20160413 SM4MIAMI BEACH
City Commission Meeting
SUPPLEMENTAL MATERIAL 4
City Hall, Commission Chambers, 3rd Floor, 1700 Convention Center Drive
April 13, 2016
Mayor Philip Levine
Commissioner John Elizabeth Aleman
Commissioner Ricky Arriola
Commissioner Kristen Rosen Gonzalez
Commissioner Michael Grieco
Commissioner Joy Malakoff
Commissioner Micky Steinberg
City Manager Jimmy L. Morales
City Attorney Raul J. Aguila
City Clerk Rafael E. Granado
Visit us at www.miamibeachfl.gov for agendas and video "streaming" of City Commission Meetings.
ATTENTION ALL LOBBYISTS
Chapter 2, Article VII, Division 3 of the City Code of Miami Beach entitled "Lobbyists" requires the
registration of all lobbyists with the City Clerk prior to engaging in any lobbying activity with the City
Commission, any City Board or Committee, or any personnel as defined in the subject Code
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Questions regarding the provisions of the Ordinance should be directed to the Office of the City
Attorney.
SUPPLEMENTAL AGENDA
R9 - New Business and Commission Requests
R9R Discussion Regarding Interior Flooding At The Byron Carlyle Theater.
(Tourism, Culture & Economic Development)
(Additional Information & Limited Conditions Assessment Report RE: Interior Flooring)
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Granado, Rafael
From: Monserrat, Marcia
Sent: Tuesday, April 12, 2016 6:12 PM
To: Granado, Rafael
Subject: FW: Byron Carlyle Theater - Lower Level Restrooms
Attachments: Byron Carlyle DWA Report.pdf
Please distribute both the attachment and email as supplemental for item R9R. thank you
From: "Kaniewski, Anthony" <AnthonyKaniewski@miamibeachfl.gov>
To: "Sklar, Max" <MaxSklar@miamibeachfl.gov>
Cc: "Denis, Alex" <AlexDenis@miamibeachfl.gov>
Subject: FW: Byron Carlyle Theater - Lower Level Restrooms
Max: below are the construction estimates that that accompany the DWA report attached. Upon
review, pls let me know if you have any questions or would like to discuss? Regards
From: Ken Boyer [mailto:kboyer@douglaswood.biz]
Sent: Monday, April 11, 2016 2:41 PM
To: Kaniewski, Anthony
Subject: Byron Carlyle Theater - Lower Level Restrooms
Anthony:
As you requested, we have considered the possible construction costs of the three scenarios for
addressing the issue of ground-water flooding in the existing lower-level restrooms at the Byron
Carlyle Theater. Please refer to our report of March 4, 2016 in which the three scenarios are
discussed (copy attached).
In considering the possible construction costs, we reviewed the layout and fixture counts of the
existing lower-level restrooms. As you know, there is a rather generous shared lounge space and
another lounge space within the women's area. These lounge areas are not required by the
Building Code. Also, there appears to be more fixtures provided than are required by the
Building Code. Therefore, we looked at a range of costs for each scenario, from providing the
minimum required to providing the same areas and number of fixtures as presently exist.
Scenario No. 1 — Raising Existing Restroom Floor
Low
High
Demolition & Disposal
$20,000.00
Agenda Item R9 R
Date 4
1 3
$30,000.00
Slab
$5,000.00
$10,000.00
Partitions & Ceilings
$16,000.00
$24,000.00
Doors
$5,000.00
$5,000.00
Toilet Partitions (Plastic Laminate) & Countertops
$4,000.00
$9,000.00
Fixtures & Accessories
$23,000.00
$40,000.00
Tile & Finishes
$22,000.00
$29,000.00
Electrical & Lighting
$30,000.00
$40,000.00
Plumbing & Water Heater
$50,000.00
$75,000.00
Miscellaneous
2 4
$6,000.00
$8,000.00
General Conditions, Overhead & Profit
$45,000.00
$68,000.00
Contingency
$20,000.00
$25,000.00
Total Preliminary Estimate of Probable Construction Cost
$246,000.00
$363,000.00
Estimate A/E Fees
$40,000.00
$45,000.00
Scenario No. 2 — Abandon Existing Restrooms & Construct New at Lobby Level
Low
High
Demolition & Disposal
$19,000.00
$25,000.00
Slabs
$5,000.00
$10,000.00
Partitions & Ceilings
5
$18,000.00
$24,000.00
Doors
$5,000.00
$5,000.00
Toilet Partitions (Plastic Laminate) & Countertops
$5,000.00
$9,000.00
Fixtures & Accessories
$25,000.00
$40,000.00
Tile & Finishes
$22,000.00
$29,000.00
Electrical & Lighting
$32,000.00
$42,000.00
Plumbing & Water Heater
$53,000.00
$78,000.00
Mechanical (A/C & Ventilation)
$20,000.00
$25,000.00
Miscellaneous
$6,000.00
4 6
$8,000.00
General Conditions, Overhead & Profit
$52,000.00
$75,000.00
Contingency
$20,000.00
$25,000.00
Total Preliminary Estimate of Probable Construction Cost
$282,000.00
