONCEPTUAL OPTIONS
1 1. Rehabilitate the First Floor ONLY
2. Rehabilitate the Third Floor ONLY
1 3. Rehabilitate Both First &Third Floor TOGETHER
' E. CONCLUSIONS
1. Condition of Use
1 2. Opinion of Probable Costs
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IINTRODUCTION
ILong & Associates was retained to provide the City of Clearwater with an independent third party
assessment of the existing Harborview Center and the feasibility of Rehabilitating the facility for potential
Itenant use. The scope of services as defined by the following descriptions of project objectives and project
I deliverables was established in coordination with City staff. Our team of Architectural and Engineering
professionals undertook a series of site observation visits and conducted a series of Document reviews and
interviews with City staff to assess the existing conditions and identify deficiencies which must be
Iaddressed to put the building back into use.
IPROJECT OBJECTIVES
1 1. Generally review and evaluate the existing Harborview Building and render a third-party
I Professional opinion of the conditions and feasibility to put the building back into use, including an
opinion of probable costs.
2. Evaluate the possible renovation of the facility into 3 possible options
a. First Floor Only
Ib. Third Floor Only
c. Both Floors Together(First&Third)
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IPROJECT DELIVERABLE
I1. This Final Report includes an Executive Summary, evaluations, observations, and
recommendations for the potential use of the facility. This includes the written existing conditions
Ievaluation, a Code Review evaluation, and an Opinion of Probable cost presuming a 10-year Life
Cycle for use as well as an Appendix with the applicable drawings and research.
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PROJECT TEAM
Alexander M. Long, AIA, LEED AP,Architect, Vice President I
Elmer Chase, PE, Structural Engineer
Curtis R. Wasko, PE, LEED AP, RCDD, Electrical Engineer, Principal
Daniel Herrera, PE, Mechanical Engineer
FORMAT AND PROCESS
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This Final Report is organized into an evaluation section with separate chapters for each discipline involved
by floor. Following the evaluation we have included separate chapters to address and highlight specific I
issues requested by the Owner. Conceptual options have been provided to address a staged remodeling
of the facility for various tenant use and to evaluate the various portions of the facility that would have to be I
remodeled to make each portion function and Code compliant. Lastly we have provided an Opinion of
Probable Costs based on the Square Feet to be remodeled and average construction costs anticipated for
the 2012 Fiscal Year, presuming 3% inflation for each year thereafter.
The evaluation of the facility was based solely on visual observations by experienced design professionals,
a review of available construction documents, and from information obtained through interviews with City I
personnel. Testing and analysis of materials and methods of construction, operational condition of
equipment and systems, and indoor environmental quality was not performed within the scope of this III
project. Information such as dates of original construction, subsequent additions and renovations, and
existing building square footage was taken from best available data from other sources provided by the
Owner. Recommendations for enhancements to existing facilities are described in broad terms only to
establish the general scope of work required to address needs and deficiencies identified through the
evaluation process outlined in this report. Detailed work plans and specific design solutions are beyond the I
scope of this project. The recommendations are provided to assist the City in a cost-benefit analysis of the
potential renovation and rehabilitation of the facility for use.
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IOPINION OF PROBABLE COST
IOur Opinion of Probable Cost is provided to assist the City in financial planning and budgeting necessary to
understand the magnitude of effort required to rehabilitate the existing facility to make it suitable for tenant
Iuse through long term leases or other agreement. The opinion of probable construction cost stated for
each work scope is based on our professional experience in the Tampa Bay construction market and we
Ihave provided a range of costs. Construction Cost figures were derived from a comparison of standardized
unit cost data for similar work scopes and types of projects. Further, we have included a standard
Icontingency as well as a soft cost amount to budget for the necessary fees, testing, and design costs
typically encountered to rehabilitate such a facility. These figures are expressed in 2012 dollars, and
Iextrapolation will be required for any cost projections in future years based on inflation, market fluctuation
1 and other factors. We have suggested a 3% increase be used for future inflation for each year thereafter.
1 LIMITATIONS OF USE
I This report has been prepared solely for use by the City of Clearwater as a planning and budgeting tool,
and may not contain sufficient or appropriate information for other uses or for the purposes of other parties.
I In the event any conclusions or recommendations based upon this report are made by others, such
conclusions or recommendations cannot be construed to reflect the professional opinions of Long &
I Associates unless we have been given the opportunity to review and concur with them in writing. We
appreciate the opportunity to provide this Professional Architectural and Engineering service for the City of
IClearwater. If you have any questions concerning this report, or if we may be of further assistance, please
do not hesitate to contact us at your convenience.
1 LONG&ASSOCIATES
ARCHITECTS/ENGINEERS, INC.
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IAlexander"Lex" Long, AIA, LEED AP
Vice President
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EXECUTIVE SUMMARY:
Based on our visual observations of this facility, this building appears to be suitable for future tenant use
provided the minimum systems are put back into operable service in accordance with a Level 2 Alteration
to meet the Florida Building Code, latest edition. However, we find that this effort will require replacement
or upgrades of various systems and a significant monetary investment. While the Second Floor is currently
leased, we find that the existing equipment on the First and Third Floors needs various significant repair or
replacement to make the space compliant and usable. In addition, many of the building systems
mechanical, plumbing and electrical systems have outlived their useful life span and are in need of
replacement or significant upgrades. The emergency power generation system needs to be replaced and
initiated to make the atrium and emergency power system operational for life safety for the whole building
to function as intended. From an exterior point of view, the Roof is in need of replacement and the exterior
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skin should be sealed and the building joints replaced to avoid moisture intrusion at a minimum. The
Parking Deck is not currently suitable for vehicular use without a further detailed structural evaluation
considering the excessive deck cracking and moisture intrusion experienced below, particularly at the
building control joints and Parking Deck perimeter. Regarding 123 mph wind sustainability, the building in
its current state, would not comply with the latest FBC wind load and structural requirements for a facility in
this location. Although a Level 2 alteration for an existing building would not require the facility to be
structurally upgraded to this extent, a change of use or a complete building remodeling would then require
the entire building to be upgraded to meet the current FBC requirements, including the structural systems ,
and exterior components and cladding systems.
There are many different options a n d opportunities u ni i es to consider alternative st r ateg i es for HVA C systems,
controls and air distribution depending on the ultimate use of the facility and various tenant build-outs. This
report cannot be considered all inclusive for such an evaluation because future use of the building is not
known at this time. Some options include: Water cooled chillers vs. Air cooled chillers, variable frequency I
drives, DX units, DDC controls, individual metering and monitoring, enthalpy wheels, heat recovery, VAV
vs. Multizone distribution, and the like. A choice of these systems depends largely on the intended use, 1
longevity, and first cost vs. long term cost for operation and maintenance.
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IFor the purposes of evaluating potential costs to put the building back into service, our opinion of probable
cost are as follows, and taken from the included estimate:
I1. First Floor Core& Shell Only $2.6 Million to $2.9 Million
Presumes this work stands alone to put the floor back to a shell state including deferred
Imaintenance on the building in general.
2. First Floor Tenant Build Out $2.8 Million to$3.2 Million
IPresumes an average Cost/Sf of$54.00.
3. Third Floor Core & Shell Only $2.8 Million to$3.1 Million
IPresumes this work stands alone to put the floor back to a shell state including deferred
1 maintenance on the building in general.
4. Third Floor Tenant Build Out $3.4 Million to$3.8 Million
I Presumes an average Cost/SF of$54.00.
5, First&Third Floor Core & Shell Together $3.8 Million to$4.2 Million
Presumes both floors rehabilitated together with a shorter construction duration, including deferred
maintenance items on the building in general.
I The cost herein excludes any significant site work. However, the costs take into account a presumed
service life of at least 10 years for the building components, and the repair and rehabilitation of deferred
1 maintenance items to last at least 10 years.
I Significant items of deferred maintenance include:
1. Roof Replacement @$800,000.
I2. Parking Deck waterproofing, exterior waterproofing, &sealants @$430,000.
3. Elevator/Escalator Service @ $90,000.
I4. Chilled Water Service @ $200,000.
5. Emergency Generator @$75,000.
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DOCUMENTATION I
The Harborview Center is a City-owned facility located at 300 Cleveland Street in the heart of Downtown I
Clearwater, Florida. The site is a 51-year-old, approximately 197,000 gross SF department store building
that overlooks the intercostal waterway and houses various tenants. Renovated and remodeled 15 years I
ago in 1996 to the current Harborview Center, the building was converted from the department store
functions to a multi-purpose event center, completed in 5 phases. The spaces originally included a 51,000 I
SF Stein Mart Tenant, restaurants, a community center, exhibit hall, meeting rooms and conference space.
In 1996, the entire facility underwent conversion and included new roof portions & eyebrows, HVAC I
systems, fire code upgrades, fire sprinkler upgrades, Electrical upgrades and replacement of most systems.
A new glazed atrium was added to vertically access all 3 floors from the lower street level. I
Upon approval and notice to proceed, Long & Associates received documents from the City which were I
reduced copies of the original construction documents of the subject project. The documents received are
listed as follows: I
12/01/60 Maas Brothers Original, Gamble, Pownall, &Gilroy Architects (incomplete)
01/22/65 Mass Brothers Addition, Gamble, Pownall, & Gilroy Architects (incomplete)
01/27/69 Mass Brothers Addition & Remodeling, Sumner Schein Architects (incomplete)
10/12/94 Harborview Center, Phase I, Rowe Architects (incomplete)
11/27/95 Harborview Center, Phase II, Rowe Architects (incomplete)
The original scanned documents provided appeared to be incomplete and were largely unreadable as the 1
copies were of poor quality. These documents have been reproduced in Appendix C accordingly.
In addition, the currently known "Harborview Center" was originally converted from the previous Maas
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Brothers Department Store, designed in 1960, to the Harborview Center in 1996, which included a hastily
converted Stein Mart Department Store, along with other tenants and City-use functions. Through
professional courtesy, Construction Documents were obtained from Rowe Architects who were the
architects for the conversion that took place in 1996, to what is now known as the Harborview Center.
These documents, although incomplete and missing structural documents, have formed the basis of our
review and understanding of the building, along with our on-site field investigations. The "Rowe"
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IDocuments appear clear and relatively accurate to the current existing conditions, despite several apparent
renovations or remodeling that has taken place for various tenants since 1996. These documents have
Ialso been reproduced in Appendix C accordingly. We would like to thank Rowe Architects for their
cooperation in this effort and document search.
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In October of 2011, the Clearwater Marine Aquarium initiated a 30 month lease of the Second Floor of the
Ibuilding and proceeded to develop and submit permit drawings for the build out of the space. Attached in
Appendix D are the scans of the permit drawings provided for the Second Floor build out.
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EXISTING CONDITIONS SURVEY
On Wednesday, December 7th, Long &Associates began the on-site field investigation process to observe I
and document the existing conditions of the facility. Our team of professionals met with Mr. Rick Carnley
on site for access to the facility, and beginning at the roof top, went throughout the building by floor. The
Roof, exterior, and each floor were observed by each discipline to document the conditions.
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In order to evaluate the facility, we have broken up the review by floor, and by discipline. Therefore, the
order of events are recorded in the following order: I
Exterior or General Items I
Roof Top & Penthouse
Upper Floor(Third Floor—Approximately 56,690 gsf)
Main Floor(Second Floor—Approximately 79,305 gsf)
Lower Floor(First Floor—Approximately 59,109 gsf)
In addition, each of the levels is broken down into the various disciplines listed below:
Architectural
Structural
Mechanical
Plumbing
Electrical
At the conclusion, we offer a general Summary Overview of the entire facility findings.
