10th Change Order 02/15/2006 (not approved) ;OARD OF COUNTY COMMISSIG—ERS
AGENDA ITEM SUMMARY
Meeting Date: February 15, 2006 Division: Engineering
Bulk Item: Yes No XX Department: Facilities Development
Staff Contact Person: Alan French
AGENDA ITEM WORDING: Approval of Change Order #10 to The Tower Group, Inc. for the
construction of the Freeman Justice Center in Key West.
ITEM BACKGROUND: Current contract specifications indicate Exterior hlsulation Finish System
(E.LF.S.) to be installed on the exterior of the Freeman Justice Center. The recent hurricanes that
passed through the Florida Keys proved E.LF.S. to be inferior, inappropriate, and a high maintenance
product for a building within a hurricane zone. The Structural Engineer, the Architect, and the
Contractor, recommend we replace the E.LF.S. with Cast Stone and Brick Veneer.
PREVIOUS RELEVANT BOCC ACTION: In December 2003, the BOCC approved to reject all
bids for the Freeman Justice Center and authorized to redesign and rebid. On June 16, 2004, the
BOCC approved to award bid and execute a contract with The Tower Group, Inc. for the construction
of the Freeman Justice Center in Key West. On July 20, 2005, the BOCC authorized to amend the
contract with The Tower Group, Inc., to remove the requirement that the architect approve change
orders for the Freeman Justice Center project and to take appropriate action upon the recommendation
of the County Engineer and the County Attorney as presented at the Board's July 20"' meeting.
CONTRACT/AGREEMENT CHANGES: Delete E.I.F.S. exterior surface material. Substitute
superior quality cast stone and brick veneer surface material at a cost of$1,654,262.14.
STAFF RECOMMENDATIONS: Approval as stated above.
TOTAL COST:$1,654,262.14 BUDGETED: Yes No X
COST TO COUNTY: $1,654,262.14 SOURCE OF FUNDS:one-cent infrastructure
REVENUE PRODUCING: Yes No X AMOUNT PER MONTH Year
APPROVED BY: County Atty_ OMB/Purchasing Risk Management
DIVISION DIRECTOR APPROVAL: s
J l/
David pel
DOCUMENTATION: Included X N ired
DISPOSITION: AGENDA `EM #
Revised 2/05 f ,
MONROL COUNTY BOARD OF COUNTY COMMISSIONERS
CONTRACT SUMMARY
Contract with: The Tower Group, Inc. Contract#
Effective Date: 11/08/04
Expiration Date: 06/29/06
Contract Purpose/Description:
Deletion of Exterior Insulation Finish System (E.LF.S.) at the Freeman Justice Center
construction project and replace with cast stone and brick veneer surface material
Contract Manager: Ann Riger 4439 _Facilities Devlopment/Stop #1
(Name) (Ext.) (Departinent/Stop #)
for BOCC meeting on 02/15/06 Agenda Deadline: 01/31/06
CONTRACT COSTS
Total Dollar Value of Contract: $ 15,592,592. Current Year Portion: $ 10,069,484.
Budgeted`? Yes❑ No ❑ Account Codes: 307-24003-560620-CE0601-
Grant: $ N/A -
County Match: $ N/A - - - -
ADDITIONAL COSTS
Estimated Ongoing Costs: $_ /yr For:
(Not included in dollar value above) (eg. maintenance, utilities,janitorial, salaries, etc.)
