Loading...
HomeMy WebLinkAboutBond Support PresentationCity Hall Bond COA036686 City hall was constructed in 1889 as a fire station Undated photo of original construction, viewed from East Main Street East Main Street Photo History of City Hall COA036687 Original construction, pre- 1913 Undated photo, viewed from North Main Street Plaza N Main St E Main St Photo History of City Hall COA036688 1889 to 1913 1913 to present Removed adjoining building on E Main to expand south and east. Large addition on plaza-facing side to expand north. Exterior staircase remains Photo History of City Hall – 1913 Remodel COA036689 1913 remodel Minor addition on south end (date unknown) Second floor addition on south end (1997) Photo History of City Hall – 1913 Remodel COA036690 Historic Significance •City Hall is listed as a “Contributing Resource” on the National Register of Historic Places •Impacts to City Hall will be regulated by the State Historic Preservation Office (SHPO) What does this mean for the proposed demolition? •City will need to consult with SHPO and the Historic Commission early in the design process •These parties will develop a plan for mitigating the removal of this historic resource. MITIGATION may include: •Documentation •Protective covenants •Public education •Other historic preservation work to benefit the community COA036691 Council Decision Milestones Feasibility Phase February 2016: Council reviewed findings of City Hall Seismic Evaluation (Miller Consulting Engineers), and directed staff to seek competitive proposals to study the feasibility of 3 options for replacing City Hall: •Rebuilding new at the current City Hall location •Building new at Pioneer St. Parking Lot •Expanding Community Development Building June 2016: Staff received 4 competitive proposals from local architects for feasibility study. ORW Architecture was awarded the contract based on their high qualifications and low proposed cost January 2017: ORW’s findings are presented to Council. Council directs staff to establish an advisory committee to recommend the best seismic alternative October 2017: Committee reports findings to Council. Most members favor rebuilding a new City Hall at the current site, but no recommendation is given. COA036692 Council Decision Milestones Concept Design Phase December 2017: Council directed staff to seek proposals for conceptual designs and costs of 3 revised options for replacing City Hall: •Rebuilding a new 4-story structure at the current City Hall location •Building a new structure at the current location of Courts/Council Chambers •Retrofitting and remodeling Briscoe School March 2018: Staff received 2 competitive proposals for architectural services. ORW Architecture was awarded the contract. February 2019: ORW’s conceptual designs and findings were presented to Council. Council asked staff to return with a concept and design for a seismic retrofit (aka renovation) that would guarantee a “100-year building”. October 2019: The retrofit/renovation concept and cost was presented to Council. Council supported keeping City Hall at its current site, and directed staff to return with a comparison the retrofit/renovation vs. rebuilding a new, 2-story City Hall at the current site. December 2019: Council was presented with a comparison of the two option, and a recommendation to rebuild. Council approved advancing the rebuild of a 2-story structure as the lowest cost alternative. COA036693 Rebuild Vs. Seismic Retrofit and Renovation A Summary of ORW’s Recommendation for Rebuilding a New 2-Story Building COA036694 Rebuild vs. Retrofit & Renovate Both options: •Provide a safe accessible, durable building for ~100 years •Update the building systems •Comply with current structural codes •Present opportunities for environmental sustainability •Occupy a similar footprint •Have similar costs •Will be disruptive during construction to Plaza uses and businesses COA036695 Where Retrofit/Renovate Falls Short A retrofit: •Results in a loss of space – at least 600 square feet less than rebuilding City Hall •Has many unknowns and very high risk, which could by costly •Has a longer construction schedule – more disruption on the plaza, greater rental costs •Runs the risk of exterior wall decomposition, which defeats the effort of historical preservation. •Has added costs for materials testing and shoring of existing walls •Has higher costs for demolition, sitework and foundation prep, design fees, and contractor’s contingency COA036696 Why Building New is Recommended: “ORW Architecture recommends pursuing new construction for Ashland City Hall to provide a building that is safer and more durable, has a larger floor area, and is constructed faster with less risk and less expense.” -Memo from ORW Architecture titled “Ashland City Hall – New or Renovation Considerations” 10/31/19 COA036697 Pioneer Hall Major Problems: •Overloaded roof under snow (and possibly wind) loads •Overloaded floor joists and beams under a live load •Seismic deficiencies •Architectural code deficiencies •Other “inhabitability” deficiencies (e.g. insufficient ventilation and lighting) •No fire protection system Repair costs: $325k - $404k (2018 dollars) COA036698 Community Center Major Problems: •Deformations in the ceiling and walls was attributed to “a poor conglomeration of structural members” with insufficient end support, causing the roof to deflect “excessively and consistently”. •Downward deflection in the ceiling in the main hall was contributing to sagging, over- spanned rafters above the stage and dressing areas. •Outward deflection/deformation of the northern exterior wall was specifically called out by the consulting engineer as an “unacceptable” condition which could cause total building collapse if deflection continues. The only permanent and reliable remedy is total roof removal and replacement with new wood trusses. •Deformation in the floors was attributed to settling in the crawlspace that resulted in gaps between the floor joist and the beams upon which the joist should bear (i.e. over-spanned joists). The remedy involves jacking up either the joists or the beams and inserting shims or a filler to eliminate gaps. Repair costs: $325k - $404k (2018 dollars) COA036699 •Overloaded roof under snow (and possibly wind) loads •Overloaded floor joists and beams under a live load •Seismic deficiencies •Architectural code deficiencies •Other “inhabitability” deficiencies (e.g. insufficient ventilation and lighting) •No fire protection system Community Center •Excessive and consistent roof deflection causing: •Outward deflection of exterior wall •Downward deflection of ceiling in main hall •Over-spanned, sagging rafters •Floor deformation caused by settling in the crawl space and over-spanned floor joists Repair costs: $325k - $404k (2018 dollars) Repair costs: $399k - $410k (2019 dollars) Pioneer Hall INTERNAL NOTE: This is the simple, one-slide summary of problems in these two buildings. The following two slides provide a more in-depth explanation. I would recommend using only this slide, or only the following 2 slides. Not all three. COA036700