Transcript Strategic Business Development

The use of Service Models in
CAMP for the Design and
Maintenance of Parking
Gabriel A. Jimenez, Ph.D., P.E., S.E.
Structural Diagnostics Services
Houston,Texas
March 28, 2012
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INTRODUCTION
Outline
•Deterioration Mechanisms
•Case studies of High Cost Low Maintenance
•Life Cycle Costs
•Capital Asset Management Plans
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INTRODUCTION
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Maintenance - Part of Life Cycle
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DETERIORATION MECHANISMS
Corrosion
ROAD SALT
ROAD SALT
MOISTURE AND
CHLORIDE ION
MOISTURE
AND
CHLORIDE ION
• Stains
• Section Loss
DELAMINATION
ORDELAMINATION
FRACTURE
OR FRACTURE
OPEN SPALL
OPEN SPALL
SALT WATER
SALT WATER
RUST BUILD-UP
CAUSING
RUST BUILD-UP
PRESSURE
CAUSING
PRESSURE
CONTINUOUS
CORROSION
CONTINUOUS
CORROSION
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DETERIORATION MECHANISMS
Material
Degradation
Structural
Deficiencies
• Scaling
• Cracking
• Safety
Concerns
• Code
Violations
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High Cost of Low Maintenance
Deferred/Repair
Cost
Component failures
Durability
considerations
Severe deterioration
Comprehensive repairs &
maintenance at regular
intervals
D Time
D Dollars
D Service life
Time (Years)
High Cost of Low Maintenance
Causes of Engineering Failures
•
•
•
•
•
Design flaws
Material failures
Construction Methods
Deferred Maintenance
Combination of all the above
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High Cost of Low Maintenance
Maintenance
• Proactive maintenance
• Scheduled maintenance
• Early detection
• Reactive maintenance
• Provide maintenance when
serviceability compromised
• Distress usually severe
• Repair costs escalate
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High Cost of Low Maintenance
Deferred Structural Maintenance
Reasons for deferring maintenance
•
•
•
•
•
•
Inadequate budget for repairs
“Black-hole”
Disruption of services not tolerated
Inadequate staff to manage process
Lack of understanding
Lack of planning
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INTRODUCTION
Reactive
vs.
Proactive
Survive
Thrive
What Next?
+ What If?
Overwhelmed
Targeted Action
Dealing with Past
Focused on Future
Urgent
Important
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High Cost of Low Maintenance
CASE HISTORY
Deferred Maintenance Causes
Severe Column Distress
in a Concrete Structure
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High Cost of Low Maintenance
Concrete Parking Garage Repair
Description of Structure
• Constructed 1978
• Cast-in-place concrete structure
• Unbonded post-tensioned pan joist
framing
• 1 foot gap between east side of garage
and adjacent property of another owner
• Estimated cost in 2001 ~ $70,000
• Repairs deferred!
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High Cost of Low Maintenance
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High Cost of Low Maintenance
Fast Forward to 2008
2001
2008
$70,000
$700,000
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High Cost of Low Maintenance
Project History (2008 Review)
• Column distress accelerated
significantly
• Joists and girders also distressed
• Scope increased:
• Column Levels1 to 4
• Roof level joist framing adjacent to
column
• Girders supporting joists
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High Cost of Low Maintenance
Observed Distress (2008 Review)
Cracking and Spalling in Overhead
Concrete Pan on Roof Level
Column Distress
on Level 1
Concrete Distress and
Post-Tensioning Tendon
Corrosion at Roof Joist
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High Cost of Low Maintenance
Roof Joist Repair in Progress
Surface Preparation for Repairs to Roof Joist
Roof Joist – Installation of Supplemental
Reinforcement / Shear Connectors, Repair
of PT Sheathing
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High Cost of Low Maintenance
Final Repairs
Repaired Column
Repaired Roof Joist
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High Cost of Low Maintenance
Project Summary
• Construction Challenges
• Limited access (1 foot gap) to the column and
beam repair areas
• Punch openings through CMU wall at adjacent
building stairwell
• Owner unable to stop water leak from
mechanical room until near end of project
• Repair area wetted on several occasions
• Final Cost of Repair: ~$700,000
(10x cost of repair in 2001)
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High Cost of Low Maintenance
CASE HISTORY
Deferred Maintenance of
Expansion Joint Leads to
Expensive Structural Repair
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High Cost of Low Maintenance
1983
2010
Estimated Repairs:
$1,600
Approximately:
$1,000,000
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High Cost of Low Maintenance
Tears in Expansion Joint
Plaza Level Expansion Joint
Over Garage
Heel punctures
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High Cost of Low Maintenance
Exploratory Opening in Ceiling
Review Sagging Ceiling after Hurricane
Ike: Water Infiltration Suspected
Corroded Ceiling Support Sections
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High Cost of Low Maintenance
Severe Corrosion of Bolts and Connection
Plate at Corroded Column Flange
Missing Fireproofing on Plate Girder
Below Expansion Joint
Severe Corrosion of Column Flange
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High Cost of Low Maintenance
Shores Supporting Distressed Girders
Below the Plaza Level at Expansion Joint
Shores Down to Street
Level
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High Cost of Low Maintenance
Plaza Framing Repair Cost
• Estimated Initial Cost of Repairs in
1983: $1,600
• Expansion Joint Material: $600
• Paver joint repairs and cracked paver
replacement: $ 1,000
• Cost of Current Repair in 2011
• Approximately $1,000,000
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Life Cycle Costs
Life Cycle Costs
What Strategies Increase Durability of
Existing Structures?
• Many approaches to maintain and
restore
• What is best restoration strategy?
• Best technical solution at the highest cost?
• Poor solution at the lowest cost?
• Something in between?
