Industry Insights. Louis Campau Parking Ramp: 30 Years Later. February this issue. By Gary Cudney, P.E. President/CEO

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1 Industry Insights February 2013 Louis Campau Parking Ramp Grand Rapids, MI Louis Campau Parking Ramp: 30 Years Later By Gary Cudney, P.E. President/CEO The Louis Campau Parking Ramp, located in Grand Rapids, Mich., was the first parking structure designed by Carl Walker, Inc. nearly 30 years ago. As Carl Walker, Inc. celebrates our 30th anniversary this year, I looked back on this project to see how it has performed over the years and compare it to similar projects today. The parking structure is 7-½ levels and includes a basement that provides vehicular access to an adjacent below grade parking area under an office building that was constructed at the same time. The cast-in-place post-tensioned concrete structure features an architectural precast concrete façade accented with burgundy handrails, window frames, stair roofs, and entry portal canopies. When it was designed, parking structures were transitioning from utilitarian parking monoliths to ones that were more architecturallyenhanced. this issue Louis Campau Ramp: 30 Years Later Pgs. 1-4 Project Highlights Pg. 5 Message from the President Pg. 6 1

2 Louis Campau Parking Ramp continued... This parking structure was considered state-of-the-art in the early 1980s because it featured the following: Basic corrosion protection system Architectural precast façade (exposed limestone aggregate, reveals, burgundy handrails) Glass-backed elevators with open lobbies to the interior and glass-enclosed stairs High pressure sodium lighting Skywalk to adjacent building Much has changed over the years. Consider 30 years ago: The fax machine was not yet in use and there was no Internet, , or cell phones. Typing was done on a typewriter or word processor. Our office had a single personal computer with a limited processing capability and basic structural analysis software Many calculations were done by hand. Drawings were hand-drawn with ink on Mylar and blue prints were the only copy option. The entire construction document drawing set was only 40 sheets, including civil, architectural, graphics, structural, and MEP! The architectural rendering for the project was handdrawn and painted with water colors by an artist as depicted below. By contrast, today we all have computers on our desk and in our pockets. Fax machines have come and gone, replaced by scanning and . Sophisticated 3-D software designs, analyzes, and creates architectural renderings for new projects. We haven t smelled ammonia-tainted blueprints in many years, having been replaced by large format digital prints. Interestingly, a recent similar project had a CAD drawing set with 115 sheets (nearly three times as many as in 1984), in part because of the productivity gains compared to hand drafting, but also due to our increasingly litigatious industry. Looking back, we were interested in how the ramp has performed since it was first constructed. The City of Grand Rapids Parking Services owns and operates eight parking ramps and 34 parking lots. They follow a diligent maintenance program where they have a condition assessment conducted for each parking structure every two years and perform required maintenance the year after each assessment. Included in the review and maintenance program are: Structural Items (Concrete Floors, Beams, Columns, Walls, Stairs and Post-Tensioning) Waterproofing Systems (Control Joints/Sealants, Traffic Bearing Membrane, Concrete Sealer, Expansion Joints) Façade (Precast Spandrels, Handrails, Glass Stair/ Elevator Towers) Mechanical and Plumbing Items Electrical Items (Light Fixtures, Conduit) Architectural Items (Signage, Painting, Guardrails) The parking structure is reported to be in good condition with anticipated repairs and maintenance for the next 10 years projected to cost $586,000 in 2012 dollars. This will be about the time that the parking structure reaches its 40-year design life. However, it is anticipated the parking structure will remain in service well beyond this milestone due to the city s maintenance efforts. The projected 10-year maintenance budget averages $59,000 per year, or about $110/space a year. This is consistent with rules of thumb for annual maintenance reserves for this type facility located in a northern climate of $75 to $125/space/year. Thirty-five percent of the maintenance budget is for the waterproofing systems which require ongoing re-application or replacement. Another 35 percent of the budget is for concrete repairs and the remaining 30 percent is for mechanical, electrical, plumbing, façade, and architectural items. 2

