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2001-24651 RESO RESOLUTION NO. 2001-246Sil A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING ADDITIONAL AIR CONDITIONING WORK, IN THE ESTIMATED AMOUNT OF $100,000, FOR THE BASS MUSEUM EXPANSION AND RENOVATION PROJECT, AND APPROPRIATING FUNDS, IN THE AMOUNT OF $100,000, FOR REPAIRS AND CORRECTIONS TO THE BUILDING SPACE ENVIRONMENT SYSTEM. WHEREAS, on March 26, 1995, the City entered into an Agreement with the firms of Spillis Candela & Partners (SC &P) and Arata Isozaki and Associates (Isozaki) for architectural and engineering services for the Expansion and Renovation of the Bass Museum of Art (the Project); and WHEREAS, on December 3, 1997, the Mayor and City Commission approved award of a construction contract to Danville-Findorff, Inc. (DFI), and Notice to Proceed with construction of the project was given on February 5,1998; and WHEREAS, the renovation of the existing building has experienced numerous conditions which necessitated correction and which have added costs to the project; and WHEREAS, Heating, Ventilating and Air Conditioning (HV AC) conditions at the building have been evaluated by SC&P, Johnson Controls, Inc. (Johnson), and by the City's Program Manager, URS, Inc. (URS), because the system as installed is not maintaining the required temperature and relative humidity; and WHEREAS, an independent consulting and test and balance engineering firm, GFS Consulting, Inc. (GFS), was retained to assist in the evaluation of all installations as well as the design, and the costs for previous corrections and evaluations were borne by SC&P and DFI under their contract responsibilities; and WHEREAS, corrections and adjustments were made to the HV AC system and the controls in order to improve the building space environment conditions but, the inconsistent performance of the overall system continues and additional corrections must be performed in order to obtain proper space environmental levels within some areas of the building; and WHEREAS, these additional corrections consist of the installation of a new air conditioning unit at the building Loading Dock area in order to separate this space from the Art Collection Storage Room with reconfiguration of the ductwork for the Art Collection Storage Room to separate it from the Loading Dock below in order to obtain better control of the humidity and temperature levels; and WHEREAS, the new unit will be furnished by SC&P for installation by the City; and WHEREAS, both URS and SC&P recommend that several control sensors currently located within the return air ducts be relocated to a location near the hygrothermographs for each particular space which will provide a more effective and efficient operation of the HV AC units and a faster reaction to environmental conditions within the museum spaces; and WHEREAS, the Building Energy Management System (BMS) will be re-programmed to allow the HV AC units to operate on humidity priority rather than on temperature priority as currently installed, which will allow the HV AC system to provide both temperature and humidity conditioning under any external or internal environmental situation; and WHEREAS, SC&P does not recommend, and URS agrees, any wholesale changes to the overall HV AC system; and WHEREAS, SC&P and URS do not recommend the addition of a humidification system in view of the fact that humidity levels in the South Florida area are generally acceptable for the conditions required in an art museum, and for those rare and far between periods when humidity levels may be too low, both consultants recommend having on hand portable, humidifying units, which can be utilized on a temporary basis; and WHEREAS, if DFI is not able to perform the re-programming modifications and adjustments through the Project's controls sub-contractor, then URS recommends that the museum's controls system be reprogrammed independently or changed to a Johnson system which will be compatible with the other systems in the City; and WHEREAS, the above corrections are estimated to cost approximately $10,000 to $65,000, depending on the extent of the installation costs and ductwork modifications for the new unit, and the cost of the re-programming or replacement of the BMS and the relocation of the sensing devices; and WHEREAS, the Administration requests that the Mayor and City Commission authorize appropriation of funds, in the amount of $100,000, which would include a contingency, to implement all the corrections to the space environmental system at the Bass Museum of Art as recommended by the City's consultants. NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, that the Mayor and City Commission approve additional air conditioning work, in the estimated amount of $100,000, for the Bass Museum Expansion and Renovation Project, and appropriate funds, in the amount of $100,000, for repairs and corrections to the building space environment system. P ASSED ~d ADOYfED thi. 17<h m.y OfO""iiJr'L MAYOR ATTEST: ~<l ~tU~ CITY CLERK F:\ WORK\$ALL \chartrand\Bayshore Golf Course\constreso.doc APPROVED /IS 10 FORM & LANGUAGE & FOR EXECUTION ~ ~~t:';'al URS October 4, 2001 Mr. Timothy Hemstreet