$395,000.00
Estimate A/E Fees
$40,000.00
$45,000.00
Scenario No. 3 — Demolish Existing Restrooms and Reconstruct with "Dry-Floodproofed"
Construction
Low
High
Demolition & Disposal
$25,000.00
$35,000.00
Slabs, Piles, Structural Walls & Waterproofing
$60,000.00
$80,000.00
Partitions & Ceilings
$18,000.00
7
$24,000.00
Doors
$5,000,00
$5,000.00
Toilet Partitions (Plastic Laminate) & Countertops
$5,000.00
$9,000.00
Fixtures & Accessories
$25,000.00
$40,000.00
Tile & Finishes
$22,000.00
$29,000.00
Electrical & Lighting
$31,000.00
$41,000.00
Plumbing & Water Heater
$52,000.00
$77,000.00
Miscellaneous
$7,000.00
$9,000.00
General Conditions, Overhead & Profit
$63,000.00
$88,000.00
6 8
Contingency
$25,000.00
$3 5,000,00
Total Preliminary Estimate of Probable Construction Cost
$338,000.00
$472,000.00
Estimate A/E Fees
$50,000.00
$55,000.00
Sincerely,
DOUGLAS WOOD ASSOCIATES, INC.
Douglas Wood, P.E., SECB
President
5040 N.W. 7th Street
Suite 820
Miami, Florida 33126
T: (305) 461-3450 ext. 302
7 9
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AA/EO EMPLOYER|EB6353 5040 N.W. 7TH STREET, SUITE 820, MIAMI, FLORIDA 33126
LIMITED CONDITIONS ASSESSMENT
REPORT
RELATIVE TO INTERIOR FLOORING
AT
BYRON CARLYLE THEATER
500 71ST STREET
MIAMI BEACH, FLORIDA
MARCH 4, 2016
PREPARED BY:
DOUGLAS WOOD ASSOCIATES, INC.
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LIMITED CONDITIONS
ASSESSMENT
REPORT RELATIVE TO
INTERIOR FLOORING
BYRON CARLYLE THEATER
500 71ST STREET
MIAMI BEACH, FLORIDA
March 4, 2016
INTRODUCTION
General
As requested, we have conducted a limited assessment of the present conditions
relative to interior floor flooding at the Byron Carlyle Theater, located at 500 71st
Street in Miami Beach, Florida.
Purpose
The purpose of this investigation was to provide a general assessment of the
present conditions and causes of the periodic floor flooding and to comment on how
these conditions may relate to future use and renovation.
Scope
This investigation includes only the reported periodic floor flooding issue. No other
issues were investigated or considered.
Roofing, insect infestations (including termites and other wood-destroying insects),
mechanical, plumbing and electrical systems, environmental issues (including radon,
mold and ground contamination) and hazardous materials (including lead paint and
asbestos) are not included in the scope of this assessment.
METHODOLOGY AND LIMITATIONS
Our investigation of existing conditions was primarily conducted as follows:
- Visual Observations
o Significant portions of this building are presently occupied.
Architectural finishes remain in place throughout much of the interior
and all of the exterior of the building. Therefore, direct observation of
structural materials was limited to a few restricted views.
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o Review of Documents: The City made available to us a copy of a
report prepared by C3TS, dated January, 2006. This report included a
few architectural drawings form the original construction.
Calculations were not performed to verify the adequacy of the original design and
construction of the existing systems for this building. Douglas Wood Associates
assumes no responsibility for the design or construction of this existing building. The
findings presented in this report do not imply any warranty on the performance or
Building Code conformance of the existing structural systems.
In the absence of observations to the contrary, we have assumed that the existing
building systems were properly designed, permitted, constructed and approved in
accordance with the building code and general design and construction practices in
effect at the time of construction. Also, while we performed observations of the
existing structural systems, our observations were limited by the scope of this
investigation, by time constraints and by what could be readily observed in the
existing building.
GENERAL DISCUSSION
In general, this building could be considered to have withstood the “test of time” and
therefore, to have structural systems that were generally adequate for their intended
purposes. However, it must be recognized that the building codes, standards,
methods, products and practices of the time this building and subsequent
modifications were made vary considerably from those of today. Therefore, it should
be remembered that there are many aspects of the existing structural systems which
do not conform to today’s standards, practices and codes.