CONTRACT REVIEW
Changes Date Out
Date In Needed Reviewer
Division Director Yes❑ No❑
. E
Risk
Managem `�t i �r. Yes[-1 No[ 1 ..:
O.M.B./Purchasing O Ycs❑ No❑ _
County Attorney Ycs❑`No❑ - ,� `�`;�� q, � .Filr
Comments:
OMB Form Revised 2/27/01 MCP#2
� �
MONRO�lP Co0NTY / �NGIN��NG � FAcILITIES ��DEVELOPMENT
CONTRACT CHANGE OMER
PROJECT TITLE: Freeman Justice Center CHANGE ORDER NO: 10
(Name and address)
INITIATION DATE: Janunary3. 200G
CONTRACT DATE: June 18, 2004
TO CONTRACTOR:
The Tower gmup Inc,400Sw 14am Avenue Suite One
Davie, FL aonuo
The Contract in changed aufollows:
The original (Contract Sum) (Guaranteed Maximum Price) ........................................ $13.8U4.888.0O
Net change by previously authorized Change Orders ................................................ $ 134.320.48
The (Contract Sum) (Guaranteed Maximum Price) prior bo this Change Order was ......... $13.938.320.48
The (Contract Sum) (Guaranteed Maximum Price)will be (increased) (decreased)
(unohanged) by this Change Order ...............' $ 1.654.26214
The new(Contract Sum) (Guaranteed Maximum Price) including this Change Order is ... $15.592.501.80
The Contract Time will bu (inon*ased) (ducruas*d) (unohanged) by .................. ( 0 ) UDays
The date of Substantial Completion oauf the date of this Change Order is ( ) June 20. 200S
Detailed description of change order and justification:
To amend the specified Exterior Insulation Finish SVstem (EIFS) to the construction of the Freeman
Justice Center, and replace with the installation of Cast Stone and Brick Veneer as recommended bV thq
Structural Engineer, and requested by the Honorable Richard G. PaVne. (See Attached)
ARCHITECT:
'Currie, S*ards, Aguila, Architects Date
CONTRACTOR: [3 i
The Tower Group !Date
BOARD OF COUNTY COMMISSIONERS (SEAL)
OF MONROE COUNTY, FLORIDA ATTEST: D&NNY L. K0LH&GE. CLERK
By By
Mayor/Chairman Deputy Clerk
MDNROE COUNTY ATTORNEY
CU I ® SOWARDS - AGUILA ARCHITECTS
Robert G. Currie, AIA Jess M. Sowards, AIA Jose lY Aguila, AIA
January 51, 2006 RECEIVED
To: Monroe County Board of County Commissioners j I �� -.�`� I = { �t �s ED L(1[Ib
Re: The revision to the Freeman Justice Center:
Per.... -.._
The installation of Stone and brick veneer in lieu of EIFS
(Exterior Insulation Finish 5ystem)
Due to our location (Palm Beach County) and the rather fact track this issue has taken,
it was not possible for us to Sign this change order in a timely basis. We have, however, reviewed
the information and are in full agreement with it. We Strongly believe that this change will benefit
the County in the long run.
The change will Save the County funds due to maintenance and repair to the exterior of
the building. Save the County funds due to po55ible water damage to the interior of the building
aS a result of water intrusion. Save the County funds due to po55ible "sick building Syndrome"
when mold forms on wet walls. Save the County funds due to"Down Time" of the building to
address these problems. All of this is further amplified by the frequency of hurricanes.
Something must be said a5 to the design character. This is an important institutional
building which will Stand for may years to come. The architecture should reflect the nature of
the court function which brick and real Stone will accomplish. Furthermore, the building Should
fit into the context of the other adjacent government buildings which are mostly brick.
A5 a responsible professional, we must advise the County that we wholeheartedly
Support this change.
51t cerely,
w
Ko 7ert G. Currie, AIA
CUKKIE 50WAKP5 AGUILA ARCHITECTS
154 N.E. 1" Avenue
Delray Beach, Florida 53444
phone: 561.276.4951
Fax: 561.245.8184
-�_, _.
FO RI`1ERLY ROBLRT G . CURRIE PARTNERSHIP, INC. - AIA FLORIDA FIRM OF THE YEAR 2000
1 34 Northeast First Avenue • Delray Beach, Florida 3,5444 • 561 -276-4951 • Fax: 561 -243-81 84 • AA000227I
www.curriearc.com
i
i i i
AUTO ONLY-EA ACCIDENT
_
DATE(MMIDDM^M
ACORP CERTIFICA 'E OF LIABILITY INSUPJ JCE 01/30/2006
PRODUCER (305)822-7800 FAX THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION
Collinsworth, Alter, Fowler, Dowling & French ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE
HOLDER.THIS CERTIFICATE DOES NOT AMEND,EXTEND OR
P. 0. Box 9315 ALTER THE COVERAGE AFFORDED BY THE POLICIES BELOW.
Miami Lakes, FL 33014-9315
INSURERS AFFORDING COVERAGE NAIC#
INSURED The Tower Croup Inc, ---- INSURER A Amerisure Insurance Co 09088
405 S.W. 148th Aveue INSURER B Fireman's Fund Ins Co
Suite 1 INSURER C
Davie, FL 33325 INSURER D
INSURER E.
