98-22975 RESO
RESOLUTION NO. 98-22975
A RESOLUTION OF THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH,
FLORIDA, GRANTING THE REQUEST BY R.D.P.
ROYAL PALM HOTEL L.P. FOR A CERTIFICATE
OF APPROPRIATENESS FOR DEMOLITION TO
DEMOLISH THE REMAINING PORTIONS OF THE
ROYAL PALM HOTEL, A HISTORIC STRUCTURE
LOCATED AT 1545 COLLINS AVENUE, IN ORDER
TO CONSTRUCT A FIRST CLASS LUXURY
CONVENTION CENTER/RESORT HOTEL WITH
412 GUEST ROOMS AND SUITES.
WHEREAS, the Mayor and City Commission of the City of Miami
Beach recognize that a process for the review of Certificates of
Appropriateness for Demolition has been established under Section
118-501, et. seq. of the Code of the City of Miami Beach; and
WHEREAS, the applicable provisions of the land development
regulations require that the Historic Preservation Board make a
recommendation to the City Commission following a public hearing
prior to the City Commission considering a request for a
Certificate of Appropriateness for Demolition for the demolition of
an "historic" structure; and
WHEREAS, the Historic Preservation Board, at a special meeting
on November 16, 1998, held a public hearing, whereby it was unable
to reach a consensus as to whether sufficient evidence has been
submitted to satisfy Certificate of Appropriateness Criteria No. 7
and No. 8 of Section 19 of Ordinance No. 89-2665, applicable
pursuant to Section 118-535 of the Code of the City of Miami Beach,
and leaves to the determination of the City Commission the decision
of whether the Certificate of Appropriateness for Demolition
Criteria are satisfied and whether the Certificate for
Appropriateness for Demolition requested by R.D.P. Royal Palm Hotel
LP for the property at 1545 Collins Avenue should be granted.
WHEREAS, based on the evidence submitted and presented at the
public hearing and testimony from structural and engineering
experts (including the City'S independent engineer) the Commission
has determined that the Royal Palm Hotel cannot be structurally
restored due to an irreparable highly advanced and unique state of
structural deterioration which is a threat to the safety of the
subject site and adjacent sites.
NOW, THEREFORE, BE IT DULY RESOLVED BY THE MAYOR AND CITY
COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA:
That City Commission hereby grants the request by R.D.P. Royal
Palm Hotel LP for a Certificate of Appropriateness for Demolition
to demolish the remaining portions of the Royal Palm Hotel, an
Historic Structure located at 1545 Collins Avenue, in order to
construct a first class luxury convention center/resort hotel with
412 guest rooms and suites, subject to approval by the Joint Design
Review/Historic Preservation Board and further subject to all
applicable regulations and procedures.
PASSED and ADOPTED this 18th day of November , 1998.
~
d' ~t~
CITY C ERK
~/1
MAYOR
TRM:tm
T:\AGENDA\NOV189S\REGULAR\RES-RPDM.WPD
APPROVED ,.s TO
FORM & lANGUAGE
& FOR EXECUTION
1f:~ nIJ2/!i
CITY OF MIAMI BEACH
HISTORIC PRESERVATION BOARD
RESOLUTION
November 16, 1998
Re: Historic Preservation Board File No. 1046 - 1535 and 1545 Collins A venue -
The Shorecrest and Royal Palms Hotels. The applicants, R.D.P. Royal Palm
Hotel Limited Co. and R.D.P. Shorecrest Hotel Limited Co., are requesting a
Certificate of Appropriateness for Demolition to demolish those remaining portions
of the Royal Palm Hotel inclusive of the existing seven (7) story front facade section
of the building, in order to construct a first class luxury Convention Center/Resort
Hotel with 412 guest rooms and suites.
WHEREAS, a process for the review of Certificates of Appropriateness for Demolition
has been established under Section 19 of the Zoning Ordinance; and
WHEREAS, on November 16, 1998, the Miami Beach Historic Preservation Board held
a special meeting to consider a request for a Certificate of Appropriateness for Demolition for the
demolition of the remaining portions of the existing Royal Palm Hotel; and
WHEREAS, the Royal Palm Hotel is a designated "Historic" structure located in the
Ocean Drive/Collins Avenue Local Historic District; and
WHEREAS, the Historic Preservation Board, at the November 16, 1998 meeting,
concluded that it was angry at being put in the position of having to review a request for a
Certificate of Appropriateness for Demolition of such a significant "Historic" structure; and
WHEREAS, the Historic Preservation Board, at the November 16, 1998 meeting,
concluded that it is a breach of the covenant that was made with the community when it was
originally proposed that the subject site would be within the Convention Center Village; and
WHEREAS, the Historic Preservation Board, at the November 16, 1998 meeting,
concluded that there has been extensive engineering testimony given which indicates that the
deterioration of the existing Royal Palm Hotel is in a very advanced state; and
WHEREAS, the Historic Preservation Board, at the November 16, 1998 meeting,
concluded that there is the need for immediate remedial attention to all other structures within the
City I s Historic Districts which are in a similar state of structural disrepair as the Royal Palm
Hotel; and
WHEREAS, the Historic Preservation Board, at the November 16, 1998 meeting, was
unable to reach a consensus as to whether there is sufficient evidence to rule out any economically
viable repairs to the existing Royal Palm Hotel other than complete demolition.
THEREFORE, it is hereby resolved as follows:
The Historic Preservation Board is unable to reach consensus as to whether sufficient evidence
has been submitted to satisfy Certificate of Appropriateness Criteria No.7 and No.8 of Section
19 of Ordinance No. 89-2665, applicable pursuant to Section 118-535 of the Code of the City of
Miami Beach. Therefore, the Historic Preservation Board makes no further recommendation to
the City Commission as to whether the requested Certificate of Appropriateness for Demolition
for the Royal Palm Hotel should be granted, and leaves to the determination of the City
Commission the decision of whether the Certificate of Appropriateness for Demolition Criteria
are satisfied and whether the Certificate for Appropriatenss for Demoltion should be granted.
PASSED AND ADOPTED THIS 16TH DAY
HPB Vote: 7-1 (L. Polansky) - 1 (Vacancy)
TRM:WHC
F: \PLAN\$HPB\RES-l 046. WPD
- 2 -
19.{"C .6. Should tlr Commission grant a S14y for Demolition, the length of such a S14y shall
be detennmed by the Conurussion based upon the relative significance of the Structure and
tlr probable time required to arrange a possible alternative to Demolition. The effective date
of the S14y shall be from the date of the Historic Preservation Board's public hearing.
5. Certificate of Appropriateness for Demolition
a. Demolition of a historically designated Building, Structure, Improvement or Site
may occur pursuant to an order of a government agency or a Court of appropriate
jurisdiction or, if granted, pursuant to an applkatioD by the owner for a Certificate
of Appropriateness for the Demolition of a designated Historic Building, Structure,
Improvement or Site.
b. Government agencies baving the authority to demolish unsafe Structures shall
receive notice of historic designation of individual Buildings, Structures,
fnllrovemetlS or Sites, districts or Archeological Sites pursuant to this Ordinance.
The Historic Preservation Board shall be deemed an interested party and shall be
entitled to receive notice of any public hearings conducted by such government
agen.-y regarding Demolition of historically designated Structures or Buildings. The
Board may make recommendations and suggestions to the government agency and
the owner(s) relative to the feasibility of and the public interest in preserving the
historically designated Structure or Building.
c. No permit for volw1ary Demolition of a historically designated Building, Structure,
fnllrovemett or Site shall be issued to the owner(s) thereof until an application for
a Certificate of Appropriateness for Demolition bas been submitted and approved
pursuam to the procedures in this Ordinance. Refusal by the City Commission to
grant a Certificate of Appropriateness for Demolition shall be evidenced by written
order detailing the public interest which is sougln to be preserved. In determining
their recommendation, the Historic Preservation Board shall be guided by the
criteria cottaired in subsection 19.{"C.5.d. After a Demolition denial, or during a
Demolition delay period, the Historic Preservation Board and/or the City
Commission may take such steps as it deems necessary to preserve the Structure
coocemed in accordance with the purposes and procedures of this Ordinance. Such
steps may include, bul shall not be limited to, consul14tion with civil groups, public
agencies and interested citizens, recommendations for acquisition of propeny by
public or private bodies or agen.:ies, and exploration of the possibility of moving one
or more Structure or other feature.
d. Evaluarion Criteria - The City Commission and the Historic Preservation Board shall
consider the Miami Beach Historic Properties Database (a listing of historic and
non-historic properties as approved by the City Commission in the following locally
designated districts: Ocean Drive/Collins Avenue, Espanola Way, and Altos del
Mar) as a guideline in determining whether a Certification of Appropriateness for
Demolition should be issued. The City Commission and the Board shall also
consider the following criteria in evaluating applications for a Certificate of
Appropriateness for Demolition of designated historic Buildings,
Structures,Improvements or Sites:
(1) The Building, Structure ,Improvement , or Site is designated on either a
national, S14te, or local level as an historic preservation district or an
architectural landmark or Site.