Our evaluation of the existing Facility also included a review for the following items as requested by the
City, and is included below in the appropriate section:
Code Compliance Review
ADA Accessibility Review
2nd Floor Parking Deck Review I
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An Asbestos Abatement Survey was performed in a limited capacity for this feasibility study and is included
herein as Appendix A. The initial findings indicate that Asbestos is present in the mirror mastic and the
ceiling mastic within the building and will be required to be abated prior to any new construction work.
Please see the report in its entirety.
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EXTERIOR OR GENERAL ITEMS:
ARCHITECTURAL: 1
The building is essentially a steel frame and concrete building with a masonry wall exterior treated with
stucco or treated with structural glazed wall tile for appearance. In 1996, the building was re-skinned with
an Exterior Insulation Finishing System (EIFS) over the existing stucco and structural glazed wall tile.
Exterior glazing systems were replaced and the 3-story atrium was added for increased public access and
style. From the outside, the EIFS system appears to be in good condition. However, we noted some
vertical cracking at control joints in the EIFS system, and we noted several stair-stepped cracking locations I
which occurred in the exposed masonry near the loading dock entry.
STRUCTURAL:
The Harborview Center is hereby defined as the "subject structure" comprised of three stories that were
added to and modified several times over a course of approximately 50 years. The First Floor shall be
defined as the "Lower Floor Level" consisting of an underground basement floor slab at elevation 0'-0".
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The building elevation 0'-0"equals the site Civil elevation of approximately 15.0'. The Second Floor shall be
defined as the "Main Floor Level" consisting of a slab at elevation 17'-6". There is an elevated parking area
located on the west side of the structure at this level. The Third Floor shall be defined as the "Upper Floor
Level" consisting of a slab at elevation of 36'-0". There is also a "Roof Top Level" at elevation 52'-6" and
"Penthouse Level" at elevation 64'-4".
Basic Design Wind Speed:
The wind codes used in the design of the subject structure are not all indicated on the design documents '
and would have varied over time. The predominant wind code in effect when the first phase of the subject
structure was being designed was called "Building Code Requirements for Minimum Loads in Buildings and
Other Structures ASA A58.1". This code was subsequently followed by the "Standard Building Code
(SBCCI)". Although there were several versions of these two codes, they were all based upon the
recurrence of"fastest mile" basic wind speeds ranging between 100 and 110 mph for Pinellas County. The
actual design basic wind speed selected for the subject structure would have been based upon how the 1
local building official or the Engineer of Record chose to interpret wind map isotachs delineating 100 mph
and 110 mph wind zones shown in these building codes. I
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tlThe current building code in effect for the subject structure is now called the "Florida Building Code (FBC)".
This code is based upon "3-second peak gust" winds. Fastest mile wind speed is defined as the highest
wind speed measured over a period of time it takes one mile of wind to pass by the anemometer while peak
II gust is the highest 2-5 second wind speed. Pinellas County building officials currently mandate that new
'I structures located west of the Intercoastal Waterway must be capable of resisting 130 mph, 3-second peak
I gust basic wind speeds while structures such as the Harborview Center that are located east of this
waterway need only be capable of resisting 123 mph, 3-second peak gust basic wind speeds. A 123 mph,
I 3-second peak gust basic wind speed is approximately equivalent to a 103 mph fastest mile basic wind
speed. Thus, the minimum required basic design wind speed for the subject structure has not significantly
1 changed over time, however, what has changed (and increased) over the years with each successive new
wind code are the design forces exerted on structures as a result of these winds.
One-third Stress Increase:
11 Changes in building codes and standards have significantly affected the way allowable loads on structural
components and cladding are determined. Early building codes and material standards traditionally allowed
' structural engineers to take a one-third stress increase on the calculated design capacities of building
components when designing for forces generated from wind events. Current design codes such as the FBC
'1 as well as ASCE 7-98 and subsequent editions of these codes do not allow stress increases resulting from
wind loads when designing with certain load combinations and materials. As a result, any of these
'I structural elements that were designed to be "overstressed" 33% simply would not pass today's current
stricter code requirements.
1 Wind-Borne Debris:
The Florida Building Code has established "wind-borne debris" regions. In wind-borne debris regions, the
FBC requires that all exterior glazing that receives positive pressure in the lower 60 feet in buildings shall
be assumed to be openings unless such glazing is impact resistant or protected with an impact-resistant
covering meeting the requirements of an approved impact-resisting standard or ASTM E 1996 and of
1 ASTM E 1886. In addition, glazed openings located within 30 feet of grade shall meet the requirements of
the Large Missile Test of ASTM E 1996. The subject structure is located in a wind-borne debris region and
Ldoes not appear to have any resistance to wind-borne debris.
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FIRE PROTECTION: I
This facility has a wet fire sprinkler system for a light hazard occupancy. The system was modified during
the renovation and the riser was observed to be located at the south side of the building along Cleveland
Street where the fire department (siamese) connection is located just below the intake louver for AHU-LL.
There is no fire pump.
The water connections to the sprinkler system are through backflow-preventer valves to the riser in a chase
adjacent to the south side elevator. The system branches in the Second Floor mechanical air handling
room to the main floor(Second Floor) and continues to the upper level (Third Floor).
The sprinkler system has been modified to accommodate changes in floor layouts and occupancies. The
newer areas of renovation have the newer type of ceiling mounted pendent frangible bulb sprinkler head.
The majority of the sprinkler heads in the building are of the fusible link type which is an older type.
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The heads are of standard coverage.
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In the areas without ceilings, there are upright sprinkler heads.
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In order to bring the building in compliance with the latest NFPA codes, all the heads must be installed of
the same type.
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There is coverage under large ducts, in stairwells under the bottom landings, in the atrium, and in the First
Floor mechanical mezzanine.
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GENERAL ELECTRICAL REVIEW:
Lighting (Exterior)
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The West and North parking lots are illuminated by pole mounted HID (High Intensity Discharge) light
fixtures commonly referred to as "Cobra Heads"that are similar to utility company street lighting. Each pole r
has two heads positioned 180 degrees apart. The mounting poles are concrete and spaced evenly
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Ithroughout the parking areas. The Parking Deck is lit by similar type reportedly 175 watt HID Cobra Heads
mounted on davits around the perimeter of the deck. Operation, wattages, and photometric performance
Iwere not verified. Building signage on the West and South facades are lit by six 175 watt HID uplights
mounted below the building lettering. Building entrances, the East sidewalk overhang, and the West
Ientrance soffit are lit by recessed HID light fixtures with glass lens. Wall mounted HID downlights illuminate
along the South sidewalk. HID floodlights (reportedly 250 watt) are located on the West wall above the
IParking Deck. Operation, wattage, and photometric performance of the lighting was not verified. It
Iappears exterior building mounted fixtures are timeclock controlled.
I The "Cobra Head" type parking lot fixture is not full cutoff type as currently required by FBC. Under soffit
lights are generally observed visually to be in serviceable condition but operation was not observed;
111 therefore, lamp, ballast operation, and photometric performance was not verified at this time.
I Power-General
The building complex is served by Progress Energy. A single 1000 kVA utility padmount transformer is
Ilocated at the upper parking lot level on the North side of the building. Adjacent to the pad is a Progress
Energy primary switch unit.
I Secondary power is delivered underground into the main electrical room located on the First Floor, north
side of the building. Secondary service is 480/277 volts, 3 phase, 4 wire. There are 5 separate parallel
Ilaterals, each separately metered within the main electrical room. One lateral is submetered.
The services are:
ISteinmart 1200 amp meter #4767411
House 800 amp meter #2797239
' Lower level 1000 amp meter#2805108
Upper level 1200 amp meter#2803365
IKitchen & Deli 1200 amp deli sub-meter#4922042, kitchen sub-meter#4922096
All service laterals are copper conductors. The laterals from the transformer secondary enter the main
Ielectrical room and pass through Progress Energy CT and PT metering enclosures and then are terminated
on Square-D power panelboards. Four of the services terminate on Square-D Micrologic electronic main
Icircuit breakers. These CB's have ground fault detection. The HOUSE service terminates in a fused
disconnect. The service entrance panelboards do not have a TVSS (transient voltage surge suppressor) or
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SPD (surge protective device) unit. The secondary HOUSE distribution power panel does have an
operating TVSS/SPD unit. All service disconnects are connected to a common grounding electrode buss. I
The electrical distribution equipment was installed during the 1994 renovation. It appears to be in
serviceable condition. Low voltage power is provided from the HOUSE service via a 112.5 kVA dry-type III stepdown transformer, 480-208/120 volts, 3 phase, 4 wire located in the main electrical room.
Service panels lack TVSS/SPD devices. Service disconnects are not labeled accordingly. The equipment I
appears to be generally in serviceable condition. The step-down distribution transformer is loud;
verification that core mounting bolts were loosened after installation is recommended. Electronic circuit
breakers should be field tested and calibration verified. Thermography of circuit breakers and terminations
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is recommended.
According to Progress Energy, the following are the most recent 12 month load peak record readings for
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each service:
Steinmart 182 kW peak = 274 amps @ 480 volts -Aquarium tenant in operation - 10/2011
House 119 kW peak= 179 amps @ 480 volts—Partially in use-4/2010 high
Lower level 407 kW peak= 476 amps @ 480 volts—Unoccupied now-2009 high
Upper level 000 kW peak= 000 amps @ 480 volts- Unoccupied
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Kitchen &deli 61 kW peak = 91 amps @ 480 volts—Deli tenant in operation only- 2/11
Based on record usage, it appears the existing services are adequate for existing loads and possible tenant I
build-outs of a similar nature to the original building design.
Standby Emergency Power:
Based on the 1994 renovation drawings, a diesel fueled 100 kW 480/277 volt, 3 phase, 4 wire, engine
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generator, associated automatic transfer switch, and distribution equipment were installed. This distribution
system was designed to supply emergency backup power to serve egress and area lighting on all floors. I
This was especially needed where incandescent fixtures are installed. As the generator and associated
transfer switch were removed, the building does not have emergency egress lighting except in a few
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locations where battery backed fixtures were installed, primarily on the Second Floor.
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Emergency standby power is required for egress lighting and other legally required emergency loads.
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ILow Voltage Systems:
Telephone,cable TV:
1 Two 4" conduits enter the building on the East side from a manhole on Cleveland Street. The conduits
proceed through the First Floor exhibit space and terminate in the main telecommunications room. The
Itelephone company copper demarcation panels along with hardline coax and fiber optic service cables are
terminated in the main telephone room. Horizontal CAT 5 data and CAT 3 voice UTP (unshielded twisted
Ipair) cabling originate in this room and are distributed to data and voice outlets throughout the First Floor.
The equipment racks and patchpanels were removed leaving the cut horizontal station cabling un-
terminated. Telephone riser cables extend to the Deli tenant space and the occupied tenant space on the
I Second Floor. The tenant on the Second Floor has its own local telephone distribution equipment and data
distribution installed within the tenant space. The cable plant is in similar condition on the Third Floor.
IIt appears the Second Floor tenant installed their own data and voice cabling and outlets.
' CAT 5 and CAT 3 UTP cables are functional but not adequate for current network bandwidth requirements.
At a minimum, CAT 5e and CAT 6 are the current standard cabling backbones. Generally, the CAT 5e or
I CAT 6 cabling plant is now used universally for data or voice. Although the existing cables could be re-
terminated and re-tested, they are old technology not suitable for 100 or 1000 BASE-T network
I requirements. A common grounding electrode system connected to the main electrical service ground and
a grounding conductor riser to upper telecommunications rooms was not observed.
ISound, PA:
IA PA/sound distribution system was installed throughout the building. The sound system equipment
originally located on the Third Floor was removed. Speakers are still in place on the First Floor; most
' speakers were removed on the Third Floor. Speakers on the Second Floor were removed during the
tenant build-out. There is no functioning sound distribution system.