COVERAGES
THE POLICIES OF INSURANCE LISTED BELOW HAVE BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED.NOTWITHSTANDING
ANY REQUIREMENT,TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR
MAY PERTAIN,THE INSURANCE AFFORDED BY THE POLICIES DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS,EXCLUSIONS AND CONDITIONS OF SUCH
POLICIES.AGGREGATE LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS.
YN ADD POLICY
EFFECTIVE POLICY EXPIRATION
L;S�R IN TYPETYF E OF INSURANCE POLICY NUMBER DATE(MMjO)fYYI DATE(MMDDNY) LIMITS
GENERAL LIABILITY GL2024292 1010512005 10/05/2006 EACH OCCURRENCE $ 1,000,000
COMMERCIAL GENERAL LIABiL-rY DAMAGE TO RENTED $ 300,000
5ES(Ea--PREML
—1 CLAIMS MADE 1-X I OcajRl MED EXP(Any one person) $ 10,000
A PERSONAL&ADV INJURY $ 1,000,000
GENERAL AGGREGATE $ 2,000,000
GEN'L AGGREGATE LIMIT APPLIES PER PRODUCTS-COMPIOP AGO $ 2,000,000
POLICY r LO-
AUTOMOBILE LIABILITY CA2025189 10/05/200S 10/O5/2006 COMBINED SINGLE LIMIT $
X ANY AUTO (Ea accident) 1,000,000
ALL 04NED AUTO', BODILY INJURY $
A SCHEDULED AUTOS (Per person)
X HIRED ALTOS BODILY INJURY $
X NON OWNED AUTOS (Per accident)
PROPERTY DAMAGE $
(Per accident)
GARAGE LIABILITY AUTO ONLY-EA ACCIDENT $
ANY AUTO OTHER THAN EA ACC_
AUTO ONLY AGO $
EXCESSIUMBRELLA LIABILITY CU202SI90 1010512005 10/OS/2006 EACH OCCURRENCE $ 5,000,000
0C,(T-,R r—1 CLAIMS MADE AGGREGATE $ S,000,000
A $ 5,000,000
PDEDUCTIBLE $
X RETENTION 10,000l $
WORKERS COMPENSA-nON AND WC2025930 01/01/2006 0110112007 1 T-0`RysNMIT I X I ER OTH-
EMPLOYERS'LIABILITY
A ANY PROPRIETOPrPARPN-'PIEXECUTIVE E L EACH ACCIDENT $ 100,000 OFIFICERIMFMIRFP FXCLUDEt-
E L DISEASE-EA EMPLOYEE $ 100,000
If yes,desa,bounder
--S ECIALPROVISIONS below E L DISEASE-POLICY LIMIT $ 500 000
OTHER MX1975OS667 11/08/200S 11/08/2006 $250,000 Per Occurrence
leased/rented
B equipment $100,000 Per Item
$10,000 Deductible
DESCRIPTION OF OPERATIONS I LOCATIONS I VEHICLES I EXCLUSIONS ADDED BY ENDORSEMENT I SPECIAL PROVISIONS
IEF: FREEMAN JUSTICE CENTER, JACKSON SQUARE COMPLEX 500 WHITEHEAD STREET
<EY WEST, FL 33040
-ertificate holder is named as additional insured on the above captioned insurance
3olicies for operations being performed by insured.
CERTIFICATE HOLDER CANCELLATION
SHOULD ANY OF THE ABOVE DESCRIBED POLICIES BE CANCELLED BEFORE THE
EXPIRATION DATE THEREOF,THE ISSUING INSURER WILL ENDEAVOR TO MAIL
30 DAYS WRITTEN NOTICE TOTHE CERTIFICATE HOLDER NAMED TO THE LEFT,
Monroe County Board of County Commisioners BUT FAILURE TO MAIL SUCH NOTICE SHALL IMPOSE NO OBLIGATION OR LIABILITY
500 Whitehead Street OF ANY KIND UPON THE INSURER,ITS AGENTS OR REPRESENTATIVES.
Key West, FL 33040 AUTHORIZED REPRESENTATIVE
IRichard French/RM /�w Lb
ACORD 25(2001108) @ACORD CORPORATION 1988
JAII-31-2006 17:055 FROM:CURRIF SOWARDS AGUIL 561-243-8184 TO: 13052924528 P. 1
CURRIE • SOWARDS • AGUILA • ARCHITECTS
Robert G. Currie, AIA Jess M. Sowards, AIA Jose N. Aguila, AIA
January 3l, 20065
To: Monroe County Board of County Commissioners
Re: The revision to the Freeman Justice Center.