(2) The Building, Structure, Improvement, or Site is of such design,
craftsmanship, or material that it could be reproduced only with great
difficulty and/or expense.
19.11
DONOHOE DEVELOPMENT COMPANY
] 530 Collins Avenue, #20]
Miami Beach, FL 33 ]39
(305) 604-8690 - FAX (305) 604-8266
E-mail: danielg@donohoe.com
~' ~. r' - '..
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MEMORANDUM
November J 2, J 998
to: Janet Gavarrete
from: Daniel Grimm
subject: Fayade Concrete Compressive Test Results
copies: C. Bruch, R. Matlof, C. McDowell, D. Cates
Attached are copies of A TC's reports containing the results from the fayade concrete compressive
strength and chloride-ion content tests. As seen in the attached table, 14 concrete cores were taken
from the fayade. The program was to sample one beam and one column from the fayade per floor.
Also, we were asked by the City to determine the feasibility of saving portions of the first floor slab
and the associated terrazzo, so we instructed A TC to sample that slab in two separate locations. The
average compressive strength of the fayade is 2,158 p.s.i., with a high of 3,320 p.s.i. and a low of
1,120 p.s.i.. The average strength of the first floor slab is 840 p.s.i., with a high of 990 p.s.i. and a
low of 690 p.s.i.. These results seem to be consistent with the rest of the structure in that the lowest
compressive strengths are found on the lower levels.
The chloride-ion content report is also included. A similar testing procedure was performed; two
samples were taken from the fayade at each floor and the first floor slab was tested. I also instructed
A TC to sample two of the beams supporting the first floor so that we would be able to determine the
feasibility of saving portions of that slab. The average content of Chloride-Ion was determined to be
.44%, which is more than twice the allowable level of .2%.
We will be forwarding this information to our design team for further interpretation. Once they have
generated a formal opinion I will forward it to your attention.
Please call me with any questions.
NOV-12-98 THU 09:58 AM ATEC ASSOCIATES
13058821200
P.01
9955 NW 116 Way. Suite 1
Miami. FlorteJa 33178
3058628200
Fax 305 882 1200
ASSOCIATES INC.
November 11, 1998
RP Royal Palm Hotel
C/o Donohoe Development
210 1 Wisconsin Avenue, NW
Washington, DC 200)7
Attn.: Mr. Christopher A. Bruch
RE: Report on Concrete Coring and
Testing Services
" Royal Palm Crowne Plaza
1535 Collins Avenue
Miami Beach, Florida
A TC Proiect # 03657.0002
Dear Mr. Bruch,
A TC Associates Inc. (A TC) has completed the additional requested and authorized concrete
coring and compressive strength testing for the above subject project. This report contains
the results of the test results and data obtained.
SCOPE OF SERVICES
The proposed scope of services for this project included obtaining concrete core samples from
one of the five facade support columns on each floor level from the second to the seventh
floor. Concrete core samples were also extracted from beams identified by the client
representative in the field and from two locations within the first floor slab.
A total of fourteen (14) concrete core samples were extracted and transported to our Miami
test facility. Each core was air dried, trimmed, capped, measured and tested for compressive
strength. FoUowing is a chart of the results of the testing.
NOV-12-98 THU 89:59 AM ATEC ASSOCIATES
13858821288
P.82
RDP Royal Palm Hotel
C/o Donohoe Development
ATC Project No.: 03657.0002
page 2
CONCRETE CORE TEST RESULTS
iaYlifE...tlill.
FLA First Floor Slab. northwest corner 690
FLB First Floor Slab. desk area 990
7-B Facade. column 2,710
7-C Facade. beam 2.125
6-B Facade. column 2240
6-C Facade. beam 2.900
5-B Facade. column 1.670
5-C Facade. beam 3,320
4-B Facade column 1,980
4-C Facade. beam 2060
3-B Facade. column 1,120
3-C Facade beam 1 190
2-B Facade. column 1 800
2-C Facade. beam 2780
Please call us should you have any questions or desire additional information. Thank
you for this opportunity to be of service.
Respectfully submitted,
A TC Associates Inc.
Laughn Drouillard
Operations Manager
ere G.-Read:PE
. oJ" - ,
Vice .President, Engineering
FI. .~: 'No,:35604
/1//.;;:/,/,;:-,. _
OCT-28-98 WED 0~:06 PM ATEC ASSOCIATES
130~8821200
P.0Z
9955 N\IIJ 116 Way. Suite 1
MIamI. FlOrida 33178
305 882.8200
rax 305.882.1200
ASSOCIATES INC.
October 28, 1998
RP Royal Palm Hotel
C/o Donohoe Development
210 1 Wisconsin Avenue, NW
Washington, DC 20CXJ7
Attn.: Mr. Christopher A. Bruch
RE: Report on Chloride Testing
Royal Palm Crowne Plaza
1535 Collins A venue
Miami Beach, Florida
ATe ProTect # 03657.0C02
Dear Mr. Bruch,
ATC Associates Inc. (ATC) has completed the requested and authorized concrete coring and
chloride-ion content testing for the above subject project. This report contains the results of the test
results and data obtained.
SCOPE OF SERVICES
The proposed scope of services for this project included obtaining concrete dust samples from two
of the five facade support columns on each floor level from the secood to the seventh floor.
Concrete dust samples were also taken from two locations within the first floor slab and from two
locations of a first floor grade beam. A total of 16 concrete dust samples were tested for acid
soluble chloride content.
CHLORIDE-ION CONTENT
The chloride-ion content tests were conducted in gene.ra.l accordance with ASTM C-114, Section
19. The acid soluble chloride-ion content listed below is reported as a percentage of the concrete
dust sample weight, approximately 1.5 grams. This measured value wasthen adjusted by a factor
of eight to arrive at a chloride-ion content as a percentage of the estimated cement weight.
OCT-26-96 WED 05:0, PM ATEC ASSOCIATES
RDP Royal Palm Hotel
C/o Doaohoe Development
'tilt_.ll,
FIG
FIGB
Fl
Fl
2'
2
3
3
4
First F100r Grade Beam
First F100r Grade Beam
First Floor, Desk Area
First Floor. Northwest Corner
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
5
5
6
7
7
13856621280
P.8:::;
ATe Projt:Ct No.: 03657.0002
page 2
,.,tilmii
0.0320
0.0088
0.0900
0.0360
0.0700
0.0490
0.2050
0.0270
0.1500
0.0340
0.0058
0.0500
0.0046
0.0090
BDL
0.0066
0.2560
0.0704
0.7200
0.2880
0.56))
0.3920
1. 6400
0.2160
1.2(0)
0.2720
0.0464
0.4(0)
0.0368
0.0720
BDL
0.0528
Please call us should you have any questions or desire additional information. Tnank you for
this opportunity.
