HomeMy WebLinkAboutAddendum 1 - RFP - 9942 Parking Demand Study
ADDENDUM NO. 1
SPECIFICATIONS AND CONTRACT DOCUMENTS
Description of RFP 9942: Parking Demand Study
OPENING DATE: 3:00 PM (Our Clock) October 16, 2024
To all prospective bidders under the specifications and contract documents described above, the
following changes/additions are hereby made and detailed in the following sections of this
addendum:
Exhibit 1 – Questions and Answers
Please contact Ed Bonnette, C.P.M., CPPB, Senior Buyer, at ebonnette@fcgov.com or (970)
416-2247 with any questions regarding this addendum.
RECEIPT OF THIS ADDENDUM MUST BE ACKNOWLEDGED BY A WRITTEN STATEMENT
ENCLOSED WITH THE PROPOSAL STATING THAT THIS ADDENDUM HAS BEEN
RECEIVED.
Financial Services
Purchasing Division
215 N. Mason St. 2nd Floor
PO Box 580
Fort Collins, CO 80522
970.221.6775
970.221.6707
fcgov.com/purchasing
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study Page 1 of 102
Exhibit 1
Questions and Answers
1)Is there a budget for this effort or special set-aside/allocation within the City's current
operating budget?
Answer: Yes- Parking Services has received appropriations from City Council. Therefore,
local funds will be used for this study.
2)What are the defined boundaries of the study area?
Answer: Primarily the downtown area, map attached, however, the study will likely include
the Residential Parking Permit Areas around Colorado State University, map attached,
and some of the Travel Demand Management surface parking lots along the MAX transit
route.
3)Can we get copies of a) the City's Public Engagement Guidelines, b) the most recent
Parking & Travel Habits Survey, and c) a map of their RP3 zones and associated
regulations?
Answer: a) There is a pending update to the City’s Practical Guide to Inclusive Community
Engagement, b) likely- I will need to confirm with the Downtown Development Authority
prior to sharing, and c) attached.
4)Has the City undertaken a study of this scale before and if so, when was it performed and
by whom?
Answer: Yes:
o 2013-Parking Plan: Downtown and Surrounding Neighborhoods
https://www.fcgov.com/planning/pdf/parking-plan.pdf?1382479486
o 2017-Downtown Plan
https://www.fcgov.com/planning/downtown/pdf/2017_0322_DowntownPlan_appen
dices_8.5x11.pdf with a robust parking section
o 2019-Transit Master Plan
https://fcgov.com/cityplan/files/transit-plan.pdf with a touch on parking
5)What does "TBL" stand for and does the City have an established sustainability/TBL policy
and/or metrics?
Answer: TBL stands for Triple Bottom Line of Environmental, Economic, and Social
sustainability.
https://www.fcgov.com/planning/pdf/appendix_f_triple_bottom_line_analysis.pdf
6)There does not appear to be anything in the RFP regarding schedule? Does the City have
any expectations and/or critical deadlines to consider when developing a proposed
schedule?
Answer: The goal is to present recommendations and an implementation plan to City
Council in the fall of 2025.
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study Page 2 of 102
7)Does the City have an opinion/reservations on the use of aerial drones to augment data
collection?
Answer: Confirming allowance.
Questions 8-11 pertain to "Condition assessment of existing assets, i.e.- parking structures,
to determine appropriate pricing model and use to support regularly and ongoing maintenance
to ensure safe use and prolong usability of these assets." Can the City please confirm:
8)If we are providing structural and waterproofing assessment for the parking garage?
Answer: More of an assessment to prolong life span, which includes a pricing assessment
to fund regular and ongoing maintenance, and to provide a set-aside reserve balance.
9)If we are providing structural and waterproofing assessment for the parking garage to
understand current maintenance and repair items?
Answer: The City conducts a five-year condition assessment, with CCPS and OTPS
wrapping up deferred maintenance this year. The CCPS and OTPS condition
assessments were conducted in 2019, the FAPS condition assessment was conducted in
2024.
10)Is the parking garage assessment scope portion intended to only identify parking rates
within the structures?
Answer: To identify the appropriate rates in relation to on-street paid parking rates, to
ensure maintenance needs may be met.
11)Has the City conducted assessments/repairs on the parking structures previously? If so,
when? Can you please share those reports?
Answer: CCPS and OTPS- 2019. FAPS – 2024 (attached).
12)Can you please confirm if the City intends to not do in-person interviews? Please clarify
interview intentions.
Answer: If the City should happen to short-list vendors for an oral interview round, it will
be conducted virtually via Microsoft Teams.
13)Can you please clarify if/how much assessment/development of recommendations for
parking technology will be part of this scope?
Answer: The parking methodology is a focus of this study, to include recommendations to
bring forward to Council for implementation. Recommendations in this arena would benefit
the purpose of the study.
Questions 14-15 pertain to "Consultant coordination with City staff and Downtown
Development Authority (DDA) for related issues like parking code revisions, curbside
management." Can the City please confirm:
14)Could the City clarify what the intended request of the chosen qualified Professional is
with respect to parking code revisions?
Answer: Parking Code revisions- more aligned with any adjustments made to our model
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study Page 3 of 102
and any applicable Code update recommendations that may be required to support said
changes.
15)Does the City expect the Professional to propose word-for-word markup and
amendments to Code language itself or is the City simply looking for recommended
Code-related strategies and solutions?
Answer: No- the City will draft applicable Code updates/changes, recommendations only,
including adjusted/scalable fine(s) for repeat and/or social behavior violations; such as
parking in a bicycle lane or in a crosswalk.
16)Would the City like the consultant to prepare a data collection plan as part of this project?
Answer: Yes – the City has Data Analysts but would like direction for a data collection
plan.
17)Does the City have the parking space inventory by block face for the Downtown area?
Answer: Yes.
18)Can the City provide a map of the study area or confirm the boundaries? If available, is
there a list of off-street locations the City would like data for?
Answer: Attached- Downtown Parking map and Residential Parking Permit zones around
Colorado State University. Off-street would consist of City managed parking structures
and surface lots; including surface parking lots along the MAX transit route.
19)What parking data will be available to the selected consultant? Have there been previous
data collection efforts and when?
Answer: Yes- Parking has captured a few (summer 2020, summer 2021, spring 2023,
summer 2023, and spring 2024) point-in-time parking studies for block face occupancy,
duration of stay, and unique user.
20)We understand that the City manages public parking for three garages and five surface
lots. Does that city have a capital improvement plan (and/or budgets for deferred
maintenance) for its public parking assets?
Answer: Yes- the City conducts a five-year condition assessment, with CCPS and OTPS
wrapping up deferred maintenance this year. The FAPS condition assessment was
conducted in 2024. Parking Services does have set-aside annual funding for each
structure. Operation Services assesses surface lot maintenance needs and, depending
on responsible party, will notify Parking Services of planned maintenance, for funding
approval.
21)When was the most recent condition assessment completed for each facility?
Answer: CCPS and OTPS- 2019. FAPS – 2024 (attached)
22)Should the consultant team provide a scope and budget to complete condition assessment
for these facilities, or is this task item looking for more general best practices on
appropriate budgets for capital improvements?
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study Page 4 of 102
Answer: More of an assessment to prolong life span, which includes a pricing assessment
to fund regular and ongoing maintenance, and to provide a set-aside reserve balance.
23)Did the DDA conduct a Travel Habit survey in 2024?
Answer: The DDA conducted a 2023 Downtown Fort Collins Parking & Travel Habits
Survey.
24)Will past survey results be made available to the consultant team?
Answer: Confidently, yes- I will need to confirm with the Downtown Development Authority
prior to sharing.
25)Are there other survey tools or models (FC Moves, Transportation Master Plan,
NFRMPO travel demand model, CDOT forecasting, etc) that we should anticipate
utilizing to inform this task?
Answer: The City has quit a few completed study’s. Some specific to Parking Services:
o 2013-Parking Plan: Downtown and Surrounding Neighborhoods
https://www.fcgov.com/planning/pdf/parking-plan.pdf?1382479486
o 2017-DowntownPlan
https://www.fcgov.com/planning/downtown/pdf/2017_0322_DowntownPlan_appen
dices_8.5x11.pdf with a robust parking section
o 2019- Transit Master Plan
https://fcgov.com/cityplan/files/transit-plan.pdf with a touch on parking
26)Does the City currently utilize any subscription-based services (Streetlight or similar) that
track origin and destination information?
Answer: Not in Parking Services.
27)Will Transfort be included in the stakeholder/Steering Committee and how will public
transportation ridership data be incorporated into this study?
Answer: Stakeholder/Committee member groups will be discussed. For TDM information
Transfort ridership may be useful; including surface parking lots along the MAX transit
route.
28)What other organizations / departments will be part of the stakeholder / Steering
Committee group?
Answer: Stakeholder/Committee member groups will be discussed- however; the DDA
has a good network of downtown businesses who will be included.
29)Does the City have a budget for this project?
Answer: Yes- Parking Services has received appropriations from City Council. Therefore,
local funds will be used for this study.
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study Page 5 of 102
CIVIC
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DOWNTOWN PARKING MAP
F O R T C O L L I N S
Rev. 04-10-2023 22-23999
15-30 min
1 hr
2 hr
Permit Only
School Zone
No Parking
Parking Structure
RESTRICTEDPARKING
ParkingLot
DowntownTransit Center
RP3 Zones -
Permit Required
Old TownSquare
MAXStations
MAX
Residential Parking Only
2-Hour Parking Permitted
Walking Area
(All city lots and structures
have accessible spaces)
Lots/Structures Cost & Restrictions
•Civic Center Parking Structure: $1/hr., permit
•Old Town Parking Structure: $1/hr., permit
•Firehouse Alley Parking Structure: $1/hr.,
permit, hotel
•Je erson Lot: 2 hr., Permit
•Oak/Remington Lot: 2 hr., Permit
•Olive Lot: Permit
•Mason Lot: $1/hr., Permit
•215 Mason Lot: 2 hr.
•City Hall Lot: 2 hr.
Accessible Parking
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study
Page 6 of 102
COLORADO
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Zone 1
Zone 2
Zone 4
Zone 5
Zone 6
Zone 7
Zone 8
Zone 9
Zone 10
Zone 12
Residential Parking Permit Program (RP3)
CITY OF FORT COLLINS
GEOGRAPHIC INFORMATION SYSTEM MAP PRODUCTS
These map products and all underlying data are developed for use by the City of Fort Collins for its internal purposes only,
and were not designed or intended for general use by members of the public. The City makes no representation or
warranty as to its accuracy, timeliness, or completeness, and in particular, its accuracy in labeling or displaying
dimensions, contours, property boundaries, or placement of location of any map features thereon. THE CITY OF FORT
COLLINS MAKES NO WARRANTY OF MERCHANTABILITY OR WARRANTY FOR FITNESS OF USE FOR
PARTICULAR PURPOSE, EXPRESSED OR IMPLIED, WITH RESPECT TO THESE MAP PRODUCTS OR THE
UNDERLYING DATA. Any users of these map products, map applications, or data, accepts them AS IS, WITH ALL
FAULTS, and assumes all responsibility of the use thereof, and further covenants and agrees to hold the City harmless
from and against all damage, loss, or liability arising from any use of this map product, in consideration of the City's having
made this information available. Independent verification of all data contained herein should be obtained by any users of
these products, or underlying data. The City disclaims, and shall not be held liable for any and all damage, loss, or
liability, whether direct, indirect, or consequential, which arises or may arise from these map products or the use thereof
by any person or entity.
