Town Center Planning Project

Transcription

1 MOUNTLAKE TERRACE September 2006 Twn Center Planning Prject Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building

2 Acknwledgments City Cuncil Jerry E. Smith, Mayr Jhn Zambran, Mayr pr tem Angela Amundsn Michelle Angrick Michelle Rbles Laura Snmre Duglas Wittinger Planning Cmmissin Alice Kier, Chair Bryan Wahl, Vice Chair Nick Bautista Jhn O. Olsen Vic Sd Mike Wicklander Kyk Matsumt Wright City Staff Jhn Caulfield, City Manager Shane Hpe, Planning and Develpment Directr 120 Lakeside Avenue Suite 200 Seattle, Washingtn P (206) Helping Cmmunities and Organizatins Create Their Best Futures Principals: Prject Manager: Bnnie Berk and Michael Hdgins Bnnie Berk Prject Crdinatr: Meghann Glavin Reprt Authr: Jn McCnnel

3 CITY OF MOUNTLAKE TERRACE TOWN CENTER PLANNING PROJECT Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building PURPOSE EXECUTIVE SUMMARY This reprt prvides a histry f the Muntlake Terrace Civic Center building and recent effrts t renvate r replace the building. A cllectin f dcuments relating t the building is synthesized, and actins taken by the City in respnse t recmmendatins in the dcuments are nted. Included in the synthesis are the fllwing reprts and assessments relating t the building that have been written by architecture and engineering firms n cntract t the City: (1988) Civic Center Space Needs and Building Analysis: Final Reprt. M.L. Blackstne, Planning Directr. Architects West (Architecture, Planning, Interir Design & Landscape Architecture). (1991) Letter t Rbert G. White, Muntlake Terrace City Manager, re: Study f Revised Plans and Rfing fr the Muntlake Terrace City Hall Structure. Fred L. Stumpf, Architects West (Architecture, Planning, Interir Design & Landscape Architecture). (1993) Letter t Rn DeMars, Building Official, re. Muntlake Terrace City Hall Structural Review. Thedre E. Smith, PE, SE. Smith & Hustn, Inc. (Cnsulting Engineers). (2000) Muntlake Terrace Civic Center Structural Assessment fr The City f Muntlake Terrace. Saad E. Mustafa, PhD., P.E., Prject Manager. WJE: Wiss, Janney, Elstner Assciates, Inc. (Engineers, Architects, Material Scientists). (2001) Letter t Jerry Trjan Re. Pst Earthquake Assessment f Muntlake Terrace Civic Center. Saad E. Mustafa, PhD., P.E., Affiliated Cnsultant. WJE: Wiss, Janney, Elstner Assciates, Inc. (Engineers, Architects, Material Scientists). Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building i

4 SUMMARY The Civic Center building has utlived its designed lifetime. In 1991 an architecture firm (Architects West) tasked with making sme minr mdificatins t the building said that renvating the building was nt cst effective, and it shuld instead be replaced. Since then further structural deficiencies f have been identified, but have nt been crrected. Building cdes have since been strengthened, further demnstrating the inherent prblems with the building s design and cnstructin. The building s prblems can be bradly categrized as Safety-related and Usability-related. The majr safety prblems that remain tday are: A rf supprt system that n lnger meets cde, and a rf design that has led t leaks and rusting f internal reinfrcing Design flaws in the way side-t-side shaking frces are distributed the suth wall is verladed Original material strength specificatins that d meet current cde (masnry blcks in the walls, and the mrtar binding the blcks tgether, are t weak) Cnnectins between the structural walls and the flr and rf are nt strng enugh Unreinfrced masnry blck interir partitin walls withut prper reinfrcement, the walls are likely t tpple during an earthquake N fire sprinklers Asbests in the ceiling material, and pssibly elsewhere Other fire safety issues may remain regarding the fire rating f drs and dr frames, and the layut f interir crridrs The primary usability issues that remain are: Pr energy efficiency: insufficient rf insulatin, and single-pane, unglazed windws with aluminum frames lead t heat build-up in the summer, and heat lss in the winter HVAC system cannt be cntrlled precisely enugh t fix individual temperature prblem spts Handicap accessibility prblems Nt enugh restrms The rf supprt clumns interfere with efficient building layut Sme prblems have been addressed since Actins taken by the City include: Built new plice facility (1991) Remved sme asbests (1992?) Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building ii

5 Installed handicap accessible exterir drs (1992?) Imprved electrical service t the building (1992?) Patched the rf (1992?) Demlished entry-area rf (2001) Built new fire statin (2005) In 2001 the City Cuncil reached the same cnclusin that Architects West did in 1991: the Civic Center building needs t be replaced. The City Cuncil agreed t replace the Civic Center building with a new fire statin and a new City Hall building and has reaffirmed that decisin since then. The new fire statin was built in 2005, leaving just the new City Hall t be designed and cnstructed. On the fld-ut page that fllws, Exhibit ES-1: Civic Center Building Histry identifies and explains key actins and decisins related t the building. It fcuses n the timing f the reprts used t write this dcument, the recmmendatins they prvide t the City, and the actins f the City in respnse. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building iii