Respectfully submitted,
A TC Associates Inc. . /
~ I / Al/J/1 /7/ /
~~r- '1~/ ~/~
Laughn DrouiIlard
Operations ~~anag
/~
Ater G. Rea ,.PE
Vice President, Engineering
"~arn'O c t , 2 3 1 9 J ; ~I 2: 2 8 P Mg..
elll: 10/:23/18 TIm.: 212S:08 ~
No, ~ 8 I 7 ~. 2/2 PAge 101 \
. THO R N G R AFT 0 N. ARC HIT E C T, A I A
"'RCHI1'iCT~ ~ PLANNING FOR. ENVntONMENL AL, RISTOR.IC .t:l coMMUNITY RESOURCES
28 14 Chuo~l11antah Road, Coconut Grove, Fl. 33133. 30!-8!4..1083 Fax same, oall first
TO: CA~LC. PLORII, ".A" V.P., AOII AI'CHITIiCTI flAX 2G....,11-1DD2
eCI ...SINALCO IORGIiI, AltQUITICTeNICA "AX 301~312.117'
CAfIlTlillt MoDQWILL, ATTOlltNIY flAX
prPlOM THO"N Q~"TON, AlA
\It!: ~CVAL ~ALM.CROWN; PL.AZA HCTIiL. · 8TIltUOTU~L. OIIlIO'INCIIQ
CA~L.OS,
I AM WRITING yOU IN MY ~OLE, SUBSEQUENT TO MY RESIGNATION FROM AGF
ARCHITECTS JANUA~Y 1, 1;;8, AS A sue.CONSULTANT TO YOUR FI~M FOR H1STO~IC
PRESEAVATION ON THIS PROJECT. ReINAL.CO BO~CiES OF A~QUITECTONICA HAS
REQUeS,.So MY W~liTeN PROFESSIONAL OPINION RI!(JARDING ,.HE NEW
~!V!LATIONS ON THE. ROYAL PALM MOT!L, AS AN A~CH1TECT I AM NOT
~~O"!SSIONALL V QUALIFIEO TO PROVloe A SiRUCTU~AL ANAL VSIS OF THE BUILDING,
HOWeVER, MY OWN RECENT WALK-THRU INSPECTIONS O~ THe BUILDING, NOW THAT
INTERIO~ FINISHES HAVE SEeN REMoveD, REVI:AL WHAT AF'PEAAS TO BE
sueSTANTIAL STAUCiURAI. OETERIORATION, FAR BEYOND WHAT WE PReVIOUSLY
WITNESSEO AND ANTICIPATED.
TWO SEPAAATE STRUCTURAL. ENGINEERS. DOUG TIMMONS1 ".e. ANO H;;RSCHEI. GILLI
PIE" HAVE I'ROVIOEC OPINIONS THAT THE STRUCTURE, IN ITS oeTE~IO~ATEC
CONDITION, CANNOT MEET THE REQUIREMENTS OF THE SOUTH FLORIDA BUILDING
coes. ANO POSES A LIFE.-SAFETY TI-tAEAT. TI-tESe OPINIONS ARE UNEQUIVOCAl.. IN
THEIR UNANIMOUS RECOMMENDATION THAT TI-tE BUILDING Be OEMOLISHee.
AS YOU KNOW, WE SPECIFICALLY REQUESTED AN ANSWE~ AS TO WHETHER THe
wea" FAQAoe COUL.O sa RETAINEO. THE ENGINEE~'S Re:COMMeNOATION IS THAT
iHE WEST ~AOAOE ALSO BE oeMOLISHED. AFTER MY DISCUSSIONS WITH THE
eNGINEe~S ON THIS Issue, THEIR RECOMM!NCATIONS APFEA~ TO Be THOROU<3HL. y
DOCUMENiEO,
I, THEREFOAI;, FINO NO SAalS FO~ TAKING EXOEF'iION TO THE ENGINEe.R'S FINDINGS,
BOTH ON THE NEEO ~OR MASS OeMOL.ITION OF THE 8UILDING, AND ON THE. INABILITY
TO RETAIN THE WEST FACADe:.
AFTER MY REVIEW OF THE COOUMENTATION ON THe ~ISiORIC BUILDING THAi EXIST
ANO THAi SHOU~C se ~EMOVEO FROM THE SITE, I AM SATISFIED THAT HISTORICAl-I. y.
FAITHFUL ANC AOOU~AiE RECONSTRUCTION OOOUMENTS OF THE BUILDING CAN se
F'~eF'A~ED, PLeASE CALL WITH ANY QUESTIONS,
,
awall: t.lJ'tftCl+ind~.dem. Plpt till: 30!.'7~4-4d1~
F1lfrld. RIII.tend .rahJf.lat jllDOo. MlIDbllj ~m.rhl'" hutJtLlta of .rllh!tlllu IIlll1 HIIO.
o Prlntld. on tR)'1llld f1L.n IDIIcIe frolll pcIlt canlum.'.....ltI. PLIAI! RJCYCLEI 8
~OOd
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11;13/98 FRI 11:50 FAX 3054410755
DeSimone Consulting Engr
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DE 51 M 0 NE CO NS U L TI NG,'E N,.GI N EER S, P.L.L.C...
November 13, 1998
PhilipR. Azan , ..
DirectorlBuilding Official
Ci.ty of Miami BeachBuilding Department"
City Halt, 1700 Convention Center Drive
Second Floor
Miaini Beach, FL 33139.
. .'
Re:' Royal P31ni'Hotd.Miami Beach
Dear Mr. Azan:
, . '
.'.. 1\5' per YOUrtequeSt we have observed~eaboveeiptionedbuildingand mrver~viewed the:i' ;~ri .
materiall)!ovided..... The Of>servatlonswere conducte;j~by'Willjam:()'ponn~ll on' Octo~ ~~... 998;'
., ThereP(;)rtContainedherein,~ a'eol1aboration~tWeen ~/" . .. , -
..
. . -'
.&,a firm;-~are. yery famil1a1"~th histon~ str1ictures, both nafioNII.ly'and.hei:ein Mi.ami. ".1\ j~i
.. Beachproj~sUch asthe~tOtl~(}tel,425 and'45.5 Qce8nDrive'~ShetbourneApartmentl:,~d .
tI1eShe~n_BaJ~bOur lli'e~~plesofolJl'reCentw~;H . ...... ~. .' -
.. . , .- -
. -.-
.. .TherepOi:tdet8ilsthe'deteriOrationobs.eIVed'andre\ri~'iSSues'telated to the lIl8terilllr.eStifin:. !he
,. . c(;rrosionpiOCess,.th~$OUthF1oridaBUildiIig~Q9<fe;:8hd~~~ly presentS ourconclusioi!.' ',. ."
.-'; .-'., -. .;.-,.,'........ .- >..,..... .":.' ..'..;'" . .~-' ..---.-'
. .. ,--.. ..
If further1lSSistance~~please c81L
- ..
. . .' - . .- .' . .~ . .. . - . . .....
.WALK-~yGH:OBSERV~J.;I9N
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....- ......- '.
,2600 DOUGI.:AS ROAJ:)'SUITE~OO.' CORACGAB:LES. F~.33 I.J.( (05)Ul..07S5~FAX' (305)' H7~~"
wt!.L1AM R:;O'DONNEL:v-:NCENT I. DESIMONE. ".t;~,PAcI ...BORYS L HAY;IJA. P.E.
. . liXtGUTTV1t VP. .. _ c.2'.0. .. ... cna.'UVlfV.R '..
sTEVEN McGOLOs:EN.?E .,.
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. "~M.OO8RYN; P:E.~~\crN'(AS ..
PIUiSIO&rT
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11/13/98 FRI 11:53 FAX 3054410755
DeSimone Consulting Engr
I4JO~._
'r)rl~
_~~~t' "--,1-1
Royal Palm Hotel - Observation Report
November 13, 1998
Page :: of 5
.
Much of the interior finishes have been removed from. the building revealing a deteriorated stru::tura1
. frame. A substantial quantity of cone tete spalling was observed throUghout1:he.building. J-.earIy
every cast-in-plage elemC?D.t observed displayed deterioration. In general, detericratiOllobs ::rwd
includes~
Columns: . VertiCal and tie reinforckgisruSfuig causing co~crete to spalL Innany
... Cases, ~. tie reinforcing bas deteri~.~mpletely 8l1dis no longer pl :~ent.
Beams: Beam soflitsaretypicallyspil1ling~. ~~Dle :reinfo~ingcorrosion varies. nom
mil(j to. severe. As. was .coriunOll.in:tI:leitiIDeperlOd-of e.ODstruCtio~ beam
'. ~sare only provided adjacent. to the supportpoints~ACllDini I:tlUm
stirropsare not provided. . . . . . .