3 Louis Campau Parking Ramp continued... The harsh winter conditions and use of deicing salts on city streets combine to attack the concrete structure, embedded rebar and post-tensioning tendons. Even with diligent re-applications of penetrating floor sealer every five to seven years, chloride from the road salt has infiltrated into the concrete at high enough concentrations for rebar corrosion to occur. At the time the parking structure was built, corrosion protection systems were in their early developmental stages, including: Low water/cement ratio concrete (0.45) Epoxy coating for slab top rebar Protected post-tensioning tendons (Corrosion resistant grease in a extruded seamless plastic sheathing) Penetrating concrete floor sealer Unfortunately, the basic durability system is the weak link of a 30-year-old parking structure and consequently more repairs of concrete spalls and delaminations caused by rebar corrosion have been necessary than a newer parking structure would need. The parking structure cost was $6,300/space at the time of construction Escalated to current dollars using the Engineering News Record (ENR) Building Cost Index, the cost would be $13,500/space, well below the national median of nearly $17,000/space in part due to: Simple façade no masonry, ornamental metal, or screening Very efficient 298 SF/space due to 8-6 wide parking spaces, a little tight per today s standards, and a very narrow 58 bay width for two-way traffic (compared to today) due to constraints of the site. Built following the early 1980 s recession, a time of high interest rates resulting in competitive bids Basic corrosion protection system compared to today s standard Ceilings were not stained white Parking equipment was not included in the bid No electronic security equipment Lastly, in looking back to our first parking structure design, it is interesting to compare how parking structures have advanced in 30 years. The table below compares some features for state-of-the-art parking structures today verses 30 years ago. The Louis Campau Parking Ramp was a state-of-the-art parking structure at the time it was designed and continues to provide efficient, convenient parking in downtown Grand Rapids. Over the past 30 years, we have progressively advanced the state-of-the-art technology, and new parking structures today are enhanced facilities that achieve the goals of user comfort, simplicity, flexibility, integrated mixeduse, attractive, durable, low maintenance, and sustainable! As expected, the original high pressure sodium (HPS) lighting system reached its life expectancy and HPS fixtures replaced them some years ago when they were still commonly used. The ramp is now a good candidate for a light fixture upgrade using more energy-efficient fluorescent or LED lights. In recent years, the ceilings have been stained white to enhance the interior brightness. Comparing the cost of the parking structure to a state-ofthe-art parking structure today, the Louis Campau Ramp was very economical. Consider the following: 3

4 Comparison of State-of-the-Art Parking Ramp Features As of 1983 As of 2013 Primary design goals of efficiency and durability Vs. Primary design goals of user comfort, simplicity, flexibility, integrated mixed use, attractive, durable, low maintenance, and sustainable No mixed-use commercial space Vs. Mixed-use commercial space at Level 1, atop, or wrapped around the parking ramp No intentionally sustainable features Vs. Sustainable features including storm water management, recycled materials in steel and concrete, low VOC waterproofing, energy efficient lighting, use of regional materials, solar panels, electric vehicle charging stations, etc. Precast concrete façade with hand rails Vs. Architectural precast concrete façade with combination of hand rails, masonry, metal screening, and ornamental metal High Pressure Sodium light fixtures Vs. Fluorescent or LED light fixtures with computerized controls using time of day, photocells and occupancy sensors to dim lighting during low usage Combined sanitary and storm sewer system Vs. Storm sewer for the roof level with onsite retention or detention and covered levels draining to the sanitary sewer through a sand-oil separator No interior painting Vs. Interior ceiling and walls stained white Glass backed stairs and elevator cabs Vs. Glass backed stairs and elevator cabs Electric traction elevators with tall roof top penthouse Vs. Machine-room-less electric traction elevators with no roof top penthouse No electronic security equipment Vs. Audio intercoms and likely some CCTV Basic static signage Vs. Architectural graphics, wayfinding, and electronic signage Electronic parking equipment with cash payment to a cashier in an exit lane booth or monthly mag-stripe key card Vs. Computerized parking system with cash or credit card payment to an in-lane or pay-on-foot machine or automatic vehicle identification reader No snow melt system Vs. Hydronic snow melt at driveways and pedestrian walks 8-6 parking space width Vs. 8-9 to 9-0 parking space width Cast-in-place post-tensioned concrete structure 0.45 w/c ratio concrete Vs w/c ratio concrete Cast-in-place post-tensioned concrete structure 1.5 concrete cover to rebar Vs. 2 concrete cover to rebar 25 mil extruded PT tendon sheathing Vs. 40 mil extruded PT tendon sheathing with waterproof encapsulation Epoxy coat top slab rebar Vs. Epoxy coat all rebar 40% solids penetrating siloxane sealer Vs. 100% solids penetrating silane sealer No corrosion inhibiter Vs. 2-4 gallons/cy calcium nitrate corr. inhibitor No silica fume, fly ash or slag materials Vs. 15% - 25% silica fume, fly ash or slag materials Hot dipped galvanized steel connections Vs. Hot dipped galvanized steel connections $6,000 - $7,000 per space construction cost Vs. $15,000 - $20,000 per space construction cost 4

