LTC 606-2019 Renovation of Flamingo Park Handball CourtsMIAMI BEACH
OFFICE OF THE CITY MANAGER
NO. LTC# 606-2019 LEDER TO COMMISSION
TO: Mayor Dan Gelber and Members of
FROM: Jimmy L. Morales, City Manager
DATE: November 8, 2019
SUBJECT: Renovation of Flamingo Park H dball Courts
The purpose of this LTC is to provide information to the Mayor and City Commission
regarding the status of the ongoing renovation of the Flamingo Park Handball courts
project, which is part of the overall Flamingo Park Master Plan. Construction activities for
the renovation project commenced on January 81h, 2019, and included electrical upgrades ,
the addition of sports lighting, new general lighting, minor selective stucco crack repairs,
court resurfacing, new frameless windows and doors, new fencing and painting for both
existing buildings. The courts will also include seating areas and water drinking fountains
for players and visitors.
The renovation was phased to allow at least one building to be open to the public during
construction, extending the construction time from an original 6 months to 9 months, and
changing the contractual completion date from July 7, 2019 to October 5, 2019.
To date, the contractor has completed all site drainage and installation of the sport lights.
For the Joe Rubin building (phase 1 ), the work completed includes selective demolition,
including the removal of the staircase to the roof seating, roof modification to abandon roof
seating area, installation of site lighting foundations, exterior courts concrete was poured
including connecting sidewalks and ramps, paint removal on all exterior and interior walls ,
and delivery of all windows and doors.
During the paint removal process of the Joe Rubin building, it was discovered that the
existing stucco presented extensive fractures and, in some areas, delamination
(Attachment 1 ). This was a hidden condition, as the existing walls had multiple layers of
paint that covered the actual state of the stucco. This type of unforeseen condition is one
of the downfalls of renovation projects, as there was no way of knowing the poor condition
of the stucco without significant exploratory work which would have made the courts
unusable.
This finding triggered several investigations to determine the extent and severity of the
failing stucco. Additionally, selective areas of stucco were removed to verify and confirm
the condition of the substrate. This investigative process included the hiring of a specialty
consultant to evaluate the stucco and determine the extent of failures . In addition , the
Robert C. Haas building (phase 2) was also examined . The stucco was found to be
similarly deficient.
In July 2019 , the contractor submitted a proposal to remediate the deficient stucco at both
buildings. Upon review and exhaustive negotiations by the engineer of record and city
staff, the proposal was found to be inconsistent with the work effort and the value of work,
exceeding available funding in the owner's contingency. Typical of renovation projects ,
unforeseen conditions, such as this one, often result in added project costs and duration .
Frequently, renovation projects like this one end up costing more than new, ground up
construction.
The project team, as a result of the impasse with the contractor, has evaluated several
systems to determine the most effective and efficient system that will deliver the correct
finished product and useful life for this use and budget. To that end, the consultant and
City staff have met with several product manufacturers and contractors and have compiled
a selection of potential solutions . The consultant is currently completing their comparative
analysis and preparing their recommendation. Staff expects to have a recommendation
and consensus on the best path forward by the end of November and has already begun
preparations to proceed with the procurement process, utilizing previously established C ity
contracts or vendors, if further negotiations with the current contractor fail.
Depending on the final product selection, we expect the Joe Rubin building to be
completed approximately two (2) months after commencement of remediation . Once the
courts are open and available for use, the project will proceed with the renovation of the
Robert C . Haas building (phase 2). The project schedule for phase 2 estimates
construction activities to take approximately four ( 4) months. Final completion of the
project is expected in the summer, 2020.
Should y~~.\ve additional questions , please contact David Martinez at 305-673-7071.
JLM/€fl/ii\
--Attachment 1-Photos offafllng stucco
Attachment 1
ll mJucrnoul (Joe Rubin Building)
•
Figure 2: Fractures due to failing stucco
Figure 3: Paint removal process exposed failing stucco (Joe Rubin Building)
Figure 4: Sections of delaminating stucco