Printed: June 12, 2019 ³
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Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study
Page 7 of 102
Civic Center Parking Garage
Structural Condition Assessment
120 NORTH MASON STREET
FORT COLLINS, COLORADO 80524
Prepared for:
Mark McLean
City of Fort Collins – Operations/Parking Services
300 West Laporte, Building B
Fort Collins, Colorado 80521
April 11, 2019
Martin/Martin, Inc. Project No.: 18.0400.S.01
MARTIN/MARTIN, INC.
12499 West Colfax Avenue
Lakewood, Colorado 80215
303.431.6100
Addendum 1 - Questions & Answers
RFP 9942 Parking Demand Study
Page 8 of 102
TABLE OF CONTENTS
SECTION 1: EXECUTIVE SUMMARY ............................................................................................... 1
SECTION 2: FACILITY INFORMATION ............................................................................................ 3
Narrative of Structured Areas Reviewed .............................................................................................. 3
Information Provided by Client ............................................................................................................. 4
Table 2.1: Structurally Supported Parking Characteristics ................................................................... 5
SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS ............................................................... 6
Immediate Repair Needs (Less than 1 Year) ......................................................................................... 6
Critical Repair Needs (Within 24 Months) ............................................................................................ 7
Critical Repair Photos ............................................................................................................................ 7
Preventive Repair Needs (2 Years to 5 Years)..................................................................................... 18
Preventive Repair Photos.................................................................................................................... 18
SECTION 4: ANTICIPATED REPAIR COSTS .................................................................................... 29
Cost Opinion Assumptions .................................................................................................................. 29
Immediate Repair Construction Cost Estimate .................................................................................. 30
Table 4.1 – Immediate Repair Construction Cost ............................................................................... 30
Critical Repair Construction Cost Estimate ......................................................................................... 31
Table 4.2 – Critical Repair Construction Costs .................................................................................... 31
Preventive Repair Construction Cost Estimate ................................................................................... 33
Table 4.3 – Preventive Repair Construction Cost ............................................................................... 33
SECTION 5: PREVENTIVE MAINTENANCE RELATED PHOTOS AND DESCRIPTIONS ......................... 34
Needed Maintenance Photos ............................................................................................................. 34
SECTION 6: LIMITATIONS ........................................................................................................... 35
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SECTION 1: EXECUTIVE SUMMARY
We have completed our condition assessment of Civic Center Parking Garage, located at 120 North Mason
Street in Fort Collins, Colorado. The purpose of our assessment was to evaluate the current condition of the
garage’s structural and waterproofing systems and to provide recommendations for repair and maintenance
items to be addressed. Our findings, which include observations and repair recommendations with
photographs and preliminary opinion of costs are provided in the sections below. Review of the attached
retail and office space at the west side of the structure at Mason Street are outside the scope of this report.
The parking garage is in good condition. There are some areas where routine maintenance is needed to
maintain the integrity and prolong the useful service life of the structure. We did not identify areas that
would be classified as an immediate life safety concern.
Martin/Martin, Inc. previously completed a condition assessment in August 2013, with subsequent repairs
taking place between 2014 and 2018. This repair history was used as reference in our development of
recommendations for ongoing. repair. The recent completion of the five-year repair and maintenance
program has established an improved baseline level of integrity to reduce future repair costs.
We present our repair recommendations for work to be completed in three time-periods: 1) Immediate
repair conditions to be addressed within 12 months, 2) Critical repair conditions to be addressed between
within 24 months, and 3) Preventive repair conditions to be addressed between 24 months and 60 months.
Summaries of the Immediate and Critical recommendations are listed below.
Immediate Repair and Life Safety Concerns
1. No immediate repair items were identified.
Critical Structural and Waterproofing Concerns
1. Deteriorated concrete stair treads and landings.
2. Loose brick masonry on west and north façade
3. Deteriorated overhead and vertical concrete.
4. Leaking joints and cracks.
5. Spalling and delaminated concrete slabs.
6. Worn traffic coating on levels 4 & 5 inverted tee beams
7. Deteriorated vertical joint sealants at interior face level 4 and 5 column-to-spandrel joints
8. Metal deck deterioration at pedestrian bridge
9. Precast infill panel damage
10. Tee-to-tee flange connection failure
11. Fireproofing concerns.
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The anticipated construction cost for the three repair categories are as follows:
Immediate - Less than 12 months: $0
Critical - Within 24 months: $149,000
Preventive - 24 to 60 months: $310,000
The remaining report sections include facility-specific information, photos, descriptions of the observations,
and a list of preventative maintenance items. All the recommendations should be completed within the
timeframe for each category to properly maintain the structure and prolong the useful service life of the
structure.
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SECTION 2: FACILITY INFORMATION
Narrative of Structured Areas Reviewed
The Civic Center Parking Garage is approximately
393 feet in the north-south direction and 180 feet in
the east-west direction and contains five levels of
parking. Retail and office storefront are integral
with the garage on the west side of Level 1 along
North Mason Street. The primary structural system
for the garage consists of precast double-tee
members supported on precast inverted tee beams,
double L-beams, and walls at the interior, and
precast spandrel beams and walls at the exterior.
There are both 10-foot and 8-foot wide by 24-inch
deep pre-topped precast double tees with an
approximate 4-inch flange thickness. Precast beams
are supported on precast concrete columns down
to the foundation. The bottom floor of the garage is
a concrete slab-on-grade. The lateral force resisting
system for the garage consists of precast concrete
shear walls in both orthogonal directions. The
foundations for the garage are drilled concrete piers
bearing on bedrock.
Ramping for vehicle travel between levels occurs
internal to the garage at the east structural bay.
The garage is terraced between Levels 4 and 5
where level 5 excludes the west and northmost
structural bays.
The garage is bounded by Laporte Avenue on the
north, North Mason Street on the West, and service
alleys on the east and south. Vehicle entrances and
exits to Level 1 are located off Laporte Avenue from
the north, and near the southwest corner from
North Mason Street.
Stairs between all levels are located at the
northwest, southwest, and southeast corners. Stairs
are cast-in-place concrete treads and landings.
Elevators are located adjacent to the northwest and
southeast stair. There is a steel framed pedestrian
bridge with concrete slab-on-metal deck from Level
2 at the southeast corner of the garage which
connects to an adjacent building to the East. There
is also a steel framed awning over the Level 1 entry
from North Mason Street at the southwest corner.
Typical Roof Level 4/5 Parking
Typical Interior Parking
Ground Level Vehicle Entrance at
Southwest With West Elevation
East Elevation
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Information Provided by Client
Martin/Martin, Inc. staff performed a condition assessment of the parking structure on
January 9, 2019. Craig Racey, PE, and Benjamin Estrich, PE, SE, were on-site for the assessment. The weather
at the time of visit was partly cloudy and cold, with temperatures between 20°F and 30°F. There was
minimal snow piled on the deck at the time of our visit. We also had a discussion with Jerimiah from the City
maintenance staff who was on-site for other work in the garage. He directed to us several joints between
double tees that are actively leaking.
During our evaluation period, we reviewed the following documents to assist us in understanding the
existing structural and waterproofing characteristics of the structure:
Original Structural and Architectural Drawings, dated March 29, 2000, by Walker Parking and Fentress
Bradburn.
Martin/Martin, Inc. has provided structural engineering services related to the garage beginning in 2013.
Below is a list of the assessments and documents reviewed as part of this work.
2013 Structural and Waterproofing Condition Assessment.
2013 Emergency Repair Engineering Analysis and Documents.
2014 Construction Documents for Level 4 and Level 5 repairs.
2014 Construction Administration field reports which generally include Level 5 repairs.
2015 Construction Administration field reports which generally include Levels 4 and 5 repairs.
2016 Construction Documents for Level 2, Level 3, and the pedestrian bridge repairs.
2016/2017/2018 Construction Administration field reports for the 2016 Construction Documents.
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Table 2.1: Structurally Supported Parking Characteristics
Item The Quadrant Parking Garage Comments
Year Constructed Approximately 2000
Parking Area
(Approximate) Level 2 – Structured Parking 71,000 ± S.F.
Level 3 – Structured Parking 71,000 ± S.F.
Level 4 – Structured Parking 71,000 ± S.F.
Level 5 – Structured Parking (Roof Level) 22,700 ± S.F.
Total 285,950 ± S.F.
includes both
roof and
covered
parking. Level
1 includes the
loading dock
but not retail.
inverted tee beams, double L-beams, walls, spandrels, and
columns.
for detailed
description.
bearing waterproofing membrane (traffic coating) installed
over the retail space, south-side parking office, and
mechanical room below the ramp. Levels 4 and 5, where
exposed to sky, have a traffic coating installed on the slab over
the precast concrete inverted tee beams.
Joint sealants are installed in the slabs between the precast
double tees and inverted tee beams. Cove joint sealants are
installed at the transition from the double tees to the concrete
walls, spandrels, and columns.
towers, separating them structurally from the garage
structure.
parking areas. structural
drawings.
corner.
corner, and one at the southeast corner. and southwest
stairs are
enclosed at the
roof level.
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SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS
Immediate Repair Needs (Less than 1 Year)
Immediate repairs are those required to occur as soon as possible to reduce the hazard of collapse, loss of
life/serious harm, or significant structural damage.
No immediate repairs were observed.
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Critical Repair Needs (Within 24 Months)
Critical repairs are those required to address structural serviceability concerns and other crucial items that
are not considered to be immediate life safety issues. They are noted within this category when conditions
are such that Martin/Martin, Inc. recommends repairs be performed within 24 months of the report date.
Photos and descriptions of the Critical Repair recommendations are included below.
Critical Repair Photos
Photo 1
Photo 2
Photo 3
landings are experiencing spalling and delamination,
especially at the perimeter edges. As the concrete
deteriorates it may become a hazard to vehicles in the alley
below or pedestrians. There is evidence that spalling has
already occurred in some isolated locations.
The deteriorated concrete surfaces should be repaired
using partial depth concrete repair methods. Exposed
reinforcing steel that is corroded should be observed for
section loss requiring structural strengthening. Penetrations
of the vertical metal handrail posts into the surrounding
concrete should be sealed against moisture intrusion with
silicone sealant. It may be necessary to remove concrete
surrounding the posts to observe and clean corrosion from
the metal post and install a protective coating. Depending
on the condition of the embedded section of guardrail
posts, it may be necessary to replace or strengthen the
posts.
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Photo 4
Photo 5
northwest stair treads and landings are experiencing
spalling, scaling, and deterioration. The deterioration is
likely a result of freeze-thaw damage and the use of deicing
chemicals.
We recommend installing a heavy-duty pedestrian traffic
coating to the concrete stair top and side surfaces. This
does not include installation over the architecturally
exposed features on the northwest stair as those areas
appear in good condition. A drip edge should be created at
the underside of the slab to shed moisture off the concrete
surfaces and help prevent further deterioration.
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Photo 6
Photo 7
Photo 8
Photo 9
Areas of the architectural façade along the east, south, and
north elevations have locations of loose or damaged brick
occurring at the interface of the brick to the underside of
steel lintels. It appears a gap was originally intended
between the brick and steel lintel acting as a control joint
filled with sealant. That gap is non-existent in these
locations which is causing the steel lintel to contact the
bricks below. The result is the surrounding brick has shifted,
cracked, and split. This condition can be a potential hazard
if the bricks become loose and fall to the sidewalk below.
We recommend removing the bricks in these locations,
cutting the bricks to re-establish the gap between brick and
steel lintel, and reinstalling them back into place with new
mortar and joint sealant.
