Exhibit C - Building Condition Summary - Big Picture.pdf

BIG PICTURE BUILDING

201 E. 12th Street Durango, CO 81301

CONDITION REPORT

Tracy Reynolds Reynolds Ash + Associates

Pagosa Springs 262 Pagosa St. Suite 200 Pagosa Springs, CO 81147 P – 970.264.6884 F – 970.264.0997

Durango 564 E 2nd Ave, Suite 201 Durango, Colorado 81301 P – 970.259.7494 F – 970.259.7492

TABLE OF CONTENTS

I. BUILDING CONDITION SUMMARY……………………………………………………………….02

II. CONCEPTUAL BUILDING CODE REVIEW……………………………………………………..10

III. MECHANICAL / ELECTRICAL / PLUMBING ANALYSIS………………………………

IV. HAZARDOUS MATERIALS……………………………………………………………………………….14

V. CONCEPTUAL DESIGN ASSUMPTIONS…………………………………………………………15

Pagosa Springs, CO 81147

Durango, Colorado 81301

Big Picture School, south entry

I. BUILDING CONDITION SUMMARY:

The original portion of the building was constructed in 1957.

The building was constructed in 3 distinct areas:

1. The primary 2-story block, which is approximately 125’x62’, 16,500 square feet total

2. The back (north) one-story areas, 15,270 square feet

3. The one-story area at the front (south), 1830 square feet

The total gross building area is 33,500 square feet.

Partial renovations were undertaken in 1976 and 2004.

Pagosa Springs, CO 81147

Durango, Colorado 81301

STRUCTURAL ENVELOPE:

The building is constructed of poured-in-place concrete footings and foundation walls. All of the exterior walls are constructed of 4” thick brick facing with 8” thick concrete masonry units and are 12” thick overall.

East wall of 2-story building

Primary 2-story building:

The two corridor walls are load-bearing masonry, supporting the second floor and roof. The main level floor is constructed over a crawl space. Support is provided by open web steel bar joists, steel floor decking and an elevated concrete slab for the first floor.

Crawl space under 2-story area

The second floor is constructed similarly. The steel joists span the 26’ width of the classrooms each side, and the 10’ width of the center corridor.

Pagosa Springs, CO 81147

Durango, Colorado 81301

The roof is also constructed with open web steel bar joists, spanning similarly to the floor joists, with corrugated steel roof decking, insulation, and built-up roofing.

Back one-story areas:

These floor areas are concrete slab-on-grade, with the exception of a 31x31 basement area located under a portion of the center area. The first floor over this basement area is supported by a grid of steel wide-flange beams, with poured-in-place concrete first floor.

Basement under north one-story area The concrete was formed from below, no steel decking was utilized. The back half of the one-story area is 2’ lower than the main floor level, due to existing exterior grades. There is a set of steps and a ramp in the corridor accessing this area.

Ramps/steps

Pagosa Springs, CO 81147

Durango, Colorado 81301

The roof is framed with open web bar joists, which span approximately 39’ north-south in the center section. In the northwest section, there is a center support beam supported by columns, making the roof joist spans 39’ each in the north-south direction. The northeast section has joists spanning 26’ and 33’ in the east-west direction, supported by a center bearing wall.

Open web joists in north one-story area

The roof decking over these bar joists has a smooth surface on the underside. We are unsure what this material is without destructive testing, but it may be some sort of sandwich panel with integral insulation.

The roof of the front one-story area is constructed of open web steel bar joists, spanning 24 feet, with steel roof decking.

Bar joists/attic at south one-story area

Pagosa Springs, CO 81147

Durango, Colorado 81301

The structure of the building is in very good condition. No evidence of settlement, cracking, or other distress was noted. The exterior brick surface is still in “as-new” condition. The structural integrity of the overall building is 100%. The required live loads for office use is lower than classroom use, so there is an abundant factor of safety in the structure.

