CF-TownC CHR2-CS 970519 DEPARTMENTMEMORANDUM OF PUBLIC WORKS
DATE: Monday 19 May, 1997
TO: Clay Phillips, Deputy City Manager
FROM: Sheri Moino, Facilities Manage~/~
RE: TOWN CENTER ROOF REPLACEMENT
As you will recall, we discussed the Town Center roof replacement
enhancement during the 1997-98 budget review. It was staff's desire to
determine if funds could be allocated during the present fiscal year to
perform this work.
Attached is the complete evaluation prepared by Price Consulting, Inc. who
is a architectural/engineering firm specializing in roof and exterior
restoration. This evaluation identifies the priority schedule for replacing the
existing roof system at Town Center.
It is staff's recommendation to retain Price Consulting, Inc. to prepare the
design, construction documents, and bid specifications for the entire project.
The cost breakdown for their services is reflected on Page 9 of the
attachment. Design cost for this project is $9,665.00. This amount will be
funded through the Building Maintenance line item 01-03-13-5110.
Please advise if it is okay to proceed.
cc: Ken Griffin, ACM/City Engineer
ROOF AND EXTERIOR WALL EVALUATION REPORT
CLIENT: CITY OF COPPELL
DATE: JANUARY 16, 1997
PROJECT: CITY OF COPPELL TOWN CENTER
255 PARKWAY BOULEVARD
COPPELL, TEXAS 75019
SURVEY CONDITIONS
Purpose
This inspection was performed in December, 1996. The purpose of the in~x:tion was to
evaluate existing roof and exterior wall conditions of the City of Coppell Town Cent~
facility located at 255 Parkway Boulevard in Coppell, Texas.
Project Scope
Our scope of work for this evaluation included a visual condition survey; and selective
coring, sampling, and testing of roof samples. The visual condition survey consisted of
walking the subject roof areas and documenting thc existing conditions of the surfacing,
membrane, flashings, drainage, and other related rooftop components. We also talked
with on-site personnel and walked the building interior to document repot~l leak
locations. Photographs of representative conditions were obtained and are presented in
the Appendix.
Genera! Comtr~tion
The facility is a two-story building with conventional construction including brick veneer
exterior with cast stone decoration belts.
The facility appears to have been constructed in one (1) phase.
PCI-01/97 EVALUATION REPORT PAGE I
CITY OF COPPELL
TOWN CENTER
COPPELL, TEXAS
ROOF CONSTRUCTION
Cores and/or probes were performed in order to document underlying substrate
conditions and constituents. The sampling (coring) and subsequent patching was
performed in general accordance with procedures developed by the U.S. Army Cold
Regions Research and Engineering Laboratory (CRREL).
AREA SUMMARY
Area Level Size Reported Age
A Lower 300 sq.ft. 11 years - Single Ply
B Lower 300 sq. ft. 11 years - Built-Up
C Lower 300 sq.ft. 11 years - Single Ply
D Lower 300 sq.ft. 11 years - Single Ply
E Upper ~2,717 sq.ft./ 11 years - Imitation
14,200 sq.ft, surface Slate
F Upper 5,088 sq. ft. 11 years - Built-Up
The total roof area of this facility is 19,005 square feet.
ROOF EXISTING CONDITION REPORT
Reported Leaks
Site personnel reported seven (7) active roof leaks in the facility (See enclosed roof plan).
Roof Membrane and Assembly
Areas A, C and D: Single ply roof membrane in to fair condition.
poor
Exhibits loss of ductility. Resistance to puncture
low. Hail easily punctures membrane and causes
leaks.
Future service will require additional main~
on a continual basis. The service life could be
extended approximntely three O) years by active
observation and maintenance.
Replacement when possible is suggested.
PCI-01/97 EVALUATION REPORT PAGE 2
CITY OF COPPELL
TOWN CENTER
I COPPELL, TEXAS
Area B: Asphalt built-up roof. The three-ply built-up roof is
in fair to poor condition. The flashings will require
repair or replacement. The roof exhibits wear. The
service life could be extended approximately five
(5) years with active observation and maintenance.
Each year will require more maintenance and the
threat of interior finish damage increases each year.
Replacement when possible is suggested.
Area E: Infitation slate shingles. The roof assembly appears
to be in fair condition. The corrugated metal deck
appears to be in good condition. It is not possible to
determine if the corrugated metal deck is partially
or fully covered with wood without removing a
large area of shingles at additional cost. PCI
inspected deck under an area of removed shingles
and confirmed the lower perimeter is plywood. The
wood substrate would be expected to have sustained
some water damage in various locations, requiring
some repair.
The roof system has failed and waterproof integrity
has been lost.
The shingles are very brittle and are cracking and
breaking. These broken and loose tiles are potential
hazards as they can/may become airborne in heavy
winds or slide down the roof pitch and drop to the
ground. Once separated f~om the roof, a leak is
The shingles have tested positive for asbestos.
The overall appearance of the shingle is poor.
Repairs are noticeable at best.
Repairs will continue and frequency of repairs will
escalate. Replacement is suggested if financially
feasible.
PCI-01/97 EVALUATION REPORT PAGE 3
CITY OF COPPELL
TOWN CENTER
COPPELL, TEXAS
Area F: Upper asphalt built-up. The three ply built-up
asphalt roof over a concrete deck is in fair to poor
condition. The perimeter and projection flashings
exhibit wear and should be replaced as soon as
possible.
The roof expansion joint is in need of replacement
and should be replaced during future reroofing
operation.
The upper built-up roof service life could be
extended up to five (5) years by repairing and
replacing flashings as required. The system will
demand more maintenance each year; observation
and active maintenance will be required to protect
interior finishes. Replacement is suggested in the
future as it becomes financially feasible.
