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HomeMy WebLinkAboutAgenda 11-19-19 Item 6-a - Link Government Services Center Remediation Project Options for Consideration 1 ORANGE COUNTY BOARD OF COMMISSIONERS ACTION AGENDA ITEM ABSTRACT Meeting Date: November 19, 2019 Action Agenda Item No. 6-a SUBJECT: Link Government Services Center Remediation Project Options for Consideration DEPARTMENT: County Manager/Asset Management Services ATTACHMENT(S): INFORMATION CONTACT: Presentation by Boomerang Design Travis Myren, 919-245-2308 Steve Arndt, 919-245-2658 PURPOSE: To discuss options and provide direction to staff on the next steps for the Link Government Services Center Remediation Project. BACKGROUND: The Link Government Services Center has experienced long term water infiltration into the building envelope. A remediation project has been planned, and the project has been let for bid twice. On October 20, 2019, moderate rainfall occurred at the Link Center and resulted in visible quantities of water penetrating the interior of the building. During this same time, indoor air quality tests began to indicate higher levels biological contaminants compared to identical tests taken throughout the prior year. These changing conditions warranted a root cause analysis to confirm that the scope of the remediation project would correct the deficiencies that were allowing the additional water penetration. On October 24, 2019, Boomerang Design performed a series of investigative demolition cuts into the building's cavity wall. According to the architect's report, these cuts revealed, "...a critical element of the building envelope, the continuous sheathing, was in fact, not continuous." The architect and engineer further reported that, "The breaches were irregular enough to confidently say that a contractor would not be able to find all breaches and seal them to prevent future water intrusion without removing all of the brick and cast stone." The scope of the current remediation project that was bid on September 5th and September 25th does not include this additional scope of work which would add approximately $2 million to the projected cost of the project and would add months to the project duration. These additional costs and timing may warrant an examination of alternatives for administrative office space. 2 As the remediation project proceeds or alternatives are explored, the current Link Building occupants have been relocated to alternative office spaces based on the recommendations of occupational health professionals. Funding for this relocation was approved on November 7. Building occupants are scheduled to move to temporary office spaces on November 21 and 22. The intermediate budget for relocation included funds to renovate the temporary office spaces to accommodate a long term relocation. During the meeting, Boomerang Design will be provide a presentation (attached) that explains the current conditions of the Link Building and the work necessary for a comprehensive remediation. The architect is recommending expanding the scope of the remediation project to remove the exterior brick and provide continuous sheathing and waterproof the building. Under this scenario, the aging mechanical and electrical systems would also be replaced to meet current building codes, efficiency goals and standards, and to ensure building longevity and resilience in the future. The total estimated cost of pursuing this comprehensive remediation is $8.1 million. Following the presentation, the Board can discuss options for next steps and provide direction to staff. These options include but may not be limited to the following: 1. Authorize staff to proceed with a more comprehensive facility planning effort. The Northern Campus Project will be completed in the spring of 2021. As a result, the site of the current Detention Center and the site of the current Environment and Agricultural Center will be available. As these sites are vacated, the County will need to plan for their future and could use this opportunity to evaluate future facility needs in that context including the disposition of the Link Government Services Center. 2. Amend the FY2019-20 Capital Budget and proceed with the remediation project; 3. Include funding in the FY2020-21 Capital Budget to proceed with the remediation project in July 2020 in order to evaluate it against other capital requests. FINANCIAL IMPACT: The financial impact of this project is dependent on the option(s) chosen by the Board. SOCIAL JUSTICE IMPACT: The following Orange County Social Justice Goals are applicable to this item: • GOAL: ESTABLISH SUSTAINABLE AND EQUITABLE LAND-USE AND ENVIRONMENTAL POLICIES The fair treatment and meaningful involvement of people of all races, cultures, incomes and educational levels with respect to the development and enforcement of environmental laws, regulations, policies, and decisions. Fair treatment means that no group of people should bear a disproportionate share of the negative environmental consequences resulting from industrial, governmental and commercial operations or policies. • GOAL: ENABLE FULL CIVIC PARTICIPATION Ensure that Orange County residents are able to engage government through voting and volunteering by eliminating disparities in participation and barriers to participation. ENVIRONMENTAL IMPACT: The following Orange County Environmental Responsibility Goal impacts are applicable to this item: 0 ENERGY EFFICIENCY AND WASTE REDUCTION 3 Initiate policies and programs that: 1) conserve energy; 2) reduce resource consumption; 3) increase the use of recycled and renewable resources; and 4) minimize waste stream impacts on the environment. RECOMMENDATION(S): The Manager recommends that the Board discuss options and provide direction to staff on the next steps for the Link Government Services Center Remediation Project. 