Director, ClP Office City of Miami Beach 1700 Convention Center Drive Miami Beach, FL 33139 Re: Letter Report Regarding Bass Museum of Art, City of Miami Beach URS .Job No. 39911-002-138 Dear Mr. Hemstreet, 1.0 Introduction URS Corporation was retained by the City of Miami Beach to assist the City in preparing a program of steps to be taken to investigate causes and to suggest corrective actions to stop moisture intrusion problems and to stabilize the HV AC systems at the Bass Museum in Miami Beach. The effort was focused on quickly reviewing existing field conditions, design plans, specifications and project correspondence to determine probable areas where moisture was entering the building and to recommend corrective actions prior to the Museum hosting an exhibition in the winter of 2001. Review of the HV AC system was performed in conjunction with the Design Architect, Spillis Candela, DMJM and after reviewing the Johnson Controls, Inc., independent report on the HV AC system operation, The Bass Museum consists of two building sections, The "original" building, and the new "addition." The original building is approximately 11,000 gross square feet in size and 2 stories. Major work consisted of a change out of the HV AC system, and the re-roofing of the "existing" building. Roof drains were removed or replaced, but not rain water lead pipes. The new "addition" is approximately 20,100 gross square feet and has two stories of usable space for exhibits and storage and a third floor mechanical room and storage area, It was constructed directly West of and adjoining the existing building after a former (mid 60"s) addition was demolished. Both buildings were given substantial completion certification in September 2000, over one year ago. At that time a "punch list" was generated. Final completion and acceptance occurs when the "punch list" items are completed. Since that time the facilities have been p1agned by wide variations in relative humidity and temperature inside the facility and leaks in the building envelope. These problems have been the subject of numerous complaints by the City and the Architect to the contractor (who has yet to obtain sign off on the "punch list" from substantial completion inspection). 2.0 Analysis The analysis conducted by URS Corporation included: 1) a series of site visits with various parties to review field conditions; 2) a complete review of City supplied documentation including plans, specifications and the correspondence and project folders and files for the Museum construction; and 3) a review of certain design parameters and criteria with the Design Architectural firm. The analysis focused on two main areas of concern as expressed by the City staff and as contained in the URS scope of services. These areas were concerning the roof leaks and moisture penetration of the building envelope, URS Corporation 7800 Congress Avenue, Suite 200 Boca Raton, FL 33487 Tel: 561.994,6500 Fax: 561.994.6524 URS City of Miami Beach 1700 Convention Center Drive Miami Beach, FL 33139 October4. 2001 and the overall operation of the HV AC (climate control) systems and their inability to maintain the interior spaces of the Museum at acceptable levels and ranges of Temperature and Humidity. Review of Field Conditions All of the field condition reviews were conducted to obtain information related to the moisture penetration problems and roof leaks at the museum. No field review of the HV AC systems were conducted, while URS awaited the completion of the Johnson Controls Report on this system. An initial site visit to The Museum, located at 21" and Collins Avenue in Miami Beach, was conducted with City and Museum staff on Thursday, August 16,2001. URS personnel in attendance included Todd Osborn, Richard Staudinger and Jim Brownell. The interior of the new addition to the museum, including the "Gallery 3" area was reviewed. Significant evidence oflarge amounts of recent moisture intrusion was observ~d, including rust and moisture in floor electrical raceways, beneath and along the East wall of "Gailery 3." The interior of the "existing building" portion of the original museum building was also checked. Moisture damage was noted in the stair well on the eastside of the building and addition. Staff then accompanied URS personnel to the double doors (No. 205) existing the "Gallery 3" area and storage area to an outside staircase leading to the 3'" floor mechanical room area. The double doorsill was noted by staff as having leaked in the past. Inside the 3'" floor mechanical room a bleed down valve that was the source of a previous leak was also pointed out by staff. No evidence of a leak was evident at the time of the site visit. The main roof of the expansion portion of the gallery was visited next, through the access hatch in the ceiling of the 3rd floor mechanical room. The roof was observed to be a modified bitumen style with a cap sheet. Numerous cap sheet patches, flashing repairs, and other construction related concerns were observed on the main roof of the building expansion. The roof of the "Gallery 3" area was not accessible during the initial site visit, The roof of the main or "existing" building