The Byron Carlyle Theater was originally constructed in 1968. FEMA flood plain
requirements were not in effect at the time this building was constructed.
The preponderance of scientific evidence indicates that mean sea levels have been
rising in the past century and that the rate of sea level rise is accelerating. Local
data indicates that mean sea level in South Florida has risen in the range of four to
six inches since the Byron Carlyle Theater was originally constructed. Predictions of
future sea level rise vary, but again, the preponderance of evidence leads to
predictions of continued and accelerated sea level rise.
Existing Site Conditions Relative to
Structural Issues
Environmental Influences
Hurricanes
All of South Florida is vulnerable to hurricanes. Tidal flooding due to wind-induced
surge due to hurricanes is a possibility, and a definitive likelihood over a long period
of time.
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BYRON CARLYLE THEATER MARCH 4, 2016
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Flooding
Floods are possible in most of the coastal regions of South Florida. According to
Miami-Dade County’s website, this building is located within a FEMA AE-8 flood
zone. If future additions and/or renovations have a construction cost (accumulated
over a five year period) exceeding 50% of the concurrent construction cost value of
the existing building, the building would need to be brought into compliance with the
concurrent FEMA flood design requirements.
This assessment did not include verification of existing floor and exterior grade
elevations. Current flood design criteria places the Design Flood Elevation (DFE) at
the Base Flood Elevation (BFE) plus 1.0 foot. At this time, we do not know the
existing floor elevations. We assume, however, that most or all of the existing
ground floor level is likely well below the DFE.
OBSERVATIONS RELATIVE TO REPORTED FLOOR FLOODING
Observations/Investigation
The writer visited the building on two occasions. The first visit was arranged to
coincide with a predicted time of relatively high tide. The time of the actual site visit
was close to, but did not coincide with the peak of high tide, and it was close to but
did not coincide with the peak of the king tide cycle experienced in October of 2015.
Therefore, the writer did not observe west of conditions. Nonetheless, tidal flooding
of the streets around the theater was occurring at the time of the visit. Interior floor
flooding was also occurring in the low areas of the interior floor. The writer observed
approximately two inches of standing water in the restroom area (east end of
building) and similar amounts at the low points of the presently unused auditoriums
in the western portion of the building.
The writer conducted a brief telephone interview with the current theater manager.
The manager reported that up to a “few inches” of water accumulated on the floor of
the eastern restrooms at high tide during the past king tide cycle of October, 2015.
The manager reported that portable pumps were used to lower the water level in the
restroom area during periods of flooding. The manager also reported that he
observed tidal flooding in the streets around the theater up to the curbs, but not
onto/over the sidewalks.
The main lobby entrance to the theater is at the top of the back-of-sidewalk
elevation. There is an interior ramp inside the main doors, and the main lobby floor
is a few inches higher than the sidewalk. In the southeast area of the lobby, there
are steps up to the upper auditorium seating level and steps down to the public
restrooms. The floor of the restroom is approximately 2’-1/2 feet lower than the main
lobby level. In the absence of specific survey elevations and high water elevations, it
appears that the floor of the restroom area and the low points of the unused
auditoriums on the west side of the building are significantly below the observed high
water elevations during the king tide cycle in October, 2015.
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EVALUATIONS
Based on our visual observations and based on the verbal report from the current
building manager, it appears that the restroom area at the east end of the building
and the low points of the west side auditoriums regularly flooded around high tides
during the cycle of king tides this past October, 2015. Water depths up to a few
inches were reported. Tidal flooding in the adjacent streets up to the sidewalk curbs
was reported. Based on our observations, it appears that the restroom area floor
and the low points of the west side auditoriums are significantly below the high tide
elevation during the cycle of king tides this past October, 2015. The drawings for the
original construction also indicate a storage area, mechanical room and electrical
room in the southeast corner of the building to be below exterior grade elevation (but
several inches higher than the restroom area floor).
The 2006 report by C3TS indicates that the ground floor is a concrete slab on
ground. Assuming this to be true, it would not have been designed to prevent water
seepage under hydrostatic pressure, and it would not have been designed to resist
hydrostatic pressure. Assuming a four-inch thick concrete slab and ignoring the
requirement for a factor of safety, a ground water elevation depth of just five to six
inches above the floor could be expected to rupture the existing slab.
