Taylor Pavilion Design Review 2015. Pavilion Design Review Committee 2015 June 3, 2015 Belmar Mayor & Council form an advisory committee to review the

Taylor Pavilion Design Review 2015

Pavilion Design Review Committee 2015

June 3, 2015

Belmar Mayor & Council form an advisory committee to review the design of Taylor Pavilion for the express purpose of identifying areas where adjustments could be made to save costs of construction while not requiring significant redesign expenses.

The committee met throughout the summer and arrived at the following presentation for Mayor & Council’s consideration.


Method of Review• Building must stay within the existing footprint due to DEP & FEMA

standards.

• Consideration of design alterations should maintain the integrity of the existing design purposes. Taylor Pavilion should remain as the replacement for what was destroyed.

• Any redesign recommendations must allow for the building to be permitted under NJDEP and remain inline with FEMA requirements so as not to jeopardize FEMA funding.

• Any redesign recommendations must survive a cost benefit analysis to ensure that savings exceed the cost of redesign.

• Carefully review designs to identify any changes from the destroyed structure and determine if those items can be eliminated or modified.


Review of Existing Design

Taylor Pavilion Demolished by Sandy Rendering of New Taylor Pavilion

Total Square footage - 7,000 SF Total Square Footage - 6,812 SF


Review of Existing Design

Floor Plan of old Taylor Floor Plan of New Taylor

Total Square footage - 7,000 SF Total Square Footage - 6,812 SF

Concession Space BathroomsBeachfront Operations Kitchen & StorageGeneral Space


Review of V-Zone Construction StandardsMinimum Finished Floor Elevation (FFE) – Base Flood Elevation (BFE) +3’ results in FFE approximately 5 feet above the existing boardwalk.

Open Foundation – Building must be pile supported with the lowest horizontal member above the BFE. All walls below the BFE must be breakaway.

Impact loads – Must be able to survive impact from 1,000 lb object on critical members below the BFE.

Wave loads – Every structural component below the BFE is subject to wave loading.


Review of Codes & Standard Requirements

• Building is an A-2/A-3 Mixed Use General Assembly building

• ADA access must be provided

- ADA accessible ramps must be located at the main entrance

• Automatic Sprinkler System

• Bathrooms

• HVAC Requirements


Review of Taylor – Old V. New – What’s different?Item Why? Optional?

Stronger Foundations* DEP V-Zone Standards Only if V-Zone is mitigated

More Bathrooms Codes & Standards No

HVAC Codes & Standards No

Dedicated BeachfrontOperations Space & Secured Rectifying Flaw of Old Design Yes

Columns Removed Rectifying Flaw of Old Design Yes(Columns limited general space usage.)

Hallway Added Rectifying Flaw of Old Design Yes(Old design muddled beachfront operations and general usage.)

*Redesign costs estimated at $25,000. Benefit of redesign would need to save more than $25,000 to be considered.


Design Consideration

Alternate Foundation System• The cost of the foundation is one of the largest components of the

total project costs. Is a “cheaper” foundation possible?

• Alternatives must meet V-Zone requirements, current building codes, and any other structural requirements.

• The V-Zone requirements are the most difficult to design for. Must be able to withstand impact force of floating debris or have redundancy built in.

• Alternatives must be potentially permitted by DEP.


Design Consideration: Alternate Foundation System

Option #1 - Take the building out of the V-Zone• Build a steel sea wall and back fill to remove footprint from the V-

Zone

• Build a traditional timber piling foundation.

Concerns:

• Cost of sea wall

• Filling of beach may not be permitted by NJDEP


Design Consideration:

Alternate Foundation System CostsOption #1 - Remove from V-Zone Cost

$275k more than designed foundation + $25,000 in redesign = $300,000 Increase to Existing Design

Item Unit Price Unit Quantity Total

Steel Bulkhead $1,400 LF 325 $455,000

Fill $30.00 CY 5305 $159,150

Piles $46.97 LF 3160 $148,425

Timber Framing & Floor $7.51 SF 6812 $51,158

$813,733


Design Consideration: Alternate Foundation System

Option #2 – Leave in the V-Zone but Use a timber piling foundation (traditionally cheaper than steel and concrete)

• Impact loads in V-Zone requires redundancy of pilings; the structure must be designed for a damaged piling.

• Timber framing would be used for the foundation instead of concreteConcerns:• Reduced service life and structural integrity compared to steel piles and

concrete foundation

• Code standards require that more than double the number of piles would be needed if timber is used.


Design Consideration:

Alternate Foundation System CostsOption #2 – Timber Piling Cost

$158k more than designed foundation + $25,000 in redesign = $183,000 Increase to Existing

Design

Item Unit Price Unit Quantity Total

Piles $46.97 LF 12640 $593,700.80

Timber Framing & Floor $15.02 SF 6821 $102,451.42

$696,152.22


Design Consideration: Exhaust other “Reductions”

Option #3 –Reduce Bathrooms: Not Permitted by Codes & Standards

Remove HVAC: Not Permitted by Codes & Standards

Return Beachfront Operations to Prior Would reintroduce flaw of old design.Configuration Potential savings is nominal and would not survive CBA.

Put Columns Back In: Would reintroduce flaw of old design.Would add to the cost to put columns in where none are now.Would not survive CBA.

Remove Hallway: Would reintroduce flaw of old design.Potential savings is nominal and would not survive CBA.


Committee Recommendation

The Taylor Pavilion as designed adheres to codes and standards for V-Zone construction and is by far the most cost effective replacement of what was lost in Hurricane Sandy.

Taylor Pavilion Design Review 2015

Documents

Taylor Pavilion Design Review 2015. Pavilion Design Review Committee 2015 June 3, 2015 Belmar Mayor & Council form an advisory committee to review the