Transcript Existing Conditions and Structural Survey Reports

Organization of American States
General Secretariat
Secretariat for Administration and Finance
Office of General Services
OAS Real Property:
Existing Conditions and Structural
Survey Reports
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OAS Real Property
The GS/OAS manages real property with an estimated market value
of $ 362.7 million
The “Pink Palace” - 16th Street and
Euclid Street, N.W.
The Administration Building, 19th
Street and Constitution Ave., N.W
The Main Building at 17th Street & Constitution Ave, N.W.
The Art Museum of the Americas, 18th
Street and Virginia Ave., N.W.
The Casita - 18th and C Streets, N.W.
Official Residence - 2944
University Terrace, N.W
General Secretariat Building, 1889 F Street, N.W.
Residence Annex - 2908 University Terrace, N.W
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.
OAS Real Property (Cont.)

The OAS real property consists of 9.3 acres (3.76 hectares)
of prime DC land and 552,776 sq.ft. (51.354 m2) of floor
space.

Industry standards indicate that the OAS should invest $8
million annually in maintenance and repairs (4% of $200.2
million replacement value).

After years of chronic budget restrictions (in which the
minor maintenance and repairs budget averaged $2.3
million per year), the General Secretariat faces a potential
repair and upgrade bill of over $40.4 million.
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OAS Real Property (Cont.)
GS/OAS Real Property
Dimensions and Estimated Values
Building Name
Main Building
Construction
Area (sq.ft.)
Size of Lot (sq.ft.)
76,720
Museum
5,535
Casita
3,200
Administration Building
215,111
Year of
Construction
(in millions)
1908
2.4
1880
0.8
1948
1978
34.3
60.2
100.9
134.3
10.9
18.5
2.7
3.3
0.3
1.1
200.2
362.7
363,072
34,247
30,000
37,818
Official Residence
7,709
10,198
1905
1990
Official Residence (Annex)
1,435
11,708
1949
552,766
403,528
Total
(in millions)
48.0
94,446
Pink Palace
Estimated
Market Value**
1908
65,095
General Secretariat Building
Estimated
Replacement
Value*
145.3
*Construction value.
**Construction value plus land value.
3 sq. ft. (1 m2)
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Existing Conditions and Structural Survey Reports
The General Secretariat commissioned three studies to:
•Determine the existing structural and architectural
condition of GS/OAS real property;
•Prioritize and maximize the use of our facilities budget;
•Reduce risks and preserve real property value;
•Define a long-term maintenance and capital investment
approach; and
•Maximize the use of our exceedingly valuable patrimony.
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Reports:
1.
Existing Conditions and Facilities Assessment
Report (prepared by John Milner & Associates, Jun-Oct. 2007):

Constitution Avenue complex:




2.
Main Building
Museum
Casita
Administration Building
Structural Condition Surveys
(prepared by Cagley and
Associates)
−
Pink Palace
−
F Street Building garage
(June 2007)
(December 2007)
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Constitution Avenue Complex Assessment:

Because of their superior construction, all four buildings
along Constitution Avenue appear to be in good condition.

Nevertheless, they are deteriorating: age, environmental
factors, and evolving space use requirements have resulted
in the need for extensive rehabilitation and upgrades of the
buildings.

Some of these needs are urgent in order to preserve the
structural integrity of these historic properties and to assure
that they will continue to safely and effectively serve the
needs of the Organization for many more years.
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Summary of Findings:

Water infiltration and drainage problems in the Main
Building, Museum and Administrative Building are severe:

Waste water, site storm drainage and water from the
roofs are designed to exit through an underground
drainage system. Much of the drainage is concealed
within the buildings.

All roof drainage, plumbing and site drainage systems
need to be tested and repaired or replaced. Modern
control equipment such as back flow preventers need
to be installed to protect the buildings from an overtaxed city storm drainage system.
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Summary of Findings

(cont.)
Structural supports badly needs
repairs, particularly the structure
under the service drive along side
the Main Building and in the
underground mechanical and
equipment spaces adjacent to it,
are urgent.
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Summary of Findings
(cont.)

All four buildings have roofrelated issues; they will only
get worse if not resolved in a
timely manner.

The exteriors, especially of the
Main Building, need major
attention: failing and open
exterior masonry joints must
be resealed. Sealant failure is
less advanced at the
Administration Building but it is
deteriorating.
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Summary of Findings

(cont.)
The mechanical, health, safety and
accessibility of these buildings are in
need of improvement:



Antiquated equipment accounts for
high and expensive energy
consumption.
Mechanical systems and equipment
are deficient or no longer
functioning. They fail to provide
proper ventilation in many parts of
the Main and Administration
Buildings.
Control of humidity for the storage of
art work in the Museum and Casita
is non-existent, leaving this
important cultural investment in
jeopardy.
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Summary of Findings
−
(cont.)
In emergency situations, all of these
buildings are deficient in exit lighting and
signage, as well as smoke and fire alarm
systems.

Up-grades to existing systems must be made to
the three structures on the 17th Street block.

The Administration Building will require major
renovations in order to provide the recommended
exit ways for safe egress in the event of an
emergency.
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Summary of Findings (Cont.)
 Accessible system of walks and entrances
as well as restrooms, to allow all of these
buildings to meet the requirements of
individuals with disabilities are needed.