• Run a Life Cycle Cost Analysis
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Life Cycle Costs
Service Life
Modeling
New construction
Knowledge of
materials
Existing
construction
Knowledge of
environment
Knowledge of
structure
Maintenance
Maintenance
LCCA
Repair
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Life Cycle Costs
Life Cycle Cost Analysis Example
• Cast-in-place parking structure
Buffalo, NY
• Internally applied corrosion
protection systems
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Life Cycle Costs
Life Cycle Cost Analysis Example
Enhancements
Option 1
Silica Fume
$ 350,000
Corrosion Inhibitor
$ 525,000
Add’l Epoxy steel
$ 125,000
Membrane/Sealant: Joints $ 65,000
Membrane: Top level
$ 295,000
Membrane: Lobbies
$ 50,000
Sealer: Slab edges
$ 15,000
Miscellaneous details
$ 150,000
Total
$ 1,575,000
Struct. Maintenance Cost $ 80,000/yr
Option 2
$ 350,000
$ 350,000
$ 125,000
$ 65,000
$
0
$ 50,000
$ 15,000
$ 150,000
$1,105,000
$125,000/yr
Option 3
$ 350,000
$
0
$
0
$ 65,000
$
0
$ 10,000
$ 15,000
$ 150,000
$ 590,000
$ 200,000/yr
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Life Cycle Costs
LCCA Summary
Life Cycle Cost Analysis
$18,000,000
$16,000,000
$14,000,000
$12,000,000
$10,000,000
50 yr
60 yr
$8,000,000
70 yr
$6,000,000
$4,000,000
$2,000,000
$Base
Option 1
Option 2
Option 3
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Life Cycle Costs
Life Cycle Cost Analysis Example
• Condominium and parking structure in
Florida
• No maintenance program
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Life Cycle Costs
Life Cycle Cost Analysis Example
• Severe deterioration due to moisture
intrusion
• Airborne chlorides from ocean
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Life Cycle Costs
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Life Cycle Costs
Post-Construction Considerations
CAMP
Capital Asset
Management Plans
Customized
Maintenance Manuals
Ongoing Condition
Appraisals and
Monitoring
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Do I have a problem?
If yes, how can I fix it?
How much will it cost?
Questions
What should I fix first?
How would ongoing repairs impact my operations?
What if I defer repairs for a year?
And another…and another…..?
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• Traditional budgeting on annual basis
• Problems dealt with by a consultant report
The consultant report
gave you:
- Quantities
- Repair Options
- Opinion of
Repair Cost $
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Structural Issues
Miscellaneous
Mechanical,
Electrical, Plumbing,
Lighting & Security
Waterproofing Items
Aesthetics
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Demands
Responsibilities
Factors
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CAPITAL
ASSET
MANAGEMENT
PLAN
C
A
M
P
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D
E
V
E
L
O
P
M
E
N
T
STAGES OF CAMP
Delivering CAMP
Analyzing Data
Performing
Assessment
Learning the
History
Understanding
Needs
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STAGES OF CAMP
IMPLEMENTATION
YEAR - 1
YEAR - 2
YEAR - 3
CONSTRUCTION
DOCUMENT
PREPARATION
CONSTRUCTION
DOCUMENT
PREPARATION
CONSTRUCTION
DOCUMENT
PREPARATION
CONSTRUCTION
ADMINISTRATION
CONSTRUCTION
ADMINISTRATION
CONSTRUCTION
ADMINISTRATION
CAMP DEVELOPMENT
Parking Inventory
Parking Structure
Spaces
Levels
Structure Type
Age
Parking A
570
5
Cast-in-Place Concrete
58
Parking B
586
5
Cast-in-Place Concrete
52
45
Parking C
596
7
Concrete Encased Steel
Frame
Parking D
920
6
Cast-in-Place Concrete
51-55
Parking E
796
6
Cast-in-Place Concrete
55
Parking F
542
10
Steel Frame
26
Parking G
437
2
Post-tensioned Concrete
12
Parking H
1243
6
Precast Concrete
9
Parking I
1015
6
Post-tensioned Concrete
2
Parking J
449
7
Steel Frame
32
Parking L
208
4
Steel Frame
18
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CAMP DEVELOPMENT
UNDERSTANDING
NEEDS AND
LEARNING
HISTORY
CAMP - Opinion of Probable Costs
CONDITION
ASSESSMENT
ANALYSIS OF
DATA AND
PREPARATION
OF DRAFT
REPORT
CLIENT
REVIEW
FINALIZATION
OF CAMP
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CAMP DEVELOPMENT
Structural & Waterproofing – Parking K
UNDERSTANDING
NEEDS AND
LEARNING
HISTORY
CONDITION
ASSESSMENT
ANALYSIS OF
DATA AND
PREPARATION
OF DRAFT
REPORT
CLIENT
REVIEW
FINALIZATION
OF CAMP
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CHARACTERISTICS OF AN EFFECTIVE CAMP
C
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T
E
X
T
U
A
L
Environment
Organization
Resources
Users
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CHARACTERISTICS OF AN EFFECTIVE CAMP
C
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M
P
R
E
H
E
N
S
I
V
E
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WHY USE CAMP?
Big Picture Understanding of Condition & Needs
of Assets
Analysis-based Decision Making for Allocation
of Available Funds
DEVELOPMENT
Mitigation of Maintenance Emergencies
Balanced Distribution of Resources for Different
Structures
Strong Foundation for CAMP Implementation
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WHY USE CAMP?
Reduced Long-term Repair/Maintenance Cost
Reduced Liability
IMPLEMENTATION
Extended Useful Service Life of Structures
&
Higher Resale Value
MONITORING
Improved Operations
Enhanced Experience: Safety, Security, Aesthetics
Increased Revenue
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Questions?
Thank you!