HomeMy WebLinkAbout1999 03-15 CCP Work Session AGENDA
CITY COUNCIL WORK SESSION
MARCH 15, 1999
7:00 P.M.
CONFERENCE ROOM B
1) Presentation and Discussion of Civic Center Building Options
2) Brookdale Update
3) Miscellaneous
4) Adjournment
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City of Brooklyn Center
A great place to start. A great place to stay.
To: Mayor Kragness an Council Member Strom, Lasman, Nelson and Peppe
From: Michael J. McCauley
City Manager
Date: March 11, 1999
Re: Community Center & City Hall Building Needs & Options
Beginning in Spring of 1998, staff began the process of reviewing the building issues at the Civic
Center (the term applied to the Community Center & City Hall buildings collectively). With a
direction for the police department building needs established, this study process proceeded with the
inclusion of an architect to review and study the situation. The results of the architect's work in
reviewing needs and building condition (along with reports from engineering tests) are included in
the Building Assessment Study dated February 1, 1999 and revised March 9, 1999. The cost
estimates and building layouts are conceptual. Design 3 would require much additional layout work
and design of a master plan that would affect shape (wider v. narrow) and point of connection to
existing Community Center etc.
• The process began by identifying the Americans With Disabilities Act issues, roof, heating,
ventilation and air conditioning issues, brick spalling on the Community Center, space needs, and
general difficulty facing patrons of the Community Center and City Hall in accessing programs,
facilities, or offices. In reviewing the $2 ++ Million cost of addressing only building repair or
accessibility issues, the concept of replacement surfaced as department heads suggested that this
option be at least reviewed.
THE OPTIONS
The 3 options contained in the architect's report may be summarized as:
Design 1 Do what has to be done to fix the buildings and use the space vacated by police
Design 2 Address accessibility at the Community Center by creating a functional 1 st floor
entrance and locker area.
Design 3 Address accessibility by providing a new building, rather than substantially invest in
extending the life of the existing City Hall and provide the 1 st phase of a master plan
to replace the Community Center when the life of the pool is used and the bonds for
police & fire are retired to free up bonding capacity.
•
6301 Shingle Creek Pkwy, Brooklyn Center, MN 55430 -2199 • City Hall & TDD Number (612) 569 -3300
Recreation and Community Center Phone & TDD Number (612) 569 -3400 • FAX (612) 569 -3494
An Affirmative Action /Equal Opportunities Employer
FINANCIAL ISSUES
The capital improvement fund carries $2 Million for the anticipated Design 1 approach. The actual
projection at this point would be $2.4 Million. Sufficient funds can be identified in the Capital
Improvement Fund to cover the additional $400,000. More problematic would be identifying
$900,000 to pay for Design 3. Mr. Hansen has identified approximately $425,000 in additional
monies that are available for transfer to the Capital Improvement Fund in the ordinary course.
Another $300,000+ will be available in the Capital Improvement Fund's plan after completion of
the police & fire buildings. A substantial sum was reserved in the Capital Improvement Fund to
protect against unforseen problems that would have required additional funding for those projects.
$350,000 of that was used to cover the cost of acquiring the land for the police station and the police
building will be $100,000+ above the funds allocated due to previously identified costs. If the
Council wishes to consider all three options in arriving at a final direction, staff would refine the
implications of allocating $3.4 Million for this project.
PROCESS
Attached is a proposed schedule and process for reviewing the three options, if the Council would
like to solicit comment and request further study of the 3 options. This process would involve several
components:
1) referral to the Financial and Park & Recreation Commissions for their review and
• recommendation
2) staff going out into the community at churches, civic groups, and school groups to outline
the options and solicit input in the form of written surveys and comments similar to forms
used for police & fire
3) publicizing the process through cable television, City Newsletter, and displays at City Hall
and Community Center
4) public informational meeting in June using MnDOT format
MASTER PLAN
A master plan has not been developed for the site. Design 1 would result in a substantial investment
in existing buildings and the need in 2010 to review options for the Community Center which will
be reaching its useful life. At that time, bonding capacity will return from the retirement of the police
& fire bond levy in 2012. Unless the City Hall component was demolished as part of a new
Community Center, a master plan for replacing the Community Center will be restricted with the
current entrance and access problem posed by the shape and location of City Hall.
Design 2 would result in long range planning to either keep current buildings, or again demolish and
• start over after a major investment in the current buildings.
• Design option 3 would require placement and construction that would support flexibility for a master
plan using the new building as the first piece of replacement set of buildings. Investment in the new
building would be an asset to the master plan replacement of the existing civic center as the new
construction to replace the pool etc. could utilize the new building. Certain operating cost issues
would also need to be explored in comparing financial implications: energy savings v. larger area
to maintain. It is estimated that energy costs would offset larger space. The comparison would be an
insulated building v. an uninsulated building.
OTHER ISSUES
In March of 1998,1 sent a letter to Commissioner Opat inquiring if Hennepin County would have
an interest in exploring joint facility ideas. I did not receive a response from Commissioner Opat.
Staff is not aware of any paying governmental entities are involved in site location (that would be
in this immediate area).
MARCH 22ND CITY COUNCIL MEETING
I would propose that a formal presentation be made to the Council at the March 22nd meeting. That
presentations would also go over the options and how they were arrived at by the process. The
Council would adopt a schedule and make referrals to commissions at the March 22nd meeting. The
draft materials attached to this memo would be revised to reflect the Council's direction on March
15th.
I
•
Timeline for Building Options Review
March April May June
Council March 15th work session June 28th
March 22nd Council Mtg. Council Direction
Formal Presentation
Referral to Commissions
Commissions Review Review Written Recommendation
by June 7th
Oral presentation June 28th
Newsletter J Article
Display City Hall City Hall City Hall
Community Center Community Center Community Center
Meetings churches churches Informational at
school groups school groups Constitution Hall
community groups community groups week of June 7th
Cable Television Cable Television Cable Television
Survey available/ bldg. & mtgs. available/ bldg. & mtg available/ bldg. & mtgs.
Office of the City Manager
City of Brooklyn Center
• A great place to start. A great place to stay.
Michael I McCauley
City Manager
March 17, 1998
Commissioner Mike Opat
2400 Government Center
Minneapolis, MN 55487 -0240
RE: City Hall and Community Center Planning Process
Dear Commissioner Opat:
There are several building issues that need to be addressed with the impending police department move to
Humboldt Avenue. The City will be reviewing the Community Center and City Hall for accessibility and
• functional issues. As part of that process, I would invite Hennepin County's participation if there would be
any potential for library relocation to the City Hall/Community Center complex. As the City reviews
potential changes in these buildings, we wanted to advise Hennepin County that we would be reviewing this
campus so that if there were any potential for joint undertakings they could be identified.
Sincerely
Michael J. McCaul
City Manager
MJM:sk
cc: Mayor and Council Members
•
6301 Shingle Creek Pkwy, Brooklyn Center, MV 55430 -2199 • City Hall & TDD Number (612) 569 -3300
Recreation and Community Center Phone & TDD Number (612) 569 -3400 • FAX (612) 569 -3494
An Affirmative Action/ Equal Opportunities Employer
• MEMORANDUM
TO: Michael J. McCauley, City Manager
FROM: Charlie Hansen, Finance Director
DATE: March 11, 1999
SUBJECT: Financing Options for Civic Center Capital Needs
The plan for the building needs of the City of Brooklyn Center has projected that after the
Police and Fire Stations have been completed, the Civic Center needs would be addressed.
Bonds were sold in December 1997 to fund the construction of the Police and Fire Stations.