EXTERIOR ENVELOPE:

Walls: As mentioned under structural, the exterior brick walls are in “as-new” condition. No cracking, spalling, or other signs of distress or weathering were noted.

Exterior brick, “as-new” condition

Roof: The existing roof is hot mopped modified bitumen which consists of sheets of granular-faced asphalt sheets set in hot tar. The roof is in very poor condition and needs to be replaced. At the time the roofing is replaced, additional insulation should be added to meet the current requirements of the International Energy Code. For the new roof, we would recommend stripping the existing roofing down to the existing roof decking. The roof decking should then be inspected for necessary repairs/replacement. Then polyisocyanurate closed-cell foam insulation should be added, in conformance with the IEC requirements. The roofing should either be TPO or EPDM rubber membrane roofing, 80-mil thickness. Warranties up to 40 years can be obtained for this type of roofing.

Roof, deteriorated condition

Pagosa Springs, CO 81147

Durango, Colorado 81301

Windows: The exterior windows were all replaced at some time in the past. The windows are all aluminum storefront type windows and are thermally isolated with insulating glass. The windows appear to be in very good condition. The windows have pre-cast concrete windowsills. Some signs of weathering/deterioration were noted in the sills.

Concrete windowsills at west, some deterioration.

There are a series of 12x12 glass block windows on the east side of the building. The glass block is in poor condition, with many broken blocks and deteriorated mortar.

Glass block windows, east wall, one-story area on north

Pagosa Springs, CO 81147

Durango, Colorado 81301

Exterior doors: most exterior doors are commercial grade steel and are in varying conditions. With a comprehensive renovation, all exterior doors should be replaced with new hardware including security features.

Insulation: The building currently does not meet the insulation requirements for the International Energy Code (IEC). The entire envelope needs to be upgraded to bring it in to conformance. This will require adding insulation on the interior side of all exterior walls, which will also allow an opportunity to route new electrical outlets, switches, etc. The IEC requires R-23 insulation for exterior walls. The roof insulation also needs to be upgraded, in conjunction with re-roofing. The minimum R-value for roofs is R-38. The R-value of the windows should be adequate, but we would recommend full energy modeling of the building as part of a comprehensive renovation.

INTERIOR FINISHES:

Walls: The existing load-bearing masonry interior walls are generally in very good condition. There are cosmetic issues that would need to be addressed in various areas. Framed/drywall partitions are in varying condition but will likely require significant alterations as part of any comprehensive building renovation.

Ceilings: most ceilings are currently lay-in acoustical tile. The ceilings are all in aged/worn condition and need to be replaced.

Typical interior ceilings/lighting

Flooring: much of the flooring is 9x9 resilient tile. 9x9 tiles are generally asbestos-containing. Asbestos tiles can remain in place if they are “encapsulated” (covered over), but any activity that would make the asbestos friable (cutting or grinding) is regulated.

Pagosa Springs, CO 81147

Durango, Colorado 81301

9x9 resilient tile, likely asbestos-containing

Interior doors: interior doors are in varying condition. In general, all interior doors are due for replacement.

SITE:

The biggest downside to this property is the lack of parking, or land area to create parking. There is existing parking located west of the building, and currently since the entire property is 9R, the parking is shared between this building and the historic building. There is some parking being utilized west of the building, toward the south, that does not meet Durango’s land use code for size and access.

Non-compliant parking area west of the Big Picture Building

There are approximately 65 parking stalls west of the historic building, and 10 or so between the two buildings. The remainder of the parking is on 13th Street, some of which is reserved for the Smiley Building and Hood Mortuary. 13th Street is cut in half, by virtue of a concrete island that was installed as part of the Smiley Building renovation. Since this property is owned by DFPD and not Smiley, our recommendation is to re-open the street and pick up a few more on-street parking stalls.

