City Hall Condition Report

City Hall Condition Survey March 6, 2013

Current Operations  Provide services from three locations:   

City Hall City Hall South City Hall in the Mall

 Downtown  

48,045 sq. ft. (6.07 Acres) FY13 operating costs: $ 246,780

 Coral Square Mall  

1,892 sq. ft.

FY13 operating costs: $16,300 / year

Facility Condition Survey Bottom Line = Outdated and functionally obsolete  Divided operations and staff  Not a hurricane-hardened facility  Insufficient room for future growth  Inefficient layout  Lacks current Life Safety features  History of deferred maintenance and improvements

Facility Condition Survey continued

    

Not ADA Accessible Limited meeting, work and public spaces Inadequate commission chambers Not energy efficient Cost of basic repairs and maintenance increasing

Accessibility 

Narrow Doorways and Hallways



Ceilings and Doorway heights less than required

Accessibility Continued 

Narrow Door Way



Narrow Hall at City Hall South

Accessibility Continued 

Restrooms not accessible



Sinks lack knee space

Accessibility Continued 

Urinal height



Drinking fountains not accessible

Accessibility 

Continued Second story of main building lacks an accessible elevator to provide proper access



Elevator opens into occupied office

Accessibility Continued 

Improper accessible ramp slope



Lack of accessible ramp

Accessibility Continued  

Lacks accessible ramp Missing Intermediate handrail

 

Signs point to inaccessible restrooms Signage does not meet ADA requirements

Accessibility Continued 

Lack of accessible exits

 

Improper slope Lacks handrail

Accessibility Continued

Not pictured:  Toilet stall doors have improper swing.  Interior of toilet stalls lack required clear floor space.  Facility lacks an accessible route from a public street and sidewalk to an accessible entrance.  Commission chambers lacks accessible ramp to platform.  West Wing restrooms lack accessibility.

Commission Chambers 

Blocked Views



Maximum Occupancy 39 Persons

Electrical  

Tangled/Disorganized Wires Wires and Cables not identified



Tangled/Disorganized Wires

Electrical Continued 

Tangled/Disorganized Wire



Electrical Code Violations

Electrical Continued 

Blocked electrical panel



Cables/wire present trip hazard

Electrical Continued  

Blocked breaker switch Improper wiring



Cord presents trip hazard

Electrical Continued 

Blocked electrical panel



Water heater in same room as electrical and HVAC equipment

Electrical Continued 

Blocked electrical main switch



Improper wiring

Electrical   

Electrical breakers and switches adjacent to air handlers Wood frame room Does not have at least 3 feet of clear space

Continued 

Generator switch panel rusting

Electrical Continued

 Heights for switches and receptacles do not meet accessibility standards  Wiring not to current standards  Grounding and bonding hazards  Conductors not proper size  Federal Pacific Electrical panels deemed a hazard liability

Energy Efficiency 

Original single pane glass awning windows



Single pane glass on wood frames

Energy Efficiency Continued

Exterior doors not weather tight

 Building lacks automatic lighting controls  Does not meet current energy performance standards  Cost of a kilowatt hour  

1967 = $ 2.03 2013 = $12.05

Exterior 

Easy access to exterior doors



Door not in workman like condition

Exterior Continued 

Unauthorized access to meter room



Unauthorized access to meter room

Exterior Continued 

Manual hurricane shutters



Settlement cracks in exterior wall

Exterior Continued  

Obstructed electrical panels Meter room storage

 

Obstructed electrical panels Meter room storage

Exterior Continued 

Discolored concrete surfaces



Exposed irrigation piping

Finishes and Fixtures 

Outdoor bench



Dark wood panels in offices

Finishes and Fixtures Continued 

Dark paneling in office



Uninviting reception area

Finishes and Fixtures 

Continued

Outdated institutional furnishings 

Dark, institutional furnishings between trash receptacles

Finishes and Fixtures 

Outdated employee break room furnishings

 

Continued Outdated furnishings Lack of visual contrast

Finishes and Fixtures Continued 

Mismatched floor covering



Mismatched floor covering

Finishes and Fixtures Continued 

Outdated flooring



Unfinished walls and ceiling

Finishes and Fixtures Continued 

Unfinished ceiling



Flooring not in good repair

Finishes and Fixtures Continued 

Attractive customer service counter



Unattractive split door adjacent to customer service counter

Finishes and Fixtures Continued 

Pink countertops



Executive office without lockable door hardware

Heating, Ventilation and Cooling 

One of three wall mounted A/C units



Two of 17 different A/C compressors

Heating, Ventilation, Cooling Continued 

Rooftop A/C unit

 