Sheet Metal Fabrieafiom
Metal fabrications are in fair condition. Refastening and sealing in conjunction with
rework and roof replacement are suggested.
The top coping at the shingled mansard should be modified and replaced. Deflection and
failure at various locations appear to contribute to moisture intrusion affecting interior
finishes.
Drainage Systems
Drains should be checked and cleared if necessary.
Asbestos Containing Materials (ACM)
Roof and flashing core samples were taken for asbestos content analysis. Terranext
Laboratories analyzed the samples via NVLAP approved polariz~ light mi~py and
found detectable ACM in the built-up roof flashings in Area F (see Lab sample 1-97-
2~.a.~.~.) and imitation slate in Area E (see Lab sample 1-97-24526).
PCI-01/97 EVALUATION REPORT PAGE 4
CITY OF COPPELL
TOWN CENTER
COPPELL, TEXAS
Visual inspection indicates that the membrane and flashings are in a non-friable
condition. Careful removal procedures can prevent the materials from becoming friable
and reduce the requirements for abatement procedures. Air monitoring, complete
disposal documentation, compliance with local, state and Federal OSHA guidelines is
recommended. Allowance for air monitoring and disposal during abatement is included
in the budget estimate.
EXTERIOR WALL SYSTEM EXISTING CONDITION REPORT
General Construction
The exterior facade is in fair condition.
The brick masonry and accent stone will require cleaning and miscellaneous pointing in
the future.
Openings and intersections of dissimilar materials will require new sealants in the future.
The decorative wood fascia at the roof perimeter will require immediate mi:mir in m least
eight (8) locations. Futaher examination at the time of repair could indicate the need for
additional repairs.
A general cleaning and resealing of the exterior facade should be scheduled in the near
SUMMARY OF EXISTING CONDITIONS AND RECOMMENDATIONS
Roof System
The existing conditions, as determined by our inspection and evaluation indicate that all
roof areas on this facility are in need of replacement to maintain a watertight building
condition over an extended period to time. The optimum remedial action requires design
of, and specification for, new roof systems, considering value received for expenditures
incurred.
Exterior Wall
Based upon field tests and the existing waterproofing conditions our evaluation has
determined that the sealants and dampproofmg systems are not performing satisfactorily
on this facility and require minor repair with planned expenditures on masonry pointing,
sealants, cleaning and masonry sealing in the near future. Cracks in masonry joints and
joints of dissimilar materials exist and must be repaired to prevent major cost
expenditures in the future.
PCI-01D7 EVALUATION REPORT PAGE S
CITY OF COPPELL
TOWN CENTER
COPPELL, TEXAS
Design Criteria
Applicable Building Code Requirements
· Underwriter's Laboratories Requirements for Class A Roof Assembly
Factory Mutual Requirements for 1-90 Resistance to Wind Uplift
· Recommendations of NRCA and SMACNA
· Manufacturer's Published Requirements for Specified Warranty
· Neighborhood Association Criteria
DESIGN CONSIDERATIONS
The following conditions were noted which at'feet the roof system performance and
should be addressed in the design phase of any future repair or renovation project on this
facility:
· Interior wall comers of Roof Area F need EPDM flashing to insure closure. Work
recommended on or before Year 3.
PCI-01/97 EVALUATION REPORT PAGE 6
CITY OF COPPELL
TOWN CENTER
COPPELL, TEXAS
Facility Repair Priority
Emergency Leak Repairs Priority: 1
Remedial Repairs Priority: 1 (Wood Fascia)
Reroof Priority: 1 (Area E)
Waterproofing: 2
Sheet Metal Priority: 1
Roof Replacement by Priority
Roof Areas A, C and D Priority 2
Roof Area B Priority 3
Roof Area E Priority 1
Roof Area F Priority 3
Schedule by Year
Year One: Reroof Area E: Asbestos Abatement: $28,000
Reshingle 35,500
Sheet Metal 9,510
$ 73,010
Wood Fascia: 8 each Locations $ 8,000
Caulk & Paint
Wood Perimeter 6,950
$14,950
Total Year One: $ 87,960
Year Two: Reroof Areas
A, C and D: $ 3,600 $ 3,600
Masonry Repairs: Misc. Brick Pointing $ 3,500
Clean Building 7,500
Caulk Building 9,500
Clear Sealer 6,255
Coat Plaster & Misc. 5,500
Total Year Two: $ 35,855
PCI-01/97 EVALUATION REPORT PAGE 7
CITY OF COPPELL ~~___..
TOWN CENTER
COPPELL, TEXAS
Year Three: Reroof Areas
B and F: $ 30,000
EPDM Flashing Closure for
Wall Comers of Roof Area F: 2,400
$ 32,400
Total Year Three: $ 32,400
Subtotal - Three Year Program $156~215
Bonds ~ 2% $ 3,124
Subtotal $159339
Contingency ~ 10% $ 15,934
Total Construction Costs $175.273
PCI-01t~7 EVALUATION REPORT PAGE 8
CITY OF COPPELL ~
TOWN CENTER o~.c.~c~,s .....
COPPELL, TEXAS
II. Project Costs
Design, Construction Documents, f ~
Bidding and Negotiations ~ $ 3,515 $ 3,100 $ 3
Project Management during Construction $ 2,345 $1,830 $1,730
Field Inspector Services at $300/visit
with 10% increase per year
Subtotal $ 5,860 $ 4,930 $ 4,780 $ 15~570
TOTAL PROJECT BUDGET/COST ESTIMATE $190,843
NOTES:
1. Project budget/cost estimates are approximate assumptions based upon current
labor and material rates for the geographic location. Cost estimates are typically
plus or minus 5% of the actual project cost.
PCI-01/97 EVALUATION ~PORT PAGE 9