5 Project Highlights Purdue University s Harrison Street Parking Structure Begins Construction WEST LAFAYETTE, INDIANA In an attempt to realign nine academic units into a new college linked to Purdue University s strategic plan, the university launched its new College of Health and Human Sciences. Carl Walker, Inc. completed functional design and structural engineering services for the Harrison Street Parking Structure, an 855 -space stand-alone cast-in-place parking structure that will support the adjacent Health & Human Sciences building and a new Drug Discovery building across the street. It is one level below ground. Construction for the parking structure and surrounding buildings has begun and should be completed by July Carl Walker, Inc. Completes Restoration Services for John Carroll University s Grasselli Tower UNIVERSITY HEIGHTS, OHIO John Carroll University s administration building was originally constructed in Its clock tower is known as Grasselli Tower. The exterior walls of the three-story building and eightstory tower are constructed of multi-wythe clay brick masonry with decorative limestone accents. The university elected to restore the tower s façade and arcades on the west elevation in an effort to preserve campus infrastructure. Carl Walker provided design, bidding and construction administration services for the restoration, which included 100% mortar repointing, brick and stone crack repairs, stone spall repairs, removal and replacement of brick masonry at isolated distress, isolated steel lintel replacement, masonry cleaning and the application of a clear water repellent. Waterproofing repairs included replacement and/or installation of joint sealants at window and door perimeters, copings, water tables, etc. The project also included the installation of a new sheet membrane roof system as well as replacement of the perimeter copper counterflashing at the belfry floor and roof of the tower. Sustainable Financial Strategy Conducted for City of Burlington BURLINGTON, ONTARIO Carl Walker, Inc. is preparing a sustainable financial strategy for the municipal parking program in Burlington, Ontario. The strategy development process includes an assessment of the city s existing service delivery model and an evaluation of alternate service delivery models. The recommendations of a preferred model will include a 10- year forward-looking financial strategy. The strategy will also identify new sources of revenue and include a best practices review on alternate financing strategies. The strategy will be completed in early

6 Message from the President Carl Walker, Inc. celebrates our 30 th anniversary this year. It s hard to believe, especially considering I have been here for all but the first three months. We have much to be thankful for over these years, including: The efforts of H. Carl Walker, P.E. in founding the firm and leading its growth to become a multi-office firm working nationally. He created a lasting legacy in our firm and the entire industry. Serving a multitude of clients as we provided parking studies, parking operations consulting, parking consulting, structural engineering, parking structure design, parking restoration, as well as plaza and façade renovation. Teaming with many outstanding architectural, engineering, and construction companies and working with their proficient staff! Partnering with many very professional, hardworking and talented Carl Walker colleagues. Participating in many technical and professional organizations with industry leaders such as IPI, NPA, BO- MA, ICRI, ACI, PCI, AISC and the many other national, state and regional associations. Throughout the year, we will be reflecting on our 30-year history as well as looking forward in our newsletter articles. Our current feature article compares the first state-of-the-art parking structure designed by the firm 30 years ago with current standards. Gary Cudney, P.E. President/CEO Carl Walker, Inc FYI-PARK carlwalker.com ~ Atlanta ~ Charlotte ~ Chicago ~ Cleveland ~ Dallas ~ Indianapolis ~ Kalamazoo ~ Philadelphia ~ 6