Slabs: Soffits are typicallyandunlfonnlYspalling.. VisibItF reinforcing steel
col"I~sion varies from mild.tosev=; :, ..q... .. . . . . _
Masonry~ Appem to be;n fiili.condjtion.' It is ttotmoWn.Whether verticaI.orhori:: ;ontal....
reinfurci11giS.proVided.<M6I'e .tluui'Iik~ly;:reirifoi'cin.g ~ .Dot pJ:esent. ... ....
Joists: Steerbarjc>.fStsarc.lnreasOn.ablygoodcoridi~on.... .... .' .
F oundatioris:Thes~'-vete o~y. visible from an e:l(cavatedP"rtion on the south side: if the
.. bni1ding~C.3sual:observationindi1:~esth8tthey &rein reasonably .~QOd
.. condition:....F~~ mvestl8ationis~~ to~inean .~verall CQnc:i.tion. .
.
.
.
.
.
. - . . . .
MA~TESTiNG:..... ...
DeSimOneCons.ultin&En~~'did'not cond\Jct.~y~test~ltg.. ~Testslul.ye beCri~vi:,~y':
con~byATCAsS()ci~Ti:1cu . Copies of these. teSt.:~~H~.prOvj~to pesjmone bY. Mr: Iibilip>:., .
...d~ .lJuildingOfficial!or~~pityofMianli.,~~~:..
. .
. AtepertdatedOctob.er14; 1998..provides. ~enty:. me :Comp~ssivc strengtlr:81uftWertfy l:hiee..
c~de iOllcontetlt~ues .rarSSll1ples taken. thiOugti~ut .tb~, boildi:rig.ASecOndA TCiep9rt. :I8ted .
October 28',1998, provides ~ additionaLch1~dticm ,\,idues oQt.8ined in a~tloot gfade l.eam,
first floor slab, and front facade cohmms 911 ~~feye.lS~ ' . . -. - -
fu ~e1lera1; these test ~rtS'~ent.co~iSt~yhigJf'~htfui~iOrd#eis ~d Consimnti~l.low
:con~eo~ve~~ . . . .... .
. - -
])ETERl()It,ATIONMECHANlS~ ...
, .
~- .' - - ,'-. . .' -' . .~
..Miny ...factorsand.. .EIocCsses,..~..alidtnaitt!a.ltJ.1hc ..co~iCm}:~l~Dl!..:: FactorS.d .u:mS'.
u.~onthatj,~...,..~ceabilitf.:CJf-:.:~~:,~i~.~~W.hi~t,. : ....-:. ....:.'-S..
..
. .
· Qwility of materials: Strengthandchlonde content of aggregates, use of potable, ;ater, .
chemical makeup of portland. cemen~ and.type and ~ti:y of
11/13/98 FRI 11:55 FAX 3054410755
DeSl.one Consulting Engr
~003
D.. .rl~
)' '-' .:i>....J
Royal Palm Hotel--Observation Report
November 13,1998.
Page l of 5
admixtures used.
Low water cement ratios are recognized as an important com] ,onent
ofcorrosionresistmrtcona:ere.~arge an1ountsofwater with l ::spect
- to cement will6Ute a lessdensC~d perhaps less alkaJineJllatrix
ma1cing tb.econciete less durable,
ThctfUcknessofconcretebetweeIl the. reinforcing steel-.and o.ltside
faCe of!he. structural member is_critical to long term ser'll'icability.
_ Chloride ions area key element to the steel corrosionp(Ocesswithin3 concrete matrix. Oth;:rkey
.elementS are water (moisturc):8nd oxygen'Thest;--elementscqm6fu.e~withi11.tl1ec(Jn~e ma -rne to
initiattelectrochem.icat corrosion. Other.inf1uencingfactOrs-~pH ofthe_coooretcpore :,:f'ater, .
carbooation of the p()rtIandcem~paste; cracks in theconcrete,stttlycurrents,and galvanic E: :Iects
due to<COilta~ between disSimilar metals. ._ - ...-
.
Concrete:
.
Cover:
,. - .
. - . . - .
-CaroOnation~ftbe-p()rtlandcemeDt. ~C)CcUlSWheo~reactswithcarbon dioxigetr9 ,n-the .--
.air and reduCes: the pH level toapproXimateIy8.s~_WhenpHreachesthis Iev~l,the steefbeg ins to.
- reactWi~.the concrete-and:c6rrosionbegiiJs: :One fesu.lt -ofth~-piQCess is redUction or COIl crete
co-mpressiye strength, - . -
As thesteer~s,tbep~-otCotrosiOn~a.~vollll1iithan tbc.()riginal...~l. This.
.".generates.:~~-~:Qnthe.sujro~cXmcreteWhich-wmey~yyieldand.sPaft This:
, oPensdilectChanI1ets forw8ter-and:lboistUre:tO- ~;~~st~efWbictf accelerates the. con :>sion'
- ...~.TheresuIts...atC:l.of_larea.Joss:ofCOncietemi-U41qssofbondbetWeenthe: _1....
_and~~n~..: .' .... .... . -.. . . - . .. .. .
S~urB FLORIJ)AII~DINGPOD~ I{EQ~S~
.. '-. ". - . , ,,' - - - , '. -. . - -.
. Und~~provisi~ ofSectionf04;6ftb,eSoUth;Floti.J~mJdi~g Code [SFBCj,:the. Royal F.aiJJl:_
........~~~~~~~~~~~.z:,~~~~~..
-, ".,. . "-". --
. ; Conditions do exist irith~buiidmgthjt~W~~j-6f.ineritiol~~t6:'SPBCProvisi_<':~,
. , -. . . ..", - .. - . .
. J'hebUildirigftlkU~~~irtlm9:r vvaJIsWmoottikelyresis(the ivind
-PressUres required bY.$~ti:on.6of ~dard 7-93 of the Arne :iean
'Se<bon2S02:..::?;&.C~'f(=~~~.~~.,
-Section 2508: .. -- Mllili:nmn water cement ratiOs areyery likely exceeded in the ag.- built
st:iticture; .
- .
..
.
11,13/98 ~Rl 11:57 FAX 3054410755
DeSimone Consulting Engr
I4J 004
Page 4of5
CONCLUSION'
. Tbe RoyalPtdmHotel is presently in poor condition. The existing conditions indicate 8ggr :$sive
electrochemica1d~()ntti~ and, very- likely, carbonation of the portland cement paste. Essei tiafly,
. the effective service life of'the strncturehasexpired. .
. . .
ThequestionwiUarise:~tQ.whettier.thebuilding can be ~'.. The answer is yes. Tn,;: next. .
. question i~ wbattlUswQi-t.:wmmtai1 and ~owlong~an the service life ~e extended. In oderto
restore'~ Integrity'tO,1he building, (he followiDgmUst occur. . . . .
e
. ~ thecorioSioI1mCchanism ..' '.' .'
.~e1D.oveunaccePta~le deteI;iorated.~ . H..... . .... .' . ....
Sl:JPPleiJ?eQt the-rem~,structure to resist i'eq~loa.diDg.
.e
....:,..
.' . "<ial~~protcCti6n can:.1'~:~edtocUrestthe co~ued'$teei.Co~~This.is a very 'expt'~ive',:..
~intrusivesyst~tbatmaynotprovideUoifOttnpIotectiOD ~tS: The system dependS upOn
. electricalc~ntiI1uUyJo .~~fthe reinforcing steel in the building; It would be yery diffi~: if noi
.impossi~letoachieve~~._ ..
.'. - ClietJ1icai.coatiDgS~_1li1.the'JIl~ettharm:e dtsigD.edtore~ersetlilicarbc;Jrti;~tion~ess .[lthe c"
'. .'po#Iaod~~~;"~Y~.1t.s6~(~on~o(herbuildillgotl:~B~h ..the..... .
.resuitihtidnctID:eetthe.". OIlSmd ..... . ents of the.d . team.: -. ,-.: . -
,-:'>. '--,':-':':d;': 'f_:~.,.,.;",-~~~~' ........ .. ..,...~.. ...' _', ',. .... .'._:.
- Removing ~~ material is an'intruSivc'arid ~ ~ 'Tlte extent ofspaUiJ;l~!; th8t.. -, .
