5.4. SR 07-06-2009REQUEST FOR ACTION
To Item Number
Ci Council 5.4.
Agenda Section Meeting Date Prepared by
ul 6, 2009 Rich Czech, Arena Mana er
Item Description Reviewed by
Award Contract for Ice Arena Roof Repair Tim Simon, Finance Director
Reviewed by
Lori ohnson, Ci Administrator
Action Requested
Award the quote for the Barn roof repairs to Matt Thompson Builders Inc. in the amount of $6,961.00.
Background/Discussion
The Arena's Capital Improvement Plan for 2009 included $100,000.00 for a new roof for the Barn. After
city staff discussed the options available and costs of the various options, staff decided that minimum
repairs should be made to the Barn's roof at this time due to the fact that it made more sense to replace
the roof if the expansion takes place in the future. The repairs to the roof will consist of replacing and
sealing the screws that secure the decking and the ridge to the supports of the roof, sealing the seams of
the roof, removing the rust from the decking and repainting theses areas, and patching areas of the roof
where necessary. The repairs will extend the life of the roof approximately 10 years.
This spring a structural engineer reviewed the existing roof to make sure it was sound and that any rusting
that has occurred over the years has not jeopardized the integrity of the structure. After two visits the
structural engineer deemed that the roof was sound; however, the report (attached) indicated that further
rusting may jeopardize the integrity of the supports in future years if the environment of the Barn is not
controlled during the skating season when the ice is in the Barn. To control the environment in the Barn
a dehumidifier would have to be installed in the Barn, like there is in the Olympic rink. Along with
several other energy saving projects, we have submitted an application to the Minnesota Office of Energy
for funding for a dehumidifier through the Federal Stimulus Energy Grants. We will hopefully know
more about the status of the grants in August.
The lowest quote for the roof repairs came from Matt Thompson Construction, $6,961.00, the second
lowest quote of $8,441.00 came from Stock Roofing, and the third lowest quote of $23,670.00 is from
Berthiaume's Northside Contracting. From what I can tell the higher cost between the two lower quotes
and the third quote is due to the higher rate per hour for labor along with the amount of labor figured to
perform the work.
Financial Im act
The roof repair/replacement was budgeted in the 2009 Ice Arena fund, with a corresponding transfer
coming from the Municipal Liquor stores. The Ice Arena is anticipating applying for some energy
efficiency grants, and if there are any matching requirements, we would ask that the match come from the
S:\Council\Arena Roof.doc
balance of funds remaining from the amount allocated to the roof project. Two of the projects are the
dehumidifier for the Barn and the fluorescent lighting in the Olympic rink.
Attachments
^ Memos from the Structural Engineer
^ Quote from Matt Thompson Construction
Action Motion by Second by Vote
Follow Up
S:\Council\Arena Roof.doc
March 3, 2009
Rich Czech
Arena Manager
1000 School Street
Elk River, MN 55330
Re: Elk River Skating Facility -Phase One, Structural Report
Dear Rich,
LINDAU
COMPANIES, INC.
PROFESSIONAL ENGINEERS
1074 OLD Hwv 35
HUDSON, WI 54016
(715) 386-4444 OFFICE
(715)386-1441 FAx
Per your direction we visited the "Barn" ice skating facility on February 25, 2009 to
visually review the condition of the roof structure over the west ice rink in an effort to
locate deteriorated structure for documentation in this report. The scope of our work was
to determine if there is a reason for concern thus dictating a more encompassing
investigation. This report will also note our proposed fee for future involvement in this
investigation.
Upon the completion of the next phase of the project Lindau Companies, Inc. will issue a
final report noting our findings, opinions, and recommendations. It is possible that
construction documents will be required for moving forward with our recommendations.
Our review, observations, and opinions relate solely to the building structure and not to
non-structural items such as architecture, egress, mechanical and plumbing systems, or
environmental considerations. In the case that we note non-structural issues within this
letter it is for the sole purpose of noting the need for the review of these items by a
professional trained in that discipline.
Overview and Conclusion:
Within the "Barn" we located several steel structural members and non-structural steel
that had corroded. Although this corrosion may be classified as "surface rust" with no
scaled or expanded steel being discovered we are concerned that our limited review was
not adequate for determining the extent of the corrosion.
Factors associated with the corroded members suggest that the corrosion is due to
condensation or wind blowing rain through the roof deck at the building peak and not a
leaking roof deck. Condensation was noted on the underside of the galvanized steel roof
deck and water marks on the underside of steel beams.
Additional observations/investigations are recommended as follows:
1) Further examination of the roof, including thermal imaging, by
roofing and building envelope expert for leakage.
2) Review of additional areas exposed for determining the extent of
corroded steel.
3) Testing of dark grey areas as noted in pictures.