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Photo 10
Photo 11
Photo 12
delamination of concrete surfaces is noted
in some areas. The typical areas are
adjacent to embedded steel connections in
the precast members, at Level 5 stub
columns, and in isolated locations around
the Level 5 walls, likely at lifting points for
the precast construction.
These areas should be addressed using
partial depth concrete repair methods, and
the new repair material painted to match
the surroundings where applicable.
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Photo 13
Photo 14
Photo 15
areas where cast-in-place concrete infill are installed. This
occurs over precast inverted tee beams, over L-beams, and
adjacent to the corner stairs on most levels.
The original structural drawings show reinforcing steel
being concentrated in these areas. Subsequent corrosion of
embedded reinforcing steel or too little concrete cover can
leave them prone to deterioration.
Deteriorated concrete should be repaired using partial
depth concrete repair methods. Joint sealants should be
replaced in the vicinity of the beams as part of this repair
process. We also recommend installing traffic coating over
these areas, which is further discussed in the next item
Photo 16
tee (IT) beams and L-beams on the exposed roof portions of
Levels 4 and 5 are topped with a polyurethane traffic
coating that is worn and at the end of its useful service life.
Other levels are not coated in these areas.
We recommend replacing the traffic coating over the width
of the beams using a heavy-duty polymer-based coating.
Due to the increased concrete deterioration occurring at
these locations relative to other garage slab surfaces, and
their susceptibility to future deterioration, we also
recommend installing a traffic coating system infill slabs
adjacent to the stairs on all levels, and over beams on
Levels 2 and 3.
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Photo 17
Photo 18
Photo 19
double tees in isolated locations of the
exposed roof Levels 4 and 5. Some sealants
are visibly damaged or have lost adhesion
to the concrete substrate, whereas others
appear as streaks and stains on the painted
overhead surfaces. Some surface staining
may have occurred prior to the joint
sealant installation in 2014. Jerimiah with
the City maintenance staff pointed out
several joints that he was aware were
actively leaking during rain or snow events.
Leaking or deteriorated joint material
should be removed and replaced with new
silicone sealants. Due to the joints having
been installed in 2014, we expect that
moist joints are still in serviceable
condition overall and do not require
replacement over the entire level.
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Photo 20
Photo 21
Slab cracks are visible in some area that are either unfilled
with sealant, have deteriorated sealant, or are leaking when
observed from below.
We recommend replacing crack sealants that have failed
and routing and sealing slab cracks greater than 1/16" in
width.
Photo 22
Spalling and delamination are occurring in isolated areas of
the double tee flange top surfaces.
These areas should be repaired using partial depth concrete
repair methods. Joint sealants in the vicinity of the repair
may need to be replaced as part of this work.
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Photo 23
Photo 24
Photo 25
perimeter stub columns and adjacent
spandrel at the interior face of spandrel
are deteriorated on roof Levels 4 and 5.
Additionally there are several instances of
failed vertical joint sealants in other
isolated locations. The deteriorated joints
at the interior face of spandrel on level 4
and 5 appear to be much older than the
joint sealants at the exterior, which are in
good condition and appear to have been
recently replaced.
From review of the 2015 repair drawings
prepared by Martin/Martin, it appears
these vertical joints at level 4 and 5 stub
columns were intended to be replaced
with the previous exterior joint sealant
work. That work does not appear to have
been performed, and the Client may want
to discuss this item with the Contractor as
a potential warranty request.
If not replaceable under warranty, we
recommend removing and replacing all
remaining deteriorated vertical joint
sealants. A cost for this work is provided in
the cost estimates.
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Photo 26
Photo 27
A vertical expansion joint seal adjacent to the southeast
elevator tower at Level 4 is deteriorated and at the end of
its useful service life.
Similar to the previous item, this joint may have been
intended to be replaced as part of the recent repairs and
was overlooked by the contractor. The Client may want to
discuss this item as a potential warranty repair with the
Contractor.
If not replaceable under warranty, we recommend this joint
material be replaced with an expansion joint suitable for
vertical applications. A cost for this work is provided in the
cost estimates.
Photo 28
Photo 29
The pedestrian bridge at the southeast corner of Level 2 has
signs of corrosion at the underside of the metal deck
supporting the concrete slab, especially near the northwest
corner.
This bridge is currently under repair to seal the concrete
slab surface against future moisture intrusion and clean
corrosion from the metal deck for a protective coating
application. It is our understanding the Contractor
performing the work is going to clean and paint these
surfaces in the weeks following our site observation.
The corrosion damage does not appear to be a structural
integrity issue currently, and the bridge repairs are meant
to address further moisture intrusion. These areas should
be regularly monitored by qualified staff for continued
deterioration which might require structural strengthening.
No cost associated with repair is included at this time.
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Photo 30
Photo 31
Photo 32
spandrels are significantly cracked and damaged, possibly as
a result of vehicle impact or the panels not having adequate
movement capability between the spandrels.
These precast concrete infill panels are to be attached to
the top of exterior spandrels, possibly braced at the top to
the underside of the spandrel above and appear to be non-
load bearing architectural elements.
We recommend repairing the infill panels using concrete
repair methods. Depending on the depth of damage, it may
be necessary to partially rebuild the panels. The top of the
panels may need to be exposed to determine the
connection details and provide release to the panels if they
are improperly connected between the spandrel panels.
Photo 33
Several openings placed through concrete shear walls as a
flow path for topping slab drainage channels are
deteriorated or not properly sealed against moisture
intrusion.
We recommend performing concrete or epoxy repair and
installing sealants in the joints at these openings since they
are subject to constant moisture as water flows to drain.
We also recommend installing a traffic coating to the
topping surface through the opening to provide an extra
level of durability.
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Photo 34
Photo 35
Double tee supplemental flange-to-flange connections
appear to be installed improperly at one tee-to-tee joint on
Level 2. The connections appear to be carbon fiber biscuit
type repairs. The biscuits appear to have possibly lost bond
to the surrounding concrete due to observed cracking in the
surrounding epoxy material. The joint “clunks” as vehicle
travel above which is an indication of inadequate or broken
joint connections. Additionally, the biscuits are not recessed
below the joint sealant which can allow moisture intrusion.
We recommend cutting the existing biscuits down to below
the joint sealant, installing new supplemental flange
connections to re-establish adequate load transfer across
the joint, and replacing the joint sealant.
Photo 36
Fireproofing does not appear to be installed on several steel
haunch supports at the underside of Level 2 along the
interior concrete wall opposite the retail divider concrete
masonry (CMU) wall. It is possible the paint is acting as an
intumescent coating, but further investigation is needed.
We recommend investigating these connections to verify if
existing fireproofing is installed. If unprotected, a spray or
paint-applied fireproofing should be applied to the steel
haunch supports.
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Preventive Repair Needs (2 Years to 5 Years)
Preventive repairs are those required to prolong the service life of the structure and/or maintain safety of
the garage users. Items are noted within this category when conditions are such that Martin/Martin, Inc.
recommends repairs be performed between 24 months and 60 months of the report date. Photos and
descriptions of the Preventive Repair recommendations are listed below.
Preventive Repair Photos
Photo 37
Concrete topping surrounding floor drains is cracked and
deteriorated in several locations and shows signs of leaking
below.
We recommend replacing the concrete topping surrounding
the drains where leaks are occurring and installing silicone
sealants at the interface between the drain, topping, and
precast double tee.
Photo 38
Photo 39
There are isolated areas of spandrel cracks and double tee stem
cracks that appear to exceed 1/16” in width. The previous
Martin/Martin recommended repair program identified cracks
of this width for repair using epoxy injection to re-establish
concrete interlock and seal the joint against moisture intrusion.
We recommend continuing the repair program for cracking of
this type using an epoxy injection repair method.
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Photo 40
Photo 41
pan system installed below. It was indicated to
Martin/Martin by a prior building engineer that
these pans were used as part of a de-icing
system that has since been abandoned.
If the deicing system has been abandoned,
then we recommend these pans be
permanently removed to observe the area
around the drains for leaks or deterioration.
Photo 42
Spalling is occurring at connections of steel
guardrails to the tops of precast spandrels at
the garage perimeter. Wedge anchors
attaching the guardrail to the spandrel were
placed too near the inside face of the
spandrels which has resulted in spalling
concrete.
We recommend removing the existing wedge
anchors, performing partial depth concrete
repairs, and reinstalling new epoxy anchors.
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Photo 43
Photo 44
Photo 45
Photo 46
Cove joint sealants are typically in good condition except for
locations of snow plow related damage, deterioration of the
cove joints at the perimeter of the northwest stair
landings/lobbies, and deterioration of sealants around the
interior pedestrian path bollards.
We recommend replacing damaged, missing, or leaking cove
joints sealants.
The Client should take note that at there is evidence of surface
corrosion staining below the exterior steel channel members at
the north façade of the northwest stair. These steel members
frame the edge of the lobby slab which is partially visible in
photo 44. The visible lobby slabs consist of an architectural
terrazzo wear slab over a concrete structural slab. Terrazzo is
an inherently porous material that can allow water to infiltrate
and site on top of the concrete structural slab. While we are
recommending replacing the cove joint sealants at the
perimeter of the lobby at the interface between the steel and
terrazzo slab, this may not eliminate all moisture intrusion
through the slab that is causing the steel member corrosion.
The porous terrazzo is likely allowing moisture ingress through
the slab. One method to completely prevent further moisture
intrusion at the perimeter would be to remove the terrazzo slab
in strips at the exterior perimeter and install a concrete curb
that could then be properly waterproofed. A cost for this is not
included at this time, but Martin/Martin would be pleased to
provide an estimate at your request.
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Photo 47
Photo 48
Vertical joint sealants are split or have lost adhesion in the CMU
wall between the Level 1 parking area and the retail space. This
typically occurs in vertical control joints and where double tee
stems penetrate the wall. There are also cracks occurring in the
CMU wall.
Failed sealants and cracks in the wall can affect the energy
efficiency and fire rating of the barrier wall. Joint sealants
should be replaced, and cracks in the CMU should be tuck-
pointed with new mortar or routed and sealed.
Photo 49
Photo 50
The expansion joints separating the southwest and southeast
stair towers from the rest of the garage structure are nearing
the end of their useful service life. In some instances, the joints
have lost adhesive bond to the concrete shoulders. The
elastomeric joint material has hardened with age and has lost
flexibility. There is no deterioration currently associated with
leaking at the joints, but this could accelerate in the future if
not addressed.
The expansion joint at the northwest stair is less than two years
old according to the repair documents. These joints show signs
of possible separation of the joint from the concrete shoulders.
If leaks are noted or the joint moves within the slab opening,
then this may be a warrantable item should the Client wish to
pursue. Cost for this repair is not included.
We recommend replacing expansion joints the southwest and
southeast stairs on all levels with new elastomeric joints.
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Photo 51
Photo 52
Photo 53
A protective coating is installed to the inside
face and tops of the perimeter spandrel crash
wall panels that is deteriorated in some
isolated areas. There are also additional areas
of random map cracking at exterior stub
columns and interior lite walls at Levels 4 and
5.
We recommend removing and replacing
coating in areas where deterioration is noted
and installing a new protective coating to
columns and walls where random map
cracking is visible.
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Photo 54
Photo 55
Photo 56
site that appeared to be cleaning and painting
the southeast stair metal guardrail and
handrail elements.
The southwest stair rails and steel elements
are also exhibiting coating loss and surface
corrosion.
We recommend removing surface corrosion
and recoating the southwest stair guardrails,
handrails, and steel framing elements if not
already scheduled for such work.