4 ORANGE JOHN LINK GOVERNMENT SERVICES CENTER REMEDIATION COUNTY W)R'f H CARO LI NA i boomerang D E 5 1 G N re[♦rinR,repufpese,fesuln 5 EXISTING BUILDING Presentation Contents BID SCOPE AND ADDED SCOPE RECENT ISSUES AND NEW RECOMMENDATIONS WEIGHING COST OF REMEDIATION VS NEW MASONRY VENEER WALL - - ' CAST STONE & BANDING - - - ir fill' _ — ma = _ y . _. .—._._._._.—IN M. IEEE = MASONRY WALL s'■split"solo � �rrillfslyr _ - EXISTING BUILDING DESIGN/COMPONENTS II 'i ��+� �s� I® anal Ih�� ——.— ��II ■I: Il,�f I��i�.. �:...� _. nJI II--=-- gill o !!I!I'llll In I li I� o, ��� .1 on 'I'a� ill I�I®I��I� �N�����i!! � � .. •Qi�-... � _ 1�1�1@RIIl�� li�i ��17r'" 7IDQ �= L� LM— IsvllVl I ��lll�• __ _;__© t7 _I ,��� ',I��� •�ik�l �I �I���f � �I--— ® fl© . ��hi � ® I ���� . � .����'EO��nil iME �IRS IC I` I II .�.� i ■Irlllr3 7JI � nll illy , grill m !!I �r�' ■k ���� I � �il/ . I�l o — nl��l �nl■I Irr— - i__■ni . �Iaml i i •- j iw s r! . 1 \ LINTELS EL RUSTED TED :. I WEEPS SEALED 11,\` ROOF FLASHING FAILURE , 4 CAST CAP PLUGS y,. RUSTE DECK FLAS�I NorcONTINUOUS`� - + , :�-- •�' r� :�':{e STAINS D YWALL 10 Initial Investigation and Scope of Remediation — BID SET I NITIAL SCOPE LINTELS, WINDOWS, CAST BANDING, DRYWALL, ADA, NEW FINISHES, LIGHTENING PROTECTION, EXTERIOR STAIR CONTINUITY, LANDSCAPING, MINOR REGRADING, PATIOS ADDED SCOPE REPLACE ROOFS, REPAIR WASHOUT AT LOBBY REASONING UPON INVESTIGATIVE DEMOLITION, BREECHES IN WALL DID NOT REVEAL THEMSELVES AS WORK WAS LIMITED TO AREAS WHERE WATER STAINS WERE KNOWN; INVESTIGATION WAS DURING DROUGHT CONDITIONS RESULTS MAINTENANCE IS CRITICAL TO ENSURE CAST STONE SEALANT IS INTACT NO ABILITY TO PROVIDE A COMPLETE SECONDARY LAYER OF SAFETY INSIDE WALL CAVITY BID $4.55M - $5.26M T `I RECENT WATER INFILTRATION/INVESTIGATIVE DEMOLITION RESULTS 12 Additional Scope of Remediation post Investigative Demolition #2 ADDED SCOPE REMOVE ALL BRICK AND CAST STONE TO INSTALL A CONTINUOUS DRAINAGE PLANE REMOVE ALL DRYWALL, REPLACE MECHANICAL SYSTEM, REPAIR RATED WALL BREACHES REASONING UPON INVESTIGATIVE DEMOLITION #2, MORE BREECHES IN SHEATHING WERE FOUND; MORE AREAS OF WATER INFILTRATION WERE FOUND AND IT IS NO LONGER FEASIBLE TO REMEDIATE WITHOUT ADDED SCOPE (NOTE: UNDER THE CURRENT SCOPE THIS WOULD HAVE BEEN REVEALED DURING CONSTRUCTION RESULTING IN A SIGNIFICANT CHANGE ORDER) ORIGINAL DESIGN AND CONSTRUCTION FUNDEMENTALLY IS FLAWED IN KEEPING WATER OUT OF THE BUILDING • RESULTS • MAINTENANCE IS CRITICAL TO ENSURE CAST STONE SEALANT IS INTACT • NO ABILITY TO PROVIDE A COMPLETE SECONDARY LAYER OF SAFETY INSIDE WALL CAVITY • ADDITIONAL COSTS: $2M+ ■ � , 1 Projected Construction Costs • are • Ctruction Costs construction • Y. e move 0 rick, Cast Stun-e+ DrVwa 11, ETC, S 1r500.00D Project • not • ' • New Mechanical 24,000 SF 600,000 New Electrical 24+000 SF $ 480r000 Deslgn Co ntirrgenq (5 ) 356r66$ • Professional Services Construction Cost Subtotal 7,490,032 Investigations Construction action Contingency (3 ) $ 224,701 Projected Construction Costs 8,099,235 • Land • Land • Permit Fees • PermitReview Fees • Advertising Corismcdon Costs Printing• N ew B u i l d i n g Cc nstruetic n ($2751sfl 24.0H 5 F 6r60G, • Construction Testing 6uIIdIng Dernolitlon (exlstirig U n k Bldg) 150a0 • Abatement Design Contingency (5 ) 337.50-0 Leases Const ruction Cost Subtotal � 7+C87,500 • ntl ati on (15 ) 1,O63,12-5 Moving• • Cu nstruction Contingency (1 ) 212,625 Projected Construction Costs 8,363,250 t,goy LANE W 14 36722 ADDITIONAL CONSIDERATIONS 501 STREAM BUFFER (NOT IN PLACE IN 1992) 4 REM EDIATION/REHABILITATION: ALLOWABLE WITHIN THE CURRENT CONFIGURATION NEW CONSTRUCTION: WILL BE REQUIRED TO OBSERVE 50' BUFFER; BUILDING CONFIGURATION WOULD HAVE TO CHANGE SITE f EXISTING SITE SHOULD BE REGRADED FOR PROPER DRAINAGE RECENT APPLIED WATERPROOFING SHOWING DEGRADATION FAILURE LACK OF CONTINUITY IN SOME AREAS maw SCHEDULE REMEDIATION: REQUIRES TEDIOUS WORK AND COLINTY ORANGE THEREFORE LIKELY TO TAKE LONGER PO SOX 6181 r� r HILLSBOROUGH,NC 27278 i ='Stream Buffer 50ft 0.21 Annual Chance of Addresses —Parcel Line N NEW: REQUIRES NEW DESIGN, HOWEVER, g(Previously STATUS Soils Survey Slrearn „� Flooding —• Flo Annual Chance of >:1poding(PrBViously referred to as the SLHI- referred to as the 100- year flood zone) • Aclive . . 0 Parcels CONSTRUCTION LIKELY SHORTER year flood zone) Parcel_Lines S LINE CODE 1 inch =50 feet —Old Lot Line 60 K 60 Feet