was also not accessible during the initial visit. A second site visit occurred on Tuesday, August 21, 2001 at which time a thorough review of the interiors of both buildings was made and all areas of moisture damage were noted. A new area leak was pointed out by museum staff at the Southwest comer of the "existing" building in the men's restroom ceiling. It was detennined, later during the site visit, that this new leak was the result of an inoperable roof drain in the "existing building" above the restroom. Approximately 4" to 6" of standing water was observed. During the second site visit, portable and expandable ladders were available, allowing access to the "Gallery 3" roof and to the reroofed "existing" building the "gallery 3" roof exhibited construction problems with the parapet wall cap (coping) seeps. The roof drains and roof slopes (not per plans) and open seams on the roof cap sheet. The "existing building roof was also accessible on the second visit, allowing a close observation of the skylight over the connecting corridor between this building and the new "addition". Additional site visits occurred with representatives of the City, Museum staff, Desigu Architect, General Contractor, roofing Contractor, and Roofing manufacturer included in some of the visits. The additional visits by URS staff occurred on September 21st and 28th. G:\293\39911\B1lS/I Museum\FUlLDRFI'RPT .doc - 2- '" URS City of Miami Beach 1700 Convention Center Drive Miami Beach, FL 33139 October4, 2001 Reviews of Documentation URS was provided complete files from the City of Miami Beach project manager, including plans and specifications, shop drawings and Operation and Maintenance Manuals. The reviews, again, focused on the areas which might contribute to any building envelope moisture penetrations and roof leaks, and a review of the HV AC reports from previous consultants and the original designs of the systems. A check for conformance with generally accepted design parameters, plan details, and construction details (as observed in the field conditions visits) was conducted by URS. Some of our observations by area include: . Moisture leaks hlto eXlstmg building seem to center around old roof drain piping and coping/flashing of keystone parapet walls . Moisture leaks in new "addition" seem to center around 2nd floor door 205, skylight (improper installation), roof/coping/flashing condition and installation, mechanical cover over air conditioning ducts in East wall of "Gallery 3" and various roof drain installation issues. . Leaks at roof drains and overflows may be related to construction. The roof penetrations were found to not be per detail 8/ A8.02 and 9/ A8.02 of the plans. . The doorsill at door 205 was constructed too low. Not the same as other door sills in the new "addition. (Detail 10/ A4.02) Third level stairs outside and above this landing were added after project bid (RFI 227) and added to flooding of 2nd level landing with rainwater. . The skylight between "existing" and "additional" sections of the building looks nothing like the details in the plans. Details 8/A4.16 and 4/A8.04. . Aluminum Coping on Parapet wall is only partially sealed at joints . Roof slopes appear to be less than design plans, with a significant low spot directly around each of the four roof drains. . Open seam on cap sheet on roofing material at roof drain at NE comer of roof - see photos . Roof Drain shop drawings are acceptable, even though they do not portray baskets as installed or fastening mechanism to concrete roof during placement of the roof itself. . An area of cap sheet with an exposed and separated seam was noted and may be the cause of some of the present leaking. . Roof drains do not appear to have flashing sheets installed around the drains in accordance with the details in the design plans. . None of the structural drawings in the plan set indicate any provision for the roof drain piping for the rain water leaders to be located within the structure columns. However, the City's project manager has specific recollection that the leaders were installed in this location as specified in the plumbing and architectural plans. . Poor construction details were observed on the flashings, copings, parapet wall caps, joints, and roof cap sheet installation for the new roof areas of the addition. . Shop drawings indicate all fasteners for counter flashing on inside of parapet wall are to be covered with an additional coping or flashing over the fasteners. This is not the field-installed condition, as fasteners are clearly visible on the inside of the parapet walls. . In NIARON Roofing submittal no 0366, shop drawing dated 1/25/99 the product approvals for the modified bitumen roofing materials calls for a rock ballast, which was changed on Jan 18, 1999 by transmittal no 361 to be SBS Modified Bitumen membrane roof cap sheet, instead of the rock ballast over asphalt flood coat originally specified. G:\293\39911\Bus Museum\FinLDRFTRPT.doc -3- URS City of Miami Beach 1700 Convention Center Drive Miami Beach, FL 33139 October4, 2001 . Numerous instances of poor construction details were noted on the roof above the second floor and third floor mechanical