6 Year Cnstructin/Additin Renvatin Study/Mem/Actin Recmmendatins/Decisins Status relative t Cde Ntes 1961 Original building cnstructed Designed t meet 1958 Unifrm Building Cde fr Zne 3 City has 5,000 residents nd apparatus bay added t Fire Statin 1986 Decisin: Library building apprved by City Cuncil 1988 Library building cnstructed 1988 Sunrm added t Cuncil Cnf. Rm June 8 letter: Public Safety Equipment & Building Study Cmmittee (Citizen Advisry Grup) June 20 reprt: "Civic Center Space Needs and Building Analysis," Architects West Recmmendatin: $2M bnd fr new Plice facility, new fire equipment, new Civic Center rf & insulatin, asbests remval, enclse cvered curtyard area, add accessible restrms Recmmendatin: Optin 1 new Plice facility, small additin t west side f Civic Center building, new rf & insulatin, enclse cvered curtyard area, fire sprinklers, asbests remval, ther mdernizatin Issues: asbests, accessibility, ceiling height, 1-hur rated crridrs, dead-end crridrs, exit pathways, lbby used as return-air plenum, apparatus bay exhaust system, water quality lab ventilatin/emergency shwer City has 16,455 residents Rf leaks add new rf ver tp f existing 1988 June 20 Decisin: City Cuncil accepts Advisry Grup's recmmendatin Electin vte: General Obligatin Bnd levy fr $2M 1988 Sept. 20 Decisin: Vters apprve bnd measures 1989/90 Estimate fr Demlitin: $400-$450k 1991 May 17 Decisin : Rn De Mars: cst f rehab. means fire sprinklers required Must install sprinkler system Summer/Fall: new Plice Facility 1991 July 11: Architects West stymied n designing new rf, curtyard enclsure, and accessible restrms Oct. 2: Civic Center Rehabilitatin Prject Cmmittee meeting rethink the rehabilitatin? Recmmendatin: replace building, dn't renvate 1991 Fall: Space reallcatin Fire department sleeping quarters nt t cde early 1990s early 1990s 1992? Sme changes in administratin area Sme asbests remval; air system cleaned; electrical service upgraded; new carpet; accessible drs; cmputer data cabling; temprary rf repairs Building 'sick survey' Aug. 2: walk-thrugh building assessment by Smith & Hustn, Cnsulting Engineers Oct. 11: "Muntlake Terrace Civic Center Structural Assessment," WJE (Engineers, Architects, Material Scientists) Recmmendatin: make sme changes in administratin area Immediate: recnstruct part f suth wall; deal with (fix r remve) the entry-reinfrcinway shells rf may be insufficient; design f shells makes cnnectins between them in the walls insufficient; cnnectins between walls and flr and 5-yr: imprve chrd tie and lateral lad cllectr; imprve cnnectins suspect; cracking at pints where lads are highest; suth wall nt lng between shear walls and rf & flr enugh, with cracking; entry-area shells are a severe life-safety hazard; interir 10-yr: mre thrugh review & renvatin CMU walls a likely life-safety hazard Recmmendatins: 2- t 3-yr: Seismic upgrade f main building structure Pririty: upgrade r remve curtyard rf Lad-bearing wall materials (masnry blcks, mrtar) t weak 2- t 3-yr: upgrade shear-capacity f walls; upgrade cnnectin between shear walls and rf/fundatin Befre upgrades: cmplete structural cnditin assessment Decisin by City Cuncil: staff shuld prepare financial plan t replace building Keeps finding prblems with aspects f design. New rf has structural issues. Plumbing pipe fugitive. Wuldn't result in sufficient space. Cnstructin material cst inflatin Feb. 28: Nisqually Earthquake 2001 March 3: Pst-Earthquake walk-thrugh by WJE 2001 March 12: Pst-Earthquake assessment reprt by WJE Recmmendatin: upgrade r demlish curtyard rf 2001 Spring: curtyard rf remved 2002 Assessment f Fire Statin cnditin by an architect Many cde vilatins; asbests; seismic cncerns Feb. 3: Staff Reprt n Cst f Renvating Existing City Hall Facility 2003 Mar. 13: Staff Reprt t City Cuncil Budget: new fire statin, replace civic center 2003 Fall: Civic Campus Master Plan study and design prcess, Otak Exhibit ES-1 Civic Center Building Histry May Decisin: City Cuncil has gal f replacing Fire Statin and Civic Center Replace, dn't renvate Six-Year Capital Plan: City Cuncil apprves recmmendatin fr new fire statin, replacing Civic Center in 2005 Recmmendatin: replace Fire Statin, and replace Civic Center with new City Hall Issus with FD ccupying space 24-hrs; sleeping quarters & fumes Building at end f useful life Building architect said it was designed & cnstructed inexpensively 2004 January: "Civic Campus Master Plan Final Draft Reprt," Otak 2005 new Fire Department Building 2006 Twn Center Planning prcess Cnstruct New City Hall, and cnstruct new fire statin, bth n Civic Campus site City has 20,390 residents 2006 Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building iv

7 CONTENTS Cntents Intrductin Building Descriptin Review f Existing Dcuments Civic Center Building Discussin Building Issues Cde Cmpliance Past Decisins and Actins...18 Summary...20 References...22 Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 1

8 1. INTRODUCTION Purpse & Scpe Since 1988, the City f Muntlake Terrace has undertaken several effrts t determine the fitness f the Civic Center building fr fulfilling its primary rle: husing many f the administrative functins f the City gvernment, in a safe, efficient, and effective manner. This reprt synthesizes a cllectin f dcuments relating t thse effrts. Included amng the dcuments are the fllwing reprts and assessments relating t the building that have been written by architecture and engineering firms n cntract t the City: (1988) Civic Center Space Needs and Building Analysis: Final Reprt. M.L. Blackstne, Planning Directr. Architects West (Architecture, Planning, Interir Design & Landscape Architecture). (1991) Letter t Rbert G. White, Muntlake Terrace City Manager, re: Study f Revised Plans and Rfing fr the Muntlake Terrace City Hall Structure. Fred L. Stumpf, Architects West (Architecture, Planning, Interir Design & Landscape Architecture). (1993) Letter t Rn DeMars, Building Official, re. Muntlake Terrace City Hall Structural Review. Thedre E. Smith, PE, SE. Smith & Hustn, Inc. (Cnsulting Engineers). (2000) Muntlake Terrace Civic Center Structural Assessment fr The City f Muntlake Terrace. Saad E. Mustafa, PhD., P.E., Prject Manager. WJE: Wiss, Janney, Elstner Assciates, Inc. (Engineers, Architects, Material Scientists). (2001) Letter t Jerry Trjan Re. Pst Earthquake Assessment f Muntlake Terrace Civic Center. Saad E. Mustafa, PhD., P.E., Affiliated Cnsultant. WJE: Wiss, Janney, Elstner Assciates, Inc. (Engineers, Architects, Material Scientists). Cntents f this Reprt This reprt is divided int five sectins. Fllwing this Intrductin is a sectin prviding an verview f the Civic Center s structure, the Building Descriptin. Next is the Review f Existing Dcuments, which summarizes key reprts cncerning the building. The Civic Center Building Discussin synthesizes the issues identified in the reprts, prvides an assessment f cmpliance with building and safety cdes, and walks the reader thrugh a histry f the City s decisins and actins cncerning the building. It cncludes with a Summary. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 2

