DESIGN. Challenges of Aging Infrastructure 6/24/2014. Al Tursi, Property Development Specialist / YMCA of the USA

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1 Challenges of Aging Infrastructure Al Tursi, Property Development Specialist / YMCA of the USA After 50+ years or sooner, building systems: May be obsolete. Require much deferred maintenance. May not be meeting original purpose for which building was designed, which has changed. If you don t make the decisions for your building, the building will make the decision for you. 2 BUILDING AGE VS. USER SATISFACTION (Even the best facilities decline over time) How are Ys to evaluate the risks and prioritize strategies for rehabilitation, repair or replacement? 3 TYPICAL ISSUES IN AGING FACILITIES MAY INCLUDE: Design Environmental issues Deferred Maintenance HVAC Finishes Compliance with the Americans with Disabilities Act (1990 & 2010) 5 6 1

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3 YMCA of the USA 2012 YMCA of the USA PROGRAM EFFICIENCY/FACILITY Form follows function Facility design is based on programmatic need Renovations can make a facility more member-friendly New technology Property Development can help! RESOURCES & TOOLS What tools do you have at your disposal to assist you in the repositioning of program venues within your older facility? Microsoft Excel to develop a scaled schematic floor plan Visio Google Sketch Up Capital Renewal 2012 YMCA of the USA Capital Renewal 2012 YMCA of the USA 3

4 PLANNING A NEEDS BASED APPROACH ENVIRONMENTAL ISSUES Lead Paint Community Needs YMCA Goals & Programs Facilities Asbestos Mold 21 Y-USA Property Development 2012 YMCA of the USA 22 ENVIRONMENTAL ISSUES Lead Paint ENVIRONMENTAL ISSUES Lead Paint

5 ENVIRONMENTAL ISSUES Asbestos ENVIRONMENTAL ISSUES Mold ENVIRONMENTAL ISSUES Mold

6 31 32 HVAC

7 HVAC HVAC HVAC FINISHES FINISHES

8 FINISHES FINISHES FINISHES FINISHES

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10 YMCA BEST PRACTICE A NEEDS BASED APPROACH PARTICIPATION NEEDED: COVER VS. UNCOVER RESPONSIBILITY FOR FUTURE PROPERTY COMMITTEE SEVERAL TYPES OF PROGRAMS

11 WHAT ARE THE COMMUNITY NEEDS AND HOW WILL THE YMCA RESPOND TO THOSE NEEDS IN THE FORM OF PROGRAMS AND SERVICES? : Have a trusted third party evaluate equipment/systems. Acquire a comprehensive report. Association can set priorities and develop a Long Range Plan. Absence of such reports Does not allow a YMCA to uncover potential problems. Does not allow staff to validate operational practices Look at facility assessment and equipment/system replacement as an ongoing fact of life. For existing facilities New or Old A baseline assessment needs to be made: Determines the general condition and remaining useful life of the facility and equipment. Local contractors and engineers. Lists facility components and outlines a schedule of expected replacement and costs. Assists in the development of future replacement projections and the necessary funds Building Systems Light Fixtures Electrical distribution Unit heaters Pool filter systems, pumps, distribution piping Domestic plumbing fixtures Hot water heaters HVAC system Cooling tower Boilers Sprinkler, wet & dry Elevators Fire alarms Telephone 15 years 15 years 15 years 15 years 30 years 15 years 11

12 67 MAINTENANCE RESERVE FUND SETS ASIDE FUNDS FOR MAINTENANCE BEFORE THEY ARE NEEDED. RECOMMENDATIONS USED TO BE TO TAKE A % OF REVENUES UP TO 3%. THIS APPROACH TYPICALLY RESULTS IN UNDER- FUNDING AS YOU REALLY DO NOT KNOW YOUR NEEDS. WE REALLY DO NEED TO DEVELOP A SCHEDULE OF PROJECTED COMPONENT AND RENEWAL COSTS OVER THE LIFE OF THE BUILDING ADDING 3%/YEAR FOR INFLATION. 68 THANK YOU Al Tursi YMCA OF THE USA al.tursi@ymca.net 12