It was anticipated the any work on the Civic Center would be paid for with cash on hand in
the Capital Improvements Fund. Two million dollars of the Capital Improvements Fund's
assets were earmarked for the Civic Center in the 1999 -2003 capital improvements plan.
Planning has focussed on three plans for Civic Center remodeling or reconstruction. These
plans have preliminary cost estimates which range from $2,400,000 to $3,300,000. It is
. necessary to identify additional funding to close the gap between the funds previously
earmarked and the current cost estimates. Several possible sources of additional funding are
as follows:
During 1998, the City sold land to the developer of the Regal Theaters for the sum of
$77,156. This money was deposited in the Capital Improvements Fund. Earlier plans
for the Capital Improvements Plan hadn't included land sales proceeds. These could
now be earmarked for the Civic Center improvement.
Plans for the Police and Fire Stations included $7,900,000 of bond proceeds to pay
for the original estimated costs and $1,000,000 from the Capital Improvements Fund
for contingencies. While it is now apparent that some of the contingency will be
spent, there is a good chance that at least some will remain. The remainder could be
earmarked for the Civic Center. This remainder will not be known until this summer.
Calculations of the Adequate General Fund Balance Policy Formula, using
preliminary, unaudited December 31, 1998 numbers, indicate that the General Fund
may have $700,000 available to be transferred. Of this, $350,000 had been included
in the 1999 -2003 capital improvements plan for the city share of neighborhood street
improvements and for park improvements. The remaining $350,000 could also be
transferred to the Capital Improvements Fund and earmarked for the Civic Center.
. The Adequate General Fund Balance Policy Formula calculates a minimum required
fund balance, compares that to the actual fund balance, and determines the amount
which is either the excess or deficiency of the minimum required fund balance. The
policy goes on to say that only one half of an excess may be committed to another
fund or use in a given year. This was intended to provide a cushion against an
economic downturn in the subsequent year.
The large size of the amount in excess of minimum required fund balance indicates
that something more than half of it could be committed this year and still provide a
substantial cushion. Under the policy, $700,000 of excess fund balance would remain
in the General Fund after transferring $700,000 to the capital improvement fund as
discussed above.
The Adequate General Fund Balance Policy Formula calls for a minimum required
fund balance of $5,831,300 or 46.6% of the 1999 General Fund budget. Retaining
half of the excess in the General Fund provides $700,000 or 5.6% of the 1999 General
Fund budget. Some of this probably could be committed to the Civic Center as a one
time exception to the policy.
These appear to be the most promising avenues of provided additional funds for the Civic
• Center remodeling or reconstruction. Identifying the preferred option for the remodeling or
reconstruction should come first. By that time, more reliable information on things such as
the remaining contingency from the Police and Fire Stations will be available. Some other
financing options also exist, but they are more problematic than the ones discussed above.
•
CITY OF BROOKLYN CENTER
ADEQUATE GENERAL FUND BALANCE POLICY FORMULA
AS ESTABLISHED BY THE CITY COUNCIL ON DECEMBER 22, 1980
(LAST AMENDED BY RESOLUTION 99 -21 ON JANUARY 25, 1999)
Latest Unaudited Total Fund Balance at December 31, 1998 $7,290,343
Unrealized Gains or Losses (subtract gains or add back losses) (52,487)
Adjusted Total Fund Balance at December 31, 1998 $7,237,856
Minimum Required Fund Balance Elements:
1. Items Not Readily Convertible to Cash:
a. Accounts Receivable 81,327
b. Advances to Other Funds 105,074
-------- - - - - --
$186,401
2. Amount Appropriated to the General Fund Current
Year Budget: 1999 $13,535
3. Amounts to be Reserved for Working Capital and Variances from
Revenue.Estimates:
(45% of Total General Fund Current Year Budget, less debt service)
45% of. $12,514,142 = $5,631,364
-------- - - - - --
Minimum Required Fund Balance $5,831,300
Amount in Excess of Minimum Required Fund Balance $1,406,556
• Amount Available per Formula for Other Use in Current Year $703,278
ADQFDBAL.XLS 1998 3/10/99 10:31 AM
1 1 1 1 1
BUILDING ASSESSMENT STUDY
F City of Brooklyn Center
Dated: February 1, 1999
Revised March 9, 1999
BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9 . IM 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION TITLE SHEET Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 No. "104
Page No. 1
INTRODUCTION
Soon the Police Department will leave City Hall for their new
The City Council recognized the need to study their facilities at quarters thereby vacating space that could be reallocated for
the Civic Center due to a variety of challenges that seem City use. What departments or programs should be located in
never ending as the Council, Staff and Constituents attempt to the vacated Lower Level of City Hall?
make the best use of the space that is available. These chal-
lenges to the existing City Hall and Community Center are How best can this complex be made accessible to persons
coming from a variety of sources including: with disabilities and the elderly? What is the value of the ex-
isting structures? What can be restored or rejuvenated?
0 The Americans with Disability Act, Should new or partially new facilities be considered?
0 Changing building and health codes,
0 Aging mechanical and electrical equipment, The City engaged the services of an Architect, a Mechanical
0 The deterioration of the structure, Engineer, an Electrical Engineer and a testing laboratory to
0 The lack of natural light in the Lower Level of City Hall, assist in the study of solutions to these challenges. For the
0 Unusable odd shaped internal spaces, past nine months the City Manager, the Director of the Com-
0 Inappropriate location of entrances in relation to parking, munity Center and the Architect have considered various pro -
0 Changing needs of staff and the onslaught of computers & posals in an attempt to solve these problems. The work out -
communication technology. lined in this report delineates the problems confronted and the
0 Useful life of the City Hall and Community Center. opportunities available to the City Council. This report in-
cludes possible solutions for consideration while offering the
The two buildings are now approaching 30 years of age, not- City Council a well informed climate for enlightened decision -
ing that the the planning for the structures began in 1968. making.
The two buildings were completed in 1971.
BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
City f Brooklyn Center Mar 9,199 INTRODUCTION O D U CTI O N
Y 9
Y 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 2
I
Specifically, the major items of concern for the Community
THE AMERICANS WITH DISABILITIES ACT Center and the City Hall have been identified as follows:
The City Hall and Community Center do not conform to cur- o The Community Center has no elevator or ramp allowing
rent requirements of The Americans with Disabilities Act persons with a disability to traverse from one level to the
(ADA): next.
0 ADA was introduced and mandated in phases or stages. 0 The Community Center and the City Hall do not have ac-
cessible sanitary facilities (including drinking fountains) on
0 Each stage had a deadline. each level as now required.
o All of those deadlines have expired. o Stairways are too steep as the treads and risers do not
o There is no grandfathering. meet ADA standards. Handrails must now extend 12"
past the top stair riser and 23" minimum past the lower
o The City is liable if an employee or constituent takes ac- stair riser.
tion. 0 Existing doorways do not have the proper side clearances
o The courts enforce ADA, not the City Building Official. to allow a person with a disability easy access.
o Generally the two buildings were built under a different set
of rules when many of these problems had neither been
identified nor addressed by society.
BUILDING ASSESSMENT STUDY DATE: THE AMERICANS WITH MJORUD ARCHITECTURE
City f Brooklyn Center Mar 9.1999
Y Y 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION DISABILITIES ACT Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 3
(3) Inadequate amounts of fresh air induced into sys-
CHANGING BUILDING AND HEALTH CODES tems.