9 2. BUILDING DESCRIPTION The Muntlake Terrace Civic Center building was cnstructed in 1961, seven years after the City was incrprated in It sits n the nrthwest crner f the Civic Center Campus near the crner f 58 th Avenue East and 232 nd Street S.W. It is a U-shaped building, pen t the east, surrunding a curtyard that prvides access t the main entrance (see Exhibit 1). The main flr and partial basement (Exhibit 3) cmprise 21,043 grss square feet f riginal cnstructin. Tw small additins have been made t the east ends f the riginal U: in 1975 a secnd garage (apparatus bay) and a twer were added t the fire statin, and in 1988 a sunrm was added t the Cuncil Cnference rm. Exhibit 1 Civic Center Building, Lking Straight Dwn Surce: maps.ggle.cm 2006, and USGS The building sits n a cncrete slab that is fur inches thick ver at-grade ftings, and eight inches thick ver the basement and areas f fill. Tw-thirds f the building s fundatin is deep cnventinal spread ftings, up t twenty feet deep surrunded by fill, and the rest has a cnventinal fundatin tw t five feet belw the slab. The ppulatin f the City at the time f cnstructin was arund 5,000. All f the City gvernment ffices, including plice headquarters and the fire statin, were riginally hused in the Civic Center building. As the City has grwn, s have the city administratin and services. Several departments have mved ut f the building ver the years, mst visibly the Plice Department in 1991 and the Fire Department in The building is currently hme t the City Cuncil, Mayr, City Manager, Administrative Services, and Cmmunity Develpment. The Exhibits n the fllwing three pages shw the utline f the building s main flr (Exhibit 2) and basement (Exhibit 3); blique aerial views f building lking t the east (Exhibit 4), west (Exhibit 5), and nrth (Exhibit 6); and a table summarizing key pints f the building s structure and histry (Exhibit 7). Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 3

10 Exhibit 2 Civic Center Building Outline, Main Flr Surce: Architects West, 1988, and Berk & Assciates, 2006 Exhibit 3 Civic Center Building Outline, Basement Surce: Architects West, 1988, and Berk & Assciates, 2006 Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 4

11 Exhibit 4 Lking East Surce: Micrsft Crpratin 2006 (live.lcal.cm), and Pictmetry Internatinal Crp., 2005 Exhibit 5 Lking West Surce: Micrsft Crpratin 2006 (live.lcal.cm), and Pictmetry Internatinal Crp., 2005 Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 5

12 Exhibit 6 Lking Nrth Surce: Micrsft Crpratin 2006 (live.lcal.cm), and Pictmetry Internatinal Crp., 2005 Exhibit 7 Building Summary Date Cnstructed ,043 grss square feet main flr Size ~4,000 grss square feet basement 21,043 grss quare feet ttal ~17,000 square feet f useable space Fundatin Spread pile ftings, up t 20 feet deep Flr 8" structural slab ver basement and fill, 4" structural slab ver at-grade fundatin Structural Walls Cncrete Masnry Unit (CMU) blcks reinfrced with vertical rebar every 48" and wires laid in jints Rf Structural system f 28 hyperblic parablid cncrete shells tied tgether with steel dwls and grut Rf Supprt 28 precast cncrete and rebar clumns. Rf drain thrugh center f clumns. Outer edge f rf panels jined t structural walls with steel dwls. Additins 1975: 2nd Apparatus Bay, Fire Statin, east wall, nrth end 1988: Sunrm added t Cuncil Cnference Rm, east wall, suth end Surce: Architects West, 1988; WJE, 2000; and Berk & Assciates, 2006 Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 6

13 3. REVIEW OF EXISTING DOCUMENTS This sectin prvides summaries f the key reprts and assessments cncerning the Civic Center Building. Other dcuments that relate t the building are listed in the bibligraphy and are cited in the text f the Discussin sectin as apprpriate. Reprt Summaries (1988) Civic Center Space Needs and Building Analysis: Final Reprt. This reprt by Architects West is cmpsed f several cmpnent reprts: Building Evaluatin Muntlake Terrace Civic Center. Architects West. This three-page reprt describes the building s cnstructin and remdeling histry, size, type f cnstructin, and building materials. It prvides a list f cde deficiencies that wuld need t be addressed in a majr remdel: Creatin f 1-Hur Rated Crridrs (imprved fire safety) Dead End Crridrs must be eliminated (imprved fire safety) Crridr System f Fire Exiting Pathways must be better defined (imprved fire safety) Handicap Access t mezzanine level f fire statin, restrms, drinking funtains, and sme ffices Minr issues: a handrail is needed n a shrt set f stairs, and fire prtectin needs t be added t the steel beams supprting the air cnditining unit Evaluatin f Existing Civic Center Muntlake Terrace, Washingtn. Riley Engineering, Inc. (Cnsulting Engineers). This tw-page dcument cvers the building s services infrastructure: electrical service and internal wiring, lighting, plumbing, heating/ventilatin/air cnditining (HVAC), insulatin and energy efficiency, and cde cmpliance assciated with these factrs. While generally psitive, it ntes the fllwing issues: Nt enugh electrical utlets, resulting in sme verladed utlet circuits Electrical utlets nt prvided with islated grund cnductrs Nt enugh light fixtures shuld be upgraded, and incandescent fixtures shuld be replaced by mre efficient surces Muffler n the emergency pwer generatr shuld be insulated t avid burns frm accidental cntact N handicapped-accessible restrms Plumbing upgrade required fr backflw preventin Entry Lbby used as a return air plenum, which is n lnger allwed by cde Emplyee cmplaints abut ventilatin prblems HVAC system can t be adjusted enugh in sme areas t prvide cmfrt, but t fix this wuld be prhibitively cstly Existing glass allws excessive heat-buildup n suth side f building Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 7