IA replacement sound system would depend on tenant build-out requirements. The sound system was
Ispecified to cross-connect with the fire alarm voice evacuation system for muting of active programs and
broadcast of the fire alarm annunciation. The existing fire alarm notification will not be adequate without
1 the secondary sound distribution system installed throughout the building.
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Fire Alarm:
There is a building-wide multiplexed initiation, detection and notification system. The main control panel is
located in the fire control room adjacent to the loading dock. The system is a Simplex 4001 with voice
evacuation. Exit doors have manual pullstations and airhandling ducts have duct smoke detectors and 111 heat detectors in some storage locations. Water flow and tamper are monitored and supervised. Area
smoke detectors are installed at elevator lobbies for recall phases. A central station dialer is installed.
Reportedly the system is in operation for the First Floor, the Second Floor and portions of the Third Floor.
Some of the Third Floor notification devices were removed and the exposed wiring spliced in the junction
boxes. The system operation was not activated and verified at this time.
The placement of fire alarm system notification visual and audible devices is not complaint with NFPA 72.
Devices and circuits on the Third Floor are disarranged and have devices removed. A new building-wide
voice evacuation system is recommended utilizing mass notification features of the current Code edition.
Security System:
Y
The Second Floor tenant build-out has an active security system. There is evidence of a partial security '
system on the First Floor. Operation of either system was not verified at this time.
Security system and door access systems would be based on oc cupa n t build-out requirements.
9P
Li htnin protection:
9
The building does not have a lightning protection system. ,
ROOF TOP—EXISTING CONDITIONS (Elevation—52'-6")
ARCHITECTURAL: ,
ROOF:
The Roof is generally comprised of a gravel ballasted built up Roof on 2" (min) Zonolite (light weight I
insulating concrete) on standard corruform 28 gauge metal deck on steel bar joists spaced approximately
4'-2" on center. This is consistent with the appearance and design drawings and any "re-roofing" that may
have occurred over the years appears to have matched this system. The additions made in 1996 appear to
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201165 18 01/18/12
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Ihave been roofed with a granular cap sheet modified bitumen built up roof over polyisocyanurate insulation
on metal deck on steel bar joists. This includes the "eyebrows" and cantilevered entrance canopies. We
Inoted that the main roof had virtually no slope in the roof system, and appeared to be an 1/8"/ft. slope at
best to roof top drains and thru wall scuppers for roof overflows. The Roof had a parapet around the entire
Iperimeter approximately 3'-0" tall. The Roof had numerous locations of "flat" spots along with what
appeared to be bubbling and soft spots where water may be encapsulated within the roof system, as well
Ias tears in the vertical membrane attached to the parapet around the perimeter. Many of the roof top
I drains did not have their Roof Drain Strainer tops. The flashing around the perimeter base of the roof
system was delaminating against the vertical parapet wall system and this condition will lead to moisture
I intrusion. Several locations already suggested this condition. The metal flashings throughout the roof
system were deteriorated and in most cases the roof sealants were dry, cracked, and generally deformed.
I It appeared that most of the expansion joint metal flashing had been replaced over the years and most
recently in the 1996 work. The Roof was also comprised of 4 levels, along with several lower "eye brows"
IIthat extended from the vertical building face and at entrances.
I A review of the original Roof plans, and the 1996 Roof plans indicate that there have been numerous
changes to the roof top equipment and systems over the years. Our observation of equipment locations,
I roof top curbs, fans, vents, drains, and the like differed from where the drawings indicated equipment
should be. Most of the equipment was mechanical in nature. Please see the Mechanical Section
Iaccordingly.
IMechanical equipment on the Roof included individual compressor units, DX units, Air cooled chillers,
Boiler units and fans were located on two primary elevated steel rail platforms. See the Roof plan for
Ilocations.
IRoof top building control joints were flashed with metal cap flashing and divided the building into quarter
sections. Intersections of the metal work had deteriorated and in some cases the metal work was peeled
Iback and/or re-flashed which suggested potential moisture intrusion at the joints.
IThe mechanical penthouse level was primarily constructed of exposed CMU masonry, painted on the Roof
East side and appeared to have an EIFS system on the West side exposed to view.
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I
We have requested any copies the City may have of the current Roof warranties; however, none were I
available. In our opinion, the roof system has outlived its useful life and is in need of replacement to
include adequate and proper roof slope drainage to direct the flow of water to the storm drainage system. It
should be noted that the Zonolite lightweight insulating concrete is a proprietary system common in the
1960's and 1970's and that there were conditions in lightweight insulating concrete where chloride was
subsequently identified in the mix which negatively reacted with the metal deck system causing '
deterioration of the metal deck. We would recommend a destructive testing and coring of the existing roof
system to confirm the exact makeup and thickness of the system and to eliminate the presence of chloride
I
in the mix. The current building code would require new work to meet a 1/4"/ft roof slope as a minimum
(1/8"/ft if a re-roof, but not recommended.) In addition, any new roof work would be required to meet the
current FBC wind loads and NOA system assemblies for an application in the wind borne debris area.
There may also be moisture intrusion that has been encapsulated and has deteriorated the original Zonolite
I
lightweight insulating concrete system which would necessitate replacement if encountered.
STRUCTURAL: I
Roof—Existing Conditions:
I
Bottom Chord Uplift Bracing
When wind blows over a roof, an upward force occurs. A net"uplift" results when this upward force exceeds
I
the roof's dead load. In 1985, the Steel Joist Institute mandated that whenever uplift due to wind forces is a
design consideration and steel joist's bottom chords are not strutted, then bracing shall be provided near
the first bottom chord panel points. No such bracing was observed in the subject structure.
II
Localized Uplift Along Edges And Corners
Gross localized uplift forces under today's wind codes, as compared to early wind codes, have gone up
considerably for component and cladding design wind forces when compared to changes to the mainframe
and over-all lateral wind resisting elements. Therefore, generally speaking, in a design storm event, there
I
may be localized component and cladding damage, but the overall structure might remain intact and not
collapse. This localized damage would be expected to occur along the edges and corners of the subject
I
structure. The damage would be expected to occur in the roofing, metal deck and possibly roof joists.
I
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I
IMECHANICAL:
ROOF TOP—EXISTING CONDITIONS
1 MECHANICAL PENTHOUSE (ROOF TOP LEVEL—Elevation 64'-4")
The Mechanical Penthouse included the stair access to the Roof along with the elevator machine room for
Ithe traction elevator originally by Montgomery, now owned by KONE. In addition, the mechanical
penthouse housed several chillers, pumps and electrical switch gear. Please see the associated sections
Iaccordingly. The Mechanical Penthouse provided Roof top access through a man door. The Mechanical
' Penthouse houses original Carrier Centrifugal Chillers no longer used and abandoned in place. This
equipment and all attached piping, electrical service, old condenser and cooling tower circulating pumps
I and old chilled water pumps could be removed to clear this space that can be used to house support
equipment now located on the Roof.
IROOF MOUNTED AIR CONDITIONING EQUIPMENT
I Stepping out of the Mechanical Penthouse into the Roof, to the north side there is mini-split air cooled
condensing unit that serves the elevator equipment room in the penthouse. There are two air cooled Trane
I rotary screw chillers located on structural framing that supported the cooling towers for the old abandoned
centrifugal chillers in the mechanical penthouse. These chillers, installed in 1994, would have some
I operational time, normally 3 to 8 years with adequate maintenance and upkeep. However, the chillers show
extensive deterioration, and at this time we think that they are at their limit of operational life. The air cooled
Icondenser coils show degradation due to exposure to seashore and salt water environment. The
condenser coils apparently were not treated with a protective coating to account for the environmental
Icondition.. Chiller LL (250 tons) serves a modular built-up air handling unit (AHU-LL) with chilled water coils
located in the First Floor mechanical room. Chiller UL (185 ton) serves a modular built-up air handling
I (AHU-UL) unit with chilled water coils located in the Third Floor mechanical room. The chillers use R-22
refrigerant which is no longer produced because of the HCFC control regulations has been phased out in
1 2010. The chillers are connected to heat recovery de-super-heaters used to pre-heat hot water that is
connected to hot water heaters/boilers and storage tanks for hot water reheat coils. Adjacent to the
Ichillers, there is one direct expansion (21 ton) Roof-top unit tagged as RTU-3 that is a 100% outdoor air
unit coupled with a gas fired desiccant dehumidification unit dedicated for cooling, heating, and
Idehumidification for the meeting/dining area below in the Third Floor. Both of these units should be
removed since the use of the space below will change, and the equipment is at best at the end of its
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I
economic life cycle. The condition of RTU-3 is the same as that of the chillers and should be removed. I
Any new chiller for the Upper Level unit should include the load from this unit. The hydronic heating boilers 111 are mounted on the same structural frame as the chillers. These boilers are gas fired and have been
exposed to the weather and are at the end of their economic life cycle. To bring these gas fired boilers back I
in operation would present a safety concern since these have to be inspected and certified after an
extended shut-down period. All gas fired equipment should be replaced with newer state of the art modular
type boilers. Both chillers could be sized for 250 tons and be replaced with air cooled chillers with de-
superheat heat exchangers to provide pre-heat water to the new hydronic modular boilers, that could be
I
located inside the penthouse once all old abandoned equipment is removed. Air Cooled Condensing Units
for split direct expansion (DX) air handling units.
There are four (4) 25 ton Trane air cooled condensing units serving all four (4) matching air handling units
I
in the Second Floor mechanical room. Date of manufacture is 1996, installed in 1997. Two of the
condensing units are for 42 tons and two are for 25 tons. The 25 ton units are each connected to a
dedicated outdoor air tempering air handling units for ventilation, and the 42 ton units are connected to the
cooling air handling units to the Second Floor tenant spaces. These units are also connected to heat
I
recovery de-super heaters to pre-heat water for hot water reheat. The pre-heated water is stored in vertical
storage tanks and piped to the hot water boilers for booster heating to the reheat coils. These units are still
I
operational but they are near their operational and economic life of 20 years. With adequate maintenance
and upkeep these units could run for another 5 years. However the units use R-22 refrigerant, which has
I
been phased out. There is another packaged DX Rooftop unit tagged as RTU-2 that provides cooling and
ventilation to the escalator and atrium below. I
Exhaust fans
I
Stepping out of the Mechanical Penthouse into the Roof, there is a down-blast exhaust fan for the elevator
equipment room in the penthouse. Along the north side of the building Roof, the kitchen exhaust and
I
make-up air unit have been removed and the remaining openings covered with Roof caps. Further along
the north side there is a large intake hood for the outdoor air for AHU-UL in the mechanical room below.
I
There is also an exhaust/ relief fan from the same system for air balance and building pressure relief. At
the northeast section of the building there is down-blast toilet exhaust fan.
I
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1
I
IAtrium purge fans.
There are two 20,000 cfm exhaust fans that are installed at the top of the escalator atrium, indexed to run
1 upon a signal from the fire alarm system detecting a fire or smoke condition in the atrium. These fans are
wired to run on emergency power. Some make-up is introduced by RTU-2 mentioned above. On the south
Iside of the building there is an original exhaust vent that according to the drawings is an exhaust vent from
the elevator room or shaft below. This vent is rusted and did not appear to be working and needs to be
Ireplaced.
1 PLUMBING:
Penthouse:
IThe penthouse currently contains numerous pieces of equipment that are no longer in service and or need
I replacement. Much of the piping and pumping systems serve the chillers that are no longer in service. If
the building is to have chillers installed then this location would be suitable accordingly. If the building is to
' continue to use air cooled chillers and DX units then this location would be better utilized if the old and
abandoned equipment and piping was removed so this space could house new boilers and equipment
Iaccordingly.
I ELECTRICAL:
Penthouse—Lighting
IArea lighting was observed to be non-functional. No emergency egress lighting was observed.
INew lighting is required.