Investigation:
The building complex consists of several interconnected structures. Our investigation
was limited to the roof of the pre-engineered metal building making up the west half of
the facility. Building structure in this area appeared to consist of a steel roof supported
by steel roof purlins and girders. Almost the entire roof structure was finished with foam
insulation and a light fibrous material that could be sound insulation, fireproofing or both.
In order to access the steel structure the finishes had to be removed in that area. These
materials should be replaced by you.
Once the finishes were removed the steel could be visually inspected for corrosion.
Observations•
Corrosion of interior roofing members and non-structural items.
Throughout the roof structure areas of corrosion were noted on the roof purlins and
bracing members. Although in some cases no evidence corrosion was noted on the
finishes typically corroded areas were made evident by a discoloration of the finishes
and/or water marks. Because these water marks did not travel long distances and
appeared to dry without significant dripping we believe the presence of water is due to
condensation and not a leaking roof.
Although the areas uncovered were not severely corroded to the point of scaling or
expanding steel the corrosion was severe enough to warrant a better understanding of the
issue. Several areas throughout the roof structure had evidence of moisture being present
at some time and should be examined but due to the limited amount of time budgeted for
this initial investigation our findings are limited.
~~ .w.
~. _.
v'.rr~
i
s
'~ ~ d. ~
may„ ~« «A .;~
}
t
~: ~ a"
These pictures are of the roof structure. Please note that the date on these pictures is
incorrect. The date of our investigation was February 25th. Corrosion is the brown
color within the grey color of steel within the area of removed insulation. Insulation is a
variation of light reddish-brown to yellow and the light gray color encompassing most of
the pictures is the fibrous finish. The dark gray area in the right hand picture could be
where the roof is allowing vapor to escape and/or an area where moisture collects. If
vapor is escaping through the insulation condensation may be the result and thus the
cause of the corrosion. Continued exposure to moisture may further the corrosion and
result in the significant deterioration of structure.
~~ ~,~ ~_
h , h
x. 1 ~ ~ ~ s,
1 ~. h
~ - ;
~~ ~f ~ Y ,~ gip.' ~
!'Above are more pictures of corroded structural steel. Although not significantly corroded
these purlins may be indicative of steel throughout the roof structure. Continued
exposure to moisture may further the corrosion and result in significantly deteriorated
roof structure.
f~
~'' a~
'r.
n #:~,'
t ~ ~ ~ ~~
-«
iZ ~ L ~ ~
~' r~~' ~,
.. ~ ~<
r , ~! ~
t
3 ~'~~ `
.
w;
Above are pictures of non-structural electrical conduit. The extent and severity of
corrosion on these non-structural items should be evaluated by a qualified electrician. In
many cases the usefulness of a building is not related solely to the condition of the
structure.
~: :.
~f_
-<..:
Oyu ~
.. k
~..
3
a,:;
;r. ..
d=~ ,,,
~~..:=. ` .rte ~ r .
The picture on the left is of the most seriously corroded structural member discovered
and the reason for my recommendation for further investigation. It is a roof purlin near
to where it bears on a roof girder. Although the corrosion had not scaled or expanded the
steel it is severe enough to warrant further investigation. The discoloration on the beam
noted in the picture on the right and pictures below is the only evidence of the corroded
purlin and this evidence is throughout the west half of the building.
,:.,
.. _ '~,
_ .~
,,,...
..~..:Y
li
c.°:... .
On previous page water marks appear to stop before traveling a significant distance
suggesting that condensation may be the cause.
y`
»~
y~,, ,,
'~s<
.'a xs
Above a bracing member displays surface corrosion
:, ~ ~}
.~
~` ,
Above pictures are of the steel roof girders that support the roof purlins. Corrosion
appears to be limited to the roof purins with no evidence of corroded roof girders being
discovered at the time of our visit.
Corrosion of galvanized steel roof deck
Corroded roof deck was located on the outside of the building roof. An investigation of
the underside of the decking in these areas did not reveal any corrosion. This issue
should be remedied prior to the re-roofing of the facility. Because the corrosion is
primarily limited to complete deck panels these could be replaced with the surrounding
corroded areas being painted with a galvanic paint. Painting of the entire area may also
be an option but more research should be conducted to assure the correct method of
repair is specified.
t. t ~ ~
Yk
l' y~ Y
~~ ~~ j
~" r~ .:,
~~'
~~~ / r~ ~i
t
~fj
~,
~~ ~~
~!_---
__..-
Yv ~ t
YII i.,
.~
1
' .r .~ =~r..~~ ;ate' ..r"'w' ~.,r!~"
The above pictures note the extent of corrosion on the roof exterior and some previously
patched roof deck.
~, .~.,~ ,
.~+~
Above are pictures of failed ridge sealant and for lack of a better term a dislodged ridge
dam. This could be the cause of some of the water infiltration. Almost all of the
caulking sealing the ridge dams has failed.