14 Fire statin needs carbn mnxide exhaust system Water Quality lab needs better ventilatin and an emergency shwer Evaluatin f Existing Civic Center Muntlake Terrace, Washingtn. Atwd- Hinzman, Inc. (Cnsulting Engineers). Als tw-pages lng, this reprt stems frm a visual assessment f the building s structure. Prblems nted were: Cracks at the tp f the west exterir masnry shear wall Majr cracking f ne interir masnry partitin wall Minr cracking in flr slabs (but verall in gd cnditin) Majr cracks in main entry stair One rf panel has leaked next t its drain Fr addressing the nted issues, the reprt recmmends adding a new rf ver the existing rf t keep water ff the cncrete panels, and t add insulatin. Preliminary Asbests Reprt fr Muntlake Terrace Civic Center. Brydn Assciates (asbests cnsulting firm). This subcntractr prefrmed tests fr airbrne asbests, and analysis f several material samples, t determine whether r nt there was asbests in the building. The testing is described as limited, rather than a full inspectin f every space and ptentially suspect material. Six samples f building material were analyzed, and five were shwn t cntain asbests. Six air tests were perfrmed, and all were fund t be within federal limits fr safe air. The reprt recmmended that all spray-n ceiling material be remved, and further inspectin be perfrmed t discver if ther building material cntains asbests. Space Needs (including Planning Base). Architects West. Thirty-tw pages are devted t an analysis f the future space needs f the city gvernment. Analysis f Optins. Architects West Based n the analyses f the building, and the prjected space needs, Architects West prvided 24 pages f recmmendatins. Five ptins fr prviding additinal space were develped. The ptins were cmbinatins f these eight individual pprtunities: 1. Expand under the Plice Department by excavating a new basement 2. Expand abve the 1975 additin t the Fire Statin 3. Enclse the cvered entry area (part f the center f the U-shaped building) 4. Enclse the uncvered entry area (the rest f the center f the U) 5. Expand t the west by building a small additin t the middle f the west wall 6. Expand t the west by building a majr additin alng the entire west wall 7. Build a new Plice Facility elsewhere n the Civic Campus 8. Demlish existing Civic Center, build new building n current site Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 8

15 In cnsultatin with City staff and a citizens advisry bard (the Public Safety Equipment & Building Study Cmmittee), Architects West recmmended their Optin 1, which entailed the fllwing elements: A. Enclse the cvered entry area B. Expand t the west by building a small additin t the middle f the west wall C. Build a new Plice Facility elsewhere n the Civic Campus D. Renvate the existing Civic Center: Mdernize the building t meet cde Add new rf and insulatin Add fire sprinkler system Remve asbests (1991) Letter t Rbert G. White, Muntlake Terrace City Manager, re: Study f Revised Plans and Rfing fr the Muntlake Terrace City Hall Structure. In a July 11, 1991 letter t City Manager Rbert White, Architects West Directr f Bellevue Operatins Fred L. Stumpf wrte f challenges discvered during the design f renvatins t the Civic Center building. Due t the cmbinatin f the building site, the existing building cnstructin, and cde cmpliance requirements, he determined it was nt pssible t cnstruct cst-effective renvatins that wuld meet cde. He had serius prblems getting the new rf t pencil ut; the new bathrms wuld likely g ver budget due t plumbing issues; and space renvatins wuld be hampered by interir walls that culd nt be mved. He cncluded that the additinal space t be gained by enclsing the cvered entry area wuld nt be sufficient t meet the City s needs. While he did end up prducing designs, his ultimate recmmendatin was that the building really ught t be replaced ver a perid f years and maybe serve a single City functin. (1993) Letter t Rn DeMars, Building Official, re. Muntlake Terrace City Hall Structural Review. In early August f 1993 the firm f Smith & Hustn, Inc. cnducted a limited review f the Civic Center building thrugh visual bservatins during a building walk-thugh with city fficial Rn DeMars. Mr. DeMars pinted ut areas f cncern he had, and als prvided the cnsultants with riginal cnstructin drawings. The reprt prvides a descriptin f the existing building; an verview f the regin s seismic activity and definitins f magnitude and intensity in relatin t earthquakes; cmments n the Civic Center s resilience t earthquakes and the structure s existing cnditin; and recmmendatins f needed repairs t the building. Cncerns nted in the reprt include: The structural walls were built using a reinfrcing methd ( small wires laid in the mrtar jints f the blck(s) ) that is n lnger apprved fr use in areas like Puget Sund where there are significant earthquake hazards. It was cnsidered fine at the time f cnstructin, but pr perfrmance in seismic events led the Unifrm Building Cde t require mre substantial reinfrcement. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 9