.. is'visib1e:w;i11 ~'-a'~e~1(ious':8inount:(jf~~ .8nd~L~. be rePlaCed 111 ~e .
~ :~t
. . , ..... - - . '. . .. ~. . ,. .. . . ,," .
, Collltnrt. oo~ sti:e_- is -cSO l~- ~. jaC~' ~r ~laCem~-"9f .cohmms "Will:.bc req...~ . ~.
~acketittg invol\i.es,.~ a_-J1eW -co~wIm-of 8reater diinCtision tfiat enCom~ the _exi!~g
.. -':colUIllil;~::~~'jh:thfs-bui1diDg~.J:towever~is that the .bigb.. c~de confenfiIttfu(eXJ !:ttng, --- ~
.-~cre~'~Y')eacl1~~~new:~~dc~.tU~.m~'cJe,terio.~ '. ". ..
: ,'.Inany.'cqnc~~~~ ptoJ~..~.'m~of:~6n. ..e-'~_:'pbie.mi~.'.'8ttive.
'::.T:r.Picany..:thc'~~~~y()lveS,~ng:ih~~oms'b~oot.curii.rgfbe..~.... The.
..S;ymptoms.Will~~ ilt8:laiettiiine,ei1.herin aeas-thai'weie-previeusly ~ or in new ~1'C8S.
Often ~~'J ~~:~~'_'~~b.'~js;in_l~f&_iO_m'is
IOciilizedand ofsnuill valUe-Wit1i"'~Pectio the b~as. aw;trole." .
llilJ/9~ ~Kl 11:59 ~AX 3054410755
DeSimone Consulttng Engr
I4l 005
D ",......I-.
~"
. .ij '. '-4
1 ~__.. ...1
Royal Palm Hotel - Observation Report
November 13~ 199.8
Page Sof5
""Deterioration.issystemi9 in the Royal Palm HoteL In essence, much of the original COD$tI .action
material will have to be removed and rep.laced to achieve. asotmd structure," The cost and. time
req.uired to do so .will~ be "high,
" " .
Inour .professldnalopinioD; the usefu11ifespanoftheR:oYa1PalmH~tel structure has exp~(1. The
bu.ildingshouldberemoved frVm the site.
~~~'
. i1.......)... A.. ... ..........____
."~
" . "
" .
"~ V~i 1.nc,~in1oneJ p ~~" .
+ ... '.' -, .
""CEO;'
MIAMI BEACH CITY COMMISSION
NOTICE TO THE PUBLIC
The Miami Beach City Commission will hold a public hearing on Wednesday,
November 18, 1998, at 5:00 pm in the Commission Chambers, City Hall, 1700
Convention Center Drive, 3rd Floor, Miami Beach, Florida 33139. At this
public hearing, the Commission will review the following:
HPB File No. 1046, 1535 and 1545 Collins Avenue - The Shorecrest and
Royal Palm Hotels. The applicants, R.D.P. Royal Palm Hotel Limited Co.
and R.D.P. Shorecrest Hotel Limited Co., are requesting a Certificate of
Appropriateness for Demolition to demolish those remaining portions of
the Royal Palm Hotel inclusive of the existing seven (7) story front
facade section of the building, in order to construct a first class
luxury Convention Center/Resort Hotel with 412 guest rooms and suites.
This application lS available for public inspection during normal
business hours in the offices of the Planning Department, 2nd Floor, City
Hall. Inquiries may be directed to the Department at 673-7550.
All persons are invited to attend this meeting or be represented by an
agent, or to express their views in writing addressed to the Planning
Department, 1700 Convention Center Drive, 2nd Floor, Miami Beach, Florida
33139. This item may be continued, and under such circumstances,
additional legal notice would not be provided. Any person may contact
the Planning Department at 673-7550 for information as to the status of
this item.
Pursuant to Section 286.0105, Fla. Stat., the City hereby advises the
public that: If a person decides to appeal any decision made by this
Board with respect to any matter considered at their meeting or hearing,
such person will need to ensure that a verbatim record of the proceedings
is made, which record includes the testimony and evidence upon which the
appeal is to be based. This notice does not constitute consent by the
Ci ty for the introduction' or admission of otherwise inadmissible or
irrelevant evidence, nor does it authorize challenges or appeals not
otherwise allowed by law.
In accordance with the Americans with Disabilities Act of 1990, persons
needing special accommodation to participate in this proceeding should
contact the Boards' Administrator at (305) 673-7550 for assistance, no
later than four (4) days prior to the proceeding. If hearing impaired,
telephone the Florida Relay Service numbers, (800) 955-8771 (TDD) or
(800) 955-8770 (Voice) I for assistance. Persons requiring sign language
interpreters should contact the Boards' Administrator 5 days in advance,
when possible. For information on access for persons with disabilities,
or to request material in accessible format, please call 305-673-7550
"VOICE"; hearing impaired persons, please call 673-7219 "TDD".
QCT,20.199S 10:35AM ~
OCr"lS-98 MOX 5:02 PM H. G~ "CONSLT lNGRS
r-..,
~IO , sag p, 2
p, 1
HERSI-4EL.L GILL OONSULTING eNGtNEEAe. \NC.
.d.S01 ~r1c. d. LeClf"lIJIVl!l. Ilw'" 3!lC' ~,.... 1I..., 1=lflr4dB t!~~4~' t~.1 ,'''.Cl81S1 , lEu ac=eJ ...,.....
Oatober19.1998
Mr. Reln.ldo aorv..
AAQUlftCTONICA
S50 erick.1I Avenue, Suite :ilOC
MIami. Florida 33131
RefenJ"lSl: ROYAL PAI.M HOTeL
HGCE File: 9821 RP
Deer Reln.lde;
w. nave revteW8d the rMultt gf the con~t. teeling, for the _IIU"SI "OVA~ PAI.M
HOTEL. Th. ~.ult, jndlcate that
1, A hi;h level of ~Iorl'u Ie ,ree,nt i" th. concre..
2. The lver1IQ8 CCln~ c:ompNt.I~ ItI1l"Gth Ie ,... than 2,SCO psI. with
II lOW v_I"'" of 1.820 pli, .
Our Inlpectlan of tne ItruotUr8 on September 5. 1 ge8 rlv,.led very .u\7ltlntlal
struG'ttlral detel1oretlon of tttt ,II be, eolumnl, .nd lateral r..lltlng memb.rt. The
hIgh Ilv.1 of chloride' In the conerfti will cau.. furthlr deterlol'ltlon of the cancret.
and relnfOrting steel.
Therefor" the opinion 01 tnll office remll". (8. prevlou.1y Ad. In our S.pt'l'l1ber
10, 1S88 letter) that thl8 Itructure ,hou[Q bedemclllhed.
:;;:;U,; /fJ
Mlen....1 O. Frl.d, P,E.
(~1I21 ~ ~)
lOa 'd
~ 6 S L v L ~ S 0 ~> 13~
1V 'L3 ;nH3HWnS 'NlZ11H
ZV:P{ (I1HL)86 ,Z{- 'AON
City of Miami Beach
m
Building Department Memorandum
Date:
October, 22. 1998
To:
Phil Azan, Building Official
From:
Flavio Gomez, P. E.
Structural Plans Processor
Subject:
ROYAL PALM
On October 21, 1998, I visited the ROYAL PALM HOTEL to observe the present
condition of the structure. Also present were Phil Azan, Building Official and Richard
Mcconachie, Chief Building Inspector.
The Contractor has removed the concrete cover in almost all of the structural
members for visual observation of the reinforcing steel. In all the exposed members,
without exeption, the reinforcing steel was either absent or severally corroded beyond
acceptable values of 15 % to 25 %.
According to the laboratory reports presented by the owner, the concrete has
levels of chloride that are also beyond allowable values of 2 %. This contamination of the
concrete with chloride will result in further deterioration of the structural members.
The compressive strengthof theconcrete as tested by concrete cores taken by the
laboratory hired by the owner is very low. The values go as low as 1,520 psi compared to the
3000 psi design mix strength.
In my opinion, the present condition of the structure qualifies this building as
an unsafe structure. Because the repair will most likely require the removal and
replacement of all the reinforcing steel and concrete in the members, then as per
section 202.2(b)(2) the structure shall be demolished since the repairs to the structure
exceed 33 % of the structural value.