IEscalator Lobby—Lighting
The three story escalator lobby is lit by three main pendant mounted downlights. The downlights consist
Iof reportedly four 400 watt metal halide lamp fixtures assembled in a quad configuration. The perimeter
wall columns have combination up/down wall lights reportedly having metal halide 100 watt up lamps and
I150 watt down lamps. These fixtures are indicated to be operated through the dimmer rack on the First
Floor which would have emergency power bypass from the generator for emergency egress. However, the
Igenerator was removed, therefore there is no emergency egress lighting in the escalator lobby.
These metal halide fixtures are not indicated on the building plans to have quartz re-strike start-up lamps,
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I
therefore, upon interruption of normal building power they would have a 5 to 7 minute delay to re-light after ,
switching to the generator power.
Operation of the lobby lighting could not be verified since the power distribution and control was removed.
Quartz re-strike is required for HID fixtures. A source of egress lighting is required.
ROOF: '
Roof- Power 111 Roof mounted air cooled condensing units are located on the Roof and serve each floor separately. It
appears each HVAC unit is powered from electrical distribution panels located on the floors they serve.
Electrical pigtails remain from removed exhaust fans that were removed and openings capped. Although
showing signs of weathering, the electrical disconnects appear to be in serviceable condition.
Although the electrical distribution appears to be serviceable, weathered and rusting enclosures should be
replaced. Power source should be marked on equipment as the feeders originate from various floors and
distribution panels. '
Penthouse- Power
All electrical gear, switchboards, motor control centers installed during the original building construction are
abandoned. This equipment is in extremely poor condition and no longer serviceable. Currently it is de-
energized and abandoned in place. This old gear is Federal Pacific and Allen Bradley equipment.
All abandoned equipment, wire and conduits should be removed.
I
I
UPPER FLOOR(Third Floor Level—Elevation—36'-0") 1
ARCHITECTURAL: '
This floor housed the main BALL ROOM function as well as numerous meeting spaces and conference
rooms, along with a lobby area, pre-function area, vertical atrium access, and Public Restroom Facilities. I
This floor also housed a large Kitchen and catering facility for the Ball Room functions. At some point in
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' recent history, the City apparently auctioned off the access to the Third Floor for bidders to have access
and remove portions of the work for the highest price, prior to the anticipated Demolition of the facility. This
' floor appears to have received the greatest damage and removal of equipment. Throughout much of the
Third Floor level the carpet, Doors, Hardware, Toilet Fixtures, Plumbing Fixtures, Ceiling Tiles, Ceiling
speakers, Fire Alarm Devices, Kitchen Equipment, Freezers, Coolers, Water Coolers, Ball Room Dividing
Partitions, and fixtures were removed in various portions or degrees. See photographs accordingly. We
' observed an apparent Roof top level metal deck patch from a previous condition which was exposed to
view from below with the removal of the ceiling tiles. Generally the HVAC and lighting was off on this floor
and had been for quite some time. We note that there were several locations where there had been an
' apparent Roof leak; including in the Lobby space as the gypsum board hard ceiling was damaged and
stained from the leak. This floor was accessed by a three story atrium space that had been added in the
' 1996 work. This atrium also served the Parking Deck and all other floors to the lower street level. This
Atrium space had a passenger Elevator by Montgomery, as well as 4 Escalators by Montgomery. The
' Atrium appeared to be appropriately isolated from a Life Safety stand point for service to 3 floors with
appropriate guardrails, hand rails, and fire protection including smoke evacuation. The entire building has a
fire sprinkler system which appeared to be part of the 1996 work. Placing the Atrium back into service
would require that all of the systems be revisited and activated including the smoke evacuation system,
elevators, escalators, &sprinkler system.
STRUCTURAL:
On the Third Floor we noticed an area in the West meeting room where the underside of the deck was
' exposed to view due to the removed ceiling tile. This area had clearly deterioration and was replaced with
new matching metal deck and patched accordingly. We were unable to determine why such a large patch
exists at this time. We noticed several other locations with such patching of the metal deck system. This
could be the result of the deterioration of the original metal deck and Zonolite system, or the result of a
large piece of equipment removal or curbing removal. The deck edge was rough, rusted, and was not
cleanly cut square which is indicative of some other type of problem rather than a curb cut patch. In
' addition, we noted the bar joist spacing, and the lack of bottom chord uplift bracing.
' MECHANICAL:
The Third Floor mechanical room has domestic water for make-up to the chilled water system, with
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backflow preventers to prevent cross connection of hydronic systems with the domestic water. The Heating I
Ventilation and Air Conditioning Equipment is located in this Mechanical Room. There a custom built-up air
handling unit tagged as AHU-UL installed to provide cooling, heating and dehumidification to the Third
Floor (upper level as indicated in the drawings). This air handler is directly coupled with Chiller CH-UL for I
185 tons on the Roof. The air handlers are custom built in the draw-trough configuration with stacked
chilled water coil banks as well as heating coils in the pre-heat and re-heat location. The air is delivered I
with housed double width, double inlet fan internally isolated with springs on a framed platform. The air
distribution for this unit is through variable air volume (VAV) boxes to the spaces. There is no variable
I
speed modulation to the supply fan for VAV control as is commonly done today using variable speed
drives. The fan runs at constant speed, and achieves variable flow by diverting air through a bypass duct
controlled by a motorized damper that receives signals from duct pressure sensors from two zones when
VAV boxes close. There are circulating pumps, expansion tanks, air separators and make-up water and
water treatment shot feeders. The air is distributed through overhead ductwork to the spaces to VAV boxes
and ceiling mounted supply air diffusers. The air from these spaces is returned through several ceiling
I
mounted return air grilles connected to return air duct trunks back to the air handler. The air balance is
maintained using interlocked relief air fans, removing air to the outdoors. These air handlers can be used
I
again with proper coil cleaning, and refurbishing. The motors can be replaced for inverter duty to connect
them to variable speed drives for modulation for energy savings and VAV modulation, and part load
operation. To place these air handlers back in operation, a new chiller would be needed for 200 tons, to
include the load from RTU-3 that would be removed along with the desiccant system coupled with it. Also
I
the existing pumps must be replaced as well and connected for variable speed operation, alone with the
controls system. I
Controls:
I
The air handling unit system in the upper level (Third Floor) has cooling only variable air volume (VAV)
boxes for air distribution. This system was installed at the time of the renovation in 1997. There is no
modulation to the operation of the main supply fan when the boxes close in response to the signal from the
space temperature sensor when the cooling load is reduced. The system operated on the principle of
I
bypassing air from the supply duct to the return duct, controlled by a damper with input from duct static
pressure sensors located 2/3 of the longest duct run. This method of VAV air distribution does not save
I
energy, since the main fan runs continuously at full flow. Although the temperature of the space is
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1
' controlled by reducing the airflow to the room, the bypassed air is mixed with the return air and constant
volume of air in moved by the fan during normal occupied mode.
The air handling unit system has pre-heat coils controlled by a three-way valve to maintain a discharge air
' temperature set-point and re-heat coils controlled by three-way valve to maintain the room temperature set-
point during the heating mode.
The Trane system controls scheme interlocked the operation of the air cooled chiller, CH-UL, the
associated chilled water circulating pumps and heat recovery system with the scheduled operation of the
air handling unit.
To upgrade the system, the method of operation for the main fan has to be modified, by removing the
bypass duct, damper and actuator; install a variable speed drive to the fan motor (motor may have to be
changed for a motor built for inverter duty). The drive will operate from the existing duct pressure sensors to
lower the speed of the fan, decreasing the volumetric flow rate thus lowering the work required to move the
' air saving energy significantly. A newer microprocessor based system complying with ASHRAE BACNET
protocol should be installed for better energy management and control system (EMCS).
PLUMBING:
' Third Floor:
The Third Floor plumbing systems have been negatively affected by the removal of the majority of the
' fixtures. Based on our site review, we presume the main lines and service is still in place and adequate to
be put back into service, however, all new fixtures and layout would be required for the public toilet rooms.
' The kitchen and serving area has had all of its equipment removed and has largely been gutted. There are
open floor drains posing a hazard and will need to be capped and abandoned if not put back into service.
In addition the cooler and freezer components have been removed and the floor is recessed which will
need to be filled accordingly.
1
Gas:
The Third Floor has natural gas/LP to the kitchen for cooking equipment. This system appears to be shut
down, but remains in working order as it has been disconnected from the previous cooking equipment.
201165 27 01/18/12
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Should this space be used for something other than the kitchen, the gas service would need to be cut back I
to the main service entry and capped/valved off accordingly. This service rises up from the First Floor utility I
spaces and the main shipping receiving area.
ELECTRICAL: I
Third Floor- Power I
The Third Floor contains two distribution systems. One portion of the floor is served from the UPPER
FLOOR service, the other portion from the KITCHEN & DELI service. The Kitchen portion of the floor is
I
served through a sub-meter of the KITCHEN & DELI service from the main electrical room. 480 volt power
is transformed through a 150 kVA dry-type stepdown transformer, 480-208/120 volts, 3 phase, 4 wire,
I
provides for kitchen equipment loads. Kitchen lighting is powered from the emergency power distribution
system which is non-operational due to the generator removal. Panelboards within the kitchen proper have
I
been "gutted" with conductors cut and circuit breakers removed. Bare feeder conductor ends are exposed.
The remainder of the Third Floor is served from the UPPER LEVEL service. 480 volt power is transformed
through a 225 kVA dry-type stepdown transformer, 480-208/120 volts, 3 phase, 4 wire, for dimming
incandescent lighting in the ballroom and conference rooms and plug loads. The 120 volt dimming system
is disconnected and non-operational. The panelboards were installed during the 1994 renovation and
appear to be in serviceable condition. However, several panelboards were "gutted" with conductors cut
I
and circuit breakers removed. Bare feeder conductor ends are exposed. The electrical distribution is
General Electric products.
I
The electrical system appears to be in serviceable condition. Gutted panelboards will have to be replaced
1
and re-terminated. Branch circuit changes would depend on space build-out.
I
Third Floor—Lighting (Interior)
Nearly all the light fixtures on this floor have been removed except for frame-in parabolic two T-8 lamp
I
fixtures in the group toilet rooms and a few 200 watt incandescent downlights remain in the main ballroom.
There is no emergency egress lighting on this floor since the generator was removed from the site.
I
Dimmer control panels are present in the ballroom and conference rooms but the main dimmer rack has
been disconnected and is non-functional.
I
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I
ILighting will need to be completely replaced and re-wired based on any proposed occupancy. Emergency
egress lighting is required.
MAIN FLOOR(Second Floor Level-Elevation— 17'-6")
ARCHITECTURAL:
IThe Second Floor Level currently houses the Clearwater Marine Aquarium and they have signed a 30
Month lease for the space. At the time of our site investigation, the space was under remodeling and
Ipreparations for public opening. The interior of the space was redesigned to accommodate the museum
I requirements and to house portions of the Clearwater Marine Aquarium collections including merchandising
and distribution functions. We understand that the Tennant had designed and submitted plans for the
I necessary permitting of the work with and through the City accordingly. We note that there were portions of
this floor that also appeared to have had some removal of equipment in the bidding and salvage process as
I panel boards, and wiring had appeared to have been removed and disconnected or abandoned in various
locations.
PARKING DECK:
I The Parking Deck is at elevation 17'-6" and is comprised of a 2" concrete topping on a waterproof
membrane material on a 5" concrete slab on steel columns and beams, wide flange framing system. The
I 2" concrete deck topping is excessively cracked and spauling and has suffered significant movement
causing deterioration. The deck ponds water and does not slope well to any significant drainage system or
Icollection system.
ISTRUCTURAL:
The Second Floor exists much in the same way the Third Floor exists, with steel framing wrapped in metal
Ilath and vermiculite plaster with a smooth white gypsum finish. This floor was currently being remodeled
for a new tenant.