(4) Poor heating and cooling. Cooling problems are
The State of Minnesota adopts by reference a model code exacerbated by the advent of computers and other
called the Uniform Building Code (UBC) that is under constant heat generating equipment now prevalent in to-
review and revision. This is the most used code by other day's office. Overcrowding the facility designed for
states and municipalities, and every three years a new volume a lower people load.
is issued. The State of Minnesota also adopts its own set of 0 Energy regulation and consumption:
codes and regulations to reflect the climate and conditions (1) Remodeling will require conformance to enforce -
unique only to the State of Minnesota. As a result changing
building and health codes have a direct affect on the built en- able standards.
vironment including buildings at Brooklyn Center. Some is- (2) Thermal envelope doesn't meet today's standards.
sues have been addressed, others have yet to be solved. (a) New roofing and insulation are required over
City Hall.
o Safety and environmental issues: (b) Roof insulation over the Community Center
(1) Hazardous materials such as asbestos — containment has been upgraded.
/ safe cleanup is understood to be complete. (c) Wall insulation for both buildings is inade-
(2) Buried tanks — remediation of spills or leakage. quate.
(3) PCBs in light fixture ballasts — proper disposal has (d) Perimeter insulation is costly (The Police Cler-
been completed. ical Staff were always cold due to the lack of
o Air quality problems: perimeter and wall insulation in the exterior
(1) Poor air distribution. walls. Most of the staff used supplementary
(2) Dirty ductwork — ductwork left unattended for years — space heaters or knee heaters).
presence of dirt, microbes, fiberglass and /or asbestos 0 The State Board of Health requires a separate filter for
in air stream. the wading pool, a violation for over 15 years.
I
BUILDING ASSESSMENT STUDY DATE: CHANGING BUILDING MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9, 1999 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION AND HEALTH CODES Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 4
I
(2) Does not include evaluation of pool piping;
pumps and wet systems; air balancing; combus-
tion tests, and other diagnostic testing.
AGING MECHANICAL AND ELECTRICAL EQUIPMENT -(3) As a result of this investigation, other tests may
be recommended including the costs of these
The existing mechanical and electrical equipment is outdated. tests. ,
The Mechanical and Electrical Engineers conducted a study
of various elements of the two buildings and this information is (4) Discovery of equipment no longer manufac-
included in the appendix. tured.
o Pool ventilation equipment in penthouses:
o Follestad & Barrett Electrical Analysis and Report
(1) Lack of insulation on walls contributing to failure
(1) Evaluation of main service and distribution of brick on exterior.
panel boards. (2) This same lack of insulation of walls causes de-
(2) Evaluation of fixture types, lamps and ballasts. terioration of the gypsum board soffit and side -
wall below as condensation forms causing wa-
(3) Evaluation of special systems and motor effi- ter to drip below.
ciencies. (3) There is near impossible access to equipment,
(4) Telecommunication systems including data and having to enter through access panels in side -
voice are not included since City has own MIS wall of drop ceiling and then pass into the air
Department with corresponding reports. stream and ductwork to gain access into room.
o Follestad & Barrett Mechanical Analysis and Report: (4) For access to the roof one must also pass into
the air stream and ductwork to access a cat -
(1) Investigate condition and estimate useful life of walk over the pool, then to a non - conforming
HVAC systems and controls. ladder up to roof hatch.
BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9, 1999 AGING MECHANICAL & 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION ELECTRICAL EQUIPMENT Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 5
rr lilt r r r r Illiilir r Ir r r r r r r llllr Ir Illr r
THE DETERIORATION OF THE STRUCTURE
The deterioration of the structure is noted in several areas — Braun Intertec was hired to further investigate this condition
most notably at the Community Center. and this is included in a special report in the Appendix. Brick
faces are falling off the building due to the presence of mois-
When this same Architect assisted the City with the re -roof the ture within the masonry. During our freeze thaw environment
Community Center in the mid - eighties several new sheets of the brick faces are forced off the wall. Fortunately the brick is
metal decking had to be placed over existing decking that had merely an exterior skin on the building and not lending support
rusted through to the swimming pool below. to roof loads.
A structural engineer was employed at that time to investigate The City Hall roofing and roof insulation should be replaced if
the rusting of the main support trusses, columns and beams. this building is to be saved.
His recommendation was that these same trusses, columns
and beams be reevaluated every 5 years to make sure the
corrosive pool environment did not impair the structure.
The deterioration of exterior brick is observed on two mechan-
ical penthouses and the west and south walls of the Commu-
nity Center adjacent to the pool.
BUILDING ASSESSMENT STUDY DATE: THE DETERIORATION MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9.1999 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION OF THE STRUCTURE Minnea olis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 99104 P
Page No. 6
INAPPROPRIATE LOCATION OF ENTRANCES
IN RELATION TO PARKING
Again the original design placed both the City Hall and Com-
THE LACK OF NATURAL LIGHT IN THE munity Center entrances facing a mall like setting with flowers
LOWER LEVEL OF CITY HALL and some limited short -term parking for visitors. In such a se-
vere climate the norm would be to place the main entrances
The original design in 1968 for the Lower Level of City Hall adjacent to the parking. This entrance relationship is further
may have been driven by the need for a bomb shelter or an exacerbated by the steep exterior steps and need to enter
emergency preparedness center. The exterior walls are con- both the City Hall and Community Center on the second level.
structed of poured in place concrete; the internal columns and The steep exterior steps are dangerous and sometimes slip -
second floor pan and joist structures are also poured in place pery during sleet and snow and do not meet today's Codes.
concrete. This level has no windows making the interior envi-
ronment somewhat depressing.
CHANGING NEEDS OF STAFF AND THE ONSLAUGHT OF
COMPUTERS & COMMUNICATION TECHNOLOGY
UNUSABLE ODD SHAPED INTERNAL SPACES
As America continues to move into the information age, the
The original design was based on an octagon with 45 degree need for computers and communication technology is always
angled walls enclosing the various parts of both the City Hall on the increase. Better workstations and seating for staff be-
and Community Center. This resulted in internal spaces that came necessary to alleviate environmental stress and injury.
had to be compromised as to function. Some acute angled Additional staff necessitated that additional work stations and
spaces are near impossible to use and difficult to maintain. conference rooms be squeezed out of existing space and
even carved out of the public lobby space. Mechanical and
Electrical Systems have not kept up. Communication wiring
is reported to be inadequate.
BUILDING ASSESSMENT STUDY DATE: INTERNAL &EXTERNAL MJORUD ARCHITECTURE
City f Brooklyn Center Mar 9. ,99s
y Y - 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION RELATIONSHIPS Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 No. 99104
Page No. 7
USEFUL LIFE OF THE CITY HALL AND
COMMUNITY CENTER
Normally a concrete and masonry building will serve an Owner tems. Abandoned wiring however would be removed. Today,
50 to 100 years but in this instance the concrete and masonry the Mechanical Engineer would specify and design an all
were found to be part of the problem. Exterior walls for both ducted return air system. This ducted system is cleaner,
the City Hall and Community Center were,not constructed with more effective and code conforming.
adequate thermal resistance to the point of causing masonry
failure. If constructed properly the space between the brick Electrical systems were described as confusing due to several
and the concrete or block back -up would have been con- remodelings and changes over the years. There is no longer
structed as a cavity wall. A 1" to 2" air space between ade- adequate power distribution to accommodate the future power
quate insulation and the brick would allow moisture to fall to needs of the users as most of the load centers are full.
flashing below that would be drained to the outside through a
weep system. The original design of the building no longer responds to to-
day's need for accessibility, safety, convenience and the
As you will read about the Mechanical Systems, their useful faster pace of the users. Much of the usable space has diffi-
life has now been exceeded. Despite excellent maintenance cult angles to reconcile.
the equipment can be expected to fail. The air distribution
system within the City Hall for example, employs a plenum re- Remodeling of both structures is possible, but at what cost
turn system for the air supply. All of the wiring within the air and sacrificial compromise? Are the changes and improve -
return plenum is suppose to be fire- rated. Building Official ments to the existing structures a good investment? Maybe
David Fisher has agreed to allow the return air at the City Hall remodeling is the only method affordable at this time?
to continue to run through the plenums to minimize the cost of
revamping the heating, ventilating and air conditioning sys-
BUILDING ASSESSMENT STUDY DATE: USEFUL LIFE OF MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9, 1999 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION EXISTING BUILDINGS Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 No. 98104
Page No. 8
INDEX TO DRAWINGS
DESIGN SCHEME 1 FIX EXISTING BUILDINGS
• Refurbish City Hall and provide new lower level entry.
