36C25719B0019-0003002.pdf

2001 Bryan, Suite 1930, Dallas TX T 469-510-6243 • www.lerchbates.com

VETERAN’S ADMINISTRATION HOSPITAL S1-S3

AMARILLO, TX

ELEVATOR ASSESSMENT SURVEY

4/16/2018

Prepared For:

Seth Cavin Managing Principal / Architect Spur Design 320 NW 10th St., Suite A Oklahoma City, OK 73103 Work: (405) 356-8200 Mobile: (405) 210-2606 sac@spur-design.com

Prepared By:

Bret Cavin Consultant

LB Project Number #-R0100018108

All documents furnished by Lerch Bates Inc. (Lerch Bates) are instruments of service and shall remain the sole property of Lerch Bates. Lerch Bates shall retain all common law, statutory and other reserved rights, including the copyright thereto. They are to be used only for this project and are not to be modified, distributed or used for any other project, in whole or in part, except with the written authorization of Lerch Bates. Lerch Bates accepts no liability for any unauthorized use or modification of these documents.

mailto:sac@spur-design.com

ELEVATOR MODERNIZATION SURVEY

VA Hospital S1-S3, Amarillo, TX Lerch Bates Project No. R0100018108 © 2018 Lerch Bates Inc. V10

4/20/2018

TABLE OF CONTENTS

SECTION 1 EXECUTIVE SUMMARY AND RECOMMENDATIONS

A. GENERAL

B. MODERNIZATION OBJECTIVES

C. CONCLUSION

D. RECOMMENDATIONS

SECTION 2 EXISTING EQUIPMENT REVIEW

A. GENERAL

B. DISCUSSION

C. EQUIPMENT DISPOSITION

D. OPINION OF PROBABLE COSTS

SECTION 3 CODE RELATED ITEMS

A. GENERAL

B. CONCLUSIONS

SECTION 4 MODERNIZATION PLANS

A. GENERAL

B. MODERNIZATION SCOPE

C. RECOMMENDATIONS

APPENDIX A SUPPORTING PHOTOGRAPHS

© 2018 Lerch Bates Inc. V10

SECTION 1

EXECUTIVE SUMMARY AND RECOMMENDATIONS

A. GENERAL

Lerch Bates Inc. was commissioned to review the elevator equipment for the Veteran’s Administration Hospital (Elevators S1-S3) in consideration of a potential modernization. The existing elevator equipment condition was evaluated to determine proper component replacement as well as reuse. Existing building conditions in the elevator machine room, hoistway, and pit were also reviewed for Code compliance, which becomes incumbent with a modernization project.

B. MODERNIZATION OBJECTIVES

In our judgment, a comprehensive elevator modernization at the Veteran’s Administration Hospital should consider the following objectives:

1. Improved system reliability.

2. Improved stopping accuracy and ride quality.

3. Improved door operation.

4. Compliance with current Fire Recall Requirements.

5. Compliance to the Americans with Disabilities Act.

6. Compliance with existing elevator and building Code requirements.

7. Improved aesthetics for building tenants.

C. CONCLUSION

The existing elevator control equipment was engineered and modernized in 2004 and is in average condition for this vintage of equipment. It employs a stand alone dispatching unit to control operation of the three-car group. This configuration is no longer necessary as control provisions can be integrated into all control software.

Existing controls are manufactured by Motion Control Engineering and the design was engineered in the 1990’s. Parts are still available for the MCE product; however, the technology is outdated. Generally, this equipment type is widely known and able to be adjusted by most journeyman level/trained technicians.

The hoist machines are original Dover Geared machines that have been retrofitted with AC motors and drives. There are some signs of wear both visually and audibly when observing operation. New options exist for cost effective replacements in either geared or gearless options. The existing machines were retrofitted with rope grippers to restrict unintended motion.

The door operation is GAL MOVFR type. The general operation of the doors is below average but not unusual for amount of traffic on these units. All hoistway and car side door equipment including rollers, closers, door gibs and drive arms show significant wear. Advances in door technology have resulted in

© 2018 Lerch Bates Inc. V10 improved passenger safety via closed loop operation. The total scope of replacement will allow for any contractor to use their preferred door operation brands as they comply with the approved list.

Existing signal fixtures are dated but are still available for replacement. Planning for replacement should also include new hall and car fixtures as well as replacement of the multi-light hall position indicators at the Lobby level.