MECHANICAL:
IThe Heating Ventilation and Air Conditioning Equipment for the Second Floor is located in a Mechanical
Room at the south side of the building. There are four air handling unit systems tagged as AHU-1, AHU-2,
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I
AHU-3 and AHU-4 respectively. AHU-2 is a dedicated outdoor air unit coupled with AHU-1 that tempers the I
outdoor air for AHU-1 and mixes with the return air from AHU-1 to deliver cooling air to the tenant spaces
(Main Floor as indicated in the drawings). Likewise, AHU-4 is a dedicated outdoor air unit coupled with
AHU-3 for the same function. These units have direct expansion (DX) cooling coils connected to
condensing units on the Roof. The air handlers are Trane modular air handlers arranged in a vertical draw-
trough configuration with the fan section stacked above the chilled water coil sections preceded by a filter
section as well as pre-heating coils which are part of the de-super heat heat-recovery system coupled to I
each of the condensing units above. The outdoor air ventilation is obtained through louvers mounted on
the south facing wall of the building. The air is distributed through overhead ductwork to the spaces by I
means of ceiling mounted four-way diffusers, the space temperature is controlled with Trane Direct Digital
IControls.
Controls:
The air handling unit systems in the Main Floor (Second Floor) have four split direct expansion (DX) air
I
handling units. This system was installed at the time of the renovation in 1997. The units are constant
volume air conditioning units installed in pairs coupled in a pre-cooling configuration for ventilation outdoor
I
air tempering. The controls for this system are set-up for a TRANE electronic control system. The scheme
requires and occupancy schedule, interlocked start/stop for DX operation and heat reclaim system.
I
The Main Floor area is currently leased to a tenant, and the system is operational.
I
PLUMBING:
The Second Floor plumbing systems appear to be operational. We note that at the time of our walk
through the Second Floor was being remodeled for the Clearwater Marine Aquarium Tenant build out and
I
new public toilet facilities had been constructed to facilitate the assembly occupancy and use.
I
ELECTRICAL:
Second Floor- Power
I
This occupied tenant space is served from the STEINMART service. Distribution equipment and
panelboards are located in the Second Floor electrical room. A dry-type stepdown transformer, 480-
I
208/120 volts, 3 phase, 4 wire, provides for plug load circuits.
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I
Equipment and distribution appear to be in serviceable condition.
Second Floor— Lighting (Interior)
IThe existing tenant occupied space has recent lighting upgrades based on their build-out. Exit signage
was observed throughout. Emergency egress lighting is via wall mounted unit fixtures having heads and
Ibattery/charger supply. The level of emergency egress lighting was not verified due to the floor being in
I operation and open to the public. We assume the recent build-out included Code compliant egress lighting
that would be battery powered.
This floor is operational with newer fixtures installed during the build-out. Time control was not verified.
IIILOWER FLOOR(First Floor Level—Elevation 0'-0")
IARCHITECTURAL:
1 The First Floor Level was largely vacant, with the exception of the small restaurant "Pickles" on the West
side of the building. The wall that separates Pickles from the First Floor convention space appeared to
I have had moisture intrusion and was discolored at the base along the wall. This suggests an upper floor
leak along the Parking Deck location and full building expansion joint. This floor largely is open space for
I convention like functions and clearly had been a part of the bidding and salvage process because the
spaces had fixtures, equipment, and various items removed. The public toilets had the toilets and fixtures
Iremoved as well as various toilet and bath accessories removed. The VCT flooring had been spray painted
and was clearly used for staging at some point. The ceilings were exposed to view and sprayed black.
IThis floor had access to the lower street level and through the atrium space that served all three levels.
Above this floor is the Parking Deck. Evidence of leaks was photographed and witnessed at our site
Iinvestigation as it rained during our observations. A review of the floor plan indicates that there was a small
office build out for city functions and staff on this floor and this space had much of the contents removed or
damaged. This floor level also housed the "back of house" functions including deliveries and staging of
materials as well as the ground floor equipment rooms, mechanical rooms, main switch gear room, data
Iroom and elevator equipment room. We further note that the entire First Floor concrete deck had a 1" thick
layer of insulation applied to the underside of the deck.
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Other areas of concern included the exterior "basement" concrete walls that support the building into the
bluff. There was evidence of moisture intrusion and "bubbling" paint where moisture had weeped through
the wall and caused the inside paint finish to bubble and fail. This occurred along sections of the North and
East Walls along the perimeter of the basement wall area.
STRUCTURAL:
The building is largely a steel frame building, with the interior columns and beams protected with
fireproofing material with a smooth white gypsum finish on metal lath wrapped around the beams and
columns, painted black. There were several locations where the leaks from above had traveled through the
building joints and damaged the fireproofing material causing it to spaul off the metal lath and discoloring
the surrounding material with white gypsum, appearing as a white powdery substance. Any deterioration of
the structural framing was concealed by the fireproofing and could not be observed. Destructive testing
was beyond the scope of this report, and destructive removal of the fireproofing material would be required
in order to observe the condition of the framing and leaks present. We would tend to recommend further
investigation of the leaks and their location along with the condition of the framing materials in those
locations. We further observed approximately 2'-0" wide metal pans that had been created and placed
along the length of the building expansion joints just below the beams at grid lines 6 and E, in order to
collect the rain water leaks and deteriorated building expansion joint material. This indicates significant
leakage over a long period of time. A review of the construction documents in relationship to the Parking
Deck leak locations and exterior wall on the west side and along column line 6 indicates that sheeting water '
down the West face has apparently been traveling down and into the building expansion joint to the lower
levels. This suggests that the building flashing needs to be replaced and further waterproofed.
Storm Surge Inundation
The Tampa Bay Regional Planning Council has developed six storm tide atlas plates for Pinellas County.
Plate number 3 is applicable to the Clearwater Quads. Time history point number 013 shown on this plate
is located adjacent to the subject structure. This point represents the worst-case scenario surge limit based
upon still water saltwater storm tide height elevation above National Geodetic Vertical Datum (N.G.V.D.) at
mean high tide. These storm tide heights are listed as 6.3, 9.7, 13.1, 16.4, and 19.5 feet for Saffir-Simpson
Hurricane Scale land forming storms of Category 1 thru Category 5, respectively. Site work drawing SW-1 ,
indicates that the Top of Slab Elevation 0,-0" is set at Site Elevation 15.0 feet. Thus the basement would
1
201165 32 01/18/12
II
Inot be anticipated to be flooded during a Category 3 or lower storm event.
I
IMECHANICAL:
The Heating Ventilation and Air Conditioning Equipment is located in a Mechanical Room. A custom built-
I
up air handling unit tagged as AHU-LL is installed to provide cooling, heating and dehumidification to the
I First Floor (lower level as indicated in the drawings). This air handler is directly coupled with Chiller CH-LL
on the Roof. The air handlers are custom built in the draw-trough configuration with stacked chilled water
I coil banks as well as heating coils in the pre-heat and re-heat location. The air is delivered with housed
double width, double inlet fan internally isolated with springs on a framed platform. The air distribution for
I this unit is constant volume for variable temperature control. There are circulating pumps, expansion tanks,
air separators and make-up water and water treatment shot feeders. The air is distributed through
I overhead ductwork to the spaces. The air distribution to a large area known as the main exhibition hall is
done through exposed duct mounted grilles. The air from these spaces is returned through large wall
I mounted grilles back to the air handler. The air balance is maintained using interlocked relief air fans,
removing air to the outdoors. These air handlers can be used again with proper coil cleaning, and
I refurbishing. The motors can be replaced for inverter duty to connect them to variable speed drives for
modulation for energy savings and VAV modulation, and part load operation as determined by tenant build-
I out and leasing requirements. To place these air handlers back in operation, a new chiller would be
needed for 250 tons. The existing pumps shall be replaced as well and connected for variable speed
Ioperation.
IControls:
The air handling unit system in the lower level (First Floor) has a constant volume, variable temperature air
IIdistribution system. This system was installed at the time of the renovation in 1997. There is no modulation
to the operation of the main supply fan, so it runs constantly at full flow. The temperature variation is done
1 by modulating three-way chilled water control valves with a signal from the space temperature sensor when
the cooling load is reduced. The system operated on the principle of bypassing air from the supply duct to
1 the return duct, controlled by a damper with input from duct static pressure sensors located 2/3 of the
longest duct run. This method of VAV air distribution does not save energy, since the main fan runs
I
201165 33 01/18/12
I
continuously at full flow. Although the temperature of the space is controlled by reducing the airflow to the
room, the bypassed air is mixed with the return air and constant volume of air in moved by the fan during
normal occupied mode.
The air handling unit system also has pre-heat coils controlled by a three-way valve to maintain a discharge
air temperature set-point and re-heat coils controlled by three-way valve to maintain the room temperature
set-point during the heating mode.
The Trane system controls scheme interlocked the operation of the air cooled chiller, CH-LL, the
associated chilled water circulating pumps and heat recovery system with the scheduled operation of the
air handling unit.
To upgrade the system, the air distribution should be converted to a VAV system configured for the future
tenant occupancy. The operation for the main fan has to be modified, by installing a variable speed drive to
the fan motor(motor may have to be changed for a motor built for inverter duty). The drive will operate from
the new duct pressure sensors installed at a strategic optimum location to lower the speed of the fan,
decreasing the volumetric flow rate thus lowering the work required to move the air saving energy
significantly. A newer microprocessor based system complying with ASHRAE BACNET protocol should be
installed for better energy management and control system (EMCS).
Other schemes can be configured depending on the tenant use of the space. For better tenant comfort and
9 p 9 p
savings, individual temperature control can be provided by having hot water re-heat coils at the VAV boxes,
and removing the large pre-heat and re-heat coils in the air handling unit.
I
PLUMBING:
Much like the Third Floor plumbing systems, the First Floor plumbing had been negatively affected by the
selective demolition process. The public toilet facilities were largely unusable and had the majority of the
fixtures removed. We presume the main lines were functioning and note that one large group toilet room I
was intact and operating accordingly. We presume these systems can be put back into usable service in
their present locations. i
1
201165 34 01/18/12
1
ELECTRICAL:
First Floor- Power
iExhibit area lighting and plug power is provided from the LOWER LEVEL 1200 amp service distribution
panel. Lighting and other equipment are operated from 480/277 volt panelboards. A 225 kVA dry-type
stepdown transformer, 480-208/120 volts, 3 phase, 4 wire, provides for plug load circuits. The distribution
panelboards are Square-D installed during the 1994 renovation and appear to be in serviceable condition.
Plug load 20 amp rated duplex receptacles are located on columns throughout the exhibit area.
The occupied Deli tenant space is served from the sub-metered KITCHEN & DELI service. Lighting and
' power distribution within the deli space is connected to panelboards in the tenant space. A dry-type
stepdown transformer, 480-208/120 volts, 3 phase, 4 wire, provides for plug load circuits.
Equipment and distribution appear to be in serviceable condition.
First Floor—Lighting (Interior)
The main exhibition space has pendant mounted fluorescent strip fixtures consisting of two tandem 8 foot
' long fixtures containing two 4 foot long T-8 lamps in each 4 foot section. These fixtures have wraparound
prismatic lens and housing are painted black. Wall sconces having two 60 watt incandescent lamps also
are installed within the exhibit space. Several fixtures are missing lenses. Electrical rooms, storage rooms
and other space have the same fixtures as the exhibit space. Group toilet rooms have frame-in 1 x 4 foot
' parabolic lens fluorescent fixtures containing two T-8 lamps per fixture. Offices and support areas having
grid ceiling have 2 x 4 four T-8 lamp fluorescent troffers with prismatic lens. The atrium entrance area has
' 200 watt incandescent downlights. These are indicated to be operational through the emergency generator
circuit and dimming control panel. The dimming control panel is disconnected and non-operational.