Pagosa Springs, CO 81147

Durango, Colorado 81301

II. CONCEPTUAL BUILDING CODE REVIEW:

The current building is generally compliant with the Building Code for the current use. There are a number of things that were code-compliant when the building was constructed, but as the codes have been become more stringent no longer meet current codes. A couple of examples would be the energy efficiency required by the current International Energy Code, and a number of electrical requirements including occupancy sensors and new requirements for circuit protection required under the International Electrical Code. These types of items generally are not required to be updated unless there is a change of use or a major renovation. A change to City Hall use would trigger everything to be brought up to current codes, which would be necessary just for the usability of the building anyway.

The major items that would need to be addressed in a comprehensive renovation include:

• General building limits: the type of construction and the square footage of the building are in conformance with current building code requirements.

• Building Exiting: The second floor requires two means of access, with a separation of a minimum of 50% of the diagonal dimension of the building. One stair has to been in a fire-rated exit enclosure. The building requires an elevator, meeting ADA requirements.

• Building exits must remain adequate as rooms are reconfigured.

• A fire suppression system is NOT required for the office use. (It is generally required for schools now).The building envelope needs to be brought up to current International Energy Code requirements, including minimum requirements for roof and wall insulation, and minimum efficiencies for the HVAC system.

• The electrical system needs to be completely upgraded to meet current codes, including efficiency of lighting, occupancy sensors, emergency and exit lighting, etc.

• The HVAC system need to be completely upgraded to meet current codes for energy efficiency.

• The plumbing system is generally complaint now, although full conformance with ADA is not currently provided.

Pagosa Springs, CO 81147

Durango, Colorado 81301

III. MECHANICAL / ELECTRICAL / PLUMBING ANALYSIS

Fire Protection: In 2004, a fire sprinkler system was installed throughout Big Picture High School. No problems with the system were observed.

• While not required in an office building occupancy, it may be worth consulting the building insurance provider on possible reduction in rates if the space were to be fully sprinklered.

Plumbing: The original 1957 domestic cold-water piping is routed below grade to a water meter and entrance valves located in the janitor’s closet. Big Picture High School’s cold-water line is interconnected with the District Administration Building at 201 East 12th Street. The connection is currently closed off by a valve in the Big Picture basement. Any modification to this water service must consider the impact on the District Administration Building.

• 1957 restroom plumbing was replaced in 2003. One restroom was modified to unisex ADA compliance. Classroom and custodial fixtures are original and aged beyond life expectancy and do not meet current codes.

• 1957 drinking fountains throughout facility are aged and do not meet ADA compliance. Removal of system is recommended.

• 1957 second-floor classroom sinks have been identified to have an asbestos undercoating, according to the school district maintenance staff. Sinks have been removed and reside in lower casework. They do not meet ADA requirements and do not fit within the proposed floor plan.

Removal of system is recommended.

• 1957 domestic water piping is beyond life expectancy. Full building replacement of cold, hot, and recirculation piping is recommended.

• 1957 sanitary sewer system is beyond life expectancy. Replace piping due to age.

• 1957 black steel gas piping is from the original construction and is past its life expectancy. Removal of system is recommended.

• 1957 roof drains are in the central portion of the flat roof. If the roof is to be replaced, the roof drains and associated piping should be replaced at the same time

• 2003 overflow drains were added. These drains and associated piping could be reused.

• 2018 71-gallon electric water heater could be reused.

Pagosa Springs, CO 81147

Durango, Colorado 81301

Mechanical: Most of the building does not have cooling. Now that the building has the potential to become an office building, operating every month of the year, cooling is highly recommended. Portions of building’s heating system were upgraded in 2004 with a 2-pipe fan coil system. The fan coils are fed from a basement boiler plant. Packaged rooftop units provide cooling in two second-story classrooms only.

Abandoned steam lines in Big Picture High School interconnect to the abandoned heating system at the District Administration Building. Currently this abandoned interconnection has no impact on either building.

• 1976 fan coils in the shop area are well past their anticipated useful life. Complete removal and replacement of this type of system is advised.