The elevator cab interiors appear to have been replaced sometime in the past 10-15 years for the side walls at least on the upper panels. The components do not appear to meet the necessary fire rating for an elevator interior and may be not figured into the elevator counterweighting design for the current system. The stainless portions and the covered laminate on the upper portion appear to be directly applied to the cab shell itself. This would likely necessitate replacement of the full cab shell to allow for updated finishes. This would allow the maximum clear inside space for each cab.

Finally, a modernization of the elevator equipment will require upgrades to existing building for Code compliance within limitations of existing structure to ensure city acceptability of the new installations. A summary of Code deviations noted during our site survey is included for review and discussion in Section 3.

D. RECOMMENDATIONS

We recommend planning proceed for the replacement of the existing control systems with new microprocessor-based controls, new drive units, new closed loop door operators, and new LED car and hall fixtures. Additionally, I recommend replacement of the existing geared traction machines with new.

Options can be provided for consideration of either geared or gearless technology. Various existing mechanical and structural components can be reconditioned and reused.

We recommend that the specifications include an alternate for Owner's consideration to upgrade the existing cab interiors and ceilings. Stainless steel, textured stainless steel, or a combination that includes laminates are all options for consideration. The ceiling appears to be a usable design, with cove lighting present of each side wall. These can be upgrade to an LED fixture and the canopy to be painted white.

We recommend that the building work be included in the elevator contracts for a turnkey project, but portions of the work may be able to subcontractor to other preferred vendors at the owner’s discretion.

The modernization project duration will be approximately fifteen (15) months, depending on project scope and manufacturing. Contractor selection should be based upon a fair tendering process with final award based upon initial cost, five-year cost of ownership, mutually acceptable contract terms and conditions, and contractor's track record in the local Amarillo market.

© 2018 Lerch Bates Inc. V10

SECTION 2

EXISTING EQUIPMENT REVIEW

A. GENERAL

During our survey, existing passenger elevator components were checked to determine overall condition and suitability for continued use. In addition, machine room, hoistway, and pit spaces were reviewed for compliance with current codes. This section reviews the results of our equipment survey.

B. DISCUSSION

THE EXISTING EQUIPMENT IS CONFIGURED AS A THREE CAR GROUP SERVICE FOUR

LANDINGS WITH A RATED CAR SPEED OF 350 FEET PER MINUTE AND CAPACITIES OF

4000 LBS. WHEN FULLY OPERATIONAL THIS CONFIGURATION PROVIDES ADEQUATE

HANDLING OF THE BUILDING TRAFFIC AND CONSISTENT RELIABILITY. HOWEVER, THE

CURRENT SPEED IS NOT AT FULL RATED SPEED. THE GEARED TRACTION MACHINES

ARE IN AN OVERHEAD MACHINE ROOM TO THE HOISTWAY AND POSES SOME

DIFFICULTY IN ACCESS IF MACHINES ARE INDEED REPLACED. THIS CONDITION WILL

REMAIN AND IS ONLY RELAVENT TO THE CONTRACTORS ACCESS CHALLENGES WHEN

CONSIDERING LOGISTICS OF MATERIAL MOVEMENTS. THE EXISTING DOOR

OPERATION IS PROVIDES INCONSISTENT OPERATION PARTIALLY DUE TO ADJUSTMENT

BUT ALSO RELATED TO COMPONENT FATIGUE. LEVELLING ACCURACY APPEARS TO BE

CONSISTENT AND ACCURATE AT EACH LANDING.

C. EQUIPMENT DISPOSITION

The following provides details on the existing component condition and recommendations for replacement or reuse:

1. Hoist Machine and Deflector Sheave

The existing General Dover geared hoist machines are in operable condition and can be refurbished for reuse, however we recommend that the base scope of work include full replacement with new geared or gearless hoist machines. Deduct alternates may be considered but the relative low cost of the geared machines compared to the refurbishment cost are likely negligible.

2. Governor

The existing governor assembly is a life safety device and normally should be replaced as a matter of course with the modernization. Contractors may offer a deduct alternate to retain and refurbish the existing governor, however close attention must be paid to the scope of work for the refurbishment.

3. Car Frame and Safety

The existing car frame is simply structural steel and should be reused. The roller guides are of similar design to today’s installations but are in need of replacement. The ride quality improvement will be noticeable.

© 2018 Lerch Bates Inc. V10

4. Platform

The existing platform is suitable for reuse.

5. Counterweight

The existing counterweight frame is suitable for reuse. The existing counterweight roller guides are suitable for reuse.