CITY OF MIAMI BEACH
;/TY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
lttp:\\ci.miami-beach. fl. us
COMMISSION MEMORANDUM NO.
{<6/-~~
TO:
FROM:
Mayor Neisen O. Kasdil}and
Members of the City ~mmission
Sergio Rodriguez
City Manager
A REsouh ON OF THE MAYOR AND CITY COMMISSION OF THE
CITY OF MIAMI BEACH, FLORIDA, GRANTING A REQUEST BY THE
R.D.P. ROYAL PALM HOTEL L.P. FOR A CERTIFICATE OF
APPROPRIATENESS FOR DEMOLITION TO DEMOLISH THE
REMAINING PORTIONS OF THE ROYAL PALM HOTEL, A HISTORIC
STRUCTURE LOCATED AT 1545 COLLINS AVENUE, IN ORDER TO
CONSTRUCT A FIRST CLASS LUXURY CONVENTION
CENTER/RESORT HOTEL WITH 412 GUEST ROOMS AND SUITES.
DATE: November 18, 1998
SUBJECT:
RECOMMENDATION
The Administration recommends that the City Commission consider the recommendation of the
Historic Preservation Board relative to a request by R.D.P. Royal Palm Hotel L.P. for a Certificate
of Appropriateness for Demolition to demolish the remaining portions of the Royal Palm Hotel.
BACKGROUND
The Shorecrest and Royal Palm Hotels are located on two of the proposed Convention Hotel sites
on Collins A venue between 15th and 16th Streets, as shown on the City Center/Historic Convention
Village Redevelopment and Revitalization Area Plan. The subject structures were classified as
historic structures in the City's Historic Properties Data Base. Pursuant to Subsection 19-11 of
Zoning Ordinance No. 89-2665, Certificates of Appropriateness for the proposed hotel sites located
between 15th and 16th Streets on the east side of Collins Avenue, as shown on aforementioned Plan,
are granted or denied in accordance with procedures set forth in the former Zoning Ordinance
Section 19 ( as amended, prior to May 5, 1994).
Pursuant to Subsection 19-6 of former Zoning Ordinance Section 19, the procedures for granting
or denying a request for a Certificate of Appropriateness for Demolition to demolish an historic
structure require the applicant to obtain a Certificate of Appropriateness for Demolition from the
City Commission subsequent to a formal recommendation being issued by the Historic Preservation
Board after a separate public hearing.
On December 3, 1996, The Joint Design Review/Historic Preservation Board granted a Certificate
of Appropriateness and Design Review approval for the renovation, alteration and partial demolition
of two (2) existing hotel structures and the construction of a fifteen (15) story addition to the Royal
AGENDAITEM~
DATEJJ-l6' -9~
Palm Hotel and a sixteen (16) story addition to the Shorecrest Hotel. On December 12, 1996, the
City's Historic Preservation Board held a public hearing, after which the Board voted unanimously
(8-0) to recommend to the City Commission that the Certificate of Appropriateness for Demolition
be granted, subject to the conditions enumerated in the December 12, 1996 Staff Report.
On February 19, 1997, the City Commission granted a Certificate of Appropriateness for Demolition
to demolish portions of the Shorecrest Hotel. an Historic Structure located at 1535 Collins Avenue,
and the Royal Palm Hotel, an Historic Structure located at 1545 Collins A venue. On July 10, 1998,
a Full Building permit was issued in accordance with the plans approved by the Joint Board, the
Historic Preservation Board and the City Commission.
Subsequent to the ground breaking for the Royal Palm and Shorecrest project on August 4th, 1998,
interior demolition of the Royal Palm Hotel revealed severe concrete deterioration throughout the
structure, including primary structural elements. Testing of the existing structural concrete indicated
compressive strengths and chloride content levels did not comply with code requirements.
On October 20th, 1998, the developer officially notified the City of the Royal Palm's structural
condition and informed staff of its engineer's recommendation to demolish the structure and, in
its place, to replicate that portion of the hotel which was to have been restored. The developer was
advised not to take any action until the Historic Preservation and Design Review Boards had an
opportunity to review the matter.
On October 27th, 1998 following an on-site inspection and a detailed evaluation of the structural
system of the existing Royal Palm Hotel, the Building Department concurred with the engineering
reports and determined the structure to be unsafe. On October 28th, 1998 the Building Department
posted an "unsafe structure" notice on the Royal Palm, preventing further work from proceeding
in the building.
On October 30, 1998, L TC# 153-1998, issued with attachments, addressed a number of design,
preservation, legal, zoning and parking issues of the subject project.
At a special meeting on November 16, 1998, the City's Historic Preservation Board will hold a
public hearing, wherein it will be recommending to the City Commission whether or not a Certificate
of Appropriateness for Demolition requested by the applicant should be granted. The letter from
Carter McDowell (Bilzin Sumberg Dunn Price & Axelrod, LLP) dated October 22, 1998 sets forth
the analysis and basis upon which this Certificate of Appropriateness request from R.D.P. Royal
Palm Hotel Limited is being requested (see attached).
ANAL YSIS
Based on structural analyses performed by Rica, Tameness, the Engineer of record, and two (2)
independent peer reviews commissioned by the applicant and performed by Hershell Gill and A TC,
the developer's team is recommending and requesting demolition of the remaining portions of the
existing Royal Palm structure which were to be retained and incorporated into the overall master
design of the site. The developer also indicated its willingness to remove and preserve certain
architecturally significant interior and exterior elements to place in the new structure.
Subsequently, the City of Miami Beach hired Consulting Engineer Vincent DeSimone to prepare an
independent review and evaluation report for the remainder of the Royal Palm Hotel. The DeSimone
report concluded that the usefu11ifespan of the Royal Palm Hotel has expired and that the structure
should be removed from the site (see attached).
Any proposal to demolish substantial portions of "contributing" structures in a historic district is
strongly discouraged, except when extenuating circumstances deem such demolition necessary and
appropriate. Those circumstances are fully evaluated in the following Engineering Reports:
1. Herbert Gopman, P.E., July 8, 1993
2. Juan Fernandez-Barquin, P.E., February 8, 1996
3. Douglas Tameness, P.E., October 19, 1998
4. Michael Fried, P.E., October 19, 1998
5. F1avio Gomez, P.E., October 22, 1998
6. Peter Read, P.E., October 28, 1998 and November 11, 1998
7. Vincent DeSimone, P.E., November 13, 1998
The preponderance of the evidence and collective structural engineering expertise, including that of
the City selected independent engineer, states that the Royal Palm Hotel is not a candidate for
structural restoration, that is, it cannot be structurally restored due to an irreparable highly advanced
and unique state of structural deterioration. Under these unique circumstances, the Administration
recommends that the City Commission grant the Certificate of Appropriateness for Demolition as
requested.
CONCLUSION
Based on the foregoing, the Administration recommends that the City Commission consider the
recommendation of the Historic Preservation Board relative to the request by the R.D.P. Royal Palm
Hotel Limited Company for a Certificate of Appropriateness for Demolition to demolish the
remaining portions of the Royal Palm Hotel.
SR/JoJjO/WHC/TRM
Attachments
T:\AGENDA \NOVI898\REGULARICM-8085. WPD
~ILZJN SUMSERG DUNN PRICE Or AxELROD LLP
- r: \.:::1
CARTER N. MCOOWEL.L.. P.A.
O'''CCT O''''L '3C5'35o.Z355
C-.....,L ~Olltlm.c:cm
... "''''''TNC''S..'''' 0,. "''''0'C55'O'''''L "'SSOC''''TIONS
Z500 ""ST U"lIO"l "'N...NCI"'L CCNTE"
ZOO SOUTH .'SCAYNC 1!I0ULCV..."O. ..,......'. 'LO",O... 33'31,Z336
TEL.C"'HONC 1305>3747580 'IN'O~,~~.l:~...,
'IV( /3051374-7593 . I!I"OWA"O '95411"~.680e; ,':'.: L: !..: ?
October 22, 1998
Dean J. Grandin, Jr.