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Photo 57
Cracks with white efflorescence stains, and
areas of other small rust stains, are showing
through the painted coating at the exterior
spandrel faces along the east façade of the
structure.
We recommend recoating the exterior
spandrel surfaces at the east façade during this
timeframe. There is no deterioration currently
associated with the cracking, but long-term
moisture infiltration into cracks on exposed
surfaces can result in eventual concrete
deterioration.
Photo 58
Photo 59
There are minor areas of rust staining present
on the stair from Level 4 to Level 5 near the
center of the garage. The stair treads and
structural steel members appear to be
performing adequately otherwise.
We recommend removing surface corrosion
and coating these stairs. Installing joint
sealants to prevent moisture intrusion into the
rust prone areas is also recommended.
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Photo 60
Photo 61
Photo 62
Surface corrosion and protective coating
deterioration is occurring at various embedded
steel connections between precast members
and at the center lite wall metal barrier cable
connection elements. Most connections have
been recently painted and are in good
condition. Only isolated additional locations
are showing surface corrosion.
We recommend removing corrosion and
applying a protective coating or primer to
metal connection elements at the affected
areas.
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Photo 63
Photo 64
Photo 65
Staining from moisture leaks is visible on
overhead painted surfaces of precast concrete
elements along joints in various locations.
Most staining appears leftover from before the
recent joint sealant replacement.
We recommend cleaning and painting the
overhead surfaces to match the surrounding
areas. This will make it more straightforward in
future years to identify actively leaking joints
for replacement of joints on an “as needed”
basis as part of ongoing preventive
maintenance.
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Photo 66
Photo 67
Photo 68
Several control joints in the brick exterior façade at the west
elevation are not continuous vertically and horizontally. This
appears unintentional but can lead to cracking or restraint
related brick damage.
There are cracks in the brick noted in other isolated locations.
The incomplete control joint detailing can lead to future
potential issues, but currently no deterioration is observed to
be associated with the incomplete jointing. We recommend
that qualified staff or a 3rd party engineer regularly monitor
these areas for increased cracking or brick distress. If distress is
noted, the control joints should be continued and completed
where possible, filling the control joints with sealant material.
Cracks in the façade can be tuck pointed or the bricks replaced
where necessary.
(No Photo Included)
the slabs at all supported levels within the last 3 to 4 years per
the now completed 5-year repair program.
The typical expected recoating period for penetrating silane
sealers is 3 to 5 years, which means that these surfaces will be
ready for a recoat in this time-period.
An estimated cost to reapply a penetrating sealer to all
supported level non-traffic coated slab surfaces is included in
the opinion of cost.
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Civic Center Parking Garage
April 11, 2019
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Photo 69
Photo 70
Replace or repair missing or damaged flashing
at decorative concrete caps.
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Civic Center Parking Garage
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SECTION 4: ANTICIPATED REPAIR COSTS
This section of the report will offer an opinion of the approximate construction cost in 2019 dollars that will
be associated with the repairs recommended in the previous section. The costs listed below are meant to be
general in nature and serve only as a “ballpark” estimate to establish a rough order of the construction costs
and do not include any markups for future inflation.
Our repair recommendations do not provide specific repair details or methods, construction contract
documents, material specifications, or details to develop the construction cost from a contractor.
The values listed below were developed based on Martin/Martin, Inc. internal historical pricing data for
projects of similar scope. Most costs are determined by defining approximate quantities of differing work
items and multiplying those quantities by the average unit price for the same work item from recent
competitively bid projects. Category contingencies are added to account for potential growth in
deterioration. Project contingency is added to account for bidding, regulatory, and project management
variations that may affect total project costs. Some work items are extremely difficult to accurately
approximate costs because the quantities are very small, the scope is still undefined even though the item is
identified, the repair is unusual and therefore has limited past pricing history or the costs are heavily
affected by regulatory or other variable constraints. In these cases, we have identified such costs as an
“Allowance” to identify it and may vary significantly from the anticipated costs.
Once total work item costs are calculated, a series of multiplication factors are added to account for general
conditions and mobilization during construction. The approximate cost estimate totals listed below include a
construction contingency to allow for minor changes to the scope of repairs due to deficient items
discovered during the implementation of the repairs.
Cost Opinion Assumptions
Note the following basic assumptions used during the development of our cost opinion:
1. Cost opinions are based on Martin/Martin, Inc. internal historical data and experience with similar types
of work and are in 2019 dollars.
2. Actual costs may vary due to time of year, local economy, or other factors.
3. Cost opinions do not include costs for unusual phasing, inflation, financing, unusual bidding/contract
conditions, or other unusual Owner requirements.
4. Cost opinions do not include structural upgrades such as seismic upgrades.
5. The structure has not been reviewed for the presence of, or subsequent mitigation of, hazardous
materials, including but not limited to, asbestos, mold, and PCB.
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Civic Center Parking Garage
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Immediate Repair Construction Cost Estimate
No work is recommended to be performed prior to April 2020.
Table 4.1 – Immediate Repair Construction Cost
Work
Item Repair General
Location
Approximate
Quantity Unit Cost
Subtotal $0
Mobilization/General
Conditions/Contingency
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Civic Center Parking Garage
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Critical Repair Construction Cost Estimate
Work recommended to be performed prior to April 2021.
Table 4.2 – Critical Repair Construction Costs
Work
Item Repair General
Location
Approximate
Quantity Unit Cost
1 Perform overhead and
vertical concrete repairs
coating to stair treads and
landings
southwest, and
northwest stair
towers
control joint in façade
vertical concrete repairs supported parking -
All levels
concrete repairs at concrete
infill over precast beams
supported parking -
All levels
rated traffic coating system
over precast beams,
including removal of existing
coating
supported parking -
All levels
sealants supported parking -
Levels 4 and 5
supported parking -
All levels
concrete repairs supported parking -
All levels
sealants and columns
joint stair tower, Level 3 at
northwest
All Levels
sealants at drain channels
through walls
Levels
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Civic Center Parking Garage
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Work
Item Repair General
Location
Approximate
Quantity Unit Cost
14 Install supplemental
connection at DT flanges and
replace sealant
supplemental fireproofing at
steel haunch supports
SUM
Conditions/Contingency
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Preventive Repair Construction Cost Estimate
Work recommended to be performed between April 2021 and April 2024.
Table 4.3 – Preventive Repair Construction Cost
Work
Item Repair General
Location
Approximate
Quantity Unit Cost
1 Repair concrete topping at
floor drains parking - All levels
than 1/16" width DT stems - All Levels
below existing drains parking - All levels
and repair concrete Level 1 and 2
where damaged or leaking parking - All levels
and repair cracks in CMU and parking - Level 1
slabs and northwest stairs
interior spandrel walls
recoat metal guardrails,
handrails, and steel framing
SUM
surfaces
recoat stair framing stair SUM
and barrier cable connections parking - All levels SUM
surfaces parking - All levels SUM
control joint sealants SUM
sealer parking – All levels
wall cap flashing walls SUM
Conditions/Contingency
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SECTION 5: PREVENTIVE MAINTENANCE RELATED PHOTOS AND DESCRIPTIONS
Martin/Martin, Inc. recommends the maintenance items described below should be performed immediately
for the initial maintenance, then at regular intervals as noted in the maintenance manual provided separate
of this report.
Cost for preventive maintenance related items listed below is not included in the estimated construction
cost tables.
Needed Maintenance Photos
Photo 71
Clean or flush clogged floor drains.
Photo 72
Replace missing garage wayfinding signage.
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SECTION 6: LIMITATIONS
The recommended repair and maintenance items and approximate timeframes offered above are based on
the conditions of structural elements and waterproofing materials that were readily observable at the time
of this report. Our estimated timeline for repair is based on our experience with similar structures and their
performance in this climate. Martin/Martin, Inc. does not accept responsibility for structural or material
deficiencies not readily evident during an evaluation of this type. No warranty, expressed or implied, is given
regarding any general or specific conditions as they affect the current or future owners of the building. The
recommendations and/or opinions contained in this report are to be used to aid in establishing future
budgeting efforts for the parking garage structure, however, a Contractor’s cost estimate should be
obtained in addition to this report.
A review of the facility for Building Code compliance and compliance with the Americans with Disabilities Act
(ADA) requirements was not part of the scope of this project. However, it should be noted that whenever
significant repair, rehabilitation or restoration is undertaken in an existing structure, ADA design
requirements may become applicable if there are currently unmet ADA requirements.
Similarly, we have not reviewed or evaluated the presence of, or the subsequent mitigation of, hazardous
materials including, but not limited to, asbestos, and PCB.
G:\PROJECTS\18.0400.S.01-Civic Center - 2018 Scope\Word Processing\Draft Reports\18_0400S01_Jan_28_2019_R0-Rpt.docx
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Fort Collins Firehouse Parking Garage
Structural Condition Assessment
Property Address: 165 Chestnut Street
Fort Collins, Colorado 80524
Report Date: February 8, 2024
Produced For: Jerod Cordell, City of Fort Collins
Written By: Rosemay Dudenbostel, PE
Reviewed By: Craig Racey, PE
Project No.: 24.0012.S.01
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TABLE OF CONTENTS
SECTION 1: EXECUTIVE SUMMARY ............................................................................................................1
SECTION 2: FACILITY INFORMATION .........................................................................................................2
Narrative of Structured Areas Reviewed .............................................................................................................2
Site Visit Information and Documentation Review .............................................................................................3
Table 2.1: Structure Characteristics .....................................................................................................................4
SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS ............................................................................5
High Priority Repair Needs (Within 12 Months) ..................................................................................................5
High Priority Repair Photos, Discussions, and Recommendations ......................................................................5
Medium Priority Repair Needs (12 Months to 36 Months) .............................................................................. 12
Medium Priority Repair Photos, Discussions, and Recommendations ............................................................. 12
Low Priority Repair Needs (36 Months to 60 Months) ..................................................................................... 15
Low Priority Repair Photos ............................................................................................................................... 15
SECTION 4: ANTICIPATED REPAIR COSTS ................................................................................................. 20
Cost Opinion Assumptions ................................................................................................................................ 20
High Priority Repair Construction Cost Estimate .............................................................................................. 21
Table 4.2 – High Priority Repair Construction Costs ......................................................................................... 21
Medium Priority Repair Construction Cost Estimate ........................................................................................ 23
Table 4.3 – Medium Priority Repair Construction Cost .................................................................................... 23
Low Priority Repair Construction Cost Estimate ............................................................................................... 24
Table 4.4 – Low Priority Repair Construction Costs .......................................................................................... 24
SECTION 5.1: PREVENTATIVE MAINTENANCE .......................................................................................... 25
Section 5.1 – Preventive Maintenance Related Photos and Descriptions ........................................................ 25
SECTION 6: LIMITATIONS AND CONCLUSION ........................................................................................... 27
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SECTION 1: EXECUTIVE SUMMARY
We have completed our condition assessment of the parking garage located at 165 Chestnut Street,
Fort Collins, Colorado. The purpose of our assessment was to evaluate the current condition of the
structural and waterproofing systems as they relate to the parking structure and provide recommendations
for addressing repair and maintenance items. An engineer’s opinion of the anticipated repair construction
cost is provided to help develop ballpark repair budgets in the noted timeframes.
The parking garage is in good condition. There are areas where repairs and maintenance are needed to
maintain the integrity and prolong the useful life of the structure. We did not observe any areas that we
classify as a potential hazard or life safety concern that are recommended to be addressed as immediate
priority concerns.