16 The existing minimal reinfrcing f the cnnectin between the structural walls and the flr belw and the rf abve wuld nt be expected t perfrm well in an earthquake and may nt meet current design requirements. Cracking at the jins between the walls and the rf n the west side is evidence that the distributin f lateral frces is cmprmised by cnstructin that des an insufficient jb f tying the building s parts tgether. The structural wall n the suth side is nt lng enugh, meaning there is inadequate supprt fr the rf n this side f the building, especially fr lateral frces. The cnsultants bserved sme cracking f the tps f the clumns at the suthwest crner f the building where we wuld expect relatively high stresses if the building had inadequate structural supprt. The rf ver the entryway has n lateral supprt, and appears t be a distinct hazard in the event f an earthquake. Because several building exits are underneath this rf, it cnstitutes a severe life-safety hazard. Other damage nted during the walk-thrugh: 1) Sme cracking has been bserved in the rf shell slabs and water leakage has been bserved in the cracks. Sme rust staining was bserved which indicates that sme deteriratin f the reinfrcing steel is ccurring. The damage did nt appear t cnstitute an immediate hazard, hwever, and the rf is repairable. 2) With regard t the narrw center drain pipes thrugh the center f each rf supprt pillar: Withut the remval f the rfing and a detailed inspectin f the tp and bttm surface f the cncrete it is impssible t tell hw much deteriratin there may be due t misture intrusin frm water leaks, freeze thaw actin r ther types f deteriratin f the thin shell rf slabs. 3) There are a number f interir unreinfrced CMU walls. These walls d nt appear t be adequately cnnected t the flr r rf diaphragms and appear t cntribute nthing t the vertical r lateral frce capacity f the building. Gaps were bserved between the tps f sme f the walls and the rfs slabs. This may be a severe hazard in the event f an earthquake. 4) Stair step cracks were bserved at the suth end f the west wall at the air cnditining unit. These may relate t the suth shear wall and lateral lad cllectr deficiencies. We als discussed several nnstructural prblems with the building which include: 1) Pr energy efficiency and lw effectiveness f air cnditining 2) Pr layut f ffice spaces 3) Clumn lcatin interfere with ffice layuts 4) Shell drains becme plugged because they are t small and there are n cleanuts 5) Sme rm finishes include asbests 6) Pr lighting Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 10

17 The reprt cncludes with recmmendatins fr repairs, categrized as Immediate Repairs that shuld be perfrmed if the building is t remain ccupied; Five Year Repairs that shuld be perfrmed if it will be in use fr anther five years; and Ten Year Repairs. Immediate Repairs: 1) Recnstruct the west end f the suth wall t make it a shear wall 2) The rf shells ver the cvered entry area shuld either be remved, braced r tied int the rest f the building t prevent cllapse in an earthquake Five Year Repairs: 1) Imprve the way the building is tied tgether t distribute lateral stresses 2) Imprve the cnnectins between the structural walls and the flr and ceiling Ten Year Repairs: If the building is ging t be used lnger than ten years we suggest that a much mre cmprehensive review and renvatin prgram by undertaken. (2000) Muntlake Terrace Civic Center Structural Assessment fr The City f Muntlake Terrace. The firm f Wiss, Janney, Elstner Assciates, Inc. (WJE) was hired by the City in 2001 determine whether it is financially feasible t renvate and upgrade the existing building structurally t meet applicable building cdes. T accmplish this, the firm reviewed available dcuments (including riginal engineering drawings and specificatins, and the 1988 reprt by Architects West); created a cmputer simulatin structural mdel f the existing structure; and analyzed the mdel fr the capacity t resist seismic and wind lads as required by current building cdes. They fund that design specificatins fr the strength f the masnry blcks used in the shear walls, and fr the mrtar used t cement the blcks tgether, were less than half the strength required by current cde. Cmputer analysis f the mdels they created fr the cncrete rf units, precast cncrete clumns, and shear walls shw that all are strng enugh t supprt the building if all it faces is gravity. The cnnectins between the rf panels are sufficient t keep the 28 primary panels tgether as a unit during an earthquake. The design f the rf shell and supprting clumns was suppsed t create a frame that wuld resist lateral frces due t wind r earthquake. Hwever, the reprt finds that under current cde it des nt qualify as a lateral frce-resisting frame. The shear walls als n lnger meet cde fr their designed functin as lad-bearing walls. The masnry blcks and mrtar are nt strng enugh, and the firm als has dubts abut whether the cnnectins between the walls and the flr and rf are adequate. The reprt s recmmendatins are as fllws: 1. The main building structure des nt meet seismic requirements f recent cdes. Seismic upgrade f the main building shuld be perfrmed within the next tw t three years. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 11

18 2. The curtyard cver represents a seismic hazard. A seismic upgrade f this area r remval by demlitin shuld be a pririty. Upgrade ptins fr the curtyard may be achieved by the additin f mment-resisting steel frames r steel crss bracing. 3. Upgrade ptins f the main building structure will depend n the existing cnditin f the structural elements f the system and their cnnectins. One, r a cmbinatin f several, f the fllwing may be used: A. Upgrading the existing shear capacity i. Carbn fiber r glass fiber wrapping f the CMU shear walls t develp adequate shear capacity t resist seismic frces ii. Adding a six inch layer f reinfrced shtcrete t the CMU shear walls iii. Adding cast-in-place cncrete shear walls iv. Adding steel crss bracing B. Upgrading the cnnectin between the shear walls and the rf/fundatin i. Steel angles and blted cnnectins between the rf cncrete shell and the CMU shear walls/fundatin ii. Drilled-in and gruted dwel cnnectin between the rf cncrete and the CMU shear walls/fundatin 4. Structural cnditin assessment, including an evaluatin f structural capacities f the existing rf shells, CMU shear walls, their reinfrcement, and cnnectins shuld be perfrmed befre any upgrade design. (2001) Letter t Jerry Trjan Re. Pst Earthquake Assessment f Muntlake Terrace Civic Center. The City asked WJE t perfrm an assessment f the Civic Center building t judge its integrity in the wake f the Nisqually earthquake f February 28, The nly damage seen was t the fur clumns supprting the rf panels ver the entryway. Hrizntal hairline cracks were bserved near the tp f the fur clumns supprting the curtyard rf. The cracks are new as indicated by the flaking f the paint and appear t have frmed during the earthquake. While the damage was nt seen t render the clumns unstable, WJE repeated its pinin that the clumns are nt capable f prviding adequate lateral supprt, and the rf abve the curtyard shuld be repaired r demlished immediately. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 12