6. Hoist Ropes

The existing traction steel hoist ropes are in question, but with the base recommendation to replace the existing hoist machines, new ropes will be provided. This consideration will also affect any discussion regarding refurbishment of the existing machines as an alternate option.

7. Car and Hoistway Door Equipment

The original door operator is a standard Dover HD series operator that was commonly provided with Dover Composite systems. Likewise all car side and hoistway side door equipment is also GAL equipment. There are some glaring issues with car door panels that need to be addressed via replacement. Replacement of rollers for the car and hoistway doors and replacement of the existing door interlocks and closers should greatly improve performance and reduce operational noise. Existing door tracks will be cleaned and tightened to insure proper performance. The new “closed loop” control system will improve passenger safety by its ability to adjust for door closing force and adjust to different lobby conditions on the different floors.

The door protection device has been upgraded from a mechanical safety edge with photo-eyes to a full height door, non-contact, Microscan device. This device can be retained but would likely be replaced with the installation of new car doors as recommended above.

The existing hoistway door panels are in some cases very poor conditioned. The entrance frames are in good condition and can be reused and refinished. Replacement of hoistway door panels can be priced on a per landing or entrance case to allow for maximized value compared to budget

The existing passenger elevator hoistway door sills are in good condition and will be cleaned and securely tightened and retained. Consideration may be given to changing out the existing car sills if the cab interiors are upgraded.

8. Cab Enclosure

The elevator cab interiors are in fair condition except for the upper laminate panels that have been added after the original installation. Options under the modernization include:

a. Reuse as is

b. Refinishing of the stainless steel fronts (replacing operating panels), stainless steel side walls and laminate uppers.

c. Replacement of the entire cab with a contemporary design.

© 2018 Lerch Bates Inc. V10

We recommend further consideration of such options by ownership with bid documents including an alternate price for upgrade.

9. Car and Hall Station Fixtures

The main and auxiliary car control stations and the dual riser of hall pushbutton stations should be replaced with new long-lasting LED registration buttons. The current buttons do not comply with the requirements of the Americans with Disabilities Act (ADA) for access by physically challenged. The hall buttons were mounted at 42" above finish floor; this will enable reuse of the existing fixture boxes and eliminate any hall cutting and patching. The unusual situation exists in the elevator car operating panels with a side wall COP for the two front opening cars. The panel appears to be added during the 2004 upgrades but does not meet ADA requirement.

10. Guide Rail Supports

Existing passenger elevator car and counterweight guide rails are in generally good condition and are suitable for reuse under any modernization program where speed and capacity are not changed. They will be cleaned with all fastenings tightened.

11. Traveling Cables and Hoistway Wiring

Existing traveling cables and hoistway wiring will be replaced as a result of the new controls and fixtures. New traveling cables should be provided with minimum 10% spare conductors and should include a minimum of four (4) sets of twisted shielded pairs of communication wires to facilitate installation of new car controls and to provide sufficient spares to accommodate future devices if desired.

12. Buffers and Pit Equipment

Existing passenger elevator car and counterweight buffers are in fair condition and will be reconditioned for reuse. Space for more counterweighting is available in the current weight frames. Each contractor will advise on their recommended counterweighting requirements and be responsible for the implementation. No apparent water infiltration is seen.

13. Fire Command Panel

There is no current fire command panel nor is one required to meet current code. Fire recall will remain in the lobby level devices at the elevator hall stations

D. OPINION OF PROBABLE COSTS

Our opinion of probable cost, including related building work, is approximately $825,000.00, including consulting fees. The alternate budget for new cab shells with finishes is $$75,000.00.

© 2018 Lerch Bates Inc. V10

SECTION 3

CODE RELATED ITEMS

A. GENERAL

By ASME A17.1 Elevator Code the initiation of an elevator modernization requires upgrade to related building components. Such items can include the electrical supply, structure fire ratings, and life safety components. Listed below are building deviations from current codes; some items can be “grandfathered” by local code authority (AHJ), other items require installation of an additional feature or device. Consideration should be made the required standards for VA sites relative to building code requirements.

ASME RULE

NO.

REQUIREMENT COMMENT

2.1.1 HOISTWAY VENTS VENTED THROUGH MACHINE

ROOM.