room. . Plugged roof drain on existing building area - south side. Leak noted in men's room below and adjacent to this area during visit. . Coping and flashing details similar to (and probably contributing to leaks) to those observed on the additional new building roof. . Drains installed in exterior landings outside of double doors on 2nd level as a result of RFI from contractor due to water ponding during construction. . TLC Report of February 2001, (hired by contractor) says HV AC systems are wrong for this type of building. Functioning is also hampered and humidity problems are compounded by frequent FPL power outages in service. . Johnson Controls report on HV AC systems points out lack of humidity control as major shortcoming. The report arrives at 3 recommendations which are all too costly and time consuming to implement. . The structural shell system for the frame on envelope of the "addition" including the roof over Gallery 3 was installed by a subcontractor, Advanced Structural Concepts, Inc. (ASC). They were released form the job by the general contractor Danville-Findorff, on or before March 16, 1999. In late March of 1999, the new subcontractor, in coordination with the GC (DF) demolished the high roof over gallery three and reconstructed the roof in accordance with the contract drawings. This is documented by letter to DF on March 31, 1999. . By memorandum dated January 19, 1999, SCP documented a preliminary roofing conference with the general contractor (Danville Findorff) and Johns Manville (roof supplier) and the roof sub contractor Niaron Roofmg. General conclusion of the memo is that submittals of roof material and details for installation has been slow, incomplete inaccurate and problematic. SCP requested re-review and approval of all submittals before any roof installation begin and a second roof conference before any installation begins. Subsequent to the site visits, several status meetings were held with City staff on August 23, 2001 at City Hall, September 19,2001 at City Hall, and with the Bass Museum Building Committee on September 21,2001. Photographs from the site visits and an outline ofthe URS staff progress were discussed with City staff and committee members. Review of construction files, plans, specifications and documentation provided by City staff was completed by URS on September 14, 2001. Review of Design An initial meeting to review design parameters and questions raised from the documentation review by URS was held with the Design Architect and City staff on September 19,2001 at City Hall. Subsequent meetings were held at the Design Architects offices on September 28, and on October 2, 2001. The meetings were held to specifically review the design details for the roofing systems, the skylight connecting the addition to the existing building and the HV AC systems designs. During these meetings a complete review of the HV AC system design was conducted and copies of original and updated system calculations for the Museum were conducted with the designers. Analysis included an overview of the system operations and controls systems logic, verification of design assumptions and system capacities by unit for the existing building and the museum addition. O;\293\39911\Bass MusclUII\FmlDRFTRPT.doc -4- URS City of Miami Beach 1700 Convention Center Drive Miami Beach, FL 33139 October4, 2001 CONCLUSION AND RECOMMENDATIONS As a result of our review of project documentation and field observations, URS has confirmed there exists serious moisture intrusion problems and climate control system irregularities in both the "existing" and "addition" portions of the Bass Museum. Our review of the Johnson Controls, Inc. (JCI) report also results in confinning the conclusion that there exist cC>ntinuing problems with temperature and humidity control resulting from irregularities in the HV AC (climate control) systeJT'~ in both portions of the Bass Museum. The Johnson Controls Report, however, relied on previous data collected, and did not, as promised in their scope of services, cor,c1uct any new tests related to air flows, temperature or humidity readings within the museum, The recommendations for immediate action are as follows: HV AC (climate control) System . All three alternatives suggested by JCI for major modifications of the HV AC systems will work. URS, however, recommend none of the alternatives be implemented at this time due to the siguificant cost and time requirements outlined in the report. Alternatives ranged from $800,000 to $2,200,000 in capital costs to implement. . Immediately implement the JCI report recommendations (and design architect's) to relocate sensors and fix unit operations within the building. . Contract with the systems control subcontractor or a new controls contractor to rewrite the control logic in the heat pumps and control software to allow for the lock out on the second compressor operations of the heat pumps to be modified, This will allow dehumidification while cooling is occurring, As an alternative, the City may have to purchase a new controls system program that will be supported by the City's maintenance contractor and throw out the existing controls