19 4. CIVIC CENTER BUILDING DISCUSSION 4.1 Building Issues As nted in the reprts, there are a number f prblems with the building that need t be addressed shuld the building t cntinue t be ccupied. These can be categrized as relating t Structural Safety, Fire Safety, Other Health Safety Factrs, Accessibility, Energy Efficiency, and Cmfrt and Ease f Use. Structural Safety The structural assessments cncur that, while the building will nt fall dwn under its wn weight, the threat psed by this regin s earthquakes make the structure unsafe. It was designed and likely cnstructed t meet the Unifrm Building Cde f 1958 fr Regin 3, but thse standards have prven insufficient t maintain building stability during seismic events. Changes t the Cde n lnger allw the lw degree f material strength in the building s structural walls, r the lack f resistance t side-t-side mtin prvided by the rf panel s supprt clumns and cnnectins between the shear walls and flr/rf. Exhibit 8 Civic Center Structural Supprt System Surce: Architects West, 1988, and Berk & Assciates, 2006; Aerial Phtgraph Surce: Micrsft Crpratin 2006 (live.lcal.cm), and Pictmetry Internatinal Crp., 2005 Exhibit 8 illustrates the building s structural supprt system: each circle is ne rf panel supprt clumn, and the heavy lines are the structural walls. Nte the shrt length f the wall n the suthern side the rest f the suthern wall is cmprised mstly f windws. The 1993 structural assessment fund that the masnry blcks are nt strng enugh; the mrtar jining the blcks is nt strng enugh; the methd f jining the walls t the flr is nt strng enugh; the methd f attaching the wall t the rf panels is nt strng enugh; the rf-supprting Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 13

20 sectin f the suth wall is nt lng enugh; and the rf panels ver the curtyard have n resistance t side-t-side mtin. A decent-sized earthquake wuld likely bring dwn the fur rf panels ver the curtyard, which wuld blck many f the building s exits. That same earthquake wuld als bring a fair chance f verlading the suth structural wall, because t much lad frm the rf is transferred t t shrt a sectin f structural wall. Given the lw strength f the blcks and the mrtar, that lad culd cllapse prtins f the wall, leaving part f the building rf in the same psitin as the curtyard rf with n resistance t side-t-side mtin, and subject t cllapse. These issues are exacerbated by water damage t rf panels that is causing the reinfrcing wire mesh inside the cncrete t rust. The drains in the middle f each rf panel are small and frequently clg up, causing water t cllect in the bwl f the panels. There is a rfing surface prtecting the cncrete frm misture, but rfs are nt perfectly impermeable, and water has leaked thrugh t the cncrete. This is mst likely t ccur at the drain where the rf material and drain meet. Rusting f the reinfrcing mesh wuld decrease the strength f the rf panels. The dwnsputs inside the cncrete and steel clumns are als narrw and subject t clgging, but their actual cnditin has nt been evaluated. A clg inside a dwnsput culd lead t leaks int the interir f the clumn, which culd rust the steel that prvides much f the vertical strength and nearly all f the side-t-side resistance in the clumns. There are als unreinfrced masnry blck walls used as partitins inside the building that are likely t tpple ver in a mderate earthquake. Fire Safety Several lapses in fire safety have been nted in the building assessment reprts. Amng them are: N sprinkler system Dead-end crridrs Crridr system t guide peple t building exits is nt prperly defined Drs and dr frames that d nt meet guidelines fr fire safety i.e. wuld burn thrugh t quickly Overladed electrical circuits N fire-prfing f the steel beams supprting the air cnditining equipment Other Health Safety Factrs Asbests was used in the riginal cnstructin. The 1988 asbests assessment cnfirmed its presence in the building s spray-n acustic ceiling material. Assessment was nt perfrmed t establish the make-up f ther materials that may cntain asbests, such as water pipe insulatin, flr tile, heating ducts, etc. In 1988 and 1993 it was nted that the fire statin s apparatus bays did nt have apprpriate ventilatin fr vehicle exhaust. In 2003 cncerns were nted that the drs t the sleeping quarters, lcated in-between the tw apparatus bays, did nt clse all the way, which culd lead t air frm the garages getting int the drmitry. In the early 1990 s there were cncerns abut the Civic Center being a sick-building. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 14

21 Accessibility The building was cnstructed befre the Americans with Disabilities Act was passed, and the riginal design presented sme barriers t the physically handicapped. Entry drs were nt accessible, nr were the restrms and many f the interir drs. The Fire Department had a mezzanine that culd nly be reached via stairs. Energy Efficiency While the riginal cnstructin was cnsidered energy efficient at the time, technlgical imprvements since then have far surpassed the riginal design and materials. The building still has mst f its riginal single-pane, aluminum-framed, unglazed windws. These allw heat t build up inside the building n the suth and west sides during the summer, and allw heat t escape during the winter. The cncrete rf panels were als cnsidered gd insulatin in 1961, but are n lnger. One f the attractive features f the idea f building a new rf ver the existing ne was the pprtunity t add insulatin. The riginal lighting was incandescent bulbs, which are cnsidered inefficient. Cmfrt and Ease f Use The riginal artificial lighting prvided lighting levels that are t dim. This is particularly an issue in the rms that have n natural light. The excessive heat gain thrugh the single-pane windws n suth side creates verly warm temperatures that the added air-cnditining system is unable t fully mitigate. The HVAC system was designed in such a way that temperatures are incnsistent in different parts f the building, and cannt be cntrlled with sufficient specificity t crrect prblems in sme lcatins. The 28 rf supprt clumns interfere with efficient use f interir space by cnstraining the lcatin f ther interir elements such as hallways, partitins, and desks. 4.2 Cde Cmpliance It is assumed that when the building was designed and cnstructed in 1961, it met the standards f the 1958 Unifrm Building Cde fr Zne 3, which ffered minimal seismic prtectin. Hwever, it was industry standard at that time t allw fr up t 5% f variance frm the written standards. There has nt been a dcumented assessment f the actual cnstructin t cnfirm that it did meet the 1958 standards, hwever, and the architect has been quted as saying that it was designed and built inexpensively. Since it was cnstructed, building cdes have cntinued t evlve. Standards fr lateral strength t resist earthquakes have increased cnsistently, and standards fr lateral resistance t wind have bth increased and decreased. Building cdes are updated every three years, and the State typically adpts them the fllwing year. Between 1958 and tday there have been upwards f 15 cycles f cde review and adptin (althugh nt every update has been immediately adpted). Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 15