We present our repair recommendations for work to be completed into three time periods based on the
severity and importance of the item to the performance of the parking structure: 1) High Priority conditions
to be addressed within 12 months, 2) Medium Priority conditions to be addressed between 12 months and
36 months, and 3) Low Priority repairs to be addressed between 36 and 60 months. A summary of the
Immediate and High Priority recommendations is listed below.
High Priority Structural and Waterproofing Concerns
1. Stair storefront windows
2. Leaking joints
3. Spalling concrete
4. Ponding
5. Slab cracking
6. Double-tee beam bearing pad
A summary of the anticipated construction cost for the three repair categories is as follows:
High Priority (Less than 12 months): $230,000
Medium Priority (12 to 36 months): $250,000
Low Priority (36 to 60 months): $50,000
The remaining report sections include facility specific information, photos, descriptions of the observations,
and a list of preventative maintenance items. All the recommendations should be completed within the
timeframe for each category to properly maintain and prolong the useful life of the structure.
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Fort Collins Firehouse Parking Garage - Structural Condition Assessment
February 8, 2024
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SECTION 2: FACILITY INFORMATION
Narrative of Structured Areas Reviewed
The parking garage is approximately 243 feet by 175
feet and contains three levels of parking. For the
purposes of this report, Chestnut Street is
considered the south side of the garage with
Jefferson Street on the east, Firehouse Alley on the
west, and an unnamed alley on the north. The
primary structural system for the garage consists of
precast double tees with a cast-in-place concrete
topping slab supported by precast concrete inverted
tee beams at the interior and precast spandrels at
the exterior. The double tees, beams, and spandrels
are supported on concrete columns and walls. The
lowest floor of the garage is a concrete
slab-on-grade. The lateral force resisting system for
the garage concrete shear walls. The foundations for
the garage are concrete drilled piers.
Commercial/retail space is located on the southwest
side of the building along Firehouse Alley. Future
commercial/retail space is located on the northeast
side of the building along Jefferson Street. The
structural system above these spaces consists of a
split-slab buried waterproofing system.
Vehicles enter and exit the garage from Chestnut
Street. There are two stair towers in the garage, one
in the northeast and one in the southwest. An
elevator is located with the southwest stair tower.
Photovoltaics are installed on the top level of the
garage on a steel structure supported by the primary
concrete frame. Review of the steel structure is
outside the scope of this report.
Photo 1: ENTRANCE ON CHESTNUT STREET
Photo 2: TYPICAL PARKING
Photo 3: NORTH STAIR CORE
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Site Visit Information and Documentation Review
Rosemay Dudenbostel, PE of Martin/Martin, Inc. performed a condition assessment of the parking garage
on January 10, 2024. The weather at the time of visit was sunny and windy with an approximate
temperature of 35 degrees F. In addition to our on-site observations, we had conversations with Jerod
Cordell, City of Fort Collins Facilities Maintenance Supervisor, Robert Lozen III, and Ed Hersch with the City
staff.
During our evaluation period, we reviewed the following documents to assist us in understanding the
existing structural and waterproofing characteristics:
Original Design Drawings by S.A. Miro, Inc. dated May 13, 2016
Maintenance Manual by Martin/Martin, Inc. dated April 22, 2019
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Table 2.1: Structure Characteristics
Year Constructed Approximately 2018 Original Design
Drawings
Docks Included Level 2 – Above-Grade: .......................................... ± 42,100 S.F.
Roof Level 3: ........................................................... ± 38,300 S.F.
Total: .....................................................................± 122,500 S.F.
on precast concrete inverted-tee beams, walls, and spandrels.
The foundation consists of concrete grade beams and piers.
for detailed
description
waterproofing membrane system and has a buried
waterproofing membrane system above the commercial/retail
space along Firehouse Alley and the future commercial/retail
space along Jefferson Street.
Joint sealants were observed between concrete joints, within
cracked concrete surfaces, between slab edges and adjacent
walls/curbs.
garage entrance.
corner.
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SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS
High Priority Repair Needs (Within 12 Months)
High Priority repairs are those required to address structural serviceability concerns and other crucial items
that are not considered to be immediate life safety issues. They are noted within this category when
conditions are such that Martin/Martin, Inc. recommends repairs be performed between zero and
12 months of the report date. Photos and descriptions of the High Priority Repair Recommendations are
included below.
High Priority Repair Photos, Discussions, and Recommendations
Photo 4
Maintenance staff indicated that storefront
windows slide out of the framing during strong
winds creating a gap between the framing and the
windowpane. It is possible that the windowpanes
are undersized for the frames. This is a life safety
hazard as the windows could slide out of the
frames and fall out.
As a temporary preventative measure, we
recommend sealing around the windowpanes.
We recommend an investigation to find out how
the windows were constructed and why the
windowpanes are sliding out of the frames and
provide further recommendations for repairs.
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Photo 5
Photo 6
Photo 7
Horizontal joint sealants in the slabs above joints
between precast double-tees, beams, and walls and
cove joints between slabs and vertical surfaces
were observed to be deteriorated and split on roof
level 3. Leaks were observed on the underside of
the slab along various joints causing painted
surfaces to bubble and peel. Delaminated concrete
was observed along the joints in isolated areas,
causing the sealant to split and fail.
We recommend reprofiling deteriorated joint edges
and replacing all joint sealants on Level 3. After all
joint sealants are replaced, we recommend
cleaning the undersides of the joints and repainting
damaged painted surfaces to match existing.
From discussions with Jerod Cordell during our site
visit, we understand that the City is planning to
replace all horizontal and cove joint sealants within
the garage in 2024.
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Photo 8
Spalling and delaminated concrete was observed
on the underside of the double-tee flanges
throughout the garage, especially near the interior
concrete shear walls.
We recommend performing partial depth overhead
concrete repairs at these locations.
Photo 9
Columns on level 3 were observed to have
delaminated and spalling concrete, especially near
the column base. Conversations with maintenance
staff indicated that the snowplows are hitting the
corners of the columns during plowing procedures.
We recommend performing partial depth concrete
repairs at the columns. The maintenance staff
could consider installing steel corner guards to
prevent future deterioration.
Photo 10
Delaminated and spalled concrete was observed in
isolated locations on the level 2 and level 3 slabs.
We recommend performing partial depth concrete
slab repairs at these locations.
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Photo 11
Photo 12
Cracks on the parking slab surfaces were observed
throughout the garage.
We recommend routing and sealing leaking cracks
and cracks greater than 1/16”.
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Photo 13
Photo 14
Photo 15
Maintenance staff indicated that the parking
surfaces do not adequately slope in all areas to
allow proper drainage for water to flow to the
installed drains. They indicated that most floor
drains in the garage are positioned in locations
where they do not collect any water. Epoxy overlay
has been installed at two drains on the roof level to
help mitigate ponding and direct water to the
drains. Maintenance staff indicated that the epoxy
overlay was installed in the Spring of 2023, and we
observed that some of the epoxy overlay has
delaminated.
A more long-term and durable approach would be
to install additional floor drains and piping within
the drainage paths or areas where significant
ponding is occurring. A thin overlay could be
installed to help direct drainage where drains
cannot be installed.
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Photo 16
Maintenance staff indicated that the joint at the
bottom of the ramp to level 3 does not have proper
drainage. Water was observed to be ponding at the
bottom of the ramp.
We recommend installing new drains at the bottom
of the ramp, installing an overlay to direct water to
the drains, and installing a traffic coating to protect
the area.
Photo 17
The bearing pad at a precast double-tee stem on
the underside of level 3 was observed to have
shifted. The pad is still providing bearing but is not
centered under the double tee stem.
We recommend monitoring all double-tee stems
along the centerline wall panels for any movement
and to notify the engineer if they have shifted
off-center. An allowance to shore and lift the
double-tee stem to reposition the bearing pad is
included in the cost tables.
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Photo 18
Photo 19
A full depth section of double tee flange was
observed to be missing on the underside of the
level 3 near the north stair. A metal plate was
observed to be attached above. Light can be seen
from underneath and indications of water intrusion
at the column and inverted tee beam was
observed.
We recommend performing full depth concrete
repair at the double-tee beam flange, sealing
around the metal plate, and installing a traffic
coating to prevent water intrusion.
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Medium Priority Repair Needs (12 Months to 36 Months)
Medium Priority repairs are those required to prolong the service life of the structure and/or maintain
safety of the garage users. Items are noted within this category when conditions are such that
Martin/Martin, Inc. recommends repairs be performed between 12 months and 36 months of the report
date. Photos and descriptions of the Medium Priority Repair Recommendations are listed below.
Medium Priority Repair Photos, Discussions, and Recommendations
Photo 20
Photo 21
Similar to the level 3 joints noted in the high
priority needs category, failed horizontal joint
sealants and evidence of leaking joints were
observed on the underside of level 2 but on a more
isolated basis. Spalling concrete along the joint
shoulders was also observed.
We recommend replacing the joints on level 2 and
reprofiling the concrete joints shoulders as needed.
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Photo 22
Photo 23
Pitting and scaling concrete was observed on the
level 3 slab surfaces. Scaling is generally moderate,
with the aggregate exposed but still embedded in
the concrete slabs. Scaling on level 3 is likely due to
the magnesium chloride salts eroding the top of the
concrete.
We recommend installing a thin overlay to level the
pitted, scaled, or delaminated areas.
Additional protection to the slabs is recommended
to improve the long-term durability of the surfaces
by installing a penetrating silane sealer. Silane
sealers provide near surface protection and need to
be reapplied every three to five years to maintain
their effectiveness. Silane sealers do not have the
capability to bridge cracks.
Enhanced protection to the scaled and pitted areas,
especially on level 3, could include installing a
traffic coating in lieu of penetrating sealer to
waterproof the concrete surface. Traffic coatings
have a longer service life than silane, can be re-top
coated, and have capability to bridge cracks and
joints that silane does not. We have included this
option as an alternate within the cost estimate.
Photo 24
A thin overlay was observed to be delaminated and
spalling at areas on level 3 parking deck. It appears
that the overlay was installed as a cricket along the
interior walls.
We recommend repairing the deteriorated overlay.
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Photo 25
Spalling and delaminated concrete was observed at
several corbels supporting precast double tee
stems along the center walls at the underside of
level 3 near the top of the ramp. The existing
structural drawings indicate that these are weld-on
steel corbels and the concrete is installed for
fire-proofing encasement. This would need to be
verified prior to repair. Should the corbels have
been cast with the concrete walls, then temporary
shoring may be needed during the repair process.
We recommend repairing the concrete fireproofing
encasement at the corbels.
Photo 26
Photo 27
Maintenance staff indicated that water from the
level 3 ramp runs over the slab edge and leaks
down the enter lite walls during rain or snow
events. This condition could cause concrete to
deteriorate along the walls and at double-tees and
corbels. The original design drawings indicate a
sloped concrete wash was specified along the
center walls at the ramp side, however it does not
appear the sloped washes were placed. Washes
would have moved drainage water away from the
edge of ramp if installed and mitigated water
intrusion along and down the light wall openings.
We recommend installing a sloped wash or curb on
the level 3 ramp edges to direct water away from
the slab edge.
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Low Priority Repair Needs (36 Months to 60 Months)
Low Priority repairs are those required to prolong the service life of the structure and/or maintain safety of
the garage users. Items are noted within this category when conditions are such that Martin/Martin, Inc.
recommends repairs be performed between 36 months and 60 months of the report date. Photos and
descriptions of the Low Priority Repair Recommendations are listed below.
Low Priority Repair Photos
Photo 28
Random map cracked cast stone caps over the
retail space was observed.