• Build Community Center Addition with toilets, entry elevator & stair.
• Upgrade wading pool and provide new filter.
DESIGN SCHEME 2 LOCKER ADDITION TO COMMUNITY CENTER
• Refurbish City Hall and provide new lower level entry.
Build Community Center Addition with new Locker Rooms, Wading
Pool, Toilets, Entry, Elevator & Stair.
DESIGN SCHEME 3 BUILDING ADDITION TO COMMUNITY CENTER
• New Civic Center, Council Chambers, Locker Rooms, Community Rooms
and accessible facilities.
• Upgrade wading pool and provide new filter.
* ADA requirements met in all schemes
BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9, 1999 INDEX TO DRAWINGS 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 9
I:►ESINSCH:M
FtX EXISTING:::BUIhDINGS «.
PROBABLE CONSTRUCTION COST FOR SCHEME 1
1. Allowance to improve HVAC at City Hall ............ $175,000
ADVANTAGES TO SCHEME 1 (includes a new system for the Council Chambers)
1. Eliminates steep exterior stairs. 2. Replace existing roofing /insulation at City Hall....... 80,000
Remodeling 2. Makes both buildings accessible to persons with disabilities. 3. g allowance to convert Police Station
3. Eliminates steep interior stair in Community Center. into City Hall usage, add new City Hall Entrance,
4. Accessible on grade entrances at both buildings. add new toilet facilities on both levels and add
5. More space is captured for City Hall in old Police Station. connecting link over existing tunnel ...................... 600,000
4. Community Center Remodeling on both levels ...... 80,000
5. Community Center Cube Addition ........................600,000
6. One elevator and elevator equipment room
DISADVANTAGES TO SCHEME 1 at Community Center ...........................
1. Too much money spent on City Hall for expected benefits. 7. Prefabricated insulated panels ($15 /sf) at
0 Existing column spacing hinders open office concept Swimming Pool and Mechanical Penthouses ......150,000
found in most new city halls — more difficult to design. 8. Wading pool upgrade - new filter system ............... 80,000
0 Existing windows offer little exterior exposure and tend to 9. Data / voice cable connections (estimated 60
create a feeling of being in a basement. locations, offices, conference, Council Chambers .70,000
0 Angled walls create more inefficiency in room layout. 10. Security ................................... ............................... 60,000
2. Keeps outdated main pool which is used by small percent- 11. Sound system for Council Chambers .....................20,000
age of the population. 12.Contingency . ............................... ........................420,000
3. Only minimal remodeling to existing locker rooms.
TOTAL ................................... ............................... $2,435,000
DESIG
SCHEME BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
Mar 9. 1999 FIX EXISTING
City of Brooklyn Center 12400 12th Avenue North
'1 6301 Shingle Creek Parkway COMMISSION BUILDINGS Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 10
\ COMMUNITY CENTER
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SCHEME BUILDING ASSESSMENT STUDY DATE MJORUD ARCHITECTURE
1 City of Brooklyn Center Mar 9, 1999 FIX EXISTING 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION BUILDINGS Minneapolis, Minnesota 55441
Minnesota Brooklyn Center, Mita 55430 NO. 98104 y Phone: 81275444871 Fax: 61215454754
Page No. 11
>: IX? . iSTiNG BUILDING
... ...... .. ....... ... .. ..:'. ^,1 ''` . , :: ` . ` ^. ; . .•.. .. ........,...... -.. .... .. ....., ., ... .. ., ... ..
FEATURES OF SCHEME 1 - CITY HALL
1. Remove all Police partitions except for reinforced walls of
existing jail, converting this area to storage.
2. Reuse existing elevator.
3. Save Central Storage Room on the east side of building.
4. Save Swimming Pool Equipment and Filter Room.
5. Provide new toilets on each level.
6. Provide one new interior stairway.
7. Construct a connecting link between the buildings.
FEATURES OF SCHEME 1 - COMMUNITY CENTER
1. Construct a square, two story building to provide a common
entrance, toilets on each level, a stairway and an elevator.
2. Refurbish wading pool and provide anew filter.
DESIGN
SCHEME BUILDING ASSESSMENT STUDY DATE: FIX EXISTING MJORUD ARCHITECTURE
City of Brooklyn Center Mat 9.1999 12400 12th Avenue North
1 6301 Shingle Creek Parkway COMMISSION BUILDINGS Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 12
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BUILDING ASSESSMENT STUDY
1 GA7t O ARCHITECTURE
� 12400
City of Brooklyn Center , e.t999 FIX EXISTING 1241)0 12th Avenue North
6301 Shingle Creek Parkway COMMISSION BUILDINGS Minneapolis, Minnesota 55441
8
Brooklyn Center, Minnesota 55430 NO. 981
Poona: 612/5" -1871 caa: 812K""64
Page No. 13
DESIGN.' SCt=tEME 2;R'LOCKER"
A;DDITI,QN TO" COM.M.U.NIT, ,' CENTER;:
PROBABLE CONSTRUCTION COST FOR SCHEME 2
ADVANTAGES TO SCHEME 2 1. Allowance to improve HVAC at City Hall ........... $ 175,000
(includes a new system for the Council Chambers)
1. Adds new locker rooms thus freeing up additional program 2. Replace existing roofing /insulation at City Hall ....... 80,000
space within Community Center. 3. Community Center lockers &wading pool ......... 1,100,000
2. Provides new Code conforming Wading Pool. 4. Remodeling allowance to convert Police Station
3. Accessible on grade entrances at both buildings. into City Hall usage, add new City Hall Entrance,
4. Eliminates steep exterior stairs. add new toilet facilities on both levels and add
5. Makes both buildings accessible to persons with disabilities. connecting link over existing tunnel ..........:........... 600,000
6. Eliminates steep interior stair in Community Center. 5 Remodeling bo es within Community Center 80,000
7. Mores ace is captured for City Hall in old Police Station.
6. Community Center exercise room above
DISADVANTAGES TO SCHEME 2 new locker rooms 450,000
.................. ...............................
1. Too much money spent on City Hall for expected benefits. 7. Prefabricated insulated panels ($15 /sf) at
0 Existing column spacing hinders open office concept Swimming Pool and Mechanical Penthouses ......120,000
found in most new city halls — more difficult to design. 8. Data / voice cable connections (estimated 60
0 Existing windows offer little exterior exposure and tend to locations, offices, conference, Council Chambers .70,000
create a feeling of being in a basement. 9. Security allowance .................. ............................... 60,000
o Angled walls create more inefficiency in room layout. 10. Sound system for Council Chambers .....................20,000
2. Initial cost of new locker rooms and wading pool. 11. Contingency . ............................... ........................420,000
3. New locker rooms and wading pool box in existing pool, TOTAL ................................... ............................... $3,175,000
making it more difficult to remodel or expand in the future.