The Installation of stone and brick veneer in lieu of EIFS
(Exterior Insulation Finish System)
Due to our location (Palm Beach County) and the rather fast track this fi55uc has taken,
it was not possible for us to sign this change order in a timely ba5iI5. We have, however, reviewed
the information and are in full agreement with it. We otrorioly believe that this change will benefit
the County in the long run.
The change will Save the County fundc, due to maintenance and repair to the exterior of
the building. Save the County funds due.to P050ible water damage to the interior of the building
a5 a result of water intrusion. Save the County funds due to p000ible "Sick building Syndrome"
when mold forms on wet walls. Save the County funds clue to "Down Time"of the building to
addrc5o these problems. All of this is further amplified by the frequency of hurricanes.
50methl110 must be 5alJ as to the deolon character. This lo an important institutional
building which will Stand for may years to come. The architecture should reflect the nature of
the court function which brick and real otone will accomplish. Furthermore,the, building Should
fit into the context of the, other adjacent government buildings which are mostly brick.
Ao a reoponoible professional, we must advise the County that we wholeheartedly
oupport this change.
5ir carely,
(r,
Robert G. Currie, AIA
CURRIE 50WARD5 AGUILA ARCHITECTS
134 N.E. 1"Avenue
Delray Beach, Florida 33444
Phone: 561.276.4951
Fax: 561.243.8184
FORMERLY ROBERT (1 , CURRIE PARTNERSHIP, INC. • AIA FLORIDA FIRM OF THE YEAR 2000
134 Northeast First Avenue • Delray Beach, Florida 33444 - 561 -276.4951 • Fax: 561 -243-8184 - AA000227 I
www.currlcarc.corn
X
L z
VIM 21_
CHAMBERS OF
CIECUIT JUDGE
16TH JUDICIAL CIRCUIT OF FLORIDA
500 WHITEHEAD STREET
KEY WEST, FLORIDA 33040
RiCIIARD G. PAYNE MONROE COUNTY COURTHOUSE ANNEX
CHIEF JUDGE TEL: 305/ 292-3433
FAX: 305/ 295-3611
KATHY RUPP
January 20, 2006 JUDICIAL ASSISTANT
Mr. Tom Willi
County Administrator
The Gato Building
1100 Simonton Street
Key West, Florida 33040
Re: The Freeman Justice Center
Cast Stone and Brick Veneer vs. EIFS
Dear Mr. Willi:
Please place on the Commission's agenda our request that the construction plans
for the Freeman Justice Center be amended to authorize the installation of Cast
Stone and Brick Veneer in lieu of the specified Exterior Insulation Finish System
(EIFS).
The reasons for this change order request are congently set forth in the report
of John C. Pistorino, P.E., to Mr. French dated January 10, 2006 as well as
position taken by the contractor ""The Tower Group" set forth in Mr. Gregory
F. Galmin's letter of January 12, 2006 to Mr. Alan French (both letters are
attached hereto). It is my understanding that the present architect also concurs
in that EIFS not be used.
The Tower Group's position as stated in Mr. Galmin's letter is that: "The EIFS
product presently specified for the exterior of the Freeman Justice Center, is an
inferior, inappropriate, unsafe, high maintenance and non-code compliant
product for a project located in Key West." (Emphasis added). This is strong
language that EIFS should not under any circumstances be used on the Freeman
justice building or any building in Key West, let alone a future historic structure
built to last over 100 years.
Mr. Pistorino's letter recites his extensive experience in evaluating over 400
condominiums and office buildings in Florida with EIFS which has resulted in his
professional opinion of disapproval of this product as being a poor substitute for
a "more substantial stone product when it comes to withstanding hurricane
impacts, wind-driven rain and weathering."
