ADMINISTRATIVE REPORT

Date: June 9, 2000
Author/Local: Rae Ackerman

RTS No. 01553

CC File No. 4253

Council: July 4, 2000

TO:	Vancouver City Council
FROM:	Director of Civic Theatres
SUBJECT:	QET Parkade Repairs

RECOMMENDATION

A. THAT Council approve major structural repairs to the QET Parkade at an estimated cost of $650,000, including consultant fees and testing, source of funds to be:

i) $350,000 from the 2000 Basic Capital allocation; "QET - Security and Safety."

ii) $300,000 in the form of a loan from the PEF to be repaid from Civic Theatres Capital Reserve revenue.

B. THAT Read Jones Christofferson Ltd. (RJC) be retained as structural engineering consultants for the project at an estimated cost of $42,500.

COMMENTS

The City Manager RECOMMENDS approval of A and B.

POLICY

Although not actual policy, long term practise has been that major maintenance of the three civic theatres is funded from City capital funds while upgrades are funded from Civic Theatres Capital Reserve revenues.

BACKGROUND

The QET Parkade is a 2-level parking structure below the QET Plaza at Georgia & Hamilton, entered from Cambie St., accommodating 225 vehicles for monthly, daily and show parking.
It is operated on a fee-for-service basis by Metro Parking. It is 41 years old.

The intermediate reinforced concrete slab has cracks and spalls. The expansion joints in the upper and intermediate slabs leak. There are signs of salt deposits on surfaces. There are areas where steel reinforcing rods are exposed.

Civic Theatres and Facilities Development Dep't. commissioned Read Jones Christoffersen Ltd. (RJC) to do an engineering study in June 1999 to test the structural integrity of the facility, recommend treatment and estimate project costs and timing.

DISCUSSION

The Problem:

The engineering study found that 18% (or 7,000 sq. ft.) of the intermediate slab has severe delamination. Delamination occurs when moisture and salts attack the steel reinforcing rods causing corrosion. The corrosion swells inside the concrete leading to splitting and spalling of the upper and lower surfaces. Once spalling occurs, moisture and salts have even easier access to the steel rods and the corrosion/delamination process accelerates with the concrete crumbling until structural integrity and safety are lost.

Normally, reinforced concrete is protected from corrosion by the lime in the cement. The corrosive salts originate in two ways. They may be tracked in by vehicles from road de-icing, or chloride salts may have been added to the wet concrete at the time of construction to speed up the curing time. There is evidence for both of these conditions. There are also areas where the original concrete pour left only a thin upper layer which has since worn down to expose the rods.

Failure to repair the delaminated concrete has two consequences. The load-bearing capacity of the slab will decline requiring at first shoring and later, closure of the facility. Secondly, as delamination and spalling continue, chunks of concrete begin to fall from the ceiling, endangering vehicles and passengers. There are already areas of loose chunks of concrete on the bottom side of the slab (ceiling of the lower parking level).

The Solution:

The spalled and delaminated concrete must be removed to expose all corroded reinforcing rods. The rods have to be cleaned and/or augmented and the concrete replaced. The expansion joints have to cleaned out and re-sealed. The driving surfaces need be coated with a waterproof sealant to prevent further penetration of the original and new concrete.

Project Timing and Cost:

Project duration: 6 - 8 weeks.

Cost:

Concrete delamination repairs: $253,000
Traffic deck sealant: 125,000
Expansion joints: 85,000

Subtotal; construction $463,000

Consultant fees, contingencies & soft costs: $187,000

Total Project Budget: $650,000

FINANCIAL IMPLICATIONS

The 2000 Basic Capital Budget has a line item of $350,000 for Civic Theatres for "Safety and Security". This amount was originally approved for Orpheum Womens' Washroom Expansion in the 1997-1999 Basic Capital Budget. It was defered to the 2000-2002 Capital Plan for budget management purposes. Reallocating this budget to the Parkade recognizes the greater urgency of the newer project. The Orpheum Womens' Washrooms will remain to be expanded.

For the remaining $300,000, we propose a loan from the PEF on the usual terms, to be paid back from Civic Theatres Capital Reserve revenue which accrues from the surcharge on tickets sold to events at the three theatres plus net parking revenue from the QET Parkade. Actual net parking revenue in 1999 was $188,150.

Following the recent project which added air conditioning to the QET lobby, expanded the Playhouse lower lobby and added the new QET Salon to the complex including some smaller amounts committed to equipment upgrades, the balance owing to the PEF is $3,821,087.
While the revenue fluctuates according to ticket sales and parking levels, payback was estimated to be complete by about 2005 based on annual revenues from the ticket surcharge and parking of approximately $650,000. The garage restoration will add another 12 months to the amortization.

The project will require closing the Parkade for 6 - 8 weeks. If we can mobilize the project to happen during August and September, we can expect a loss of net revenue of approximately $20,000. If the project runs into October, the loss will increase toapproximately $40,000.

CONCLUSION

Civic Theatres proposes to repair delamination of the intermediate reinforced concrete slab in the QET Parkade, repair the expansion joints in the Plaza and intermediate levels, and protect the renewed floor surface with a waterproof sealant at a total estimated cost of $650,000.

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(c) 1998 City of Vancouver