Compact fluorescent wall sconces are located in the entrance lobby. Exit lights were specified to be LED
type with battery backup. Several fixtures appear to be non-operations. Battery operation was not verified.
' The original building plans indicate that selected fixtures throughout the space are to be powered from the
emergency generator. The generator was removed from the site, therefore there is no emergency lighting
' on this floor. Exit stairwells at all locations are indicated to have fluorescent wall fixtures with integral
emergency battery/charger. Battery operation was not verified. The current occupied Deli tenant space
' has 2 x 4 foot recessed fluorescent troffers with prismatic lens.
201165 35 01/18/12
1
Light fixtures are observed to be generally in serviceable condition. Lenses are yellowed due to aging and
UV exposure from the fluorescent lamps. At a minimum lamps and failed ballasts should be replaced.
There is no control for the incandescent light fixtures. Incandescent wall sconces and downlights will not
comply with FBC. There is no emergency egress lighting. In general, the light fixtures are aged. i
I
1
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Photo 55: Roof Penetration, Refrigerant Piping Photo 57: Roof Drain Condition
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Photo 60: Roof Drain Condition
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II
Photo 61: Hot Water Storage Tank
• - r NM ! - MO MI i r • • r UN OM
I
ICODE COMPLIANCE REVIEW:
IARCHITECTURAL& LIFE SAFETY:
The building was constructed in 1960 and underwent a complete transformation in 1996 to bring the
Ibuilding and it's systems into compliance with the 1994 Florida Building Code at that time. Therefore the
fire sprinkler system, atrium, vertical transportation systems, Fire Alarm, Telecommunications, lighting,
IExiting, Accessibility and the like all appear to have been addressed and brought into compliance at that
time. Since 1996, there have been numerous Code changes and adoptions, most notably the wind speed
Idesign criteria and wind borne debris area conditions to be considered for all exterior and Roof top
I mounted items, based on the building's location to the Gulf of Mexico. Any new work would have to meet
the current FBC Code requirements. Please note that in March of 2012 the new Florida Building Code
I 2010 is scheduled to go into effect. Therefore all projects submitted for permitting after March of 2012 will
have to meet the new FBC 2010 requirements.
IThe current Building Codes applicable at this time are:
I 2007 Florida Building Code (FBC), including the 1st 2009 Supplement and the 2nd 2009
Supplement: (This code includes the Florida Accessibility Code as Chapter 11 and the 2008
I National Electric Code as Chapter 27. This code, with the 1st and 2nd 2009 Supplements,
includes the 2007 FBC Building, Mechanical, Plumbing and Fuel Gas Volumes. Further, see the
I 2007 FBC; Building Chapter 35; Mechanical Chapter 15; Plumbing Chapter 13 and Fuel Gas
Chapter 8 as amended by the 1st 2009 Supplement and 2nd 2009 Supplement: for other
Ireferenced codes and standards.) (Effective October 1, 2009). 2007 Florida Building Code: Existing
Building (First Printing), Includes 2009 Supplement.
IKEY SECTIONS:
IFor an existing building, there are essentially 3 levels of renovation and remodeling that are permissible
under the 2007 Florida Building Code: Existing Building (First Printing), Includes 2009 Supplement which
Iwould apply to the existing building alterations for use and key sections defining the future alterations for
tenant use are listed below. For tenant use, and rehabilitation of the existing building to put it back into use,
Itenant build outs would fall under a Level 2 Alterations or a Level 3 Alteration depending on the size. A
change of occupancy use would also dictate improvements based on the Code.
I
201165 37 01/18/12
I
I
SECTION 401 GENERAL I
401.1 Scope. The provisions of this chapter shall be used in conjunction with Chapters 5 through 12 and I
shall apply to the alteration, repair, addition and change of occupancy of existing structures, including
historic and moved structures, as referenced in Section 101.5.2. The work performed on an existing
building shall be classified in accordance with this chapter.
401.1.1 Compliance with other alternatives. Alterations, repairs, additions and changes of occupancy to I
existing structures shall comply with the provisions of Chapters 4 through 12 or with one of the alternatives
provided in Section 101.5. For reroofing see Section 611 of this code. I
401.2 Work area. The work area, as defined in Chapter 2, shall be identified on the construction
documents.
I
401.3 Occupancy and use. When determining the appropriate application of the referenced sections of this
code, the occupancy and use of a building shall be determined in accordance with Chapter 3 of the Florida
I
Building Code, Building.
401.4 A design professional or an Owner must elect one or a combination of levels of alteration pursuant to
I
Sections 403, 404 and 405 of this code.
SECTION 402 REPAIRS I
402.1 Scope. Repairs, as defined in Chapter 2, include the patching or restoration or replacement of
111
damaged materials, elements, equipment or fixtures for the purpose of maintaining such components in
good or sound condition with respect to existing loads or performance requirements.
I
402.2 Application. Repairs shall comply with the provisions of Chapter 5.
402.3 Related work. Work on non-damaged components that is necessary for the required repair of
damaged components shall be considered part of the repair and shall not be subject to the provisions of
Chapter 6, 7, 8, 9 or 10.
I
SECTION 403 ALTERATION-LEVEL 1
I
403.1 Scope. Level 1 alterations include the removal and replacement or the covering of existing materials,
elements, equipment, or fixtures using new materials, elements, equipment, or fixtures that serve the same I
purpose. Level 1 alterations shall not include any removal, replacement or covering of existing materials,
elements, equipment or fixtures undertaken for purpose of repair as defined in Chapter 2 and described in
I
Section 402.
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201165 38 01/18/12
1
403.2 Application. Level 1 alterations shall comply with the provisions of Chapter 6.
' SECTION 404 ALTERATION-LEVEL 2
404.1 Scope. Level 2 alterations include the reconfiguration of space, the addition or elimination of any
' door or window, the reconfiguration or extension of any system, or the installation of any additional
equipment.
404.2 Application. Level 2 alterations shall comply with the provisions of Chapter 6 for Level 1 alterations
as well as the provisions of Chapter 7.
' SECTION 405 ALTERATION-LEVEL 3
405.1 Scope. Level 3 alterations apply where the work area exceeds 50 percent of the aggregate
' area of the building and made within any 12-month period.
Exception: Work areas in which the alteration work is exclusively plumbing, mechanical or electrical shall
not be included in the computation of total area of all work areas.
405.2 Application. Level 3 alterations shall comply with the provisions of Chapters 6 and 7 for Level 1 and 2
alterations, respectively, as well as the provisions of Chapter 8.
SECTION 406 CHANGE OF OCCUPANCY
406.1 Scope. Change of occupancy provisions apply where the activity is classified as a change of
' occupancy as defined in Chapter 2.
406.2 Application. Changes of occupancy shall comply with the provisions of Chapter 9.
SECTION 407 ADDITIONS
' 407.1 Scope. Provisions for additions shall apply where work is classified as an addition as defined in
Chapter 2.
1 407.2 Application. Additions to existing buildings shall comply with the provisions of Chapter 10.
' STRUCTURAL:
For the purposes of this report we have presumed that the buildings use and function has generally
' remained unchanged. Originally for mercantile use and leased to tenants, and then was subsequently
converted for the assembly use and convention functions, we presume any future use would be similar and
201165 39 01/18/12
therefore the anticipated loads would remain the same. Should such use change, then an appropriate
study would need to be performed to evaluate such use. We further presumed that any remodeling and
rehabilitation would fall under a Level 2 Existing Building Alterations in order to preserve as much of the
existing conditions as possible and only upgrade what was new work or necessary to support the new work
systems. All work performed as a Level 2 Existing Building Alteration would permit the reuse of the building
without a complete upgrade to the current Florida Building Code requirements and associated
strengthening of the building frame and exterior components and cladding. It should be noted that the
building sits on a Bluff off the Intercoastal water way and as such its location falls within the coastline wind
borne debris area and is subject to a higher wind load and component and cladding pressures today than
were originally designed for. The current FBC requirements are more stringent in hurricane protection and
wind loading and thus the building "as is" will not meet the current FBC. Should the ultimate use exceed a
Level 2 Existing Building Alteration and be classified as a level 3 or all new work by the authority having
jurisdiction or the FBC requirements, then the entire building would have to be revisited structurally to
evaluate the components and cladding elements and the building frame to resist the wind loads and uplift
forces. Any new Roof work would need to be applied to meet the current FBC and increased wind loads
accordingly and carry a Notice of Acceptance. In addition, our review of the Parking Deck and its current
condition suggest that a much more detailed evaluation and study should be performed prior to any
serviceable vehicular use. This would most likely require some level of destructive testing to evaluate the
existing conditions more thoroughly, and this was not included in this report or scope of work at this time.
MECHANICAL: '
The 1996 HVAC design for the Harborview Center took into account the buildings use and function. ,
However the system as designed utilized desiccant wheels and energy recovery systems that are no longer
effective or in functional condition and therefore dehumidification in accordance with ASHRAE 90.1 and the
FBC requirements will be affected. The Atrium will have to be further investigated and tested for the
necessary smoke ventilation required for an Atrium under the FBC. Two exhaust fans exist on the Roof for
this purpose but were not tested for this report. We further noted that the existing boilers were not
functioning at our site visits and that they would need to be operational for hot water and for re-heat and
dehumidification, or new units installed accordingly for such purpose.
201165 40 01/18/12 '
I
IPLUMBING:
Since the majority of the plumbing fixtures were removed on the First and Third Floors, any new layout and
Iconfiguration in the present location would need to meet the current FBC requirements. We presume the
toilet facility locations would remain in their present locations accordingly. Since the Second Floor is
Ioperational, and it appeared that the main sewer and supply lines were intact, we further presume that all
the plumbing systems can be put back into service accordingly to meet the FBC.
I
ELECTRICAL:
INo building-wide source of emergency power for smoke venting, other legally required emergency loads, or
I egress lighting per NFPA 101 and FBC is present.
Electrical service disconnects are not properly labeled per NEC Article 230.3 (E).
I Electrical panels with exposed live buss bars and un-terminated bare conductors are present.
No building-wide lighting control system per FBC Chapter 13 is present and is required.
Lighting intensities and the use of incandescent fixtures exceed FBC Chapter 13 allowances.
I BUILDING SYSTEMS:
Fire alarm system does not provide building-wide initiation, detection and notification per NFPA 101 and
I NFPA 72, FBC.
Unused telecommunications cabling to be removed per NEC Article 800.25.
I Electrical system and telecommunications systems to have common bonding per NEC Article 250 and
800.100. Telecommunications grounding riser complaint with EIA/TIA standards 607, 568 and 569
Irequired.
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201165 41 01/18/12
I
ADA ACCESSIBILITY REVIEW:
From a walkthrough of the site and the existing building conditions, it appears that the building and all floors
have the full potential to meet the ADA accessibility requirements for an existing building. Exterior ramps I
are available for public entrance, however we noted that the guard rail for the stair located on the South
East corner of the building is not code compliant. The railings in general need to be reviewed as we noted
several locations that were loose, and handrails that were not continuous and in conformance with ADA
criteria. The loading dock area needs guardrails for fall protection along the ramp and a removable system
I
for fall protection along the dock. Vertical accessible elevators are available on the interior and would need
to be put back into service. Doors and entrances appear to meet the required widths. Any new build out
I
and design work should be designed to meet the current ADA requirements. Signage would be required
and would need to be completely updated to include visual and tactile cues for correct entry locations and
I
floor designations accordingly throughout the building, and at all levels. Accessible toilet facilities would
have to be corrected and put back into full service for the public at all levels. Thresholds and hardware
I
would need to be individually identified and corrected to meet ADA requirements and any new work should
appropriately comply. Individual entries created for each individual tenant along the exterior would need
I
compliant ADA accessibility and should be designed accordingly. Adequate parking and accommodations
appeared available. However, no review of the Civil site conditions, parking count, or Handicapped Parking
I
spaces was performed for this report. Site and parking conditions would need further evaluation based on
anticipated tenant use.