4. New locker addition blocks natural light into existing pool.
DESIGN
SCHEME BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
Y Y
City of Brooklyn Center Mar 9,1999 LOCKER ADDITION TO 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION COMMUNITY CENTER Minneapolis, Minnesota 55441
2
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 14
EXHAGIyE RA+1 / / /
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SC BUILDING ASSESSMENT STUDY , 19 99 MJORUO ARCHITECTURE
City of Brooklyn Center Mai 0, 18 °0 LOCKER ADDITION TO 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION COMMUNITY CENTER Minneapolis, Minnesota 55441
2
Brooklyn Center, Minnesota 55430 NO. 9810a Phone: 412/S".387t Fes: S12
Page No. 15
DEStGN,SCHE.M 2OCKR:
AQC? 1TION�TOC OMMU.NITY::.C:ENTER::::::
......................................... ...............................
FEATURES OF SCHEME 2 - CITY HALL
1. The remodeling work is similar to Scheme 1, except that the
entrance is placed in the diagonal wall facing the parking lot.
2. Remove all Police partitions except for reinforced walls of
existing jail, converting this area to storage.
3. Reuse existing elevator.
4. Save Central Storage Room on the east side of building.
5. Save Swimming Pool Equipment and Filter Room.
5. Provide new toilets on each level.
6. Provide one new interior stairway.
7. Construct a connecting link between the buildings.
FEATURES OF SCHEME 2 - COMMUNITY CENTER
1. Construct a two story addition on the west side of the
existing building with a common entrance, one set of toilet
rooms on lower level, a new stairway and an elevator.
2. Provide a new wading pool and filter.
3. Provide a second floor exercise area.
DE
LOCKER ADDITION TO
SCHEME BUILDING ASSESSMENT STUDY DA TE: MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9. IM 12400 12th Avenue North
2 6301 Shingle Creek Parkway COMMISSION COMMUNITY CENTER Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 16
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BUILDING ASSESSMENT STUDY
scwEM� care MJORUD ARCHITECTURE
2 City of Brooklyn Center Mar 9. 1999 LOCKER ADDITION TO 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98 COMMUNITY CENTER
Phone GIVS44.3571 Fa:: 61vS4543S4
Page No. 17
QESIG11t:SCH M. B
AQQ.ITLON� Q COMM:U:NITY ENTER`'
:• i:.;.;. :•: �:.,:; ii•::' ^::•i:•:;i: PROBABLE CONSTRUCTION COST FOR SCHEME 3
ADVANTAGES TO SCHEME 3 1. New Civic Center .............. ............................... $2,465,000
1. On -grade entry thereby eliminating all steep exterior stairs. (includes new locker rooms on lower level)
2. Both buildings are accessible to persons with disabilities. 2. Demolition of existing City Hall ...... .........................52,000
3. New locker rooms within addition. (includes removal of two underground tanks)
4. Upgraded wading pool with new filter system. 3. Prefabricated insulated panels ($15 /sf) at
5. New Civic Center with up to date systems — the less flexible Swimming Pool and Mechanical Penthouses ......150,000
28 year old City Hall building is eliminated. 4. Provide exterior wall, insulation and roofing over
6. Additional space is captured in vacated locker rooms. Swimming Pool Equipment Room . .........................30,000
7. Designated drop off and entry for all users and citizens. 5. Drop off and accessible parking area ..................... 25,000
8. Least disturbance to users of Community Center. 6. Wading pool upgrade - new filter system... * ........... 80,000
9. Least disturbance to users of City Hall as City Hall remains 7. Data / voice cable connections (estimated 0
in tact until new building addition is complete. locations, offices, conference, Council Chambers .70,000
10. Life span of investment is maximized. 8. Security allowance .................. ............................... 60,000
11. Life cycle cost savings due to energy efficiency.
9. Contingency . ............................... ........................420,000
12. Allows City to meet current needs while positioning develop- TOTAL ................................... ............................... $3,352,000
ment for the future.
DISADVANTAGES TO SCHEME 3
1. Initial cost.
DESIG
SCHEM BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9. 1999 BUILDING ADDITION TO 12400 12th Avenue North
3 6301 Shingle Creek Parkway COMMISSION COMMUNITY CENTER Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 18
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COMMUNITY CENTER
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C_i T
BUILDING ASSESSMENT STUDY
ecMeMe DATE MJORUD ARCHITECTURE
3 City of Brooklyn Center Mar 9. 1999 BUILDING ADDITION TO 12400 121h Avenue North
6301 Shingle Creek Parkway COMMISSION COMMUNITY CENTER Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 No. 99,°a
Ph*fW: SIVM4J071 FOR: $12441 •4964
Page No. 19
DESI'GN`�SCHEME 3 `� B. UILDING:_ �:_!:! :::
ADDITION.fiO COMMUNITY :CENTER ::.
.. ............................... ....................
FEATURES OF SCHEME 3 - CIVIC CENTER
1. The City Council Chambers moves to the Lower Level with
an on -grade entrance.
2. A Central desk and check in is provided for all activities.
3. New locker rooms on this level mean on -grade entrance and
check in.
4. A 2 -story connecting link between the buildings provides ac-
cess for persons with disabilities and convenience for staff.
5. Community Rooms could be set up to be shared by several
organizations.
FEATURES OF SCHEME 3 - COMMUNITY CENTER
1. A connecting corridor could be routed to Constitution Hall.
2. The wading pool would be refurbished and a new filtering
system would be added.
DESIGN
SCHEME BUILDING ASSESSMENT STUDY DATE: B UILDING ADDITION TO MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9.1999 12400 12th Avenue North
3 6301 Shingle Creek Parkway COMMISSION COMMUNITY CENTER Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 20
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LOWER LEVEL FLOOR PLAN
BUILDING ASSESSMENT STUDY
%NEnt DATE MJORUD ARCHITECTURE
3 City of Brooklyn Center Mal 1" 190 BUILDING ADDITION TO 12400 12th Avenue Nonn
6301 Shingle Creek Parkway COMM NO ss B1 �01, COMMUNITY CENTER Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 9w
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Page No. 21
APPENDIX
Follestad & Barrett Associates Report
Existing Mechanical / Electrical Systems
Braun Intertec Report
Masonry Condition Observations
BUILDING ASSESSMENT STUDY DATE: MJORUD ARCHITECTURE
City of Brooklyn Center Mar 9.1999 APPENDIX 12400 12th Avenue North
6301 Shingle Creek Parkway COMMISSION Minneapolis, Minnesota 55441
Brooklyn Center, Minnesota 55430 NO. 98104
Page No. 22
i
EXISTING MECHANICAL/ELECTRICAL SYSTEMS
A. BOILERS:
' 1. (2) original 1970 steel firetube boilers.
2. Boilers have never been re -tubed.
3. Combustion chamber firebrick was last re -done 3-4 years ago.
4. Combustion checked every year.
5. Maintenance contract with Albers Sheet Metal.
6. Burners were replaced in 1985 with gas/No. 2 oil pressure atomizing
' burners.
7. Two existing underground fuel oil tanks are single -wall steel tanks, non-
compliant.
B. AIR CONDITIONING:
1. Two indoor reciprocating chillers, 60 tons & 50 tons cooling.
2. Refrigerant receiver installed/controls revisions added in 1987 to
minimize compressor failure and short cycling.
3. Four compressor failures have occurred since 1987.
4. Two original exterior air- cooled condensers; fan shafts have been replaced
' with stainless steel shafts.
5. Condenser head pressure dampers are inoperable.
6. Maintenance contract with Cramer Trane.
C. AIR HANDLING UNITS:
1. Original 1970 air handlers are in use and in good condition.
2. Electric steam - generating humidifier was added to City Hall in 1990; it
has water softener to minimize mineral scale problems.
3. City Hall ductwork was cleaned approximately ten years ago.
4. An Indoor Air Quality Study was conducted in 1993, and upgrades
' were made to the air filter and return air systems.