Sagging Insulation and Condensation
Mostly found at the south end of the roof structure sagging insulation could be the result
of condensation caused by voids in the vapor retarding system possibly exacerbated by
the finished spaces at the east and west sides of the south end
'r! ~
s
s ~~'
~T
~ E;~~
~» ~Y.
{a. -'.
~"
Above pictures show the sagging insulation and an area of finishes removed for our
investigation.
-„~.. .
.. ..
,,
.F:v.~ 4'.^,
~~;~
~"""`~ ~ Y
F
~'~'
,,. ~~ .~,
These pictures show the sagging insulation and condensate on the roof deck.
Condensation can been seen as light colored dots in the shadowed areas of both pictures.
These pictures are of the interface between the finished spaces at the south end of the
building and the roof deck. Both areas are potential voids in the vapor barrier.
~,~. 3 . ~~
€ ~ .: ~,~
t ; ~" `"
,;
~~. .
y` _
~ ~,W ~ `
~.
,_
,, ~,
z ~; °y;~ .
~~ z'~ r 3~ ~~ i~ ~ ~ i
..,.
..1 ., r .., _+..r.~. .~ ,,
Surprisingly no corrosion was noted at the south end of the building where the worst
condensation was discovered. In the picture to the right a darker grey area is again
located in the area of the sagging insulation.
Additional Observations or Investigations
Additional observations/investigations are recommended as follows:
I) Further examination of the roof should be performed by a building
envelope specialist to
A) Further examination of the roof for leakage, possibly during
a steady rain or through spray testing, for determining the
source of the moisture causing corrosion in various areas.
B) Thermal imaging investigation of the roof structure for
locating areas of vapor transmission leaks, and moisture
storage.
2) Review of additional areas exposed for determining the extent of
corroded steel. Lindau Companies, Inc. proposes that we locate the
areas to be exposed by the skating facility staff and we will perform
the review and document our findings.
3) Dark grey areas noted in several pictures should be evaluated by a
materials lab or other specialist for determining its composition.
Contract Literature and Future Scope of Services
This letter is not intended to be used as a final report or included in construction
documents. The next phase of the investigation will result in a final report being issued
noting areas of corroded steel in greater detail. Lindau Companies, Inc can provide you
with this level of service based on the following:
• Steel within areas of concern will be exposed by you, the "Owner" for
review by Lindau Companies, Inc.
• Results of tests and evaluations not performed by Lindau Companies, Inc.
will forwarded to Lindau Companies, Inc. for incorporating in our final
report.
• Design services for non-structural elements such as, weatherproofing,
insulation, climate control, signage, and any other mechanical or
architectural items, as well as any support hardware, hangers, tie-downs,
curbs, etc. associated with these items is not included in Lindau Companies,
Inc. scope of work.
• We anticipate our work will involve one meeting at the job site. Additional
meetings can be scheduled at an hourly rate of $100.00.
• All scheduling is contingent upon cooperation and timely responses by all
parties not under the control of Lindau Companies, Inc.
• Lindau Companies, Inc. will not pursue changes or additions to the scope of
work without your consent, verbal or otherwise. Unless otherwise agreed
changes to the above scope of work will also be billed at an hourly rate of
$100.00. Depending on the circumstances and time constraints, you may not
be provided with documentation prior to Lindau Companies, Inc. pursuing
the changes or additions you have directed.
• As-built drawings, recording existing structure or conditions, are not part of
Lindau Companies, Inc.'s scope of work excepts as deemed necessary by Lindau
Companies, Inc. to convey our findings within our report. Lindau Companies, Inc
can create as-built drawings for an additional fee.
• The Owner will pay for all testing and construction services.
Based on the evidence obtained during the investigation Lindau Companies, Inc,
will attempt to assess each structural concern and present our findings in our
report. At the Owners discretion Lindau Companies, Inc will prepare another fee
proposal for the creation of construction documents as needed for the repair of
structure.
Our proposed fee for the next phase of the investigation and formal report as noted
above is $2,550.00 and is based on hourly engineering and cad technician rates of
$100.00 and $60.00 per hour respectively. The above work efforts, unless otherwise
noted, will begin upon your acceptance of this proposal with documents being submitted
as soon as possible.
This fee proposal does not include delivery charges associated with mail, messenger or
federal express service, long distance telephone charges, travel expenses, associated
photographic film and development, or copying and printing charges that are incurred as
a result of providing our design service. These expenses will be billed as reimbursables
at our cost.
Please review the scope of work and advise us of any additions, deletions, or
modifications to our work effort. We would be pleased to revise our proposal
accordingly. If this agreement is acceptable, please sign below, and return this document
Lindau Companies, Inc. If you have any questions please feel free to call me.
