HomeMy WebLinkAboutWK February 23, 1995
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CITY of ANDOVER
Spec~al City Council Workshop
February 23. 1995
1.
Cail
. .
to Order
7:00 p.m.
2. New City Hall Discussion
3. Adjournment
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E~CI~EER1""'C
Mr. Dick Fursman
City of Andover
1685 Crosstown Blvd. NW
Andover, MN 55304-2612
RE: Existing Building Evaluation
ANDOVER CITY HALL
ANDOVER, MN
Dear Mr. Fursman,
'\
As requested we have visited the site on November 4th, 1994. The purpose of this site observation
was to review existing building systems where readily accessible and determine the
appropriateness of the existing building for future use. Our review consists of a visual walkthrough
of the structure in the absence of any detailed architectural or engineering plans that might identify
the various electrical, structural, and mechanical systems.
The existing building consists of a pre-engineered metal shell structure with a standing seam metal
roof and an insulated metal skin at the perimeter wall system. Although the original manufacturer
of the building was Identified as Stran Steel Building Systems, no shop drawings for the original
building were obtained. This review will identify areas of concern that might preclude the future
use of the City In making modifications to the building that would facilitate it's continued use for
housing the office needs of the City of Andover. Our report will identify various architectural,
mechanical, electrical, and structural needs that might add significant cost to the reuse of the
building.
The following items have been identified:
ARCHITECTURAL
1. The existing corridors are inadequately sized to facilitate the reuse of the building
according to the present code. The problem of inadequate corridor width has
been amplified by the fact that there is an extreme lack of designated filing area.
Many of the corridors within the existing building are presently acting as overload
filing areas, creating an exit width hazard. .
2. Although no quantitative analysis has been performed, it is doubtful that the
existing building would meet the current requirements of the new energy code.
Insulation areas within the roof and wall systems provide inadequate resistance to
heat loss.
B 0 r\ R\1 .-\ N K ROO 5 P F 1ST ERR U DIN 8.: .-\ 5 5 0 C I t\ T E 5
.:.2~ '(nth St'~();-'il! :-I!rl'!::'!. ;\\ln~l',lpol!~\\tnnl'''oL... ~i-1.l)i . PhOf:F' f);~-~3<J.3:-,:)~. ~,l\ 1)~.!-~)'I-h21~
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3. The present structure does not contain any type of fire suppression and it has not
been determined whether the additional office space required would necessitate
bringing the original building up to code.
4. Considerable staining and corrosion of the exterior wall panel system presently
occurs in the area of landscaping around the perimeter of the building. Additional
signs of corrosion of the metal roof deck system were observed in the existing
mechanical room at the interior of the building. In order to reuse the existing
structure the amount of deterioration due to corrosion would have to be
quantitatively determined and some amount of replacement metal cladding may
have to be budgeted if the building is intended to be reused.
MECHANICAL
1. With the existing ceiling grid and plaster ceiling in place, no determination can be
made on the possible reuse of the air distribution system occurring above the
ceiling. Our experience with similar structures would indicate that substantial
areas of the existing air distribution system would have to be modified for the
intended reuse of the building.
2. As indicated above, substantial amounts of corrosion have occurred in the
existing mechanical room which in our opinion is inadequately sized to support
the future modifications of the original building.
ELECTRICAL
1. Although a quantitative determination of the existing power distribution and
lighting system has not been performed as part of this report, the age of the
present building indicates that a total upgrade of the electrical distribution system
may be required for the change of use of the existing building.
2. With the growing dependence on computers and complex communication
systems, and the need for the City Hall to maintain essential services for the
community in the event of an emergency, substantial upgrades in the
communication and data cabling systems would have to be installed.
3. Existing lighting within the building would have to be substantially modified or
replaced to meet present energy guidelines.
STRUCTURAL
1. With the exception of the corrosion of the metal cladding indicated above, no
signs of serious differential settlement or structural deterioration were observed at
the time of our site review. With the majority of the structural framing concealed
from view, we are unable to make a determination as to the adequateness of the
existing structural members. We should note however, that we have no reason to
assume that this building does not conform with the snowload and windload
requirements of the present building code.