' D. TEMPERATURE CONTROLS:
1. The original pneumatic temperature controls are in use.
2. Control system is outmoded and consideration should be given to its
replacement with a newer direct digital control (DDC) system with greater
capabilities and efficiency.
3. It is probable that all of the existing pneumatic controls are not fully
' operable.
4. Temperature control air compressor was rebuilt in 1995: air dryer was
replaced in 1996.
' 5. Maintenance contract with Trol -Matic Services.
E. SWIlvMNG POOL SYSTEMS:
' 1. Filter tank piping upgraded and 10" main drain valve replaced in 1991.
2. Ozone disinfection system was installed in 1997 to supplement the
chlorination system.
3. Pool chlorination system was replaced in the mid- 1980's with a vacuum-
' type system.
4. Runaround -coil exhaust heat recovery/humidity control system was
replaced in 1985. r
' 5. The wading pool and main pool deck drainage do not comply with current
'Minnesota Health Department requirements.
' F. WATER HEATER:
1. Central domestic water heater (water- to-water heat exchanger) replaced in
1991.
G. SIDEWALK SNOW - MELTING SYSTEM:
1. Glycol heat exchanger has not been operable for man years..
Y g Pe Y
The American Society of Heating, Refrigerating and Air Conditioning Engineers
(ASHRAE) provides the following estimated median years of service life for various
heating/cooling system components:
EQUinment Item Median Years
Hot Water Boilers Steel Fire -Tube 25
Boiler Burners 21
Air Terminals - VAV and Double -Duct Boxes 20
Fans - Centrifugal 25
' Ductwork 30
Package Chillers - Reciprocating 20
' Air- Cooled Condensers 20
Pumps - Base - Mounted 20
Controls - Pneumatic 20
With few exceptions boiler burners ductwork), of the mechanical equipment at the
P ( ), e9 P
Brooklyn Center Civic Center has already exceeded its estimated median service life.
S
RECOMMENDATIONS
A. SHORT TERM:
' The existing mechanical systems can reasonably be expected to remain in service for
the next ten years. They are older systems that have been maintained very well. As time
' progresses, the level of maintenance can be expected to increase. Occasional equipment
failures - refrigerant compressors, pneumatic controls, mixing boxes - are probable, but
this equipment can be replaced individually as needed.
If there is a relatively minor amount of remodeling work, the existing mixing boxes, duct
and air handling systems could be modified and re -used.
' There are several existing HVAC problems that should be addressed if any significant
remodeling is undertaken:
1. Several areas in City Hall, normally the west exposure, suffer
' from a cooling shortfall, and overheat periodically. In our opinion this is a
distribution problem rather than a capacity problem. Due to remodelings and
growth over the years, the existing ductwork and mixing boxes are no longer
' large enough to deliver adequate cooling in some areas; more supply air flow
is needed. Ductwork and control revisions should be made to correct this
problem. The overall chiller capacity of 110 tons should be adequate for the
37,000 sq. ft. of air conditioned space.
2. The proximity of the boilers stack to the City Hall outdoor air intake allows boiler
flue products to be drawn into this intake under certain wind conditions. The
problem is magnified when fuel oil is being burned due to its greater odor. The
separation between the boiler stack and the outdoor air intake should be
' increased.
' 3. The existing air conditioning should be replaced. The refrigerant piping was
installed underground, which has caused premature refrigerant condensation and
several compressor failures over the years. The existing chiller probably operates
' at a power input of approximately 1.3 KW /ton of cooling. A new chiller would
be more efficient, and could operate at 1.1 KW /ton if air - cooled, and as low as
0.90 KW /ton if water - cooled The annual energy savings would be approximately
' $ 2,500.00.
4. The Council Chamber should have a separate HVAC system that can be operated
' independently of the main City Hall air handing systems. If the Council Chamber
is in use evenings and off - hours, the entire upper floor of City Hall must also be
conditioned.
l
5. The two existing uel oil storage tanks are single-wall steel tanks and do not
g g �
comply with the current EPA regulations. They should be replaced with an
' approved tank and leak detection system.
B. LONG TERM:
If significant remodeling work is planned, we recommend that new air
' handling, air conditioning and control systems be provided. The new HVAC
systems would be tailored to the remodeled spaces to provide correct heating,
cooling and control zone operation. The following systems would provide
excellent performance:
1. New indoor air handling units with 100% outdoor air economizers, hot
water heating coils, and chilled water or DX cooling coils. A dedicated
unit would be provided for the Council Chamber.
' 2. Fan- powered variable -air volume boxes would provide zone control.
Consideration should be given to a double -duct mixing box system similar
to the existing.
3. The existing hot water boilers would be retained.
' 4. Hot water baseboard radiation for good heating performance.
' 5. Air- conditioning - new system should be investigated. Direct - expansion
(DX) coils would be less expensive than a new chilled water system.
' 6. Temperature controls - new electronic direct digital control system is
recommended
ELECTRICAL SYSTEMS
' MAIN SERVICE ENTRANCE
' The facility is served by a 1200 amp 480/277 volt, 3 phase 4 wire service entrance. The
main switchboard is General Electric's "AV" line, a popular quality line of switchgear
at the time. There is a 1200 amp bolted pressure switch as the main disconnecting
' means and the buswork is amply braced at 50,000 amps. There are two sections of
distribution switchgear; fusible disconnect switches in the left hand section and older -
style circuit breakers in the right hand side. The switchgear appears to be in good
' working order and replacement parts should be obtainable, but there is no sign that
maintenance or service has been performed. There is no apparent reason to expect that
this switchgear would not serve well for at least another decade.
' STANDBY GENERATOR
The facility also features a standby generator set. It is an older model, probably dating
from the original building construction. It is an 8 cylinder in -line diesel engine powered
Onan model 70 DFJ, reportedly serviced by Interstate Detroit Diesel and apparently
properly maintained. There is an ASCO 125 amp transfer switch featuring the old relay
based controls. The system is reportedly exercised manually on a monthly basis.
' Although the standby power system is old, it appears to be in good condition and should
be able to continue in service for years.
' POWER DISTRIBUTION SYSTEM
Power factor correction capacitors have been installed at the service entrance.
Circuit breaker panelboards are also General Electric. There are both 480/277 volt and
208/120 volt panelboards, all apparently 3 phase 4 wire versions, and dry type
transformers are scattered around the building to transform to the lower utilization
voltage near the point of use. There is, as is common in an older building, little, if any,
' room left in these panelboards to add new circuits. Any significant electrical load
additions (such as more computers or technology - related equipment) would soon
require new panelboards and feeders from the main switchgear. This would be an
expensive and disruptive process and there is some chance that even the switchboard and
service would need major revisions.
LIGHTING SYSTEMS
The lighting systems in the building are very confused There are different systems
' in various parts of the building depending on how recently or extensively the area has
been remodeled.
' Much of the building is lighted by ordinary 2 foot by 4 foot fluorescent troffers, using
T12 lamps and presumably magnetic ballasts. These are mostly fixtures with acrylic
prismatic lenses, although there are parabolic fixtures in some areas. The older lensed
' fixtures are suffering from age: the acrylic plastic in the lenses turns yellow with age.
This decreases the light output and is unsightly. The older T12 lamps and magnetic
ballasts are not very energy efficient. Recently remodelled areas are lighted with
efficient T8 lamps (and presumably electronic ballasts) making them more efficient.
There are many spaces where the lighting system was intended for a different use of the
' space. Some offices in the Police Department are overlighted with 4-lamp fixtures.