system. . Modify the unit serving the art storage space by adding a second compressor unit or separating this system from the loading dock space and modifying the outdoor air supply to the unit. All of the modifications to the HV AC system should be initiated and observed by the Design Architect and are expected to be detailed by them within the next week, Total costs for implementation are expected to range between $10,000 and $65,000. However, it must be remembered that the HVAC system will continue to have problems meeting the temperature and humidity ranges required unless the moisture entering the building from the roof leaks and other leaks (door 205, skylight, etc.) is stopped. Roof and Building Envelope . Immediately convene an on site meeting with roofing contractor, roof manufacturer/supplier and general contractor to notify roof supplies that the roofing system leaks, and that it must be fixed and that The City of Miami beach is anticipating a major warranty claim (if there is a warranty) G:\293\39911\Bw Muxum\FinLDRFTRPT.doc -5- . '. URS City of Miami Beach 1700 Convention Center Drive Miami Beach, FL 33139 October4, 2001 for the cost of the roof repairs. (This was accomplished on September 28, 2001 and repairs by the Roofing contractor underthe review of the manufacturer are underway at no cost to the City.) . Raise the threshold for Door 205 and cut the door (205) to fit the smaller vertical dimension. A detail of this modification has been submitted to the Design Architect by the General Contractor, and the modifications should be completed shortly at no cost to the City. . Test all the electrical circuits in the Gallery 3 floor that were affected by moisture to determine all the electrical services are in good operating condition. . The sky light was confirmed to be installed as a cantilevered structure, but details are not as shown in the design documents. Sky light manufacturer should be notified and general contractor of this situation and appropriate leak testing of the entire structure under the observation of the manufacturer should be conducted at no cost to the City. With respect to all the recommendations, there appears to be multiple points of responsibility that pertain to the present inad"4uacies. The assignmeut of the specific responsibilities is beyond the scope of this study but wili be rC4uircd to allow costs to be allocated to the responsible parties. With respect to the skylight and roof leaks, no amount of temporary caulking will result in an acceptable long-term installation for The City of Miami Beach. The number of and seriousness of the contributing factors to water leaks and moisture penetrations through the roof, skylight and building envelope are such that significant rework, or reinstallation will be required before the City of Miami Beach obtains a structure that can be operated and maintained within the Museum's parameters for exhibitions. r~~ ;: ((.I; W. chard Sta dinger, P.E. Associate Todd Osborn, R.A. Program Director 0:\293\39911\8155 Museum\FinLDRFTRPT.doc -6- CITY OF MIAMI BEACH CITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139 COMMISSION MEMORANDUM ~ TO: Mayor Neisen O. Kasdin and Members of the City Commission DATE: October 17, 2001 SUBJECT: Jorge M. Gonzalez , ",y---- City Manager ()I"- 0 A RESOLUTION OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, APPROVING ADDITIONAL WORK ON THE HEATING, VENTILATING AND AIR CONDITIONING (HVAC) SYSTEM, IN THE ESTIMATED AMOUNT OF $100,000, FOR THE BASS MUSEUM EXPANSION AND RENOVATION PROJECT, AND APPROPRIATING FUNDS, IN THE AMOUNT OF $100,000, FROM CONVENTION DEVELOPMENT TAX, FOR REPAIRS AND CORRECTIONS TO THE BUILDING SPACE ENVIRONMENT SYSTEM. FROM: ADMINISTRATION RECOMMENDATION: Adopt the Resolution. FUNDING: Funding is available from the Convention Development Tax. ANALYSIS: On March 26, 1995, the City entered into an Agreement with the firms of Spillis Candela & Partners (SC &P) and Arata Isozaki and Associates (Isozaki) for architectural and engineering services for the Expansion and Renovation of the Bass Museum of Art (the Project). On December 3,1997, the Mayor and City Commission approved award of a construction contract to Danville-Findorff, Inc. (DFI). Notice to Proceed with construction of the project was given on February 5,1998 with construction expected to last twenty months. The project itself consists of two distinct building sections. The first is the existing facility, or original building, and the second is the construction of a new building. The original building portion of the project is primarily a renovation project including a new roof and replacement of the heating, ventilating, and air conditioning (HV AC) system. The new building consisted of new construction. AGENDA ITEM R7 If DATE Ii) -/7-<f/ Commission Memorandum October 17, 2001 Bass Museum Page 2 Both buildings received substantial completion certification in September 2000. Final completion has not been certified because of significant problems with the HV AC system maintaining required temperature and humidity levels, as well as problems with leaks in the roof and skylight areas of the facility. According to the existing construction