• 1976 roof exhausters located on the north side of the building are well past their anticipated useful life. Complete removal and replacement of the system is advised.

• 1998 kitchen exhaust equipment has reached its anticipated life. It is anticipated that an office occupancy would not need this service, and its complete removal is recommended.

• 2004 boiler replacement occurred. The Big Picture High School was pulled from the District Administration Building’s steam boiler plant and is now independent of that building. It is possible that this plant could be reused as it may have another 5-10 years of life remaining.

• 2004 roof exhausters located on the north side of the building are well past their anticipated useful life. Complete removal of the system is advised.

• 2004 Direct Digital Control (DDC) system is antiquated and is interconnected to the school’s district-wide building network. Complete removal of the system is advised.

• 2004 packaged rooftop units are approaching their anticipated life expectancy. They also operate on an obsolete refrigerant (R22). Complete removal of the system is advised.

Electrical: In 2007, a new exterior main distribution panel (MDP) was installed. The old 1957 MDP was refed and modified. This building service sub feeds the District Administration Building. Any modification to this electrical service must consider the impact on the District Administration Building. Building and life safety codes have changed significantly since original construction and any alteration is likely to trigger additional code-driven changes and costs. Any electrical system past its useful life should be viewed as a life safety risk and/or fire hazard.

• 1957 and 1976 light switches are above ADA range of reach. These should be updated to meet energy code requirements of having occupancy sensors.

• 1957 and 1976 panelboards, branch wiring, and circuits are past their useful life. Wall receptacles do not meet ADA range-of-reach standards. Replacement of all branch circuits, wiring, and devices to meet current ADA standards is recommended.

• 2003 lighting fixtures are fluorescent T8 fixtures. Due to age and inefficiency removal and replacement is recommended if a remodel is to occur.

• 2007 main electrical service is in adequate condition. Square D equipment and parts are available.

However, it is unlikely this service can accommodate a new HVAC system. Replacement should occur if the HVAC system is upgraded.

• 2010 emergency battery pack lighting is past its useful life. Emergency light coverage from “frog-eye” fixtures does not meet current code. Replacement of emergency lighting with battery powered ceiling-mount fixtures is recommended.

Pagosa Springs, CO 81147

Durango, Colorado 81301

Communications: The existing fiber optic connection from the service provider to the school district central IT room in the District Administration Office is routed on the roof of the Big Picture High School. Any modification to the roof or building envelop must consider the impact on the District Administration Building and school district IT infrastructure. Since the original construction, all the communications systems have been modified, replaced, or abandoned, with new communications systems being layered on top. Any alteration to one component of any system is likely to trigger larger systemic updates.

• 1957 and 1976 analog telephone cabling throughout building is abandoned in place and unused.

Only a few analog telephone lines remain active for fire alarm monitoring. Removal of unused cabling during any remodel is recommended.

• 2004 bell and clock system would not be needed in an office building occupancy. Removal is during any remodel recommended.

• 2004 data cable is CAT5 and CAT6. Pathways through 1957 construction required extra cable bends around structure and improvised pathways, leaving cabling exposed at wall and corridor penetrations. Removal of cabling during any remodel is recommended.

• 2015 (approximately) HP network switching was installed by the school district. It is anticipated that the school district would keep this equipment.

• 2015 (approximately) uninterruptable power supplies (UPS) are sized for approximately 20 minutes, long enough for an orderly shutdown. It is anticipated that the school district would keep this equipment.

• 2015 (approximately) intercom is interconnected with the VOIP system. It is anticipated that an office building occupancy would not need this service. Removal of cabling and terminal devices during any remodel is recommended.

Electronic Safety and Security: Since the original construction, life safety codes and security systems have evolved drastically. Any alteration of any life safety system is likely to trigger system-wide updates or system replacement.

• 2004 non-voice fire alarm is still functioning. Modifications would need to be made to accommodate any new floor layout.

• 2004 panic button auto dialer is functional, according to school district maintenance staff.

