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Home My WebLink About06092020 JLH Presentation - Follow Up to 200608 CC Meeting a lisp VA ----------------------------------------- G i e w y . � 4 Quick History ■ 1925 Jewel Guard & Goode Hall built ■ 1936 Balto Building and arcades built ■ 1964 Earthquake damaged the building — Building Vacant since this time. — Goode Hall demolished ■ Various owners and proposed development of the building over the years—none have come to fruition likely due to cost. 1995 & 1999 Engineer reviews questioned feasibility of rehabilitation ■ Some recent work (2010) has been done to shore-up/stabilize the building. it Ilil(](i(�Ifi(fil��lGl(,QGlrl�li(i�iafialf,G��(li��fi(Glfil( � ��i ��1�4'�RV.�ll W'14' 1tR114'(RV.4V19'14't0V.4llV. 4' 9'14'V V R&M CONSULTANTS, INC. Scope of Step 1 ■ Review previous reports (where available) ■ Hazardous Materials Evaluation ■ Structural Engineer Evaluation (for safety) ,,Utilize State Grant to remove hazmat Consider both approaches REFURBISH or DEMOLISH R&M CONSULTANTS, INC. Dackgro nd Research ■ Talk of Rehabilitation/Concepts for many decades ■ 2003 Historic Structure Report (ECl/Hyer, Inc.) — Condition Survey and Assessment for Rehab ($8.3M) — Recommended short-term stabilization efforts ■ 2011 White Environmental Asbestos & Lead Inspection ■ Feb. 2011 Schneider & Associates Shoring Report — Recommendations of immediate shoring of dangerous or imminent structural failure ■ July 2011 Schneider & Associates Structural Engineering Assessment — Reviewed In-progress shoring efforts — Recommend repairs to bring to min. code for occupancy ($12.8M): ■ Ranged from foundation repairs, to infill stud framing, full plywood floor overlay, and full roof replacement, replacing stairs, etc.— ■ 2013 Schneider & Associates: Rehabilitation Design (65%1 k1ko V R&M CONSULTANTS, INC. Hazardous Materials Assessment EHS-Alaska, Inc. ■ Inspection of hazmat that may be disturbed during rehabilitation or demolition. — Asbestos & Lead — Took samples to supplement 2011 White Enviro. — Also assume mercury in any lights or switches. 1 V R&M CONSULTANTS, INC. lab M Remove prior Remove prior Rehab? to D- • Pipe insulation Yes Yes Tank insulation in boiler room Yes Yes gxg floor tiles Yes Yes Window glazing No Yes Boiler gaskets & Sealants No No (remove w/ boiler) Flange gaskets and valve packings on No Yes mechanical equipment Fiberboard ceilings (Balto Bldg) No Yes Hardboard stair tread (Arcade to Jewel Bldg) No Yes Tar paper flooring underlayment No Yes Grit surfaced roll roofing patching tars No Yes 7 • • indicates it may be IL place during demolition of building s " p • A: I; d : bib Photo 33: Balto Kitchen,asbestos tar paper under plywood subfloor. law TCrawlspace r a� Photo 36: Balto dining area.note dam tied vinyl asbestos floor the 44: West Arcade to Jewel Guard,damaged pipe insulation in soil a. > a x n Photo 46: East Arcade to Goode Hall,damaged pipe insulation in soil,concrete rubble Photo 2T Basement Jewel Guard,damaged asbestos pipe insulation ern r, Q 2020.02. 13 12 tiOtn 22 Basement Jewel Guard,damaged asbestos pipe insulation in soil. Photo 4'3 Balto,Vilest Stair,with damaged asbestos pipe insulation,hatch to west Arcade to Jewel Guard. Hazardous Materials Assessment EHS-Alaska, Inc. Remove priorto Remove prior Rehab? Metallic Lead in Demo? Waste . vent - - and flashings (incl. • • flashing) Ceramic glazing No No All painted surfaces (window frames, Disturbance requires trained personnel, exterior stucco, etc.) regulations are performance based. Testing of demolition debris is required (for both - • or - • Ek *A TCLP test of the waste stream(s) produced by the Contra' are required to be performed to determine if those wastes will be hazardous or non-hazardous. If results are hazardous then special handing/disposal is required. 