Appearance of the entire property should
be up-graded:

The walls, terraces, walks, pool, fountain and
vegetation in the formal garden between the Main
Building and the Museum must be rehabilitated.

There are too many trees. Some are mature
specimens which need to be pruned and cared
for; others are sickly or “volunteers” which should
be removed.

The whole of the OAS property along Constitution
Avenue lends itself to becoming the “Park of the
Americas”, with a system of lighting and high
quality, interpretive signage designed to tell the
story of the Organization and project a proper
image of what the OAS means to its Member
States.
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Summary of Findings

(Cont.)
With the centennial of its dedication coming
up in 2010, the Main Building deserves to
have a thorough rehabilitation of its historic
interiors and its many high-quality sculptural
and artistic appointments. This is an
extraordinary complex of buildings at a very
prestigious site, in one of the most visited
locations in the world.

The beautiful Patio fountain should be
completely restored, so that its original
playing water jets and lights can once
again animate this central space.

Finishes and historic light fixtures should
be cleaned and renewed.

Exterior sculptures and light fixtures
should be repaired, cleaned and
conserved.
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Pink Palace “Structural Condition Survey”
Summary of Findings:

The building needs major maintenance and
repairs.

Fortunately, the building shows no obvious
signs of structural distress or imminent failure,
with the exception of the concrete balcony
cantilevered off its east side.

Nevertheless, there are indications of serious
deterioration of the exterior façade and wide
spread water infiltration. Based on the extent
of water damage noted, the consultant
anticipates that removal of the architectural
finishes will reveal extreme water damage of
the structure, especially within the original
wood-framed portion of the facility.

With continued exposure to moisture, the
integrity of the structure could eventually
degrade to a point where even more significant
structural repairs will be required.
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Pink Palace “Structural Condition Survey”
Summary of Findings (Cont.):

There are several steel stairs and balcony
elements showing signs of failure.

Drainage dumped on the parking slab is
starting to impact the quality of the concrete.

Interior: Numerous locations show the
presence of moisture or water. Moisture and
water may be attributed to leaking plumbing
systems, mechanical system condensate, or
moisture from the exterior of the building.

The grand staircase shows several cracks that
may be attributed to the age of the structure
and normal settlement of the wood framing.
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F Street Building (GSB) “Garage Structure Condition Survey”
Summary of Findings:



Damaged and delaminated areas of concrete.
Corroded reinforcement bars.
Garage was not part of the 1999-2002 remodeling
project.
Requirements:
 Repair 8,250 sq. ft. (766.45 m2) of slab surface.
 Repair 750 sq. ft. (69.68 m2) of slab soffit.
 Install 400 linear ft. (121.92m) of new reinforced bar.
 Miscellaneous electrical work.
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Budget Estimates by Building
Existing Conditions Report

Main Building
Site Construction (pool, sidewalks, trees, parking)

Museum of the Americas

La Casita

Administration Building
Budget Required
$18.4 million
$ 2.2
$ 3.2
$ 0.6
$13.6
$38.1
Structural Survey
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Pink Palace

General Secretariat Building Garage
Budget Required
$ 1.8 million
$ 0.6
$ 2.4
TOTAL ESTIMATED BUDGET REQUIRED
FOR REPAIRS AND UPGRADES:
$40.5 million
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Estimated Structural and Architectural Repair Costs of the
GS/OAS Properties
Existing Conditions Report
Main Building $
Amount
% Replacement
(in millions)
cost
20,645
43%
Museum of the Americas
3,240
136%
La Casita
602
72%
Administration Building
13,577
40%
Subtotal
38,064
Pink Palace*
1,760
GSB garage
600
Structural Survey Conditions
Total $
40,424
16%
0.01%
20%
*This Amount includes $500,000 for mechanical replacements.
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Budget Estimates by Phase for the Constitution Avenue
Complex
 PHASE I*

A. - $ 2.7 million


This phase includes the most critical work
to the Main Bldg. and site to solve flooding
and moisture intrusions. Also included is a
site survey, the redesign of the C Street
parking lot and the installation of handicap
walks and ramps to the Main Building.
B. - $8.7 million

All exterior masonry work, installation of a
new loading elevator shaft and elevator,
restoration of the patio fountain along with
its structural support, plumbing and lighting
systems.
* Sequence based on remodeling consultant suggested phasing. Actual sequence will be
determined based on a Real Property Strategy under consideration and financial resources
availability.
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Budget Estimates by Phase for the Constitution Avenue
Complex (Cont.)

C. - $7.4 million


All roofing and roof drainage system repairs
to the Main Building, as well as a complete
overhaul of the electrical system and major
up-grades to the heating/ventilation and air
conditioning systems.
D. - $1.6 million

Repair and up-grade of existing restrooms.
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Budget Estimates by Phase for the Constitution Avenue
Complex (Cont.)

PHASE II - $13.6 million
 All of the work identified in the report at the
Administration Building and its immediate site.

PHASE III - $4.1 million
 Work identified in the report at the Museum and La
Casita, as well as the remaining site work on this
block.
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Next Steps:

Develop a Real Property Strategy and Investment Plan
to maximize the potential of our historic properties.

Implement “Existing Conditions” repairs/upgrades within
the framework of the Real Property Strategy and
Investment Plan .

Determine financing sources
CP19578E
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