2.1.1 HOISTWAY FIRE RATING HOISTWAY REQUIRES PATCHING

FOR FIRE RATING

2.1.5 NO WINDOWS IN HOISTWAY (OR PROTECTED ON

OUTSIDE)

2.1.6 SILL TOE GUARDS AND NO PROJECTIONS 4" OR

OVER IN HOISTWAY WITHOUT 60% - 75% GUARDS

WILL NEED TO BE ADDED BY

ELEVATOR CONTRACTOR

2.2.2.4 PIT DRAINS MUST PREVENT GAS AND ODORS

FROM ENTERING PIT

2.2.4.2 PITT ACCESS LADDERS PROVIDED TO ALL PITS LADDERS EXISITNG

2.2.4.2 PIT LADDER WITH 16" RUNGS

2.2.4.2.2 PIT LADDER RUNGS MUST BE 16" WIDE

2.2.4.5 ACCESS MEANS FOR ALL PIT DOOR WITH LOCK &

CLOSER. KEYS TO LOCK ON PREMISES

2.2.5 PIT LIGHTING NOT LESS THAN 100LX AT FLOOR

OR PLATFORM

2.2.5.2 PIT LIGHT SHALL BE EXTERNALLY GUARDED

2.6.1 OCCUPIED SPACE BELOW THE HOISTWAY

2.7.1.1 MACHINE ROOM FIRE RATING MACHINE ROOM MAY REQUIRE

PATCHING FOR FIRE RATING

2.7.3.1.1 PERMANENT ACCESS TO MACHINE ROOM

REQUIRED. DOORS CLOSED AND LOCKED

NO ISSUES

2.7.3.4.3 PROTECTED MACHINE ROOM ENCLOSURE

ACCESSIBLE ONLY TO AUTHORIZED PERSONS

CURRENT DOOR IS SELF

CLOSING/LOCKING

2.7.6.6 PROTECT MACHINE ROOM EQUIPMENT FROM

WEATHER

NO APPARENT ISSUE

2.7.9.1, 2.2.5 MACHINE ROOM & ELEVATOR PIT LIGHTING MR LIGHTS ARE GOOD

2.7.9.2 VENTILATION OF MACHINE ROOM SPACE CURRENT PASSIVE VENTING

© 2018 Lerch Bates Inc. V10

ASME RULE

NO.

REQUIREMENT COMMENT

2.8.1 NO FOREIGN EQUIPMENT IN MACHINE ROOM PASS THROUGH CONDUIT

THROUGH MACHINE ROOM.

REQUIRES CONSIDERATION OF

OWNER

2.8.3.3.1 PIPES IN HOISTWAY SECURELY FASTENED. NO

HAZARDOUS PIPING IN HOISTWAY. (IF CANNOT

BE REMOVED MAY BE COVERED)

2.8.3.4 GUARD ANY PIPES IN MACHINE ROOM SO

DISCHARGE WOULD NOT AFFECT ELEVATOR

2.26.10 MEANS TO ABSORB REGENERATED POWER

N.E.C 620-51 110V POWER SUPPLY LINE DISCONNECTING

MEANS

NOT LOCATED IN MACHINE

ROOM. WILL BE INCLUDED IN

MODERNIZATION

N.E.C. 620-85 GROUND FAULT CIRCUIT – INTERRUPTER

PROTECTION OF UTILITY OUTLETS

NONE PROVIDED IN MACHINE

ROOM OR PITS. WILL BE

INCLUDED IN MODERNIZATION

IFC,

2.8.3.3.3

SMOKE DETECTION LOBBIES MUST BE DEDICATED

TO ELEVATORS. MACHINE

ROOM DETECTORS EXISTING.

B. CONCLUSIONS

The building will require some modifications for code compliance. It is our recommendation that the specifications narrate that the required changes and the scope of work be included in the elevator modernization contract but may also be handled separately by the client’s selected contractors. We suggest the documents include approved sub-contractors for use by the elevator contractor if possible.

This contracting method requires the elevator contractor to coordinate any necessary sub-contractors and minimizes potential unknown cost overruns to the owner. The contractor mark-up on such work is typically worth the coordination efforts.

© 2018 Lerch Bates Inc. V10

SECTION 4

MODERNIZATION PLANS

A. GENERAL

The modernization project should be based on equipment changes to achieve the objectives set forth in Section 1 of this report. The scope of work should balance today’s cost constraints with improvements that represent a comprehensive, long-term (minimum 20 years) solution.

B. MODERNIZATION SCOPE

Planning will include development of a specification Section 14220 which will outline a detailed scope of work following the summary below.