Mr. Pistorino is a respected forensic engineer and he states in equally strong
language: "Our experience is such that we do not believe EIFS systems have
any business being placed on buildings subject to hurricanes and the aggressive
climate of high rainfall intensity coupled with high humidity such as we have in
South Florida."
I am convinced that using EIFS would be a mistake we all would regret.
Accordingly, I am compelled to request that the Board of County
Commissioners authorize a change order for the Freeman justice Building that
EIFS not be used but that instead Cast Stone and Brick Veneer with
waterproofing.
I am aware that such a change will necessitate the expenditure of additional
funds not originally budgeted for this urgently needed structure. However, the
additional expense now will be more than made up in taxpayers savings in the
future for avoiding the constant repairs and maintenance expenses that an
exterior made of EIFS will doubtlessly require over the 100 plus years this
structure will be used.
Thank you for your kind attention.
Very truly yours,
Richard G. Payne
Enclosures: Letter - John C. Pistorino, P.E., of January 10, 2006
Letter - Gregory F. Galmin, Vice President of the Tower Group to
Alan French, dated January 12, 2006
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THE � �DEo D
TOWER
GROUP, January 12,2006 0417-01438 JAN 1 Z
General Fax. (305)295-4321
Contractors Alan French
Senior Project Manager
Constnfctlon MONRot COUNTY CONSTRUCTION MGNIT
Management 1100 Simonton Street
Key West,FL 33040
Im Freeman Justice Center(FJQ
construction Subject: Cast Stone vs ETFS
oast�n-curia
Dear Mr.French:
Phis letter Bball serve as a follow,up to our numerous conversations over the past year
with you and other members of Monroe County(MC)regarding the installation of Cast
Planning Stone and Brick Veneer in lieu of the specified Exterior Insulation Finish System also
known as(SIPS).
Site DeuAtopmerd As you are aware, four major hurricanes have devastated and destroyed the South
Florida and Gulf Coast regions this hurricane season. As a result. of these natural
innas�ructure disasters The Tower Group (TrG) feels morally obligated to voice our opinion and
formally advise MC that the EIFS product presently specified for the exterior of the
Freeman justice Center, is an inferior in"TrWrm' te'unsafe= hh>�m�untenance and a
est ar for notect
Consulting non code coznpliatrt�roduc r a a'�1oca�1-�t��K—�— �-�
wards&A a the
lac—afed w thin a huttird ?lie• Mr.Hank Goldman of Gtiurie, So
"Now Architects"also agrees with the above statement and will support TTG efforts to
change the specifications to a raore durable product such as Cast StoneBrick Veneer
Estimating or Cast Stone/Stucco,
Furthermore, from an aesthetic standpoint it is also our opinion that the EIFS product
Scheduling should not be used on a future Historic Landmark Facility and more specifically a
County Court House Building projected to last for more than one hundred years.
Additionally, to support our request for the building exterior envelope substitution,
value Englneering Cast Stone/Brick Veneer or Cast Stone/Stuoeo in lieu of EIFS, please find
documentation from the most revered Mr.John C.Mtorino,P.E.Principal of Pistorino
&Alam the structural engineer of record for this project.
post construailon
Additionally, the four hurricanes which have affeoted our region this year, not only
damaged our homes,business and natural landscaping,it has also created a shortage of
CGCA38309 I raps,materials such as rebar, cement,plywood, fuel and qualified construction laborers
necessary to build our projects. With the above conditions at stake the laws of
405 S-W. 148th Avenue ® sinter One -Da-le,Fiorda 33325 - Tei:954®476,3200, Fax;954,4.74®31 I1
7601 S,W.Lost River Road® Stuart Floldo 34497 ,Tel:772,287,7526 , F= 772a287®7524
9440 Philips Highway,Sutto#S ®Jacksonville,Florida 32256 ®Tel;904,292®1811 - FGX'904.292.4B85
THE
TOWER
GROU P.0
Alan French
Cast Stone Afternates
Junin 12,2006
Page 2 of 3
economics have supported the present supply and demand eoonomy whioh has
increased our crostruction cost dramatically.
CO O
option No.1
Cast Stone and Brick Veneer Add $1,808,942.14
waterproofing Add $ 450320.00
EMS(Schedule of values) Credit S 2 000.00
Total Net Cost $1,654,262.14
Option No.Z
one panels currently Shown as greater than
Decrease "base" thickness of cast st
$14"to a base thickness of 44".