schedule, the construction issues related to the roof and skylight should be completed by the end of October and do not require additional funds. Previously, a number of different consultants have reviewed the issues with the HV AC system, hired either by the contractor or the AlE consultant. Although recommendations were made and implemented, the HV AC system continues to not maintain required temperature and humidity levels. As a result, the City asked its Program Manager for facilities, URS Corporation (URS), to examine the HV AC issues and recommend a solution. The URS findings and recommendations are attached to this memo. Additionally, an independent consulting and test and balance engineering firm, GFS Consulting, Inc. (GFS), was retained by and at the cost of SC&P to assist in the evaluation of all installations as well as the design. Costs for previous corrections and evaluations were borne by SC&P and DFI under their contract responsibilities. The URS recommendations consist of the installation of a new air conditioning unit at the building Loading Dock area in order to separate this space from the Art Collection Storage Room. The ductwork for the existing unit serving the Art Collection Storage Room will be reconfigured to serve this room only and separated from the Loading Dock below in order to obtain better control ofthe humidity and temperature levels, Existing ductwork at the Loading Dock Area will be modified to serve this area only and be separated from the Art Collection Room. The unit to be used will be the unit furnished initially for the museum's staff offices, which was replaced by a larger unit. DFI will furnish the unit, which is currently in storage. Both URS and SC&P recommend that several control sensors currently located within the return air ducts be relocated to a location near the hygrothermographs for each particular space. This will provide a more effective and efficient operation of the HV AC units and a faster reaction to environmental conditions within the museum spaces. This adjustment was previously recommended by the test and balance engineer, GFS, as well as by Johnson. Finally, the Building Energy Management System (BMS) will be re-programmed to allow the HV AC units to operate on humidity priority rather than on temperature priority as currently installed. The sensing devices as designed, primarily recognize temperature conditions and do not place any priority on the equally important humidity controL The unit internal sensor adjustments and the controls re-programming will allow the HV AC system to provide both temperature and humidity conditioning under any external or internal environmental situation. Commission Memorandum October 17,2001 Bass Museum Page 3 URS and SC&P do not recommend wholesale changes to the overall HV AC system. They also do not recommend the addition of a humidification system in view of the fact that humidity levels in the South Florida area are generally acceptable for the conditions required in an art museum. For those rare and far between periods when humidity levels may be too low, both consultants recommend having on hand portable, humidifying units, which can be utilized on a temporary basis. The cost of these temporary humidification units, which can be obtained at the retail level by the City, is estimated at +/- $5,000. There is also the possibility of programming the operation of the building's exhaust fans in order to control the introduction of dry outside air during the short periods of dryness. This re-programming will be explored once all other corrections have been completed and the system monitored for a period of time. IfDFI is not able to perform the re-programming modifications and adjustments through the controls sub-contractor, then URS recommends that the museum's controls system be reprogrammed independently or changed to a Johnson system which will be compatible with the other systems in the City. Once this is done, the controls would be serviced and maintained by Johnson under their current City contract. The above corrections are estimated to cost approximately $10,000 to $65,000 depending on the extent of the installation costs and ductwork modifications for the new unit and the cost of the re- programming or replacement of the BMS and the relocation of the sensing devices. The Administration is requesting that the Mayor and City Commission authorize appropriation of Convention Development Tax, in the amount of $1 00,000, which would include a contingency, to implement all the corrections to the space environmental system at the Bass Museum of Art as recommended by the City's consultants. Installations will be performed by the City's Property Management Division and by HV AC contractors retained by the City, Work on the HV AC System, as outlined here, should be completed by the end of November or beginning of December. The recommendations on this memo are focused on the necessary actions to get the Bass Museum operational. The administration has not yet considered liability issues related to the project. Staff will address this issue once the project is closed out, ~~ JMG /~IPDW/ F:IW I$ALLlchartr ~ u um\hvacstatus.doc