22 An example f the changes t cde is brught ut in the structural assessment perfrmed in 2000 by Wiss, Janney, Elstner Assciates, Inc. (WJE). They nte that, It is apparent that the riginal design cunted n the clumns t prvide lateral supprt, as evidenced by the cnnectin between the clumns and the rf shell. Hwever, the clumn dimensins, reinfrcing steel detail, and the rf shell d nt qualify as a lateral frce-resisting frame under recent cdes. Cncrete actually gains strength ver time, and cncrete structures can last fr millennia if prperly built and maintained. The Civic Center building is nt a candidate fr lngevity, hwever, due t prblems with its design. The rf des nt have sufficient supprt fr lateral frces, and the bwlshaped panels cllect water that can seep int the cncrete when the drains back up. Bth these prblems can lead t a cycle f deteriratin that increases ver time. In an evaluatin perfrmed in 1988 by Atwd-Hinzman, Inc., Cnsulting Engineers, leaking was nted adjacent t ne f the rf drains. This indicates that either water was leaking arund the dwnsput r thrugh the cncrete f the rf panel. Either ne prvides n pprtunity fr misture t interact with the reinfrcing wire mesh in the rf panel, and the steel in the supprt pillar, causing rust and separatin f the cncrete frm the steel, weakening the structure. The 2000 reprt by WJE nted the leaking mentined in the earlier reprt and added, the severity f reinfrcing steel crrsin and pssible delaminatin f the cncrete shell is very critical. Therefre, it is imprtant t perfrm a cnditin survey f the rf shell elements t determine the extent and rate f reinfrcing steel crrsin, as well as areas f delaminatin. It is nt just the rf panel and supprt clumns that are f cncern. The CMU shear walls are als prblematic, due t the strength f their cmpnent materials. WJE nted in 2000 that they n lnger qualify as seismic shear walls, as their specified material strength is much lwer than the minimum required by recent cdes. Bth the CMU blck and the mrtar specified strengths d nt meet current cde requirements. While the walls wn t fall dwn just by themselves, they are likely t in an earthquake. An assessment perfrmed in 1993 by Smith & Hustn, Inc., Cnsulting Engineers, fund cracking at the jints between rf panels at the west side f the building at each end f the center sectin f the building where it abuts the CMU shear wall at the nrth and suth wings f the building. They als bserved cracking f the tps f the clumns at the suthwest crner f the building where we wuld expect relatively high stresses and deflectins due t deflectin f the lateral lad cllectr and the relatively shrt shear wall alng the suth side f the building. There were als stair step cracks at the suth end f the west wall at the air cnditining unit. These may relate t the suth shear wall and lateral lad cllectr deficiencies. Just as wrrying is cracking bserved in the rf shell slabs and water leakage bserved in the cracks. Sme rust staining was bserved which indicates that sme deteriratin f the reinfrcing steel is ccurring. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 16

23 Exhibit 9 Building Strength and Building Cde Surce: Berk & Assciates, 2006 in cnsultatin with Eagle Eye Cnsulting Engineers Exhibit 9 illustrates, in general terms, the cncepts f advances in building cde requirements, and the lss f building strength ver time due t cracking and rusting. The stair-stepped black line labeled Building Cde Lateral Structural Strength Requirements illustrates hw the three-year cycle f amendments t the Unifrm Building Cde have led t mre rbust standards since the Civic Center building was designed and cnstructed. The red line that parallels the black line represents the Federal Emergency Management Agency s standards intended t ensure that a structure will remain standing during an earthquake lng enugh t safely evacuate the ccupants. The standards are nt as rbust as the Unifrm Building Cde, which are intended t keep a building habitable during and after shaking f a specified intensity. The green line illustrates hw the Civic Center building was designed and cnstructed t meet the 1958 Unifrm Building Cde, becme slightly strnger early n as its masnry and cncrete aged, and then has becme weaker as clgged drains led t standing water n the rf panels, which seeped int the cncrete and caused the steel mesh t rust. Design prblems with the cllectin and distributin f lateral frces have als led t cracking f structural elements. Fllwing the Nisqually earthquake it is assumed that deteriratin increased due t further cracking and water intrusin, and cntinued prblems with distributing lateral frces. The gap between the building s strength and the strength required by building cdes grws ver time. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 17