2. We should note, that in the case of a pre-engineered metal building attempts to
modify roof and wall systems to provide additional ceiling for ductwork or
electrical distribution systems are extremely difficult.
As indicated above, although the original building may be structurally adequate for reuse, the
substantial cost associated with upgrades for the mechanical and electrical systems may make it ..
cost prohibitive to reuse this building for office space. A final determination of the appropriateness
of the existing duct distribution system for mechanical would not be able to be performed without
some demolition to expose the original duct arrangement within the building. For purposes of
identifying the City's needs it is our opinion that to rely on the existing space within this building for
future use, the City would be prudent to apply a cost for new mechanical and electrical systems as
though it was a new structure. On top of these costs for a full replacement of these systems, the
Owner should add the cost of a new fire suppression system and emergency lighting provisions.
No determination can be made at this point regarding the amount of demolition of interior
partitions since the final program has not yet been determined. We would also recommend a
quantitative structural review of the building following some interior demolition to determine
conclusively that existing structural members are adequately sized for the intended reuse. If there
are any questions regarding the content of this letter please do not hesitate to contact our office.
Sincerely,
BOARMAN KR7~ASSOCIATES
~.PE
Senior Structural Engineer
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CITY of ANDOVER
J
1685 CROSSTOWN BOULEVARD NW. . ANDOVER, MINNESOTA 55304 . (612) 7S5-5100
NEW CITY HALL COMMITTEE MINUTES
JUNE 21, 1994
6:00 PM
Members present: Councilmember Larry Dalien
Councilmember Marjorie Perry
Staff present: City Administrator Richard Fursman, Finance
Director Daryl Sulander, Planning Director Dave
Carlberg, Finance Specialist Consultant Robert
Thistle
Mr. Fursman provided an agenda and worksheet.
The first item on the worksheet was Establishing Financing
Options. Mr. Fursman introduced Bob Thistle and asked that he
explain financing options for city hall. Some of the options
which were discussed included the following:
1. Setting money aside and waiting until such time that cash
could be paid for the building.
2. Go for a levy referendum with the public to build a city
hall.
3. Have the Economic Development Authority finance a city hall
and then lease it to the City using an annual appropriation
lease.
Considering the immediate and dire need for additional
space for staff, the discussion centered on the most likely and
least complicated financing option.
Bob Thistle indicated at the meeting that the lease option is
common place and has been used effectively to create public
facilities.
City hall would be constructed with the use of the funds generated
by the sale of the certificates of participation and then the
building would be lease to the City for a pre-determined number of
years. At the end of the lease the building is purchased by the
City for $1.00 from the Economic Development Authority.
Councilmember Perry indicated that a line of communication with
the public as to the City's intentions would have to be maintained.
Councilmember Perry then indicated that any other discussion
regarding the new city hall would be premature if the City Council
did not concur with a financing option.
Councilmembers Dalien and Perry recommended with Staff that the
full Council establish the Economic Development Authority as
a financing agent for the proposed city hall.
M:i7~~g/was adjourned.
~ Fursman
Recording Secretary
g:\office\andover
CITY OF ANDOVER
CITY HALL NEEDS
ASSESSMENT STUDY
PRELIMINARY CONCEPTUAL BUDGET
1. SITE ACQUISITION & DOCUMENTATION COSTS
Land Acquisition
Survey
Soils Testing
CITY OWNED PARCEL
$4,000
$3,500
2. CONSTRUCTION IMPLEMENTATION COSTS
New Building Construction 20,000 SF @$80 SF
Unfinished Basement 10,000 SF @$30-45 SF
Site Development
Landscaping
Furniture & Equipment
Project Contingency
Professional AlE Fees @7%
Special Testing Allowance
$1,600,000
$300,000
$200,000
$25,000
$250,000
$200,000
$145,000
$10,000
3.
. .'$2.730,000
UNKNOWN
$15,000
XQ'_Mlgiililf~t[ili\fn\1@1~~HtmM~W;~~~1~j~11ltMlmr~1j~jt~1~liflrlfrll?f.tl~f~;l;[~~~~;j;*;[~
$2,752,500
Note: This document is not intended as a cost estimate but rather a concentual budget
to assist the Staff and City Council in identifying total potential project costs. The amounts
indicated are approximate based on average costs for City Halls.
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