Memorandum

City of Lawrence

Parks & Recreation Department

 

DATE:

October 9, 2013

 

 

TO:

Dave Corliss, City Manager,

 

Cynthia Wagner, Assistant City Manager

 

Diane Stoddard, Assistant City Manager

 

Ernie Shaw, Interim Director Parks & Recreation

 

 

FROM:

Mark Hecker, Assistant Director, Parks and Recreation

 

 

RE:

Carnegie Building Roof Repair – Set new bid date

 

Please include the following item on the City Commission agenda for consideration:

 

Award bid for the wall restoration phase of the Carnegie Building Roof Repair project to MTS Contracting for $312,500.

 

Bids:

MTS Contracting

Wall restoration work $312,500 

Roof replacement option $108,700

Total $421,200

 

Restoration & Waterproofing Contractors

Wall restoration work $324,531

Roof replacement option $112,469

Total $437,000

 

Project Phasing:

Due to starting the project late in the current calendar year with potential weather impacts to the project, as well as existing facility reservations in the spring and early summer of next year, it is recommended the project be phased as described below.

 

Phase 1 - Fall 2013 (spend approximately $12,500)

1)    Remove the decorative finial on the south wall to prevent it from falling (needs to be done before winter)

2)    Installing temporary caulking in all masonry joints that are cracked and allowing water to penetrate the upper walls ( this caulking will need to be removed in the future)

3)    Glue a moisture barrier on the back of the upper walls to prevent water from penetrating the deteriorated brick above the roofing material ( this will also need to be removed in the future)

4)    Minor roof patches as needed.

 

Phase2 - Summer of 2014 (spend approximately $100, 000)

1)    Rebuild the south upper south wall as specified

2)    Reinstall the decorative finial  

 

Phase 3 – Future Phase (spend approximately $200,000)

1)    Complete east and west uppers walls

2)    Complete all remaining cap stone work and all remaining wall / flashing repairs

 

Phase 4 – Future Phase (approximately $80,000)

1)    Rebid and replace the roof

 

This approach will allow the building to continue to be used for holiday gatherings, wedding receptions, family events and other reservations while repairs are being made. It will also allow funding for the project to be spread over multiple budget years, if needed or desired. It is recommended that work be authorized to proceed on Phase 1 and Phase 2 at this time. It is also recommended the same contractor be approved for Phase 3 as building schedule and funding becomes available. 

 

Project Description - Review

The roof and parapet wall on the oldest section of the Carnegie Building are in need of replacement / repair to assure the building remains waterproof. This roof was not part of the 2010 renovation project that was completed on this building.

 

The restoration of the parapet walls and re-roofing project has been under evaluation for more than a year. Early in 2012, the City paid DGM Consultants to inspect the damage to the roof and the upper parapet walls. DGM Consultants were involved in the recent rehabilitation of the Douglas County Court House in Lawrence and are well known for their work on historic buildings. The attached field report revealed a number of significant issues with the parapet wall that are causing most of the roofing issues. The wall is leaning inward and has a number of openings in the mortar joints, which is allowing water to penetrate the building. The moisture has entered the wall and has found its way under the roofing material, causing the failure of the roofing system. The DGM report has been sent to the State Historic Preservation Office (SHPO) for review.  The long-term recommendations for repair of the parapet walls were approved by the SHPO in late 2012.

 

In the summer of 2012, minor repairs were made to temporarily waterproof the roof. To correct the problem long-term, the report calls for the upper parapet walls to be disassembled, saving the existing bricks and cap stones, rebuilding the wall with concrete blocks and then face it with the original brick and stones. After the walls are reconstructed, proper flashing and a new roof membrane can be installed to complete the waterproofing of the structure. At the current time, there are a number of decorative cap stones along the top of the parapet wall that are missing the needed mortar to properly secure them to the wall. These stones need to be removed in the near future, so they do not fall when high winds occur. However, their removal will further deteriorate the waterproofing of the wall without completing the necessary restoration stated above. 

 

All contractors working on the project will have to be preapproved by State Historic Preservation Office with adequate references and experience on historic structures.

 

We will continue to work with Lynne Zollner, historic resources administrator for the City, to assure this renovation project meets all SHPO requirements for this historic structure.

 

Project Funding

$100,000 was allocated for this project in the 2013 list of bonded projects. The remaining funds will come from reserve funds and future budgets.

 

This project is eligible for tax credit.

 

Action Request

Award bid for the wall restoration phase of the Carnegie Building Roof Repair project to MTS Contracting for $312,500 and authorize the city manager to sign a contract for $112,500 to compete phases 1 and 2 as outlined above.      

 

Thank you for your assistance.  Please advise if you have any questions.