Lenses in the Detectives area are yellowed. There is even an office which has bare
lamp strips - obviously intended for an unfinished or storage area -in it. The new
' Communications Center has been properly lighted with 3 -lamp parabolic fixtures
and the garage has bare -lamp strips with the efficient T8 lamps. There are some
' appropriate linear parabolic fixtures in the open offices. The storage area on the
lower level is lighted with bare lamp strips using the old T12 lamps.
The upper level of the building appears to have been the subject of more remodel work.
In the Conference room, for example, the efficient T8 lamps are in evidence. The
Engineering department features continuous rows of 4 -lamp lensed 2 foot by 4 foot
' fixtures. They use T8 lamps, but the type of fixture and the layout are clearly not
intended for the current use of the space.
' The corridor and lobby areas of the upper level are lighted by a combination of
residential style fluorescent surface -mount fixtures and incandescent downlights. The
downlights are very inefficient. Use of these fixtures precludes meeting the current
' lighting efficiency code. Other inefficient light fixtures include incandescent exit
signs and tr ack - mounted accent lights with incandescent PAR lamps. Some lamps
of this style have even been banned from production in this country due to their
' extreme inefficiency. Where incandescent lamps are dimmed, the energy use is
decreased and the lamp life is extended, provided that the dimming function
is used. Examples are in the Council Chambers, where the incandescent fixtures
may be the more efficient quartz halogen type and in the City Manager's office where
dimmed incandescent accent lights are used appropriately for presentation lighting.
' In the area just behind the main Reception desk, there are 1 foot by 4 foot fluorescents
which have been retrofitted with an "egg crate" lens (probably the "paracube" lens) most
' likely in an attempt to address a glare problem in computer screens. Although this is
a simple, inexpensive and popular way of addressing glare problems, it is a very
inefficient use of a light source.
' Some conference rooms, such as the one at the main lobby, are lighted with inefficient 2-
lamp fluorescent wrap - around style surface - mounted fixtures with the older inefficient
T12 lamps. Other Conference rooms, such as the one beside the reception desk are
' appropriately lighted and use the efficient T8 lamps.
In the Permits and Inspections department, there are continuous rows of lensed 2 foot by
' 4 foot troffers. They appear to be powered by 3 -T12 lamps each and are the special style
of light fixture designed to serve as air distribution diffusers (commonly referred to as
"air handlers "). These fixtures would be difficult to rearrange for a remodel project since
' there is most likely ductwork connected to the light fixtures and a change in lighting
distribution would cause changes in the air distribution system. The situation is similar
' in the Public Utilities/Finance Department area, which is lighted with the same type of
fixtures. The corridor in this wing is particularly inefficient since the light fixtures are
incandescent recessed round units with PAR lamps. The Assesor's office shares the
system used in Permits and Public Utilities; 3 lamp lensed air handlers.
LIGHTING SUMMARY
' The lighting systems in the building are inconsistent. Recently remodeled areas are
efficient and appropriately lit. Areas with the original systems are very outdated, poorly
' lit and inefficient. Areas where the use of the space has changed are no longer lit
properly, but may be relatively efficient. The overall building would probably not pass
' current lighting efficiency code standards. There are even some lights which violate the
Federal EPACT standards.
RECOMMENDATIONS
The existing main switchgear is serviceable provided there is no major growth in the
' electrical load The standby generator is also still serviceable, but a remodel could
possibly overload it. Large motors, such as elevators, should not be powered as
emergency loads without upgrading the generator set and transfer switch. The addition
of a great many strobe lights, such as would be required for an Accessibility remodel,
could cause a major upgrade to the Fire Alarm system and might force a generator set
upgrade.
SHORT TERM
' 1. Relamp and reballast all the older T12 based fluorescent fixtures with T8 lamps
and electronic ballasts. This is a standard retrofit project which can be quickly and
inexpensively accomplished. There are even NSP rebates which can offset some of the
cost. There are many contractors who do this as their main line of business and could
handle such a project with little or no further direction.
2. Replace yellowed lenses with new ones. The Owner could do this very
' inexpensively.
3. Replace the existing exit signs with modern LED types. The efficiency difference
is so large and the burn time so great that this would quickly pay for itself in energy cost
savings. A lighting retrofit contractor could probably do this as well.
' 4. Install occupancy sensors (motion detectors) to replace existing wall switches
where appropriate; small offices, conference rooms, toilet rooms, etc.. This is again an
appropriate subject for a lighting retrofit contractor. The sensors should not be used in
' rooms which are large or have many obstructions. Also, aside from conference rooms
and toilet rooms, spaces used by the public should remain as is. Individual offices are
ideal candidates, but large open offices are not
LONG TERM
Aside from lighting efficiency improvements, there is little incentive to make serious
changes to the electrical systems for their own sake. However, any remodel work or
other projects which add significant electrical loads could easily force some substantial
electrical upgrades. The generator set could be overwhelmed and need replacing if
emergency loads are added. Any major space remodel project could easily require a new
' panelboard and feeder. The addition of large motors or several panelboards could create
a need to add a new section to the existing main switchboard. Load additions could
conceivably require a new larger service entrance, but only if the added loads are quite
large. Any proposed upgrade or remodel project should be scrutinized for these
' secondary effects on the electrical distribution system. These projects must be funded to
allow for the electrical work that they cause, in order to avoid unpleasant surprises.
' B RAUN" Braun Intertec Corporation
6801 Washington Avenue South
Min Box 39108
I N T E RT E C
Minneapolis, Minnesota 55439 -0108
' 612.941.5600 Fax: 941.4151
Engineers and Scientists Serving
' the 3wit and Nctura! Environments`
' January 22, 1999 Project BADX -98 -851
' Mr. Al Mjorud
Mjorud Architecture
12100 Twelfth Avenue North
Minneapolis, MN 55441 -1612
' Dear Mr. Mjorud:
' Re: Report on Masonry Condition Observations at the City of Brooklyn Center, Community
Center Swimming Pool, 6301 Shingle Creek Parkway, Brooklyn Center, Minnesota.
' Further to our proposal dated September 17, 1998, we have performed an intrusive evaluation of
the as -built condition of masonry walls in the swimming pool area at the Brooklyn Center
Community Center. A report with our preliminary findings was submitted on December 16, 1998.
This report includes additional testing and analysis.
Background
' We understand the Community Center was constructed in 1971. The structure is a two -story steel
frame with exterior walls of brick veneer over concrete block backup. Three penthouses contain
' mechanical equipment.
The building initially had a pitch and gravel roof, with 1 1/2 inches of rigid insulation over the
' metal decking. The City reports that this configuration was difficult to heat in cold weather, and
that condensation on the underside of the roof was a problem. About ten years ago, the roof was
torn off, insulation was increased, and a new synthetic roof was installed. This reportedly
eliminated the condensation problem on the soffit of the roof.
There have also been roblems with deterioration of the exterior brick especially on the south end
P � P Y
' of the pool and on the penthouses. Spot repairs including the removal and replacement of brick
have been made in several locations.
Observations
We initially met with Mr. Jim Glasoe of the City and looked over the building. The City furnished
copies of the 1970 building plans for our use.
On December 7, we used a lift truck to access the exterior masonry walls in the swimming pool
area of the Community Center. Besides visual observations, we performed hammer sounding, used
' a horoscope to view wall cavities, and made test holes in the brick in eight locations. We also took
samples of intact bricks for laboratory testing.
Nljorud Architecture
Project BADX -98 -85 1
' January 22, 1999
Page 2
' In general, the exterior brick on the south end of the building are in poor condition. Please see
Photographs 1, 2 and 3, enclosed. Many brick have spalled faces. Other brick that appear to be
intact were found to be delaminated when sounded. In some cases, brick faces could be detached
with finger pressure. We estimate that damaged brick is on the order of 30 to 50 percent.