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201165 42 01/18/12
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I2ND FLOOR PARKING DECK REVIEW:
I A review of the Parking Deck reveals excessive surface cracking throughout the entire Parking Deck
surface. During our visit, a light rain occurred and there was standing water throughout the Parking Deck.
IInterior First Floor leaks occurred during our visit under the Parking Deck location. Staff reports excessive
deflection occurs when vehicles travel across the Parking Deck and there were visible spelling and cracks
Iin some mid span beams on the First Floor structure beneath the Parking Deck. Rainwater leaks along the
building expansion joints and via cracks in the Parking Deck surface have permitted water to penetrate into
Ithe First Floor space and have deteriorated the metal lath and cementicious fireproofing on the metal
structural members at the First Floor level. Inadequate documentation exists to fully review and determine
Ithe exact cause of the excessive surface cracking on the Parking Deck and no destructive testing was
performed on the deck or during our onsite review.
II
Based on the current visual condition of the Parking Deck surface and structure below, we do not
Irecommend its use for parking of vehicles without a more comprehensive study of the structure, loads,
construction make up and circumstances surrounding its use. In order to stop further leaking, a surface
Iapplied cleaning and top coating of a traffic deck would be recommended to prevent further damage.
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201165 43 01/18/12
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CONCEPTUAL OPTIONS:
This report includes a visual observation of the building and all floors to determine the feasibility of placing I
the complete facility back into service for multiple tenant use and build out for the City of Clearwater. Our
opinion of probable costs are based on the Square Feet to be renovated and average construction costs I
anticipated for the 2012 Fiscal Year, presuming 3% inflation for each year thereafter. In order to evaluate
the costs associated with placing the building back into service, and due to the buildings incapacitated I
condition from partial demolition of elements, we divided the costs up in relative terms by floor as requested
by the City. However, based on the condition of the various floors and their relative state of unusable I
condition, we have further sub-divided the costs of the work per floor into two divisions. The first cost was
to review each floor and determine a relative cost to put the building back into a "Core & Shell" state. This I
"Core & Shell" state presumes what is required as a minimal effort to put the building back into a usable
tenant build out of a "Core & Shell" space as though a developer was constructing build out space for rent I
or lease accordingly. The subsequent build out costs are then an average cost per square foot presuming
a typical office space type lease and offer a range of costs depending on the overall tenant build out I
expected.
1. Core & Shell rehabilitation for the First Floor ONLY I
a. First Floor Average Tenant Build Out Costs
2. Core &Shell rehabilitation for the Third Floor ONLY
a. Third Floor Average Tenant Build Out Costs
3. Core &Shell rehabilitation for Both First&Third Floor TOGETHER
a. First&Third Floor Average Combined Tenant Build Out Costs
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201165 44 01/18/12
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OPINION OF PROBABLE COSTS:
We have included an Opinion of Probable costs for the Owners use in determining the order of magnitude
required for the rehabilitation of the building. There are many different factors that can affect the overall
cost of such rehabilitation. Our values are determined as a median value and we would expect a range of
costs for this work depending on many different scope factors. Therefore, we recommend a 10% range
above and below the median costs identified. For our anticipated tenant use, we based our costs on a
standard general purpose office type build out presuming up to 30% office space versus open landscape
space. For the benefit of budgeting purposes, soft costs must be considered. These costs often include
Design and Engineering costs, Permitting fees, Civil Engineering fees, Furniture, Fixture & Equipment
costs, Owner contingencies and the like. Typically these costs range from 16% to 21% of a total
construction project. Therefore we recommend using 18% on top of the estimated range of construction
costs to arrive at a reasonable Total Project Budget.
1
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SEE ATTACHED ESTIMATE OF PROBABLE CONSTRUCTION COSTS:
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1
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201165 45 01/18/12
1
Estimate of Probable Construction Costs t
1/20/2012/20/2012
0 4:10 PM
AI''I'i,' '', / ENGINEERS,INC
Tc.r-,,f o. r :4:4 e,1 1 73C)',
HARBORVIEW CENTER REHABILITATION Project Specifics:1st Floor Core&Shell Rehabilitation Only
Units
Building Size GSF 197808.00
300 Cleveland Street,Clearwater,Florida 33755 First Floor 59109.00
Second Floor 79305.00
Third Floor 56690.00
Penthouse 2704.00
Roof Area GSF 57807.00
Property Size Acres 0.00
Parking Area Sf 0.00
CSI DIVISION COST
SECTION DESCRIPTION QUANTITY UNITS UNIT PRICE TOTAL TOTAL PSF
1 GENERAL REQUIREMENTS 78,000 $ 0.39
General Conditions 3 MOS 26,000.00 78,000
2 SITEWORK(Selective Demolition) 257,791 $ 1.30
Selective Demo within Building 47,097 sf 1.87 88,071
Floor Cutting for plumbing 1 Is 1,000.00 1,000
Exterior Site repairs,tile,handrails,etc. 1 Is 20,000.00 20,000
Penthouse Cleaning/Demo Equipment 2,704 sf 55.00 148,720
3 CONCRETE 3,000 $ 0.02
Floor patching for plumbing&Electrical 1 Is 3,000.00 3,000
4 MASONRY 0 $ -
I
5 STEEL 16,800 $ 0.08
Refurbish repair 4 Steel Exit Stairways&Paint 4 ea 4,200.00 16,800
6 WOOD&PLASTIC 0 $ -
7 THERMAL&MOISTURE 751,491 $ 3.80
Re-Roof building to 1/4'/FT w/Tapered ISO and 2 _ 57,807 sf 13.00 i
Ply Modified Bitumen Gravel Cap Sheet Roof
System on Existing Metal Deck System
8 DOORS/WINDOWS 0 $ -
9 FINISHES 428,551 $ 2.17
Refurbish Full Atrium Interior Finishes 2,870 sf 14.00 40,180
Fireproofing Patch&repair&UL 1 Is 25,000.00 25,000
Parking Deck Power Wash,Cleaning,Seal cracks 22,410 sf 7.10 159,111
with Traffic Sealant,Tremco Traffic Coating 345 for
sealing of building
Exterior Building Skin,Joint&Crack Sealants 32,600 sf 1.15 37,490
Exterior Painting throughout 32,600 sf 3.95 128,770
Miscellaneous Exterior Floor Tile Replacement 1 Is 20,000.00 20,000
Exterior Building Expansion Joint Replacement 1 Is 18,000.00 18,000
10 SPECIALTIES 0 $ -
11 EQUIPMENT 0 $ -
12 FURNISHINGS 0 $ -
13 SPECIAL CONSTRUCTION 0 $ -
14 ELEVATORS 85,500 $ 0.43
1 Service&1 Passenger Elevator to remain as-is 1 ea 0.00 0
Atrium elevator in service 1 ea 4,500.00 4,500
Service Contract per year($25,000) 3 yrs 25,000.00 75,000
Refurbish 4 Escalators 4 ea 1,500.00 6,000
15 MECHANICAL 620,777 $ 3.14
PLUMBING(Remodel Existing Toilets into service) 1,742 sf 182.00 317,044
FIRE SPRINKLERS(tie back&operational) 59,109 sf 0.30 17,733
Pumps&Controls 1 Is 17,000.00 17,000
HVAC 250 Ton Chiller 1 Is 180,000.00 180,000
Boiler 1 Is 25,000.00 25,000
Building DDC Controls 1 Is 50,000.00 50,000
Test&Balance 1 Is 14,000.00 14,000
16 ELECTRICAL 254,773 $ 1.29
Electrical(power&lighting) 59,109 sf 2.50 147,773
Fire Alarm 1 Is 12,000.00 12,000
Emergency Generator&Transfer Switch 1 _ Is 75,000.00 75,000
Telecom cabling&equipment 1 Is 20,000.00 20,000
Network Backbone existing
CCTV _ Not Included
Lightning Protection Not Included
17 Misc. 0 $ .
SUBTOTAL I
SUBBTOTAL 2,411,183 $ 12.19
Contingency(on Divs 2 thru 17) 0.0800 186,655
Insurance Insurance 0.0070 19,491
Overhead/Profit OH/P 0.0600 167,063
SUBTOTAL SUBTOTAL 2,784,391 $ 14.08
TOTAL 2,784,391 $ 14.08
Range of Costs 5%above&below 2,645,171.85 TO 2,923,611
Soft Costs(design,permitting,FF&E,Contingency) 18% 3,121,302.78 TO 3,449,861
'j Estimate of Probable Construction Costs
1/20/2012
I 0 kC. 4:10 PM
Al lllf c'.fS / FNGINFF RS. INC.
