Penfield Pavilion Status Report
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1 Penfield Pavilion Status Report October 30, 2014 Presented by: Penfield Building Committee - James Bradley, Chair Robert Bellitto, Vice Chair, Andrew Graceffa, Secretary Ian Bass, Jane Nelson, Ken Jones, Ellery Plotkin, Richard Speciale Kevin Chamberlain, DeStefano& Chamberlain
2 Presentation Agenda Committee Charge Pavilion History Research & Due Diligence, Considerations Background Repair Options Design Comparison Recommended Design Detail Bulkhead Improvements 2
3 Penfield Building Committee Formed by Board of Selectmen in December 2013 Committee Charge...review and recommend options and manage the repair.. be guided by the engineering analysis, coastal engineer s report, geo-technical report, FEMA standards and guidelines, flood mitigation plan, technical reports, comments for the public retain appropriate design professionals (architect, structural engineer, coastal engineer and geotechnical engineer retain a construction manager/owner s representative to facilitate and accomplish. 3
4 Pavilion History Original Penfield Pavilion was purchased in 1982 New Pavilion was built in phases on the same footprint of the old Pavilion Phase I East Wing (Lockers) Approved 12/2006 RTM vote: 36 in favor, 5 opposed, 3 abstentions Built 2007/2008 Phase II West Wing (Rental Hall/Kitchen/Restrooms, First Aid and Lifeguard Facility, etc) Approved 9/2010 RTM vote: 31 in favor, 9 opposed, 1 abstention Built 2010/2011 4
5 TropicalStormIrene-2011 High winds/astronomical high tides; Storm surge but low wave energy 5
6 TropicalStormIrene-2011 Impact to the Pavilion Erosion of sands underneath the building Several footings undermined Front entrance porch settled 6
7 Irene Restoration Restoration of the Pavilion Included: Underpinning performed Protective bulkhead designed and constructed Building structure repaired and reopened Certain recommended modifications not completed 7
8 Tropical Storm Sandy Category 2 Hurricane downgraded to a posttropical cyclone. High winds and storm surge. 8
9 Tropical Storm Sandy Damage Impact to the Pavilion Existing spread footings performed poorly Loss of beach Sand behind bulkhead liquefied Sands surrounding and under footings eroded/scoured Existing bulkhead opening provided a convenient channel for sand transport and funneled flood waters increasing velocity 9
10 Tropical Storm Sandy Damage Impact to the Pavilion Foundation settlement Structural damage Damaged building systems and finishes Building deemed unsafe by Town Building officials 10
11 2014 Site Protection Committee approved additional protection and make-safe safety measures: Additional security fencing Inspection of gas and electrical systems Installed alarm/security system Temporary Removal of Gathering Hall Glass In storage for reuse Permanent closure of openings in bulkhead 11
12 PBC Research and Due Diligence Original Penfield Phase I and Phase II construction documents Investigative engineering reports (Irene and Sandy) JM AlbaineEngineering Roberge Associates Coastal Engineers Heller and Johnsen Geotechnical Engineers Storm damage insurance claim, repair, scope and cost estimates Wakelee Associates Romano Construction Saugatuck Construction Group Engineer, Architect and Construction Manager interviews Competitive interview and selection April/May 2013 DeStefano& Chamberlain and Shawmut Design & Construction selected Public input 12
13 PBC Research and Due Diligence Presentations before the Committee: JM Albaine Engineering (including results of 8/2013 Public Forum) Roberge Associates Coastal Engineers Heller and Johnsen Geotechnical Engineers Fairfield DPW and Engineering Departments Building Department Conservation Department Parks and Recreation Director Town Plan and Zoning (including FEMA/Flood Zone requirements) Town Risk Manager (insurance settlement) Flood and Erosion Control Board Report regarding additional soil borings 13
14 PBC Factors Considered Extent of foundation damage Cause of damage/contributing factors Feasibilityof Repairs Existing site soil conditions Footing depths Alternate foundation designs and soil bearing quality/capacity Beach accretion and loss Existingtimber bulkhead location/performance Facility /site impact on neighborhood flooding Constructability and project safety Buildingheight and mass impact on neighborhood Project Cost Coastal Storm Impacts past and future Cost recovery funding resources Coastal Storm protection FEMA Flood Zone Requirements Insurance Claims Schedule 14
15 Repair Options PBC reviewed 11 repair options to varying degrees 8 options were reviewed during the 8/14 Committee meeting 3 options were added after the 8/14 meeting (two in response to public comment) 4 repair options given final consideration Repair &Protect (Option 1) Complete Demolition & Site Reconstruction (Option 8) Demolition & Construct Smaller Facility (Option 9) Modify & Raise Building (Option 7) 15