Planning and Zoning Director
City of Miami Beach
Planning, Design and Historic Preservation Division
1700 Convention Center Drive
Miami Beach, Florida 33139
Re: Royal Palm Hotel
Dear Mr. Grandin:
..
On behalf of RDP Royal Palm Hotel LP ("RDP"), the long term lessee of the
Royal PalmlShorecrest site, please accept this letter as a formal request for a expedited
special meeting of the Historic Preservation Board and/or if necessary the Joint Historic
PreservationlOesign Review Board to consider a request to~ modify the existing
Certificate of AporoPriateness (file number 8085J) to allow the immediate demolition of
the existing Royal Palm Hotel and to begin consideration of the aopropriate
e lacement of ffiis historic structure. RDP would prefer not to have to make this
request, however, as explaine elow and in the atta~hed correspondence based on
extensive concrete core samples and structurai analysis of the existing structure it has
been determined by: (1) Aquitectonica, the project architect; (2) Riva, Timmons and
Partners, the project structural engineer of record; (3) Hershell Gill Consulting
Engineers, Inc., the project peer review structural engineer; and (4) AGT Architects and
Thorn Grafton, the Historic Preservation Architects for the project, that the existing
Royal Palm Hotel structure cannot be repaired in such a way as to meet the structural
requirements of the South Florida Building Code. (See copies of letters the consultants
attached to this letter.)
As you are aware, all parties including both the City and RDP believed that
based on the preliminary analysis that the Royal Palm Hotel structure could be repaired
and preserved. Indeed, all of the plans, approvals and permits issued to date have
incorporated the Royal Palm structure based on the assumption that it could be
repaired to meet the South Florida Building Code requirements. Once RDP was
allowed to begin interior demolition within the Royal Palm Structure, it became apparent
G:\OMS\73190\10200\0211665.01
10/22/98
~---- - - --- ------
BILZIN SUMBERG DUNN PRICE & AXELROD LLP
Dean J. Grandin, Jr.
Page 2
to all parties that the deterioration of the existing structure was much more extensive
than originally realized. As the interior demolition revealed more of the underlying
structure it was determined by both the City Building Department and the project design
team that additional structural testing would be required to determine the extent of the
damage.
On October 14, 1998, A TC Associates Inc. reported the results of tests on
twenty-five concrete core samples taken throughout the seven story Royal Palm
structure. (See copy of the Report attached to this letter.) The results of these tests
show that twenty-two of the twenty-five tests taken were below the minimum Building
Code standard of 3,000 PSI. Moreover, the average PSI for the tests taken on the first
level of the structure was only 1,843 PSI. This is of particular concern as the first level
obviously carries the heaviest loads. The weak condition of the concrete is further
complicated by the fact that the chloride content substantially exceeds the maximum
permitted level under the applicable codes. As a result, the existing concrete itself is
causing the corrosion and ultimate failure of the reinforcing steel. This condition has
been described as a "cancer", causing the internal destruction of the Royal Palm Hotel
structure which can only be remedied through complete removal of the existing
concrete. In short, this structure cannot be saved because it will continue to self-
destruct even with repair and reinforcement.
In light of the above findings. the design team including Thorn Grafton have
begun further documenting the existing conditions at the Royal Palm in particular the
exact configuration and materials of the lobby and the westem facade of the building.
This effort is greatly enhanced by the fact that there is a substantially complete set of
the original building drawings. RDP is committed to immediately providing complete
and thorough documentation of the historic condition of the lobby and western facade.
Further, RDP is hereby committing to the City of Miami Beach and the Historic
Preservation Board that if it is approved by the City and its various boards that RDP will
faithfully reconstruct a western facade and lobby of the Royal Palm based on the
documentation of the existing condition and the historical building plans. This will
include documentation based on preservation of actual samples of the materials in the
lobby area and all of the important architectural details. We are therefore seeking
immediate permission from the City of Miami Beach to begin taking appropriate
samples of these materials under the close supervision of \Nilliam Cary, the City's
Historic Preservation Officer.
We are aware that there may be a divergence of opinion within the historic
preservation community and particularly the Historic Preservation Board about the most
appropriate way to replace the western facade and lobby area of the Royal Palm Hotel.
G\OMS\73190\10200\0211665.01
10/22/98
81LZIN SUM8ERG DUNN PRICE & AXELROD LLP
Dean J. Grandin, Jr.
Page 3
We are committed to working with the City, as the landlord, and the Historic
Preservation/Design Review Board staff and the Joint Boards to quickly develop an
appropriate set of plans for the replacement of the Royal Palm Hotel.
As we have explained in our various meetings with you and other City officials,
the fact that this condition was not fully revealed until the interior demolition of the Royal
Palm had substantially progressed has created significant timing problems for RDP.
The contractor is progressing with site work and the already approved partial demolition
of the eastern most addition to the Royal Palm at the current time. Under the expected
construction schedule, the contractor is due to begin staging site excavation followed by
for installation of pilings and foundation on the site beginning in the first week of
November. Unfortunately, the structural engineers have advised that if additional work
in undertaken on the site which causes significant vibration either within the Royal Palm
Hotel structure and/or in the areas immediately surrounding it that the existing hotel
structure could fail. Moreover, assuming that the existing Royal Palm structure must be
demolished we would need to undertake that demolition work before we stage the
installation of piling and foundation work on the site so that there is not a conflict
between those two operations.
If we are to avoid truly significant delay in the construction of this project, we
would need authorization for the demolition of the Royal Palm Hotel structure by
October 30, 1998 which is next Friday. We are therefore requesting that the City call
an emergency special meeting of the Historic Preservation Board as early as possible
next week in order for that Board to consider authorization of the demolition of the
Royal Palm Hotel. As always, we appreciate your continuing cooperation and
assistance. We would also like to extend an invitation to the Historic Preservation
Board members to individually view the condition of the building prior to the meeting. If
any Board member would like to view the building, we would ask that they contact your
office and that your office contact Michelle Kohler at 305-995-5330 so that we can
arrange for them to safely view the building. We are prepared to provide any
information you may reasonably need and or help in any way we can in order to assist
in setting up this special meeting as soon as possible.
~~1
\
Carter N. McDowell
CNM:zoe
GIDMS\73190\10200\0211665.01
10/22198
i
,
/
81LZIN SUMBERG DUNN PRICE & AXELROD LLF'
Dean J. Grandin, Jr.
Page 4
cc: R. Donahue Peebles
Chris Bruch
Sergio Rodriguez
Janet Gavarette
Christina Cue/Vo
William Cary
..
G\OMS\73190\10200\0211665.01
10/22/98
CITY OF MIAMI BEACH
:ITY HALL 1700 CONVENTION CENTER DRIVE MIAMI BEACH, FLORIDA 33139
1ttp:\\ci. miami-beach. t1.us
L.T.C. No. 153-1998
LETTER TO COMMISSION
October 30, 1998
TO:
Mayor Neisen O. Kasdin and
Members of the City Commission
FROM:
Sergio Rodriguez A J1t!...
City Manager (jJ
SUBJECT:
Status of the Royal Palm Hotel and Implications to the Royal Palm Crowne
Plaza Hotel Project.
BACKGROUND
The Clark Construction Group, Inc., the contractor on the Royal Palm, has been on site since
ground-breaking on August 4, 1998, performing work which includes building demolition, site
work, shoringlbracing, test piles and production piles.
Interior demolition of the Royal Palm Hotel has revealed severe concrete deterioration throughout
the structure including all primary structural elements. Testing of the existing structural concrete
by A TC, an independent testing company, indicates compressive strengths and chloride content
levels do not comply with code requirements. Based on structural analyses performed by Riva,
Timmons, the engineer of record and an independent peer review performed by Hershell Gill
Consulting Engineers, Inc., of A TC's report, the developer's design team is recommending
demolition of the remaining portions of the existing Royal Palm structure which were to be retained
and incorporated into the overall master design of the site.
On October 20, 1998, the developer officially notified the City of the Royal Palm's structural
condition and informed staff of its engineer's recommendation to demolish the structure and in
its place, to replicate that portion of the hotel which was to have been restored. The developer also
indicated its willingness to remove and preserve certain architecturally significant interior and
exterior elements to place in the new structure. The developer was advised not to take any action
until the Historic Preservation and Design Review Boards had an opportunity to review the matter
as required by the Zoning Ordinance and the Development Agreement.