I.ar„r"y. I I .t".tf. I I :l tUL
IHARBORVIEW CENTER REHABILITATION Project Specifics: 1st Floor General Office Build Out
Units
Building Size GSF 197808.00
I 300 Cleveland Street,Clearwater,Florida 33755 First Floor 59109.00
Second Floor 79305.00
Third Floor 56690.00
Penthouse 2704.00
I Roof Area GSF 57807.00
Property Size Acres 0.00
Parking Area Sf 0.00
CSI DIVISION COST
I SECTION DESCRIPTION QUANTITY UNITS UNIT PRICE TOTAL TOTAL PSF
1 GENERAL REQUIREMENTS 160,000 $ 0.81
General Conditions 4 MOS 40,000.00 160,000
2 SITEWORK(Selective Demolition) 0 $ -
I 3 CONCRETE 0 $
4 MASONRY 0 $
-
5 STEEL 0 $
-
6 WOOD&PLASTIC 0 $ -
1 7 _THERMAL&MOISTURE 0 $
8 DOORS/WINDOWS 0 $ -
-
9 FINISHES 2,449,170 $ 12.38
1st Floor General Tenant Office Build Out 45,355 sf 54.00 2,449,170
1 Level 2 Alterations per FBC -
10 SPECIALTIES incl above 0 $
11 EQUIPMENT incl above 0 $
12 FURNISHINGS _ incl above 0 $ -
13 SPECIAL CONSTRUCTION incl above 0 $
I 14 ELEVATORS incl above 0 $
15 MECHANICAL incl above 0 $
16 ELECTRICAL incl above 0 $ -
17 Misc. incl above 0 $ -
SUBTOTAL incl above 2,609,170 $ 13.19
Contingency(on Divs 2 thru 17) 0.0800 195,934
Insurance Insurance 0.0070 21,046
I Overhead/Profit 0.0600 180,393
SUBTOTAL SUBTOTAL 3,006,542 $ 15.20
TOTAL 3,006,542 I $ 15.20
URange of Costs 5%above& below 2,856,214.81 TO 3,156,869
Soft Costs(design,permitting, FF&E,Contingency) 18% 3,370,333.48 TO 3,725,105
I
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I
Estimate of Probable Construction Costs I
1/20/2012
4:10 PM I
AR( I lilt<-.TS / I NCGINF:F-RS. INC
I<a r„r>c, t I `.4 4 4". 1 1 l.t()",
HARBORVIEW CENTER REHABILITATION Project Specifics:3rd Floor Core&Shell Rehabilitation Only III
Units
Building Size GSF 197808.00
300 Cleveland Street,Clearwater,Florida 33755 First Floor 59109.00 I
Second Floor 79305.00
Third Floor 56690.00
Penthouse 2704.00
Roof Area GSF 57807.00 I
Property Size Acres 0.00
Parking Area Sf 0.00
CSI DIVISION COST
SECTION DESCRIPTION QUANTITY UNITS UNIT PRICE TOTAL TOTAL PSF
1 GENERAL REQUIREMENTS 78,000 $ 0.39
General Conditions _ 3 MOS 26,000.00 78,000
2 SITEWORK(Selective Demolition) 381,554 $ 1.93
Selective Demo within Building 54,762 sf 3.85 210,834
Floor Cutting for plumbing
1.__ 1 Is 2,000.00 2,000
Exterior Site repairs,tile,handrails,etc. 1 Is 20,000.00 20,000
Penthouse Cleaning/Demo Equipment 2,704 sf 55.00 148,720
3 CONCRETE 3,000 $ 0.02 I
Floor patching for plumbing 1 Is 3,000.00 3,000
4 MASONRY 0 $ -
5 STEEL 15,200 $ 0.08
Refurbish repair 4 Steel Exit Stairways&Paint 4 ea 3,800.00 15,200
6 WOOD&PLASTIC 0 $ -
7 THERMAL&MOISTURE 751,491 $ 3.80
Re-Roof building to 1/4"/FT w/Tapered ISO and 2 57,807 sf 13.00 751,491
Ply Modified Bitumen Gravel Cap Sheet Roof
System on Existing Metal Deck System
8 DOORS/WINDOWS 0 $ -
9 FINISHES 428,551 $ 2.17
Refurbish Full Atrium Interior Finishes 2,870 sf 14.00 40,180
Fireproofing Patch&repair&UL 1 Is 25,000.00 25,000
Parking Deck Power Wash,Cleaning,Seal cracks 22,410 sf 7.10 159,111
with Traffic Sealant,Tremco Traffic Coating 345 for
sealing of building
Exterior Building Skin,Joint&Crack Sealants 32,600 sf 1.15 37,490
Exterior Painting throughout 32,600 sf 3.95 128,770
Miscellaneous Exterior Floor Tile Replacement 1 Is 20,000.00 20,000
Exterior Building Expansion Joint Replacement 1 Is 18,000.00 18,000
10 SPECIALTIES 0 $ -
11 EQUIPMENT 0 $ -
12 FURNISHINGS 0 $ -
13 SPECIAL CONSTRUCTION 0 $ -
14 ELEVATORS 85,500 $ 0.43
1 Service&1 Passenger Elevator to remain as-is 1 ea 0.00 0
Atrium elevator in service 1 ea 4,500.00 4,500
Service Contract per year($25,000) 3 yrs 25,000.00 75,000
Refurbish 4 Escalators 4 ea 1,500.00 6,000
15 MECHANICAL 646,903 $ 3.27
PLUMBING(Remodel Existing Toilets into service) 1,928 sf 182.00 350,896
FIRE SPRINKLERS(tie back&operational) 56,690 sf 0.30 17,007
Pumps&Controls 1 Is 17,000.00 17,000
HVAC 250 Ton Chiller 1` Is 180,000.00 180,000
Boiler 1 Is 25,000.00 25,000
Building Controls 1 Is 45,000.00 45,000
Test&Balance 1 Is 12,000.00 12,000
16 ELECTRICAL 248,725 $ 1.26 in
Electrical(power&lighting) 56,690 sf 2.50 141,725
Fire Alarm 1 Is 12,000.00 12,000
Emergency Generator&Transfer Switch 1 Is 75,000.00 75,000
Telecom cabling&equipment 1 Is 20,000.00 20,000
Network Backbone existing
Estimate of Probable Construction Costs
1/20/2012/20/2012
MO A 4:10 PM
A (:iIft (.fS / I E
NGINERS. INC.
M.Jrrlr.Illam, Av
I.Irirr>(1, 1 1 _i cif. 11 l:it)L
CCTV Not Included
Lightning Protection Not Included
17 Misc. 0 $
SUBTOTAL 2,553,424 $ 12.91
Contingency(on Divs 2 thru 17) _ 0.0800 198,034
Insurance Insurance 0.0070 20,643
Overhead/Profit OH/P 0.0600 176,943
' SUBTOTAL
TOTAL SUBTOTAL 2,949,044 $ 14.91
2,949,044 $ 14.91
Range of Costs 5%above&below 2,801,591.34 TO 3,096,496
Soft Costs(design,permitting, FF&E,Contingency) 18% 3,305,877.78 TO 3,653,865
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Estimate of Probable Construction Costs 1
1/20/2012/20/2012
O 4:10 PM I
ARCHITECTS / ENGINEERS, INC.
4525 S. Manhattan Avenue
Tompo, Ft 3361 1 -2305
HARBORVIEW CENTER REHABILITATION Project Specifics:3rd Floor General Office Build Out
Units
Building Size GSF 197808.00 I
300 Cleveland Street,Clearwater,Florida 33755 First Floor 59109.00
Second Floor 79305.00
Third Floor 56690.00
Penthouse 2704.00
Roof Area GSF 57807.00
Property Size Acres 0.00
Parking Area Sf 0.00 i
CSI DIVISION COST
SECTION DESCRIPTION QUANTITY UNITS UNIT PRICE TOTAL TOTAL PSF
1 GENERAL REQUIREMENTS 160,000 $ 0.81
General Conditions 4 MOS 40,000.00 160,000
2 SITEWORK(Selective Demolition) 0 $ -
3 CONCRETE 0 $ _
4 MASONRY 0 $ _
5 STEEL $ 54.00
6 WOOD&PLASTIC 0 $ -
7 THERMAL&MOISTURE 0 $ -
8 DOORS/WINDOWS 0 $ -
9 FINISHES 2,957,148 $ -
3rd Floor General Tenant Office Build Out 54,762 sf 54.00 2,957,148
Level 2 Alterations per FBC Div 2 thru 16
10 SPECIALTIES incl above 0 $ -
11 EQUIPMENT incl above 0 $ -
12 FURNISHINGS incl above 0 $ - I
13 SPECIAL CONSTRUCTION incl above 0 $ -
14 ELEVATORS incl above 0 $ -
15 MECHANICAL incl above 0 $ -
16 ELECTRICAL incl above 0 $ -
17 Misc. incl above 0 $ -
SUBTOTAL 3,117,148 $ 15.76
Contingency(on Divs 2 thru 17) 0.0800 236,572
Insurance Insurance 0.0070 25,162
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Overhead/Profit SOH/P 0.0600 215,673
SUBTOTAL SUBTOTAL 3,594,555 $ 18.17
TOTAL I 3,594,555 $ 18.17 I
Range of Costs 5%above& below 3,414,827.28 TO 3,774,283
Soft Costs (design,permitting,FF&E,Contingency) 18% 4,029,496.19 TO 4,453,654
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Estimate of Probable Construction Costs
1/20/2012/20/2012
o 4:10 PM
ARC-I tIE('.I' / INGINFFRS. INC.
1.3ri,r>c3. I I .4 3e. I I ?.-3t)!,
I HARBORVIEW CENTER REHABILITATION Project Specifics: 1st&3rd Floor Core&Shell Rehabilitation Only
Units
Building Size GSF 197808.00
I 300 Cleveland Street,Clearwater,Florida 33755 First Floor 59109.00
Second Floor 79305.00
Third Floor 56690.00
Penthouse 2704.00
I Roof Area GSF 57807.00
Property Size Acres 0.00
Parking Area Sf 0.00
CSI DIVISION COST
I SECTION DESCRIPTION QUANTITY UNITS UNIT PRICE TOTAL TOTAL PSF
1 GENERAL REQUIREMENTS 104,000 $ 0.53
General Conditions 4 MOS 26,000.00 104,000
2 SITEWORK(Selective Demolition) incl below $ -
I 3 CONCRETE incl below $ -
4 MASONRY incl below $
-
5 STEEL incl below $
-
6 WOOD&PLASTIC incl below $ -
I 7 THERMAL&MOISTURE incl below $
8 DOORS/WINDOWS incl below $
-
9 FINISHES incl below $
-
10 SPECIALTIES incl below $ -
11 EQUIPMENT incl below $ -
12 FURNISHINGS incl below $
13 SPECIAL CONSTRUCTION incl below $
14 ELEVATORS incl below $ -
II 15 MECHANICAL incl below $ -
16 ELECTRICAL incl below $
-
17 MISC Div 2 thru 16 3,322,311 $ 16.80
1st Floor C&S Sub Total 2,496,683
I 3rd Floor C&S Sub Total* 825,628
*NOTE:requires both floors together 0
SUBTOTAL 3,426,311 $ 17.32
Contingency(on Divs 2 thru 17) 0.0800 265,785
I Insurance _ Insurance 0.0070 27,701
Overhead/Profit OH/P 0.0600 237,434
SUBTOTAL SUBTOTAL 3,957,230 $ 20.01
TOTAL I 3,957,230 I $ 20.01
IRange of Costs 5%above&below 3,759,368.34 TO 4,155,091
Soft Costs (design,permitting, FF&E,Contingency) 18% 4,436,054.65 TO 4,903,008
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E. CONCLUSIONS I
1. Condition of Use I
Generally we find that the building is typical of a multi-use tenant facility that is over 40 years old. The
building shows typical signs of wear and use along with numerous tenant changes and design changes
over the years. The most significant difference in this facility is the fact that it was slated for demolition and
portions of the First and Third Floors were removed selectively which has both abandoned systems and
made the building inoperable in its current state. Significant costs appear to be needed in order to put the
building back into service and those elements will have to meet the current code requirements for such new
work. There also appears to be a reasonable amount of deferred maintenance costs required to support 1
this building for the suggested life span of ten years. The Roof appears original with numerous equipment
changes and has outlived its useful life span. For any new work inside to be considered viable for at least ,
10 years, we would recommend a new Roof system, properly sloped to drains and insulated to protect the
occupants and investment within. The exterior of the facility is in relatively good shape but needs I
maintenance on the building expansion joints and waterproofing. Various cracks and joints need
replacement and we would recommend this scope of work with the Roof work accordingly. The Parking
Deck is the most tenuous space and has not been used for vehicle parking in quite some time due to
deflection and leaks. We would recommend a detailed study and load analysis be performed prior to
placing the Parking Deck back into service to determine the specifics of the significant cracking and
deflection that is occurring and to recommend an appropriate construction solution. This detailed analysis
was beyond the scope of this report at this time. We would recommend that the Parking Deck be cleaned
and sealed to be made watertight and protect the inhabitants and investment in the occupied space below
accordingly, and as a minimum. In conclusion, each of the floors has the capacity to be put back into
service, but will require an investment to do so. We have illustrated those costs accordingly. We have
presumed a Level 2 Alteration in accordance with the Florida Building Code to use the existing building
conditions as much as possible. It should be recognized that this building does not meet the current Florida
Building Code requirements for components and cladding and the wind speed criteria based on its location
on the bluff and adjacent waterway. A level 3 Alteration or any new work, would be required to meet the
FBC requirements for wind speed, wind borne debris area and components and cladding accordingly. We
anticipated the same interior loading and use that the building was originally designed for and we have not
included any costs to increase or improve those loads. I
201165 46 01/18/12
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2. Opinion of Probable Costs
1
The Costs provided are suggested as a range of costs required to put the building back into usable service
tfor general tenant use. We recommend a detailed study of the Parking Deck and Parking Deck structure
before the deck is placed into service for vehicular use. We further recommend that the building have
items of deferred maintenance corrected and replaced, as the Core & Shell portions of the work are done,
to provide for a complete building envelope and a watertight structure, presuming a 10 year minimum life
cycle. This includes the Roof, the Parking Deck traffic coating, and the exterior sealants and flashing work
along with the emergency backup generator. For the tenant build out space, we presumed a median cost
per square foot, based on a typical office type use with a minimum of 30% offices and utilizing all of the
available fixed functions such as the elevators and public toilet locations. We used a cost of$54/SF, while
actual tenant costs will vary widely depending on use. A simple build out of open space may only run
$25/SF or a more complex office environment may run $75/SF. Therefore, we based our costs as stated
above for the general Tampa Bay region in 2012. For a greater degree of accuracy in estimating, specific
tenant use needs to be determined along with a project scope.
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201165 47 01/18/12