16 Background Pavilion Appraised Value: $5,400,000 (insurance settlement criteria) Current FEMA requirements must be followed if the value of the repair is greater then 50% of the estimated value of the building. Pavilion actual construction cost would need to be no greater than $2,650,000 Coastal and Structural Engineering Recommendation: the building should be re-supported on a new flood-resistant pile foundation system 16
17 Background (cont d) 17
18 Background (cont d) Site FEMA Flood Zone changed from an A zone(moderate wave action) to a V zone(high velocity wave action) Original construction was FEMA AE Zone A zone: Base Flood Elevation (BFE) of 11.0 finish floor V zone: Base Flood Elevation (BFE) of 13.0 (Note: measured to lowest horizontal structural element) 18
19 Background (cont d) 19
20 Repair & Protect Scope (Option 1) Building is repaired in place Repair structural and non-structural damage per insurance settlement scope Underpin only footings which were undermined and failed Place a layer (blanket) of surge stone underneath the West Wing Construct low bulkhead across north (parking lot) side of building Schematic Cost estimate: $3,222,044 20
21 Repair & Protect Pro/Con Pros: Low cost (if FEMA threshold not exceeded) No impact to Town programming (use of facilities) Operating income not impacted Cons: Shallow, spread footings remain Repaired building not FEMA compliant Risk of reoccurrence of the damage from Sandy. Final cost could exceed the FEMA threshold High cost risk for scope of work Engineer team, DeStefano& Chamberlain, Inc. does not recommend foundation repair or reconstruction that does not involve pile (deep) foundations and elevated building Committee s Conclusion: Not Recommended 21
22 Complete Demolition & Site Reconstruction Scope (Option 8) Demolish the pavilion, all footings, foundation and bulkhead Remove all site utilities Create a new, continuous reinforced berm connecting Durrell Pavilion to Rickards Beach Note: ADA and vehicular access to be maintained Conceptual Cost estimate: $808,631 22
23 Complete Demolition & Site Reconstruction Pro/Con Pros: Lowest cost option Site protection (beach erosion) Added flood mitigation Cons: Existing Town Asset (Pavilion) demolished Loss of Town programming space Creates safety and convenience issues: distance to first aid station, bathrooms and life guard station Committee s Conclusion: Not Recommended 23
24 Demolition & Construct Smaller Facility Demolish current building (both wings) and foundations Bulkhead to remain Scope (Option 9) Design and build a new smaller pavilion 6000 sq. feet total: 2500 sq. feet pavilion, 2500 sq. feet open and covered deck plus 1000 sqftramps Timber pile supported foundation at FEMA V Zone elevations. Create a continuous flood mitigation berm connecting Durrell Pavilion to Rickards Beach Facility will have basic beach public services Changing Rooms, Restrooms, Shower, Day Lockers, Life Guard/First Aid Station, Concession (kitchen). Conceptual Cost estimate: $2,860,246 24
25 Demolition & Construct Smaller Facility Pro/Con Pros: A low cost option Facility built to FEMA standards Stays within current footprint Low risk regarding future flood damage Cons: Existing Town asset (pavilion) not utilized Current Town programming is restricted with loss of revenue Additional schedule impacts Design new pavilion Town and Administrative approval Committee s Conclusion: Not Recommended 25
26 Modify & Raise Building Scope (Option 7) Committee Recommended Repair Demolish the East Wing Demolish Exterior decks Not financially practical to move tear off and reconstruct Lift/move the West Wing building into the parking lot Repair structural and non-structural damage Build new concrete and timber pile foundation New steel elements supporting floor structure Create a new, continuous berm connecting Durrell Pavilion to Rickards Beach 26
27 Modify & Raise Building Scope cont d Move West Wing back in place, 3.5 higher in elevation Repair any remaining damage Construct smaller East Wing with Rest rooms, Changing Area, Day Lockers and exterior decking Fill beneath and around the building Construct on grade decking New stairs and ramps Design and Development Cost estimate: $4,558,399 27
28 Modify & Raise Building Pro/Con Pro s: Minimal risk Existing Town Asset (Pavilion) is reused Original amenities are in place FEMA standards are met Increased parking Engineer s opinion: It is the recommended solution. The design will reduce the risk for future storm damage Con s: Higher cost Slight reduction in programming due to removal of 200 lockers Committee s Conclusion: Recommended 28
29 Modify & Raise Building (Option 7) Committee Recommended Design DesignDetail 29
30 Step 1 Partial Demolition Existing Locker Wing, decks and stairs to be Demolished Remove Existing Elevated Decks, Ramps and Stairs. Roofs To Remain 30
31 Step 2 Move Building Temporary building location 31
32 Step 3 Install Foundations Cut back existing floor joists Remove existing dropped wood beams Pier Grade beam Install galvanized steel beams with wood blocking Install galvanized steel stub column down to concrete pier Timber pile 32
33 Bulkhead Improvements Infill ALL openings in accordance with original design Riprap stone revetment on Long Island side of bulkhead 33
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