We recommend protecting the cast stone caps with
an elastomeric coating. A lift will be needed to
access the cast stone caps.
Photo 29
Delaminated concrete at the level 1 slab-on-grade
was observed in isolated areas. The concrete could
spall and create a tripping hazard.
We recommend repairing the delaminated
concrete.
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Photo 30
The level 2 slab over the future commercial/retail
space along Jefferson Street contains buried drains
to drain the surface and buried waterproofing
system. A buried drain on the underside of level 2
was observed to be capped. This could be trapping
water in the split slab buried waterproofing system
on level 2.
We recommend uncapping the pipe to allow water
to drain from the slab. If the discharge from the
pipe is a nuisance it can be piped to a column for
controlled discharge onto the slab.
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Photo 31
Photo 32
Photo 33
Deteriorated CMU blocks were observed in both
stairwells. The deterioration was observed to only
occur on the face shells. The CMU walls are buried
behind metal cladding on the exterior of the stair
enclosure. Replacement of the deteriorated CMU
blocks would require removing the metal cladding
before replacing the CMU blocks and installing cove
joint on the exterior of the CMU wall before
replacing the metal cladding.
At this time, we do not recommend replacing the
deteriorated CMU blocks and instead recommend
monitoring the CMU blocks for additional
deterioration.
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Photo 34
Corrosion was observed at exposed steel surfaces
throughout the garage.
We recommend removing corrosion and painting
with a corrosion inhibiting steel coating.
Photo 35
Cracks in the stair landings of both stairs were
observed. There was no corrosion observed on the
underside of the stairs.
We recommend rout and sealing all visible cracks.
Photo 36
Chipping paint and corrosion was observed at the
metal stair nosing at both stairs.
We recommend painting them with a corrosion
inhibiting steel coating to match the existing color.
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Photo 37
Damaged metal cladding was observed at the
exterior of the south stair enclosure on level 3.
We recommend repairing the metal cladding and
installing a bollard to prevent further damage from
vehicle impact.
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SECTION 4: ANTICIPATED REPAIR COSTS
This section of the report will offer an opinion of the approximate construction cost in 2024 dollars that will
be associated with the repairs recommended in the previous section. The costs listed below are meant to be
general in nature and serve only as a “ballpark” estimate to establish a rough order of the construction costs
and do not include any markups for future inflation.
The values listed below were developed based on Martin/Martin, Inc. internal historical pricing data for
projects of similar scope. Most costs are determined by defining approximate quantities of differing work
items and multiplying those quantities by the average unit price for the same work item from recent
competitively bid projects.
In addition to the approximate cost estimates listed below, we recommend that the yearly budgets include a
construction contingency of 15 to 20%. This contingency will allow for minor changes to the scope of repairs
due to deficient or latent items discovered during the implementation of the repairs.
The cost estimated contained in this report are to be used as an aid in establishing future budgeting efforts
for the parking structure; however, a Contractor’s cost estimate using engineered repaired drawings should
be obtained in addition to this report for more accurate pricing.
Cost Opinion Assumptions
Note the following basic assumptions used during the development of our cost opinion:
1. Cost opinions are based on Martin/Martin, Inc. internal historical data and experience with similar types
of work and are in 2024 dollars.
2. Actual costs may vary due to time of year, local economy, or other factors.
3. Cost opinions do not include costs for unusual phasing, inflation, financing, unusual bidding/contract
conditions, or other unusual Owner requirements.
4. The structure has not been reviewed for the presence of, or subsequent mitigation of, hazardous
materials, including but not limited to, asbestos, mold, and PCB.
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Page 66 of 102
Fort Collins Firehouse Parking Garage – Structural Condition Assessment
February 8, 2024
P a g e 21 | 27
High Priority Repair Construction Cost Estimate
Work recommended to be performed prior to February 2025.
Table 4.2 – High Priority Repair Construction Costs
Work
Item Repair Description General
Location
Approx.
Quantity Unit Cost
1 Investigation of storefront
system South stair 1 LUMP SUM $ 8,000
2
Remove and replace
deteriorated horizontal joint
sealants
Level 3 4,800 LF $ 35,000
3 Re-profile joints in topping slab
with an epoxy and sand binder Level 3 500 LF $ 25,000
4 Remove and replace
deteriorated cove joint sealants Level 3 1,700 LF $ 15,000
5
Repair delaminated and spalling
concrete on overhead and
vertical surfaces of double-tee
flanges, walls, and columns
Underside of
Level 2, Level 3 50 SF $ 10,000
6 Repair partial depth horizontal
concrete repairs Level 2 and 3 100 SF $ 7,000
7 Rout and seal cracks Level 2 and 3 1,000 LF $ 15,000
8 Install thin sloped overlay to
mitigate ponding Level 2 and 3 150 SF $ 3,000
9 Repair delaminated epoxy
overlay Level 3 50 SF $ 1,000
10 Allowance to install drains at
low points in the slab Level 3 4 LOC $ 30,000
11 Install drain at low point in the
slab
Bottom of ramp
to level 3 2 LOC $ 15,000
12 Install thin sloped overlay to
mitigate ponding
Bottom of ramp
to level 3 30 SF $ 1,000
13 Install traffic coating at drains Bottom of ramp
to level 3 20 SF $ 1,000
14
Allowance to install shoring, lift
double-tee stem, and reposition
bearing pad
Underside of
Level 3 1 LOC $ 5,000
15 flange repair stair 10 SF $ 3,000
16 Install sealant at metal plate Level 3 north
stair 10 LF $ 1,000
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Fort Collins Firehouse Parking Garage – Structural Condition Assessment
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Work
Item Repair Description General
Location
Approx.
Quantity Unit Cost
17 plate stair 20 SF $ 1,000
Repair Subtotal $ 176,000
Estimated Contractor General Conditions, Mobilization, Overhead, Profit, Etc.$ 27,000
Recommended Repair Contingency $ 27,000
Anticipated Total Construction Costs $ 230,000
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Page 68 of 102
Fort Collins Firehouse Parking Garage – Structural Condition Assessment
February 8, 2024
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Medium Priority Repair Construction Cost Estimate
Work recommended to be performed between February 2025 and February 2027
Table 4.3 – Medium Priority Repair Construction Cost
Work
Item Repair Description General
Location
Approx.
Quantity Unit Cost
1
Remove and replace
deteriorated horizontal joint
sealants
Level 2 4,300 LF $ 30,000
2 Re-profile joints in topping slab
with an epoxy and sand binder. Level 3 175 LF $ 8,000
3 Remove and replace
deteriorated cove joint sealants Level 2 1,700 LF $ 15,000
4 Install thin overlay at pitting and
scaling concrete surfaces Level 3 3,400 SF $ 40,000
5 Repair delaminated concrete
overlay Level 3 100 SF $ 2,000
6 Install silane sealer Ramp to Level 3,
Level 3 41,000 SF $ 50,000
7 Repair delaminated concrete at
corbels
Underside of
Level 3 4 LOC $ 2,000
8 to direct water away from lite
wall
Level 3 Ramp 325 LF $ 45,000
Repair Subtotal $ 192,000
Estimated Contractor General Conditions, Mobilization, Overhead, Profit, Etc.$ 29,000
Recommended Repair Contingency $ 29,000
Anticipated Total Construction Costs $ 250,000
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Page 69 of 102
Fort Collins Firehouse Parking Garage – Structural Condition Assessment
February 8, 2024
P a g e 24 | 27
Low Priority Repair Construction Cost Estimate
Work anticipated to be needed between February 2027 and February 2029
Table 4.4 – Low Priority Repair Construction Costs
Work
Item Repair Description General
Location
Approx.
Quantity Unit Cost
1 Install elastomeric coating on cast
stone caps Level 3 1 LUMP SUM $25,000
2 Perform partial depth horizontal
concrete at slab-on-grade Level 1 10 SF $1,000
3 Install pipe to discharge bi-level
drain Level 1 1 LUMP SUM $1,000
4
Clean corrosion from steel
surfaces and paint with corrosion
inhibiting steel coating
Throughout
Garage 100 SF $6,000
5 Rout and seal cracks North and South
Stairs 50 LF $4,000
6 Repair damaged metal cladding
and install bollard
Level 3 near south
stair 1 LUMP SUM $1,000
Repair Subtotal $38,000
Estimated Contractor General Conditions, Mobilization, Overhead, Profit, Etc.$6,000
Recommended Repair Contingency $6,000
Anticipated Total Construction Costs $50,000
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Fort Collins Firehouse Parking Garage – Structural Condition Assessment
February 8, 2024
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SECTION 5.1: PREVENTATIVE MAINTENANCE
Section 5.1 – Preventive Maintenance Related Photos and Descriptions
Martin/Martin, Inc. recommends the maintenance items described below be performed immediately for the
initial maintenance, then at regular intervals. Costs for these items are not included in the estimated
probable costs.
Photo 38
Maintenance indicated that the emergency call box
located at the south stair core does not work due
to the water that leaks from above.
We recommend fixing the broken emergency call
box.
Photo 39
Overhead concrete repairs were observed on the
underside of level 2.
We recommend painting the repairs to match the
existing color.
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Fort Collins Firehouse Parking Garage – Structural Condition Assessment
February 8, 2024
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Photo 40
A damaged bollard was observed near the south
stair on level 3.
We recommend resetting the bollard.
Photo 41
The drains on the roof above the retail areas along
Firehouse Alley were observed to be missing.
We recommend replacing the missing drain covers.
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Fort Collins Firehouse Parking Garage – Structural Condition Assessment
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SECTION 6: LIMITATIONS AND CONCLUSION
This report is based on conditions of structural elements that were readily observable at the time of our
visit. No invasive testing or inspections were performed. Martin/Martin, Inc. does not accept responsibility
for structural deficiencies not evident during an assessment of this type. This report does not provide any
kind of guarantee or warranty on our findings and recommendations. Our assessment was based on and
limited to the agreed scope of work. Neither the investigation nor this report is intended to cover
mechanical, electrical, architectural, or other nonstructural features beyond those described above.
We appreciate this opportunity to be of service. Please call us at (303) 431-6100 if you have any questions
regarding this report or if we may be of further assistance.
Sincerely,
Rosemay Dudenbostel, PE Craig Racey, PE
Professional Engineer, Investigative Engineering Senior Project Engineer, Investigative Engineering
\\Mmstruct.martin.local\str\PROJECTS\24.0012.S.01-Firehouse Parking Garage-Struct Condition Assessment\Draft Letters_Narratives_Reports_Specs\Draft Reports\24_0012S01_Feb_08_2024_R0_Rpt.docx
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RFP 9942 Parking Demand Study
Page 73 of 102
Old Town Parking Garage
Structural Condition Assessment
102 REMINGTON STREET
FORT COLLINS, COLORADO 80524
Prepared for:
Mark McLean
City of Fort Collins – Operations/Parking Services
300 West Laporte, Building B
Fort Collins, Colorado 80521
April 11, 2019
Martin/Martin, Inc. Project No.: 18.0401.S.01
MARTIN/MARTIN, INC.