I hereby certify that this plan, specification, or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the State
of Minnesota.
Sincerely,
LINDAU COMPANIES, INC.
,'
William H. Lindau P.E. #24781 3-3-09
ACCEPTED:
Dated: City of Elk River
By
Its
LINDAU
April 8, 2009
Rich Czech
Arena Manager
1000 School Street
Elk River, MN 55330
COMPANIES, INC.
PROFESSIONAL ENGINEERS
1074 OLD Hwv 35
HUDSON, WI 54016
(715) 386-4444 OFFICE
(715) 386-1441 Fax
Re: Elk River Skating Facility -Phase One -SECOND VISIT, Structural Report
Dear Rich,
Per your direction we visited the "Barn" ice skating facility a second time in March of
2009 to visually review the condition of the roof structure over the west ice rink in an
effort to locate additional deteriorated structure for documentation in our report. Because
the some of the steel roof structure exposed during our first visit had corroded we
suggested a greater number of areas be exposed before formulating our opinion.
This letter should not be considered the final report but should provide our complete
opinion regarding the condition of the roof steel. As noted after our first visit Lindau
Companies, Inc. will issue a final report noting our findings, opinions, and
recommendations upon the completion of the next phase of the project.
It is our opinion that an adequate number of structural steel members were observed and
thus serve as a representative sample. Many of these structural steel members display
"surface rust" with no scaled or expanded steel being discovered. With this in mind we
believe that, at this time, the structure is still able to perform as it has been since its
construction with no reduction in its load carrying capacity due to corrosion. Although
we cannot predict the future we are concerned however, that if the structural steel purlins
and secondary framing are allowed to corrode further a situation may develop where the
load carrying capacity of individual members is reduced. Unfortunately we cannot
provide a time frame for this reduction without knowing the progression of the corrosion
and developing a historical account. Regardless we believe that in order for the roof
structure to have a twenty or thirty year future life span the corrosion must be addressed.
Without addressing the corrosion issue we believe the load supporting capacity of the
structure could be compromised within five or ten years. This of course is contingent
upon environmental conditions and maintenance.
It is our suggestion that the environment within the "Barn" be controlled and the roof
structure restored if the longer life span is desired. If the longer life span is not needed
we would still suggest that any exposed steel be properly prepped and painted and regular
observations scheduled. Based on our observations corrosion seems to be mare evident
in areas where the finishes are thin or missing thus it may be possible to gain significant
time through regular observation and limited maintenance.
Our review, observations, and opinions relate solely to the building structure and not to
non-structural items such as architecture, egress, mechanical and plumbing systems, or
environmental considerations. In the case that we note non-structural issues within this
letter it is for the sole purpose of noting the need for the review of these items by a
professional trained in that discipline. Please refer to the Phase One Report for further
information and contact Lindau Companies, Inc. with any questions
Sincerely,
LINDAU COMPANIES, INC.
William H. Lindau
MATT THOMPSON BUILDERS INC
Matt Thompson
21498 Elk Lake Rd
Elk River, MN 55330
763-286-9489
Contractor License #20125931
BID PROPOSAL
Barn Roof Repair
PROPOSAL SUBMITTED TO: DATE: June 23, 2009 dOB LOCATION
City of Elk River Elk River Ice Arena
WE HEREBY SUBMIT SPECIFICATIONS & ESTIMATES FOR:
Rate of $72.00 per hr = 2 man crew; Remove caulking -wire brush -Tighten screws - re caulk.
146 navels X 70 screws per; repair annrox 35 or 50% -10220 total / 5110 repaired.
146 panels X 30 minutes per = $5256.00 c>_[~•E'-«r~ ~i2
Ridge repair -seal, caulk, check foam closures = $450.00 Iten,o<<c Ci}(Ei~; to ce adcl nee:- screws
Small front roof 5x72 = $360.00 (i), r~o adcEiticmai cost.
Four (4) small roof patches 4x50 = $200.00
Sand & paint two (2) rusty panels = $200.00
Repau• wall panels (front) _ $60.00
Small roof east end repair foam closures & re screw = $75.00
90 tubes caulking X 4 = $360.00
TOTAL = $6961.00
WE PROPOSE hereby to furnish material & labor- complete in accordance with above
specifications, for the sum of:
Six thousand nine hundred sixty one dollars. ($6961.00}
PAYMENTS WILL BE MADE AS FOLLOWS:
In full when complete. (If permit is needed that will be an additional cost.)
Authorized ~.,.
Signature ~~ ~ ~~~~
ACCEPTANCE OF PROPOSAL:
The above prices, specifications & conditions are satisfactory & are hereby accepted. You are
authorized to do the work as specified. Payment will be made as outlined above.
NOTE: Tlvs proposal may be withdrawn by us if not accepted within 90 days.
Date of Acceptance
Authorized Accepting Signature