Ceiling mounted split unit Code violation

Heating, Ventilation, Cooling Continued 

A/C condensing unit adjacent to electrical



Example of “Mini-Split” A/C (4)

Heating, Ventilation, Cooling Continued  

One of eight air handlers Storage adjacent to air handler

 

Wall mounted A/C unit Notice tape

Heating, Ventilation, Cooling 



Thermal comfort difficult to achieve Hot and cold spots

Continued  

1967 vintage air handler Inefficient systems

Heating, Ventilation, Cooling Continued 

Another wall mounted A/C unit



Accessible air compressor - west side of City Hall

Heating, Ventilation, Cooling Continued 

New split system – North side of City Hall



Storage adjacent to air handler

Information Technology 

Building not designed with information systems in mind (routers, servers, data racks, etc.)

 

Work area Note: Safe

Interior Conditions 

First impression upon entering City Hall



Makeshift employee break area (one of several)

Interior Conditions Continued 

Crowded meeting rooms



Clutter/inadequate storage space

Interior Conditions Continued 

Restrooms lack appropriate privacy

 

Water-damaged ceiling tiles Mold evident

Interior Conditions Continued  

Water-damaged ceiling tiles Mold evident



Flooring will not adhere to floor

Interior Conditions Continued 

Shared office – 5 Commissioners and 1 administrative support staff

 

City Attorney’s Conference Room Meeting, storage, research space

Interior Conditions Continued  

City Attorney’s Conference Room Meeting, storage, research space

 

Budget Office Meeting space in middle of work area

Interior Conditions Continued 

Employee break area adjacent to work spaces

 

Shared use of office space Mismatched furniture

Interior Conditions Continued 

Cramped work area



Cluttered work area

Interior Conditions   

Employee break area Storage Work area

Continued 

Employee work area

Interior Conditions Continued 

Storage blocking door



Storage adjacent to air handler

Interior Conditions Continued 

Finance Conference Room open storage



Finance Conference Room

Interior Conditions Continued 

Open storage of office and copier supplies



Director’s office with storage of copier and office supplies

Interior Conditions Continued 

Visible storage



Open and visible storage

Interior Conditions Continued 

Employee office



Phone room storage

Interior Conditions Continued 

Phone room



Phone room

Interior Conditions Continued 

Open storage

 

File storage Insufficient clear space

Interior Conditions Continued 

Storage in walkway



Open storage in walkway

Interior Conditions Continued 

Hallway storage



Open storage of supplies

Interior Conditions Continued 

Storage in hallways



Storage in office

Life Safety 

Lack of “panic” hardware



Lack of secondary egress from second floor

Life Safety Continued 

“Dead end” work areas



Emergency exit partially blocked by file cabinets and boxes

Life Safety Continued 

No viable secondary egress from second floor



Roof access ladder provides only escape

Life Safety Continued 

Roof access ladder – note bungee cord



Partially blocked exit

Life Safety Continued

 Divided facilities require the public and employees to cross a six-lane high-speed arterial roadway.

Life Safety Continued

Not pictured:         

City Hall lacks fire suppression system and associated utilities Building lacks smoke evacuation system No building wide paging or intercom system Need second fire hydrant closer to building Doors do not swing with the flow of egress Doors lack panic hardware Dead end corridors Sprinkler shields needed over electrical panels (City Hall South) Fire Department Connection relocation

Roof  

City Hall South Roof Condition Roofs exceed useful life



Attic access through occupied office

Roofing Continued 

Does not meet current wind load requirements



Makeshift roof access ladder

Security 

Lack of proper loading/unloading area



Lack of proper loading/unloading area

Security Continued 

Lack of proper separation from public to staff areas



Hollow core “security” door

Security Continued 

Lack of proper separation from public to staff areas



37 Points of Entry

Security Continued 

Alcoves provide hiding spots



Potential option – install gates to limit access

Signage 

Interior directional signage



Interior directional signage

Signage Continued 

Exterior signage difficult to read



Inaccurate signage

Signage Continued 

Exterior signage

Site Conditions 

 Site circulation issues

Parking surfaces are worn, cracked and require replacement and subsurface stabilization.

Site Conditions Continued 

Unsightly repair of sidewalk



Surface crack

Structure  Foundation does not meet current building standards  Spacing of structural columns does not comply with current standards  Windows and doors not rated to 170 mph; however “essential facilities” must meet 180 mph  Minimum elevation – 14.5 feet for “essential facilities”

Questions