R = RETAIN

N = NEW

A = ALTER

NA = NOT APPLICABLE

SPEED: R

CAPACITY: R

CONTROLS: N

ENCODER: N

HOIST MACHINE: N

HOIST MOTOR: N

HOIST ROPES: N

MOTOR CONTROL: N

GOVERNOR: N

GOVERNOR ROPE: N

HOISTWAY EQUIPMENT

(BUFFERS AND PIT EQUIPMENT):

R

CAR SLING: R

ROLLER GUIDES: N

PLATFORM: R

SAFETY PLANK: R/A

COUNTERWEIGHT: R/A

CAR DOOR OPERATOR: N

CAR DOOR EQUIPMENT: N

RAILS/SUPPORTS: R

HOISTWAY DOOR EQUIPMENT: N

HOISTWAY ENTRANCE FRAMES: R

HOISTWAY DOOR PANELS: N

© 2018 Lerch Bates Inc. V10

R = RETAIN

N = NEW

A = ALTER

NA = NOT APPLICABLE

HOISTWAY DOOR SILLS: R

HOISTWAY WIRING TRAVELING CABLES: N

SIGNALS : N

CAR OPERATING PANELS: N

HALL PUSHBUTTONS: N

HALL LANTERNS: N

CAR POSITION INDICATORS: N

CAB AND INTERIOR FINISHES: BASE BID RETAIN, ALTERNATE

BID FOR REPLACEMENT

MACHINE ROOM: R & A

MACHINE ROOM LIGHTING: A

MACHINE ROOM OUTLETS: A

MACHINE ROOM ACCESS: R

MACHINE DISCONNECT SWITCH: N

COOLING/HEATING MACHINE ROOM: N

PIT LIGHTING: R

PIT OUTLETS: A

HOISTWAY VENTING: R

As most new microprocessor-based car and motor controls are “proprietary” in nature, the specifications should include the requirements to provide the necessary diagnostic service tools and technical manuals to provide maximum flexibility in contracting for future maintenance. As an alternative, non-proprietary controls could be specified, however, they will result in an increased initial installation cost of approximately 10%.

In addition to Section 14220, Lerch Bates will provide general Terms and Conditions specification sections. A partial list of those documents include: Instructions to Bidders, Quotation Form, Summary of Work, Alternates, Project Procedures, Submittals, Related Work, and Interim and Long Term Elevator Maintenance. The bidding community is familiar with the Lerch Bates documents and the tendering process.

C. RECOMMENDATIONS

We recommend implementation of modernization scope outlined above to provide comprehensive modernization of the existing elevators. We recommend that Lerch Bates prepare our standard contracting package for ownership review. Final documents should include any scope and contractual modifications required by ownership.

© 2018 Lerch Bates Inc. V10

In order to secure the most competitive prices, bid documents will include a Five Year Maintenance specification for pricing by all bidders.

We recommend inviting the four (4) major elevator companies, KONE, Otis Elevator, Schindler Elevator, and ThyssenKrupp. Additional vendors may be considered if minimum staffing requirements and valid references can be verified. Consideration of award should be based upon the initial modernization investment as well as the five-year cost of ownership.

Planning should include consideration of long lead times for fabrication of equipment and installation.

Approximate time periods for the project are as follows.

PREPARATION OF BID SPECIFICATION/OWNER REVIEWS 3 WEEKS

CONTRACT/BID REVIEW AND AWARD OF CONTRACT 3-4 WEEKS

SHOP DRAWING APPROVAL 6 WEEKS

EQUIPMENT FABRICATION 16 WEEKS

EQUIPMENT DELIVERY 2 WEEKS

INSTALLATION 12 WEEKS/ELEVATOR

FINAL ADJUSTING AND TESTING 2 WEEKS

TOTAL ELAPSED TIME FOR PROJECT 66 WEEKS

Durations can vary by manufacturer. The bid documents will include solicitation of each contractor’s time frames. Installation should be completed one car at a time.

© 2018 Lerch Bates Inc. V10

APPENDIX A

SUPPORTING PHOTOGRAPHS

© 2018 Lerch Bates Inc. V10

1. Typical machine brake condition 2. MR to car communication, to be upgraded

3. Geared machine with main seal leak 4. Retrofitted rope gripper to control unintended motion

© 2018 Lerch Bates Inc. V10

5. Machine room expanded view 6. Typical upper car roller guide

7. GAL door operator 8. Group controller to be removed

© 2018 Lerch Bates Inc. V10

9. Staff side entrance, double hall station 10. Side mounted COP, non-ADA compliant

11. Visitor side lobby 12. Typical car operating panel, standard