Cast Stone and Brick Veneer Add $1,754,279A2
W atrproormg Add $ 45,320.00
En(Schedule of Values) Credit S(00 Q.Q 00
Total Not Cost $1,5991599.42
option No.3
Replace panels regardless of thickness with Continental Select Starve Modular.
Cast Stone veneer unite 4"X12"X2510.
Cast Stone and Brick Veneer Add $ 1,648*056.14
Waterproofing Add S 45,320.00
PHS(Schedule of Values) Credit c t200 QODA01-
Total Net Cost $1,493,376.14
Option No-4
Replace Brick Veneer with Stucco
Cast Stone and Stucco Add $1,496,260.42
Waterprvofmg Add $ 45,320.00
E1FS(Schedule of'Values) Credit SS�Qmml
Total Net Cost $1,341,580.42
THE
TOWER
VROU��
Alan Freftch
Cast Stone A ternates
January 12,2006
Wage 3 of 3
We look forward to discussing these viable options with you and your depattment at
your earliest convenience.
Thank you for your attention to this most critical matter.
Sincerely,
Gregory F.Galmin
Vice President
CC, Larry Chalmers,MCCM
Hank Goldman,CSA Architects
File
Encl.
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PISTORINO A
C®NSUMNG E.NGINE„WS, INC _. PARROE coum
7171 S.W. 62nd Aue.,Fourrh.Flaor-Mitami, Florida 3314 U0UX
(305) 669-2700 - Fax; (30S) 669-2165
January 10, 2006
Mr. Alan French
Monroe County Engineering Division
1100 Simonton Street, Rm, 2-216
Ivey West, FL, 33040
Re: Use of EIFS on Freeman Justice Center- Key West
Our File 00-323
Dear Mr. French:
We have been requested to comment on the substitution of.EIFS (Exterior
Insulation and Finish, System) for the cast stone cladding on the above
referenced projects It is our recommendation that EIFS not be uti&ed on
this project.
A review of the architectural drawings for the project indicates that cast
stone is to be utilized at many locations on the building including window
trim, roof cornices, perimeter banding, decorative columns and many other
locations together with brick veneer. However, notes on Drawing A301a
indicate that Sto Corporation EIFS systems or equal is to be used at all
locations above 20 feet including the cornice and parapets_ In addition, the
changes include metal studs and framing to be used at the parapets_
Apparently, this was a revision to the original drawings where cast stone is
specified at all locations. I have been advised that this is a cost savings
revision. In addition I have reviewed a memorandum dated. December 18,
2003 to Mr. Dent Pierce wherein Jose Gonzalez suggests in item 97 that the
use of EFIS cau reduce costs.
The statements that follow are made on the basis that this office has dealt
with such EIFS systems since the early 1980's throughout Florida but
especially in coastal areas_
Jan—iU—ZUU6 15:5 6 From—MUNNUh Ul"'NIY ENUINhKINU +3UbZ9b432I 1-625 F UU4/UUb F-511
Freeman Justice Center in Key West
January 10,2006
Page 2 of 4
We have evaluated over 400 condominiums and office buildings M_ Florida
some of which had EIFS installed. In addition, this office is very familiar
with climate conditions in Key West where we have had the privilege of
completing many projects including, portions of the Florida Keys
Community College, Casa Marina Hotel major expansion, the Truman
Annex development, Monroe County Commission Chambers (old Truman
Righ School), George Allen Apartments, Duck Avenue Apartments as well
as many others for the past 25 years. We also have served as a consultant to
the International Hurricane Center at FIU, the State of Florida Emergency
Management, Miami-Dade County Building Department and FEMA in the
evaluation and performance of buildings impacted by hurricanes with our
-most receRt.FE MA publication -dealing-Avith Hunicane--Cbarfie. Further, I
must say that as principal of this firm I am the owner of property in Monroe
County and must pay real estate taxes as we all do and therefore, I am very
aware of the duties that public officials must perform including reducing
costs.