A pattern of brick distress was noticed that corresponded to the location of the steel ties that
connect the exterior brick to the block back -up. The ties apparently were a condensation point, as
' the brick were especially spalled in those locations. Please see Photographs 4 and 5.
When brick was removed near the roof, warm, moist air that smelled strongly of chlorine spilled
out. The brick distress was more pronounced higher up the walls.
The structural steel where exposed was not significantly corroded. Please see Photographs 6 and
' 7.
The underlying block did not show signs of distress where exposed. There was not a mastic or
other water barrier on the cavity side of the backup. There was no means of venting or draining
the cavity, such as wicks, open head joints, or vents. The brick on the penthouses were especially
spalled on the north sides, which is the exhaust side. Please see Photographs 8 and 9.
The brick did not show signs of unusual distress on the northerly, easterly or westerly exposures.
Laboratory Testing
We obtained a set of brick samples from an area that was not showing visible signs of distress.
' The brick were tested according to American Society for Testing and Materials (ASTM)
designation C67, Standard Methods of Sampling and Testing Brick and Structural Clay Tile.
The results are summarized as follows:
Brick Tests
Compressive Absorption Absorption Saturation
strength, by 24 -hour by 5 -hour Coefficient
' Sample lb /sq in Sample immersion, % boiling, %
IF 6,980 —� IA 6.12 6.45 0.95
1G 11,930 l 1B 5.97 6.21 0.96
` 1H I 11,810 1C 5.96 624 I 0.96
11 I 8,710 1D I 5.65 6.03 l 0.94
1J I 12,490 1 lE I 5.93 6.14 0.97
Average l 10,380 l l 5.93 6.21 0.96
Nljorud Architecture
Project BADX -98 -851
January 22, 1999
Page 3
' Test results were compared with ASTM designation C218, Standard Specification for Facing
Brick. Minnesota is considered to be a severe weathering region, so the corresponding designation
for exposed brick is Grade SW. The test results conform with the requirements for Grade SW,
which are briefly summarized as follows:
• An average compressive strength of 3,000 Ib /sq in, with no individual strength below
2,500 Ib /sq in.
• A maximum absorption by 5 -hour boiling of 17 percent, with no individual absorption
' above 20 percent.
• A maximum saturation coefficient of 0.78. (Waived if the cold water absorption does not
' exceed 8 percent.)
Based on the test results, the brick meets the customary specifications for use in this area.
' Thermal Analysis
Thermal modeling was performed on the wall construction to determine the point of condensation
and rate of condensation in the wall as constructed and to provide clear indication of what would
be required to move the point of condensation out of the wall or reduce the rate of condensation to
essentially zero.
Using the American Society of Heating, Refrigeration and Air Conditioning Engineers design
temperatures for the Nlinneapolis /St. Paul area, thermal analysis indicates that condensation begins
to occur some point inside the interior block masonry wall. Condensation would continue to occur
both in the cavity space and in the brick as well. This is consistent with our field observations.
L Discussion
We judge that the exterior brick in three southerly wall faces of the pool area are suffering distress
due to freezing and thawing in the saturated condition. The high humidity of the pool, coupled with
a lack of cavity vapor barrier and ventilation compound the problem. Although there is an air
space between the exterior brick and the interior block, we did not find any means of draining or
' ventilating the cavity.
The pattern of distress corresponding to the steel ties is problematic, as is the relatively large
' percentage of damaged brick. We judge that it would not be economic to attempt spot repairs to
damaged brick; rather, it will be necessary to remove extensive areas of the brick veneer. The
exterior brick at the penthouses was also extensively distressed. We did not observe significant
' corrosion of the structural steel framing.
' Mjorud Architecture
Project BADX -98 -85 1
January 22, 1999
' Page 4
' Outside the pool area, the brick is in visually better condition, with scattered areas in need to spot
repair.
Conclusions and Recommendations
Based on the ease which m r i
so e exterior brick faces in the south pool area could be detached, we
recommended to the City that the area be blocked off from pedestrian traffic.
Based on our sampling and observations, repairs to the structural steel framin g members are not
anticipated.
Due to its severely distressed condition, extensive replacement of brick will be required at the south
end of the pool. The distress was most pronounced on the three faces of the building on the south
' end.
We recommend that the brick be sounded in the repair areas just prior to repairs, as this type of
distress tends to be progressive. We are available to assist with preparation of a detailed plan and
specification for restoration.
The steel brick anchors should be individually inspected after the distressed brick is removed. If
t thev have not lost significant cross - section, they can be cleaned by sandblasting and re -used.
Otherwise, they should be replaced as needed.
Two approaches were considered to deal with the condensation. In the first approach, the
resistance to vapor flow of the warm side of the wall was increased such that the rate of
condensation within the brick dropped to zero. This would require installation of material on the
warm side of the wall with a resistance of at least 32 rep. This resistance could be provided with a
10 mil layer of polyethylene which has a resistance of approximately 33 rep. This would have to
be placed throughout the entire wall and tied into the existing window systems. Further, some type
' of interior adding would be required, both to protect the polyethylene from damage and for
aesthetic purposes. This interior coating could be attached using shear keys to the existing interior
wall, however, care would have to be taken at all locations to prevent penetration of the vapor
barrier.
The second approach considered was the placement of extruded polystyrene insulation on the cold
side of the wall. This has the effect of raising the saturation vapor pressures within the wall and
reducing the likelihood of condensation. Thermal analysis indicates that with 2 inches of extruded
polystyrene insulation on the cold side of the wall, the rate of condensation at the brick interface
' would drop three orders of magnitude. This condensation itself could be stopped by placing two
coats of latex paint on the interior wall, thereby increasing its resistance to vapor flow.
' Other methods of controlling condensation in walls include reducing the humidity on the warm side
of the wall, and preventing openings through which vapor can be convected. While it is
Mjorud Architecture
Project BADX -98 -851
January 22, 1999
' Page 5
' impractical to try the former, any remedial action should involve the filling of voids, cavities and
openings which allow moisture into the wall space.
' Another effective measure in preventing condensation in the wall would to vent the existing
airspace. This could be done in a number of ways, including the installation of vents in the top
course of the facing brick. At the same time, vents could be installed in the interior wall, allowing
an easy path for vapor to escape, and therefore reducing the migration rate of vapor through the
' wall and associated condensation problems.
The brick on the penthouses are also severely distressed, and should be replaced. Alternatively, the
' penthouses could be reconstructed using architecural metal panels or some other exterior finish.
Elsewhere on the building, the brick did not show signs of distress beyond what should be expected
' of a building of this age. Periodic maintenance and minor repairs should be made as needed.
Professional Certification:
' I hereby certify that this plan, specification or report was
prepared by me or under my direct supervision and that I am
a duly Registered Professional Engineer under the laws of the
State of Minnesota.
^
(.
Kevin A. MacDonald, M.A. Sc., P.E.
Principal Engineer
Registration Number: 25148
i,
' f ^ Charles R. Brenner, PE
Vice President
c: Mr. Jim Glasoe; City of Brooklyn Center
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Photograph 1: Brick distress at southwest corner of pool. Note fogged thernulpane window.
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Photograph G: Exposed structural steel column at left. The column was wrapped in a vapor barrier;
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'I Photograph 7: Structural steel inside penthouse. Steel shapes are not significantly corroded.
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51
Sheet 4 of 7 Project BAD1- 98-S51 Coi1ununity Center
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Photograph 8: Extensive brick distress on roof penthouse.
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Photo;raph 10: Checking the location of masonry ties with a magnetometer.
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