The preponderance of scientific evidence predicts continued sea level rise, at an
accelerated rate of rise, for the foreseeable future. Therefore, it should be expected
that the flooding experienced to date will become deeper and more frequent. Other
lower floor areas within the building may soon be affected. This investigation is
limited to structural concerns, but obviously, the City should also take into account
other issues arising from floor flooding such as possible contamination, mold growth,
corrosion, rot, and electrical system safety issues.
If it is desired to address only the restroom area at this time, one might consider the
following options:
1. Raise Existing Restroom Floor
If there is sufficient headroom to the structure above, one might consider
raising the existing restroom. To accomplish this, however, would require
casting say a six-inch thick concrete topping on the floor. This, in turn, would
essentially require a complete demolition and reconstruction of the restrooms.
Such construction would be fairly expensive. In addition, the raised level of
floor may soon be below groundwater elevations.
2. Abandon Existing Restrooms and Reconstruct Restrooms Elsewhere
If an area is available elsewhere, at the main ground-floor level, new
restrooms could be constructed. Such new restrooms, however, would still
likely be well below the current Design Flood Elevation (DFE). The
abandoned restroom area would also still be subject to flooding with its
negative effects. Therefore, it would be appropriate to raise the restroom
floor with concrete topping to prevent flooding. An appropriate vapor barrier
or waterproofing system should be included to prevent water vapor migration
into the space.
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BYRON CARLYLE THEATER MARCH 4, 2016
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Again, of course, as sea level rises, the low floor level will eventually become
subject to flooding again.
3. Demolish Existing Restrooms and Reconstruct with “Dry-Floodproofed”
Construction
It is allowed to “dry-floodproof” non-residential uses. In the case of the
present location of the restrooms, dry-floodproofing would require a complete
demolition of the existing non-structural construction in the area. It would
also require removal of the existing concrete floor slab. It would also likely
require removal of existing masonry walls around the restroom area and
replacement with appropriately reinforced concrete or masonry walls. The
floor slab would need to be replaced with a structurally reinforced concrete
slab capable of resisting the DFE flood. Tension piles (to resist upward
loads) would also be required at some spacing. The new slab and all
perimeter walls up to the DFE would need to be waterproofed. Any openings
below the DFE would need to be protected with appropriately designed flood
panels. Sanitary drain pipes would need to be equipped with backflow
preventers to prevent reverse flow through the pipes into the space. It would
also be prudent to provide an automatic sump pump.
None of the options discussed above would protect other building areas from king
tide flooding or from tidal surge associated with hurricanes.
If major renovations of the building were to be considered, and if the construction
cost of such renovations (accumulated over a five-year period) were to exceed 50%
of the concurrent construction cost value of the existing building, current regulations
require that the entire building be brought into compliance with current FEMA design
criteria. This would require all floors to either be raised to the DFE (currently +9.0
N.G.V.D.). If any floor areas remained below the DFE, they would need to be dry-
floodproofed as described above for the restrooms. Obviously, this would be
relatively costly. This would also result in lower ceiling heights and possible
reconfiguration/raising of existing second floor areas. Raising or reconstruction of
the ground floor would likely require the complete replacement of interior
construction. Given the likely cost of such work, it would be prudent to enhance
other existing structural system to provide greater hurricane resistance. In our
opinion (in the absence of a detailed study), it would seem that such an extensive
renovation would be as or more expensive than constructing a new building.
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PHOTOGRAPH NO. 1
NORTHEAST CORNER OF BUILDING
(NOTE STREET, SIDEWALK & DOOR ELEVATIONS. NOTE PROXIMITY OF STREET DRAINS)
PHOTOGRAPH NO. 2
NORTH SIDE EXIT DOORS
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PHOTOGRAPH NO. 3
NORTHWEST CORNER OF BUILDING
(NOTE STREET, SIDEWALK & DOOR ELEVATIONS. NOTE PROXIMITY OF STREET DRAINS)
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PHOTOGRAPH NO. 4
SOUTHWEST CORNER OF BUILDING
(NOTE SIDEWALK AND DOOR ELEVATION)
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PHOTOGRAPH NO. 5
NORTH SIDE EXIT DOOR
(NOTE THRESHOLD ELEVATION RELATIVE TO SIDEWALK)
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PHOTOGRAPH NO. 6
(EXISTING RESTROOM)
PHOTOGRAPH NO. 7
(EXISTING RESTROOM)
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PHOTOGRAPH NO. 8
STEPS FROM LOWER RESTROOM UP TO LOBBY
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PHOTOGRAPH NO. 9
STEPS FROM LOBBY DOWN TO RESTROOM (& UP TO UPPER AUDITORIUM)
PHOTOGRAPH NO. 10
MAIN LOBBY
(SLIGHT RAMP UP FROM SIDEWALK-LEVEL ENTRY DOORS)
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