Our experience is such that we do not believe EIFS systems have any
business being placed on buildings subject to hurricanes and the aggressive
climate of high rainfall intensity coupled with high humidity such as we
have in South Florida. ' We have observed high frequencies of water
intrusion associated with such systems, as they demand almost perfect
workmanship initially and high maintenance over the life of the buildings_
Wehave investigated failure after failure of such systems for over 20 years
and the majority of times we have found that water has easily managed to
elude the perimeter barriers and cause damage to the interiors of the
buildings_
Wehave also observed that EIFS does not hold up well under hunricanes and
we have observed extensive failures of not only trim but also whole sections
where it was utilized as a wall system. While'manufacturers tout Miami-
Dade County Product approval for High. Impactnn-ssilc resistance. for. such.._
products, the standard itself is very minimal and- is not reflective of true
conditions that may- occur in any hurricane. Simply put, expanded
polystyrene is not the equivalent of a more substantial stone product
ashen it comes to withstauding hurricane impacts, wind driven rain and
weathering.
V& PISTORINO & ALAM coivsuL7vvG jffNGpv as ,va
_ ma —
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Freeman Justice Center in Key West
January 10,2006
Page 3 of 4.
Further;, we notice that it is mandatory to use galvanized metal studs to
support the EEFS at the parapet. This type of constrtiction, is most vulnerable
to water intrusion and corrosion because the cavities created are, not vented
and create the most aggressive atmosphere for corrosion when water or
moisture is introduced in some small location- We have also noticed that
occasionally birds will be attracted to an exposed system and utilize it as a
pecking board. Currently, we have at least two major buildings in South
Florida were we are conducting water intrusion testing to determine the
exact paths of water intrusion into the buildings behind the EE F S system,
Over the years,. eve have also been involved in lawsuits against various
manufacturers of such systems wb= in they have denied responsibility due
to some minor defect in construction that is almost likely to occur even
utilizing "approved" applicators. While the various manufacturers have
greatly improved their testing and water proofing and application
specifications over the past number of years, our most recent observations of
the water intrusion damage on new buildings has resulted in the
reconf=ation of our opinions about the. suitability of such systems
especially on public buildings
The use of cast stone also has drawbacks if not installed properly. Imbedded
steel reinforcement can corrode and spall the stone if water reaches it
through porous concrete even when such steel is galvanized or epoxy coated.
The more recent use of carbon fiber and non-ferrous rebar is available to
reduce that exposure. In addition, the high cornice and parapet walls must
be extensively fastened to the'exterior of the building so as not to become a
flying missile during a hurricane. A chunk of flying EIFS Is also very
hazardous during a storm even thought it weighs significantly less than
stone.
Certainly, we have high-rise buildings constructed in the 1930's in
downtown Miami that have been able to endure the elements and Still
perform, utilizing stone. In fact in the past we have been given the task of
evaluating the Dade County- Court House constructed in 1926 and the
Congress Building also constructed in 1926. Both of these functioning
buildings have stone cladding and demonstrate the need for the exterior
cladding to be of such quality to withstand the test of the -elements over
extended-p' erio' ds*of time.
PIS LORI-NO & AL coNsaTiNG ENGiNEERs.iNc.
JL^-10-2006 15:59 From-MONROE C""'TY ENGINERING +3052954321 T-625 P 006/006 F-511
Freeman Justice Center in Key West
.Tammy 10, 2006
Page 4 of 4
Finally:, EIFS systems are not to be expected to Continue to be present over
the expected life of the structure. Not withstanding the sudden incidences of
hurricanes and water intrusion, expanded polystyrene coated with the
manufacturer's water protection systems is not going to weather or resist the
aggressive climate in Key West in the same manner as cast stone will.
Therefore, the unique architecture (decorative trim) of this public building
will deteriorate faster than the building structure itself and will have to be
replaced from time to titue to maintain its appearance. One look at the old
customs house down the street that was built in the 1800's as well as some
of the other public buildings will impress individuals that public buildings
and all of their architectural ,facade should withstand the test of time. EIFS
systems are just not in that category. It may look like stone but it is not the
Teal thing and is not in keeping with the traditions of Key West.
These are our opinions. These are the vmy same opinions I give to private
developers who retain us to perform peer reviews of their up coming
projects. We ad-vise them to avoid such systems in South Florida so.as to
reduce the claims and lawsuits that follow once a condominium association
has,taken over.