1 R&M CONSULTANTS, INC. structural Assessment ■ Subcontractor Schneider Engineers was asked to update their 2011 assessments. ■ Identify dangerous conditions & make recommendations regarding repairs for safe access for Hazmat abatement prior to demo or rehab activities. R&M CONSULTANTS, INC. Structural Assessment-Results ■ As expected—more degradation since 2011 ■ Wall collapse at several locations ■ Floor collapse/partial collapse at several locations ■ Roof system: broken rafters, severely deflected members, and fully or partially collapsed sections. ■ Areas of compromised beam and post systems (rotten materials or poor construction) ■ Concrete foundations: locations with severe spalling/cracking, general weather degradation. Also some structural wood embedded in concrete is rotte n. ■ 2011 Shoring Recommendations — Partially executed — Good shoring and completely repaired flooring in several locations — Some shoring not properly constructed—unbraced, insufficient load paths, set on compromised flooring systems, :etc. Shoring needed for safe access for abatement. Must be designed and constructed in co• • - V R&M CONSULTANTS, INC. , • , - - nt contractor. a y � e , r � - h x� t 1 , ... - a, 4 Wall collapse examples It s . I P �" , M" + ty Figure 4: Area of Boiler Room Wall, where Collapse Occurred and Remainder was Demolished. Exterior'Nall Collapse and Chimney Above Boiler Room. If Access to this Area is R Add Temporary Shoring to Chimney. *Tote 1" 4 wzy a v "wn r' Y 1 " la Figure 9: Floor Call: �- a_ loor-Rotten from Exposure. Provide Temporary Shoring Below, Replace o Rotten Joists and Overlay with Sheathing as Necessary'*Hate 1«« ' 1 0; A s�' Figure 16:Roof Rotten,Previously Temporary Cover Attached,With Additional Degradation and R.a CONSULTANTS, Rot at Surround.Not Issue for Access to Abate. a �P \ r Figure 24:Collapsed Stairs and Surrounding Structure in Pocr Condition.**Note 1** Figure 33:Wood Studs Embedded in Concrete/Mortar,Rotten atop Concrete Wall.Floor May Need Replace with Temporary Stair for Abatement Purposes if Required.Overlay Sheathing As Necessar Sheathing Overlay for Abatement Purposes 7fGah t' g li ig Figure 31:Column Rotten at Floor Intercept.Surrounding Floor Also Rotten.Temporary Wood Shoring Similar in Size is Required to Bring Conditions to Safe Entry Condition.**Mote I** \A 4 «.±■. � z � < ^ \ � y . . .\ : » =d ■ �� . % � ^ � . f Figure 41: Newly Established Flooring and Joist System, Good Constr Figure 38: Newly Established Bracing edReinforcing Systems with Tension Ties. Good CONSULTANTS, Construction Practices 0Eerd. N y � 7 IY Figure 6: Area Exhibits Paths Established to Foun Degradation and Lack of W fa ^° Abatement Reps Figure 5:Unbraced Shoring.Add Diagonal Bracing to Shoring. d Summary/ ■ Considerable further deterioration since zo11. ■ No entry except qualified licensed professionals. ■ Asbestos & Lead are present. — Some must be removed prior to demolition and/or renovation of the building. — Some may remain if the building is demolished, and may be disposed with demolition debris. ■ Prior to hazmat abatement, a new temporary shoring design should be completed — Specific to the abatement plan — Conducted by a licensed structural engineer ■ Hazmat abatement approach may be different depending on whether the building is to be refurbished or demolished. V R&M CONSULTANTS, INC. ")udgetary Estimates "inROM Estimate ROM Estimate Refurbish (zoz�) Demolish (zoz�) Shoring • r Hazmat Removal $0.2M • TotalAbatement • 6M to Building Demolition • Building Refurbish • code, not • • Project: • i to Note: Estimates do not include any fuel or other unknown contamination on property. Notes: 1. Wayne Schmidt, Alaska Abatement Corporation (907) 563-0088 2. Nate Simms, Alaska Demolition (907) 274-DEMO 3. Based on 2011 Estimate plus 7% peryearto 2021 (escalation/inflation) 4. If Refurbish is not to begin soon, should invest in additional short " w the structure until a later date not included V R&M CONSULTANTS, INC. - PAMJ Recommendations for Hazmat Abatement (Step 2) ■ City to decide: Rehabilitate or Demolish? — Select abatement approach that coincides with future fate of the buildings. ■ RFP for abatement & demo (using grant $$). — If rehabilitation: ■ Abatement will be more expensive, conducted in advance of construction. ■ Most of cost is due to difficult access to asbestos and cost of disposal. ■ Should include additional shoring (design and construction) for long-term stabilization of the structure until rehabilitation work is started. — If demolition: ■ Can likely achieve both demolition and abatement <$1M. ■ Costto rebuild newstructureon site, similartoJLH is likelyll of refurbishing the existing structures. V R&M CONSULTANTS, INC. Questions/Discussion -° �N 17, 1 5 - 1 ' R&M CONSULTANTS, INC.