12499 West Colfax Avenue
Lakewood, Colorado 80215
303.431.6100
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Page 74 of 102
TABLE OF CONTENTS
SECTION 1: EXECUTIVE SUMMARY ............................................................................................... 1
SECTION 2: FACILITY INFORMATION ............................................................................................ 3
Narrative of Structured Areas Reviewed .............................................................................................. 3
Information Provided by Client ............................................................................................................. 4
Table 2.1: Structurally Supported Parking Characteristics ................................................................... 5
SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS ............................................................... 6
Immediate Repair Needs (Less than 1 Year) ......................................................................................... 6
Critical Repair Needs (Within 24 Months) ............................................................................................ 7
Critical Repair Photos ............................................................................................................................ 7
Preventive Repair Needs (2 Years to 5 Years)..................................................................................... 14
Preventive Repair Photos.................................................................................................................... 14
SECTION 4: ANTICIPATED REPAIR COSTS .................................................................................... 20
Cost Opinion Assumptions .................................................................................................................. 20
Immediate Repair Construction Cost Estimate .................................................................................. 21
Table 4.1 – Immediate Repair Construction Cost ............................................................................... 21
Critical Repair Construction Cost Estimate ......................................................................................... 22
Table 4.2 – Critical Repair Construction Costs .................................................................................... 22
Preventive Repair Construction Cost Estimate ................................................................................... 23
Table 4.3 – Preventive Repair Construction Cost ............................................................................... 23
SECTION 5: PREVENTIVE MAINTENANCE RELATED PHOTOS AND DESCRIPTIONS ......................... 24
Needed Maintenance Photos ............................................................................................................. 24
SECTION 6: LIMITATIONS ........................................................................................................... 27
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Page 75 of 102
April 11, 2019
SECTION 1: EXECUTIVE SUMMARY
We have completed our condition assessment of the Old Town Parking Garage, located at 102 Remington
Street in Fort Collins, Colorado. The purpose of our assessment was to evaluate the current condition of the
garage’s structural and waterproofing systems and to provide recommendations for repair and maintenance
items to be addressed. Our findings, which include observations and repair recommendations with
photographs and preliminary opinion of costs, are provided in the sections below. Review of the attached
Poudre Valley Fire Authority (PFA) office space at the west side of the structure at Remington Street is
outside the scope of this report.
The parking garage is in good condition. There are some areas where routine maintenance is needed to
maintain the integrity and prolong the useful service life of the structure. We did not identify areas that
would be classified as an immediate life safety concern.
Martin/Martin, Inc. previously completed a condition assessment in August 2013, with subsequent repairs
taking place between 2014 and 2018. This repair history was used as a reference in our development of
recommendations for ongoing repair. The recent completion of the five-year repair and maintenance
program has established an improved baseline level of integrity to reduce future repair costs.
We present our repair recommendations for work to be completed in three time-periods: 1) Immediate
repair conditions to be addressed within 12 months, 2) Critical repair conditions to be addressed between
within 24 months, and 3) Preventive repair conditions to be addressed between 24 months and 60 months.
Summaries of the Immediate and Critical recommendations are listed below.
Immediate Repair and Life Safety Concerns
1. No immediate repair items were identified.
Critical Structural and Waterproofing Concerns
1. Possible metal deck damage at pedestrian bridge connecting the garage to northwest stair.
2. Deteriorated overhead and vertical concrete.
3. Deteriorated and leaking horizontal joint sealants.
4. Isolated damaged cove joint sealants.
5. Spalling and delaminated concrete slabs.
6. Deteriorated and cracking concrete at stair treads and landings.
7. Broken tee-to-tee flange connections.
8. Worn wall coating at isolated areas.
9. Worn traffic coating at isolated areas.
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Civic Center Parking Garage
April 11, 2019
P a g e 2 | 27
The anticipated construction cost for the three repair categories are as follows:
Immediate - Less than 12 months: $0
Critical - Within 24 months: $110,000
Preventive - 24 to 60 months: $250,000
The remaining report sections include facility-specific information, photos, descriptions of the observations,
and a list of preventative maintenance items. All the recommendations should be completed within the
timeframe for each category to properly maintain the structure and prolong the useful service life of the
structure.
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Civic Center Parking Garage
April 11, 2019
P a g e 3 | 35
SECTION 2: FACILITY INFORMATION
Narrative of Structured Areas Reviewed
The Old Town Parking Garage is approximately
245 feet in the north-south direction by 108 feet in
the east-west direction and contains four levels of
parking. Office space for PFA is adjacent to the
garage on the west side of Level 1 through Level 3
along Remington Street. The primary structural
system for the garage consists of 10-foot wide by
24-inch deep precast double tees with a three-inch
thick cast-in-place concrete topping slab. The
precast double tees are supported on precast
inverted tee beams and walls at the interior, and
precast spandrel beams and walls at the exterior.
Precast concrete beams are supported on precast
concrete columns and walls down to the
foundation. The bottom floor of the garage is a
concrete slab-on-grade. The lateral force resisting
system for the garage consists of precast concrete
shear walls in both orthogonal directions. The
foundations for the garage are drilled concrete piers
bearing on bedrock.
Ramping for vehicle travel between levels is internal
to the garage at the east structural bay with a short
east-to-west ramp at the middle of the structure
between the east and west structural bays.
The garage is bounded by East Mountain Avenue on
the north, Remington Street on the West, a service
alley on the east, and an office building/surface
parking lot on the south. Vehicle entrances and
exits into garage Level 1 are located from East
Mountain Avenue at the north, and from
Remington Street at the southwest corner.
Stairs between all levels are located at the
northwest corner and near the southwest corner.
Stairs are concrete filled metal pan treads and
landings supported by steel framing. An elevator is
located adjacent to the northwest stair. There is a
steel framed pedestrian access bridge with concrete
slab-on-metal deck connecting the garage to the
northwest stair/elevator tower at all supported
levels. There is a steel framed awning over the Level
1 vehicle entrance/exit from Remington Street.
Typical Roof Level 4 Parking
Typical Interior Parking
North Vehicle Entrance/Exit
Access to the Northwest Stair/Elevator Tower
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Information Provided by Client
Martin/Martin, Inc. staff performed a condition assessment of the parking structure on
December 18, 2018. Craig Racey, PE, and Benjamin Estrich, PE, SE, were on-site for the assessment.
The weather at the time of visit was partly cloudy and cold, with temperatures ranging between 20°F to
40°F. There was minimal snow piled on the deck at the time of our visit.
During our evaluation period, we reviewed the following documents to assist us in understanding the
existing structural and waterproofing characteristics of the structure:
Original Structural and Architectural Drawings dated January 16, 1984, by Walker Parking and
ZVFK Architects.
Martin/Martin, Inc. has provided structural engineering services related to the garage beginning in 2013.
Below is a list of the assessments and documents reviewed as part of this work.
2013 Structural and Waterproofing Condition Assessment.
2014 Construction Documents for isolated concrete and waterproofing repairs.
2014 Construction Administration field reports for the 2014 Construction Documents.
2015 Construction Documents for repairs at Level 4, including traffic coating, NW bridge repairs, and
isolated waterproofing repairs on Level 2 and Level 3.
2015 Construction Administration field reports for the 2015 Construction Documents.
2016 Construction Documents for remaining garage repairs. Repairs were phased between 2016 base
bid and 2017/2018 alternates. For 2016, repairs were completed on Level 4 wall joints and coating
application, and isolated repairs at Level 3. Repairs performed in 2017/2018 included Silane sealer at
exterior walls/spandrels, and Level 2 and Level 3 slabs, Level 2 and Level 3 joint sealants, NW stair
repairs, and overhead and vertical concrete repairs on all levels.
2016/2017/2018 Construction Administration field reports for the 2016 Construction Documents.
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Table 2.1: Structurally Supported Parking Characteristics
Item The Quadrant Parking Garage Comments
Year Constructed Approximately 1984
Parking Area
(Approximate) Level 2 – Structured Parking 26,650 ± S.F.
Level 3 – Structured Parking 26,650 ± S.F.
Level 4 – Structured Parking (Roof Level) 26,150 ± S.F.
Total 106,100 ± S.F.
include PFA
office space or
the northwest
stair/elevator
tower.
supported on precast inverted tee beams, walls, spandrels,
and columns.
for detailed
description.
bearing waterproofing membrane (traffic coating) installed
over the entire level, including the east-west ramp.
Joint sealants are installed in the slabs between the precast
double tees and inverted tee beams. Cove joint sealants are
installed at the transition from the double tees to the concrete
walls, spandrels, and columns.
the garage and office space wall and pedestrian bridge where
applicable.
parking areas. structural
drawings.
corner. The southwest stair is enclosed at Level 4, and the
northwest stair is enclosed at all levels.
Remington Street at the southwest.
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SECTION 3: REPAIR RECOMMENDATIONS AND PHOTOS
Immediate Repair Needs (Less than 1 Year)
Immediate repairs are those required to occur as soon as possible to reduce the hazard of collapse, loss of
life/serious harm, or significant structural damage.
No immediate repairs were observed.
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Critical Repair Needs (Within 24 Months)
Critical repairs are those required to address structural serviceability concerns and other crucial items that
are not considered to be immediate life safety issues. They are noted within this category when conditions
are such that Martin/Martin, Inc. recommends repairs be performed within 24 months of the report date.
Photos and descriptions of the Critical Repair recommendations are included below.
Critical Repair Photos
Photo 1
Photo 2
The metal decking below the concrete topped pedestrian
bridges connecting the garage to the northwest stair shows
signs of moisture induced corrosion at the underside of
Level 2 and Level 3 in the small areas we were able to
observe. Level 4 pedestrian bridge was repaired with the
2015/2016 repairs and is coated with a traffic coating,
whereas the other two structured levels are uncoated with
the joints and cracks are sealed.
There is a decorative metal panel that conceals most of the
underside of the metal deck that should be removed for
Martin/Martin, Inc. to observe the deck and provide
recommendations for repair.
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Photo 3
Photo 4
Photo 5
There are minor isolated areas of spalling and delamination
occurring at the overhead and vertical concrete surfaces.
We recommend continuing to repair the isolated concrete
deterioration at the overhead and vertical surfaces using
partial depth concrete repair methods.
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Photo 6
Photo 7
Photo 8
Photo 9
Horizontal joint sealants in the concrete topping over joints
between precast members appear to be failing in numerous
areas on Level 2 and Level 3. From review of the 2016 repair
drawings prepared by Martin/Martin, Inc., it appears these
joints were intended to be replaced as part of those
drawings. It was confirmed with the Contractor that the
joint sealant replacement was only performed in spot areas
on Level 3.
We recommend replacing all horizontal joint sealants on
Level 2 and Level 3. The shoulders of the concrete topping
along the joints may need to be reprofiled in some locations
with epoxy to create a sound surface to install joint sealant.
A cost for the shoulder work and joint sealant replacement
is provided in the cost estimates.
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Photo 10
Photo 11
Cove joint sealants are in good condition overall except for
some locations on Level 4 where it appears likely that the
cove sealants were damaged from a snow plow.
We recommend replacing damaged and leaking cove joint
sealants.
Photo 12
Photo 13
There are isolated areas of spalling and delaminated
concrete at the topping slabs on Level 2 and Level 3.
These areas should be addressed with partial depth
concrete repair methods.
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Photo 14
Photo 15
The southwest and northwest stair are showing signs of
cracks and deterioration in the concrete slabs.
Cracks should be routed and sealed against moisture
intrusion and deteriorated concrete repaired with partial
depth concrete repair methods.
Photo 16
Photo 17
Two double tee joint flange-to-flange connections on
Level 2 were repaired using carbon biscuits. The concrete
topping in the vicinity of the biscuits has cracked and likely
caused the biscuit to lose effectiveness in reestablishing
connection of the slabs across the joint between precast
double tees. The joint sealant is split at these joints, and the
joints audibly “clunk” when vehicles travel across the joints
which indicates the connections have likely failed. The
garage in these locations appears to be experiencing larger
movements (thermal expansion/contraction) than is typical
in rest of the garage. Repairing these joints with additional
carbon biscuits may shift the movement joint to adjacent
tees which could cause those joints to fail instead.