However, it is unknown if the new occupants would need or want this type of system.

• 2018 Vanderbilt access control is still functioning. However, it is unknown if the new occupants would need or want this type of system.

• Intrusion alarm system not installed.

Pagosa Springs, CO 81147

Durango, Colorado 81301

IV. HAZARDOUS MATERIALS

Asbestos/Hazardous materials:

A Phase I environmental study was complete by SME in 2021. Those reports are attached as Exhibit A.

Generally, there is a fairly significant amount of lead-based paint in the building. Depending on the work involved and how the lead-based paint will be treated, it may or may not require abatement or containment.

The quantity of asbestos is fairly minor, especially for a building of this age. There are areas that will need to be abated, but they are fairly minor.

Pagosa Springs, CO 81147

Durango, Colorado 81301

V. CONCEPTUAL DESIGN ASSUMPTIONS:

SITE ACCESS:

Our design opinion is that the current main entrance for the building should remain as the primary entrance. However, since there is no parking immediately adjacent to this entrance, we recommend creating 3 parking stalls (2 of which are for accessible parking), off of the alley in the front of the building. In order to create more on-stie parking, our recommendation is to remove the original swimming pool area from the historic building. This building is landmarked, so more investigation would be needed to determine what steps would be necessary to make this happen. This portion of the building is unutilized, except for storage of what appears to be mostly unnecessary items. By removing this portion of the building, we can create 21 new parking stalls. This will result in a decent adjacent area for parking for city hall visitors. The other obvious/alternate solution for parking for city hall employees is to construct a new parking lot on the Mason property (immediately east across 3rd Avenue).

Mason site, immediately East of 3rd Avenue

In creating new parking on the Big Picture site, convenient access needs to be provided to the building access points. We have shown a secondary public access near the parking. An addition to the west side of the building would provide a new public access corridor connecting the two public entrances. The council chambers are located right off of this corridor.

SECURITY:

The building has been arranged so that there is a public corridor/lobby, with two entrances. Within this lobby, there are service counters for Planning/Engineering, Finance, and the City Clerk. There are secondary staff corridors, so that staff can circulate throughout the building without accessing the public corridor. Secured access would be provide between public and staff areas.

Pagosa Springs, CO 81147

Durango, Colorado 81301

DEPARTMENT ASSIGNMENTS:

A number of different department assignments can be explored. For purposes of this study, we have made the following assumptions:

- We have excluded records in this study, assuming it will stay in the Carnegie Building. An arrangement could be explored where Records is included (2 full time and 4 part time) in Administrative Services, and HR could move to the second floor (IT square footage could be reduced).

- We have combined Engineering and Public Works into one area, because of the normally close relationship between the two.

- We are currently showing HR in the same zone as Administrative Service. As noted above, other configurations can be explored.

- The finance window/cashier is not contiguous with the Finance Department, although they are fairly close.

- We are showing one window for the Clerk. We are assuming that two functions would be handled here—municipal court clerk for fine payments/court business, and city clerk for other services.

FEASIBILITY FOR RENOVATION:

The building is fully feasible for use to replace the current City Hall and River City Hall. The square footage is adequate for the relocation of departments, with the possible exception of records. The only caveat is that there is not much room left to grow; the building will accommodate current personnel, with the potential to add just a few personnel in various departments.

The building will need to be treated as a “shell”, keeping the primary structure, exterior walls and windows and replacing everything else.

A similar project was recently complete in Cortez, where the city renovated the former Cortez Journal Building into the new City Hall. That project was a total of 21,000 square feet, and included a similar sized Council Chambers space, with a separate Municipal Court space, and all city departments. That project was completed with partial funding from a DOLA grant, and achieved LEED Silver status. The cost for that project was approximately $2.7 million, or $130/square foot. This project would require a higher level of renovation, and costs have escalated significantly since the Cortez project, so a budget of around $250- 300 per square foot should be contemplated.

Tracy Reynolds, PE Reynolds Ash + Associates