So that there is no misunderstanding, these opinions are based upon our
experience and in no manner are we challenging the design or
representations made by manufactureTs, that such products are suitable for a
particular site or use. We are fully aware of their performance testing and
documentation. However, our actual site field observation of such systems
does not support their representations on the projects we have been
associated with.
Please contact us if you require further clarification or have any questions.
V Y _V
ei
/iohn Pistorina, P.E.
President
Cc: Mr. Hank Goldman
VAIh. PISTORINO & ALAM !zoN,5w_7vvs ENwNEERs Nc
Feb 01 06 03:07P P.1
Post-its Fax F ax rwte 7671 D a te
Page
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ARCHITECTURE C From 41 1I-1
Co./Dept. CO -7 U
Phone If
Phone
Fax 0 L Fax#
5-+- -2- 1 F-I
January 30, 2006 'J ' EIVED
F EB
Mr. Clark Briggs
Project Manager Per—..,
Monroe County Engineering Dept.
I 100 Simonton Street
Key West, FL 33040
Re: FKAA Thomas Street Meeting January 24, 2006
Dear Clark:
Please be advised that discussion and observation regarding the Freeman
Building wall abutting FKAA property (south wall) resulted in the following.
1. Certain foundation / retaining wall elements are placed on FKAA
property.
2. Proposed architectural elements at the roof level will overhang
FKAA property 10-16".
3. Access from Thomas Street along the south wall has proposed
openings which could allow access to FKAA property.
4. Surfacing of the south wall
a. May be on FKAA property (confirm)
b. Be a maintenance / access problem depending upon
materials utilized
c. Creates areas needing coordination of fenced areas and
security lighting.
The following preliminary agreements were reached:
1 . Upon documentation of the walls and overhangs by registered
surveyor (by county), a plan for security and lighting shall be
developed. This plan shall include fencing at building openings
to fully secure all areas which may be compromised by the
proposed design. This fencing shall match FKAA specifications
and shall be installed so as to not allow any gaps between
fencing and building.
&
Feb 01 06 03:07p p.2
m. b. ingram
ARCHITECTURE
2. The south wall of the Freeman Building shall act as a security wall
to FKAA
-—--------------
3. The south wall shall be clad in brick or other solid materials.
due to property.
Synthetic applied systems shall not be accepted by FKAA all j
ue to
requirements for maintenance and access across their property.
Lighting shall be provided by the county to illuminate dark areas.
4. Cornice overhangs and walls shall be recorded as
encroachments over FKAA property, County shall provide written
documentation as to security for roof access of their property.
5. FKAA shall delete their north chain-link fence and rely on the
integrity and design of the south wall (county) for security
between properties. Such long term reliance shall be the
responsibility of the county by not changing any approved
elements.
Very Truly Yours,
lh&�
Michael B. Ingram, Architect
MBI/Ir
cc: Joe Ivey, FKAA Construction Contracts Manager
MONRO, OUNTY BOARD OF COUNTY COI AISSIONERS
CONTRACT SUMMARY
Contract with: The Tower Group, Inc. Contract#
Effective Date: 11/08/04
Expiration Date: 06/29/06
Contract Purpose/Description:
Deletion of Exterior Insulation Finish System (E.I.F.S.) at the Freeman Justice Center
construction project, and replace with cast stone and brick veneer surface material
Contract Manager: —Ann Riger — 4439 Facilities Devlopment/Stop #1
(Name) (Ext.) (Department/Stop #)
for BOCC meeting on 02/15/06 Agenda Deadline: 01/31/06
CONTRACT COSTS
Total Dollar Value of Contract: $ 15,592,592. Current Year Portion: $ 10,069,484.
Budgeted? Yes® No R Account Codes: 307-24003-560620-CE0601-
Grant: $ N/A
County Match: $ N/A
ADDITIONAL COSTS
Estimated Ongoing Costs: $_/yr For:
(Not included in dollar value above) (eg. maintenance,utilities,janitorial, salaries, etc.)
CONTRACT REVIEW
Changes Date Out
Date In Needed Reviewer
Division Director YesR NoR
Risk Managem t PP YesR No[�-
O.M.B./Purchasing 04 Yes[_1 NoF-1
County Attorney YesO No[:] 1
Comments:
OMB Form Revised 2/27/01 MCP #2