Since these joints are exhibiting movement that has caused
damaged around the added flange connections, we
recommend installing a more robust steel support across
the joint at the underside of the double tees that allows
expansion/contraction to occur while transferring the
necessary lateral diaphragm forces. We also recommend
installing sealant material capable of taking the expected
joint movement.
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Photo 18
Photo 19
The coating at the inside face of spandrel wall is worn in
areas subject to snow plow blade contact on level 4.
We recommend recoating these areas with a coating
appropriate for contact with snow plow blades.
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Photo 20
Photo 21
Photo 22
Isolated areas of traffic coating on Level 4 installed in 2015
are wearing faster than surrounding areas. There are also
isolated areas of bubbles in the top coat that have torn and
burnouts from car tires have worn through the coating.
We recommend repairing these areas. Bubbles occurring in
the surface may fall under the original installers warranty
and could be a warrantable item should the Owner want to
pursue a warranty claim.
Photo 23
Related to the above, there are a couple areas of potential
splits in the traffic coating above joint sealants. It is possible
the joint sealant material has failed in those locations.
We recommend those coating areas with new over-banding
of coating and replacing any deteriorated joint sealants.
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Preventive Repair Needs (2 Years to 5 Years)
Preventive repairs are those required to prolong the service life of the structure and/or maintain safety of
the garage users. Items are noted within this category when conditions are such that Martin/Martin, Inc.
recommends repairs be performed between 24 months and 60 months of the report date. Photos and
descriptions of the Preventive Repair recommendations are listed below.
Preventive Repair Photos
Photo 24
Photo 25
The traffic coating on Level 4 and at Level 2 over the electrical
room which were installed in 2015 will be due for a new top
coat within this timeframe.
We recommend installing a new top coat to these locations,
expected in years 2021 or 2022.
Photo 26
The silane sealer installed in 2018 to the horizontal concrete
slab surfaces on Level 2 and Level 3, and exterior precast walls
and spandrels will be nearing the end of the expected service
life within this timeframe.
Silane sealer should be considered for reapplication to the slab
and spandrel surfaces starting in 2023.
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Photo 27
Ponding water is occurring in isolated areas of Level 4 and other
levels. While there does not appear to be deterioration
currently associated with the ponding, that could accelerate as
the garage ages. Ponding is also a nuisance to the garage
maintenance.
We recommend installing epoxy leveling compound where
possible to reprofile the topping surface to mitigate ponding.
Where reprofiling is not possible, supplemental drain
installation may be needed. This work will include removing
and replacing traffic coating where applicable to install the
leveling compound.
Photo 28
Photo 29
The expansion joint along the west edge of the garage on
Level 2 and Level 3 appears to be nearing the end of its useful
service life. There are signs of adhesion loss and tearing of the
sealant material.
The joint should be replaced in this timeframe to prevent
moisture intrusion and future concrete damage.
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Photo 30
Photo 31
Cable guardrails above precast spandrels at the east and north
edges of garage Level 1 through Level 3 are loose and not
performing as intended. While the cables can be tightened,
they do not meet current building code mandated
requirements for spacing between rails. This could be a
potential liability to the City.
We recommend these guardrails be considered for upgrades to
meet current building code. This could be accomplished by
removing the cable rails and designing a metal rail to attach to
the top of precast spandrel. No price as been provided due to
the currently unknown method of retrofit.
Photo 32
There are cracks in the precast spandrels, beams, and ends of
double tees which could exceed 1/16” width and have not yet
been addressed as part of the previous epoxy injection
program.
We recommend continuing the program of epoxy injection to
all remaining cracks in the spandrels and beams exceeding
1/16” in width.
Photo 33
Large gaps exist between vertical precast concrete shear wall
panels bordering the east-west vehicle ramp. These gaps allow
water to infiltrate to the lower levels.
We recommend installing sealants into these gaps where
exposed on level 4.
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Photo 34
Photo 35
Photo 36
Exterior facing steel beams at the north and west sides of the
northwest stair/elevator tower are faded and showing signs of
light corrosion.
These beams should be cleaned and painted with a
high-performance coating.
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Photo 37
Photo 38
The surfaces of the light poles on Level 4 are faded and showing
signs of light surface corrosion.
The light pole surfaces should be cleaned and painted with a
high-performance coating.
Photo 39
Photo 40
The surfaces at the underside of the metal pan stairs at the
southwest appear to have been primed in some areas but not
painted to match the surrounding surfaces. Other areas are
exhibiting surface corrosion.
These areas of primed metal surfaces should be painted to
match the surrounding surfaces and other corroded surfaces
cleaned and painted.
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Photo 41
Photo 42
Photo 43
The storefront system surfaces at Level 4 of the southwest stair
are faded and showing signs of light surface corrosion.
The metal storefront framing should be cleaned and painted
with a high-performance coating.
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SECTION 4: ANTICIPATED REPAIR COSTS
This section of the report will offer an opinion of the approximate construction cost in 2019 dollars that will
be associated with the repairs recommended in the previous section. The costs listed below are meant to be
general in nature and serve only as a “ballpark” estimate to establish a rough order of the construction costs
and do not include any markups for future inflation.
Our repair recommendations do not provide specific repair details or methods, construction contract
documents, material specifications, or details to develop the construction cost from a Contractor.
The values listed below were developed based on Martin/Martin, Inc. internal historical pricing data for
projects of similar scope. Most costs are determined by defining approximate quantities of differing work
items and multiplying those quantities by the average unit price for the same work item from recent
competitively bid projects. Category contingencies are added to account for potential growth in
deterioration. Project contingency is added to account for bidding, regulatory, and project management
variations that may affect total project costs. Some work items are extremely difficult to accurately
approximate costs because the quantities are very small, the scope is still undefined even though the item is
identified, the repair is unusual and therefore has limited past pricing history or the costs are heavily
affected by regulatory or other variable constraints. In these cases, we have identified such costs as an
“Allowance” to identify it and may vary significantly from the anticipated costs.
Once total work item costs are calculated, a series of multiplication factors are added to account for general
conditions and mobilization during construction. The approximate cost estimate totals listed below include a
construction contingency to allow for minor changes to the scope of repairs due to deficient items
discovered during the implementation of the repairs.
Cost Opinion Assumptions
Note the following basic assumptions used during the development of our cost opinion:
1. Cost opinions are based on Martin/Martin, Inc. internal historical data and experience with similar types
of work and are in 2019 dollars.
2. Actual costs may vary due to time of year, local economy, or other factors.
3. Cost opinions do not include costs for unusual phasing, inflation, financing, unusual bidding/contract
conditions, or other unusual Owner requirements.
4. Cost opinions do not include structural upgrades such as seismic upgrades.
5. The structure has not been reviewed for the presence of, or subsequent mitigation of, hazardous
materials, including but not limited to, asbestos, mold, and PCB.
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Immediate Repair Construction Cost Estimate
No work is recommended to be performed prior to April 2020.
Table 4.1 – Immediate Repair Construction Cost
Work
Item Repair General
Location
Approximate
Quantity Unit Cost
Subtotal $0
Mobilization/General
Conditions/Contingency
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Critical Repair Construction Cost Estimate
Work recommended to be performed prior to April 2021.
Table 4.2 – Critical Repair Construction Costs
Work
Item Repair General
Location
Approximate
Quantity Unit Cost
1 Remove decorative metal
panel for follow-up
observation
underside of
Levels 2 and 3
2 EA $1,500
overhead concrete spall
repairs
levels 100 SF $17,500
sealants Slabs 2,750 LF $15,500
1,150 LF $6,000
horizontal concrete repairs Slabs 25 SF $1,500
treads and
landings
100 SF $6,500
tee-to-tee joint 2 Joint $20,000
coating walls 3,300 SF $16,500
coating repair 100 SF $2,000
replace traffic coating bands 250 LF $3,000
$90,000
Conditions/Contingency
$20,000
$110,000
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Preventive Repair Construction Cost Estimate
Work recommended to be performed between April 2021 and April 2024.
Table 4.3 – Preventive Repair Construction Cost
Work
Item Repair General
Location
Approximate
Quantity Unit Cost
1 Install traffic coating top coat Slabs at Level 4, level 2
over electrical room 26,200 SF $66,000
2 Install silane sealer Level 2 and 3 slabs 49,150 SF $21,000
3 Install leveling compound at
ponded areas with new
traffic coating
400 SF
$8,000
4 Install supplemental floor
drains 2 EA $8,000
5 Replace horizontal expansion
joint 410 LF $72,000
6 Epoxy inject cracks exceeding
1/16" width levels 75 LF $4,500
7 Install sealant into vertical
wall gaps 100 LF $1,000
8 Clean and coat exterior
exposed steel beams stair/elevator tower 1 Sum $15,000
9 Clean and coat light poles Level 4 1 Sum $7,500
10 Paint stair treads and
landings metal pans 1 Sum $2,000
11 Clean and coat storefront
framing 1 Sum $5,000
Subtotal
Mobilization/General
Conditions/Contingency
$40,000
$250,000
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SECTION 5: PREVENTIVE MAINTENANCE RELATED PHOTOS AND DESCRIPTIONS
Martin/Martin, Inc. recommends the maintenance items described below should be performed immediately
for the initial maintenance, then at regular intervals as noted in the maintenance manual provided separate
of this report.
Needed Maintenance Photos
Photo 44
Oil stains are prevalent on the parking surfaces that should
be cleaned
Photo 45
Evidence of graffiti is present along the west and south
sides of the structure that should be cleaned and painted.
(No Photo Provided)
Photo 46
Bird roosting appears to be a nuisance in the garage.
The bird nests should be removed, and roosting
prevention devices such as spikes could be installed to
discourage bird roosting.
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Photo 47
Photo 48
We located one instance of a disconnected conduit for the
overhead parking space occupancy lighting.
Additionally, the ends of the conduits are not sealed and
could let moisture or debris into the conduit.
Photo 49
A wayfinding sign is missing at one location and should be
replaced.
Photo 50
It appears there is soot or some other dark material on the
ceiling of Level 1 (underside of Level 2).
We recommend cleaning and/or repainting these areas to
match the surroundings and provide more light reflection.
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Photo 51
A utility box at the front of parking stalls on Level 1 is
prone to damage and has been damaged previously by
vehicle impact. We recommend installing a protective
metal guard and/or painting the box traffic yellow to make
it more visible to drivers.
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SECTION 6: LIMITATIONS
The recommended repair and maintenance items and approximate timeframes offered above are based on
the conditions of structural elements and waterproofing materials that were readily observable at the time
of this report. Our estimated timeline for repair is based on our experience with similar structures and their
performance in this climate. Martin/Martin, Inc. does not accept responsibility for structural or material
deficiencies not readily evident during an evaluation of this type. No warranty, expressed or implied, is given
regarding any general or specific conditions as they affect the current or future owners of the building.
The recommendations and/or opinions contained in this report are to be used to aid in establishing future
budgeting efforts for the parking garage structure; however, a Contractor’s cost estimate should be
obtained in addition to this report.
A review of the facility for Building Code compliance and compliance with the Americans with Disabilities Act
(ADA) requirements was not part of the scope of this project. However, it should be noted that whenever
significant repair, rehabilitation or restoration is undertaken in an existing structure, ADA design
requirements may become applicable if there are currently unmet ADA requirements.
Similarly, we have not reviewed or evaluated the presence of, or the subsequent mitigation of, hazardous
materials including, but not limited to, asbestos, and PCB.
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