24 The past building cdes nly required that lder buildings be upgraded t meet current cde if renvatins csting a certain percentage f the current value f the building were perfrmed. As lng as a building s renvatin csts stayed under that threshld, the law did nt require full cde cmpliance. Of curse, a building that technically avids cming up t cde can still be a very unsafe, r uncmfrtable, building. 4.3 Past Decisins and Actins Wrking in parallel with an assessment being dne by Architects West during the spring f 1988, a citizen s advisry bard called the Public Safety Equipment & Building Study Cmmittee examined issues facing the City s ability t prvide services frm its existing lcatin, with existing equipment. The Fire Department and the Plice Department were the primary fcus f their attentin, but the grup als studied the Civic Center building in general. In June f 1988 the Cmmittee recmmended t the City Cuncil that a bnd measure be flated t fund the fllwing: 1. Replace existing fire fighting equipment with mdern vehicles and ther mdern tls and apparatus: $575, Build a new plice department building: $571, Partial remdel and small additin t the Civic Center building: remve asbests, add new rf (with insulatin), enclse the cvered entry area, and perfrm upgrades necessary fr handicapped access (including new restrms): $533,610 With fees and cntingencies, they recmmended a $2 millin bnd. They als recmmended that further remdeling f the Civic Center be included within a future Parks and Recreatin levy. Their recmmendatin diverged frm Architects West s recmmended Optin 1 by nt including a small additin n the west side f the buildings, fire sprinklers, and ther wrk t bring the building up t cde. The City Cuncil agreed t put tw bnd measures n the fall ballt that ttaled $2 millin: ne fr the plice statin and Civic Center remdel, and ne fr the Fire and Aid Equipment. The measures were bth apprved by the vters in September f The plice statin was designed, cnstructed, and ccupied during The department had mved ut f the Civic Center building by Sept. 12, In 1991 the City amended the scpe f the Civic Center remdel t include creating a drmitry in the fire statin area. It was t be paid fr by a federally-funded Cmmunity Develpment Blck Grant, with sme interim swapping f bnd prceeds that wuld be repaid by the City s Real Estate Excise Tax receipts. Adding this renvatin t the cst f the ther planned wrk put the ttal value f the wrk ver nehalf the cst f the building, which triggered the requirement fr additinal cde cmpliance. Mst significantly, a sprinkler system wuld have t be installed thrughut the building t meet fire cde (mem frm Rn DeMars, May 17, 1991). Due t issues f cst and structural supprt cmplicatins, it was later decided t re-rf the existing cncrete units rather than add a new rf structure t divert water away. The dcuments are nt clear as t what the re-rfing entailed, but there may be fabric r ther tar-based rfing material n tp f the cncrete t serve as a misture barrier and direct water t the center drains. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 18

25 In January f 1992 City Staffer Elaine Brwn prepared a summary timeline f the Civic Center prject fr the City Manager and City Cuncil. In it she ntes additinal issues that have cme t light: 1. Because the fire department nw runs 24-hurs a day, it requires sleeping quarters. And, because there are nw female firefighters, they need separate quarters and lcker/restrm facilities. 2. City cde requires sprinklers 3. The garages fr the new fire trucks (the apparatus bays) need ventilatin 4. Brittle glass in drways 5. Uneven, slippery sidewalks 6. Cncerns abut air quality in the building 7. Dr hardware and lcks 8. Plumbing prblems 9. Overcrwding f the building 10. Furnishings were nt funded by the bnd measures (partitins, furniture, paint, flr cverings, cunter fixture fr the new lbby) 11. Lbby cunter security 12. Electrical upgrade will imprve service t the building, but inadequate interir wiring will nt be addressed 13. Mechanical engineer feels requested imprvements t existing HVAC may cause additinal, excessive nise and may nt imprve the peratin greatly. She als ntes that an architect had prvided an estimate fr the cst f building demlitin (and asbests dispsal) sme tw years prir. Sme renvatin f the building did take place in the mid-1990s. Accrding t a staff reprt prepared fr the City Cuncil in March 2003, the fllwing imprvements were made: a. Remved sme f the asbests b. Cleaned the air handling system c. Imprved the electrical service d. Installed carpeting e. Installed handicap-accessible drs f. Lwered insulated ceiling and wrk areas g. Installed cmmunicatin wiring fr cmputers h. Temprary patch repairs t the rf N additins were cnstructed, n mdificatins were made t imprve the structural integrity f the building, and the rf ver the curtyard was left as-is during this decade. It appears that n further actins r decisins were made until early Prir t the February earthquake the City Cuncil reviewed the structural assessment perfrmed in the fall f 2000 and cncluded that the building needed t be replaced. City staff were instructed t prepare a financial plan t fund replacement f the building. Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 19

26 The Nisqually earthquake prvided an interruptin that led t a single actin: later in the spring f 2001 the rf ver the entry curtyard was demlished, per the recmmendatin f Smith & Hustn in 1993 and WJE in 2000 and In 2002 the City Cuncil established a gal f replacing the fire statin and the Civic Center building. The Capital Imprvement Plan, as apprved by the City Cuncil, includes replacing the Civic Center Building and the fire statin. The City budget includes replacement f the Civic Center as a gal. In 2004 the City cntracted with Otak t have a Master Plan develped fr the Civic Campus. A public design preference prcess resulted in the Civic Campus Master Plan Reprt, Final Draft Reprt recmmending tw basic cncepts fr the lcatin and layut f a new City Hall building n the Civic Campus, and a single cncept fr a new fire statin n the Civic Campus. The new fire statin was cnstructed in In 2006 the City is develping a plan fr the Twn Center district. As the Civic Campus is part f the heart f the Twn Center Neighbrhd, further planning is underway n the future f the Civic Center building. SUMMARY The Civic Center building has utlived its designed lifetime. In 1991 an architecture firm (Architects West) tasked with making sme minr mdificatins t the building said that renvating the building was nt cst effective, and it shuld instead be replaced. Since then further structural deficiencies f have been identified, but have nt been crrected. Building cdes have since been strengthened, further demnstrating the inherent prblems with the building s design and cnstructin. The building s prblems can be bradly categrized as Safety-related and Usability-related. The majr safety prblems that remain tday are: A rf supprt system that n lnger meets cde, and a rf design that has led t leaks and rusting f internal reinfrcing Design flaws in the way side-t-side shaking frces are distributed the suth wall is verladed Original material strength specificatins that d meet current cde (masnry blcks in the walls, and the mrtar binding the blcks tgether, are t weak) Cnnectins between the structural walls and the flr and rf are nt strng enugh Unreinfrced masnry blck interir partitin walls withut prper reinfrcement, the walls are likely t tpple during an earthquake N fire sprinklers Asbests in the ceiling material, and pssibly elsewhere Synthesis f Past Reprts and Assessments Cncerning the Civic Center Building 20