On October 26, following an on-site inspection and a detailed evaluation of the structural system
of the existing Royal Palm Hotel, the Building Department concurred with the engineering reports
and determined the structure to be unsafe. On October 28, the Building Department posted an
"unsafe structure" notice on the Royal Palm, stating that on October 21, 1998 and October 26,
1998, inspections were performed at the Royal Palm which revealed deterioration of the structure
and structural parts which are in violation of the South Florida Building Code, and that all
measures deemed appropriate or necessary to bring the building into compliance with the South
Florida Building Code must be effectuated. All such actions must receive all required permits for
each aspect of the contemplated corrective work pursuant to the South Florida Building Code and
the City's Land Development Regulations Code. Furthermore, the building must be maintained
secure at all times in accordance with Section 202.6 of the South Florida Building Code, and in a
manner acceptable to the Building Official.
Since the City was officially notified, daily meetings have been held with City staff and the
developer to determine the implications of demolition relative to historic preservation and zoning-
related matters. On October 26 the developer was asked to obtain additional samples from the facade
in order to determine the feasibility of saving it. Preliminary test results indicating elevated chloride
levels in the facade were provided on October 29, 1998. Copies of both reports are included with
t~.is L. T. C. Dates were set for a joint meeting of the Historic Preservation and Design Review
Boards on November 16, the City Commission on November 18 and the Zoning Board of
Adjustment on December 7, 1998. In addition, the Administration will engage an independent
structural engineer to render an opinion on the issue.
ANALYSIS
The unexpected demolition of all or a significant portion of the remaining Royal Palm Hotel
carries certain ramifications which are expected to impact the Crowne Plaza project. The
Administration was asked to prepare the following analysis to determine the extent of the issues at
stake:
Historic Preservation Board Approval
Design and Preservation staff, as well as the Building Official and the project's engineer of record,
have all concluded that the remaining portions of the existing Royal Palm Hotel are in an advanced
state of structural decline. To this end, staff has determined that the developer must first obtain
a Certificate of Appropriateness for Demolition. Under certain circumstances, if a structure
constitutes an immediate threat to public health or safety, as determined by the Building Official,
the Dade County Unsafe Structures Board, Fire Marshall, or Public Works Director, an exemption
to this requirement could be granted. As of the date of this report, the Building Official has not yet
concluded that the advanced state of structural deterioration of the remaining portions of the Royal
Palm Hotel constitute a threat to "immediate public health or safety".
Pursuant to Section 118-535 of the Miami Beach Code, Certificates of Appropriateness for the
Loews and Royal Palm Crowne Plaza Hotel sites are granted or denied in accordance with
procedures set forth in the former Zoning Ordinance Section 19 (as amended prior to May 5, 1994),
as provided for in the Development Agreement. Pursuant to Subsection 19-6 of the former Zoning
Ordinance, the procedures for granting or denying a request for a Certificate of Appropriateness for
Demolition to demolish a historic structure require the applicant to obtain a Certificate of
Appropriateness for Demolition from the City Commission subsequent to a formal recommendation
being issued by the Historic Preservation Board after a separate public hearing.
To this end, staff has scheduled a special meeting of the Historic Preservation Board on November
16 to consider the request for a Certificate of Appropriateness for Demolition for the complete
demolition of the remainder of the existing Royal Palm Hotel. At the same meeting, the Joint
Design ReviewIHistoric Preservation Board will consider a request for a modification to the existing
Design Review approval for the subject site, in order to fully re-create those portions of the Royal
Palm Hotel slated for demolition.
Since the City Commission must ultimately approve the Certificate of Appropriateness for
Demolition, a public hearing will be fully noticed with a time certain of 5 :00 pm for the November
18 City Commission meeting.
Zoning Issues
Setbacks
The Royal Palm / Shorecrest site received variances on December 13, 1996, in order to retain and
renovate portions of the two existing hotel buildings and construct two new hotel tower additions.
The nature of the variances were relative to the setbacks of the new construction, as well as loading
space requirements and the setback for decks. The existing buildings did not require any setback
variances since historic structures may retain their respective existing setbacks regardless of the total
value of the rehabilitation and additions, combined.
Should the existing Royal Palm building be demolished, any new construction that follows the
original building's footprint would require a modification to the variance previously granted along
the north side property line and a modification to the conditions included in the Board of
Adjustment's final order relative to the rehabilitation of the original building.
Parking
At the time the building permit was issued for the Royal Palm Crowne Plaza project, the parking
requirements were calculated as follows:
Royal Palm Shorecrest Total
Total Units 257 165 422
U nits in existing building 50 0 50
Net units requiring parking 207 165 372
Parking requirement @ .75/unit 156 124 280
There are no parking requirement for uses within the existing historic structures. The parking
requirements for the accessory uses were satisfied using the unit bonus provision in the Ordinance.
The 280 required parking spaces were satisfied with 106 spaces on site and 174 provided in the 16
Street Parking Garage in accordance with the development agreement between the RDA and RDP
Royal Palm Hotel, Ltd.
So.ould the existing Royal Palm building be demolished, and the uses contained therein replaced on
site, either a modified agreement to provide additional spaces in the 16 Street Garage or the payment
of a parking impact fee shall be required. Asswning fifty units are within the new construction and
any accessory uses parking requirement is satisfied through the unit bonus provision, thirty-eight
(38) additional parking spaces will have to be dedicated in the 16 Street Garage as meeting the
requirement or an impact fee of $190,000 will be required for the issuance of the modified building
permit.
Building Department
As of the date of this L.T.C., the Building Department was checking on the availability and pricing
of structural engineering firms to review the test results and provide and independent third party
OpinIOn.
Legal/Contractual Issues
Liability/Exposure
There are two primary documents that govern the relationship between the Miami Beach
Redevelopment Agency (the "Agency"), and RDP Royal Palm Hotel Limited Partnership (the
"Developer"), the developer of the Hotel. These are the Ground Lease and the Hotel Development
Agreement. The Agency owns the land underlying the Hotel. Title to the buildings on the land was
transferred to RDP by Special Warranty Deed on May 28, 1998.
Section 5.1 of the Hotel Development Agreement provides, in part, that:
"The Owner has not made and does not make anv representations as to the physical
or structural condition. value. adequacy or fitness for use of any equipment or
svstems in the Existing Hotels, or the presence on or about the Existing Hotels of any
substance or material which is or may hereafter be subject to any Environmental
Laws, including, without limitation, Hazardous Materials, or any other matter or
thing affecting or related to the Existing Hotels, and Developer herebv expressly
acknowledges that no such representations have been made. and Developer further
acknowledges that it has inspected the Existing Hotels and agrees to take the same
"as is". in such condition as the same may be in on the date of delivery of the deed
thereto." [emphasis added]
The Section 18.2 of the Ground Lease provides, in part, that:
"Tenant accepts the Premises in existini condition and state of repair and Tenant
confirms that: except for the representation contained in Section 18.1 (and any
other representation expressly set forth in this Lease), (i) no representations.
statements. or warranties. express or implied. have been made by. or on behalf of.
Owner with respect to the Premises or the transactions contemplated by this Lease,
the status of title thereto (except as set forth in Exhibit 2.1 attached hereto and
incorporated by reference herein), the physical condition thereof (including but not
limited to subsurface conditions),...." [emphasis added]
Section 18.1 and Exhibit 2.1 are not relevant to the condition of the property. The City Attorney has
advised that these sections of the documents, and other factual and legal matters, indicate that the
RDA does not have any legal liability to the Developer for the condition of the Royal Palm Hotel.
Modifications and/or Amendments to the Development Agreement
With regard to the modifications and/or amendments to the Ground Lease, Hotel Development
Agreement and other documents in connection with the development of the Royal Palm Crowne
Plaza Hotel, it is apparent that the Plans and Specifications and the Development Cost Budget will
have to be modified, however, it is too early to determine whether other amendments to documents
will be necessary. As of the date hereof, the City Attorney's staff does not believe that any extensive
amendments will be necessary. Any an all amendments will be brought before the City
Commission! Redevelopment Agency as necessary in a timely fashion.
Royal Palm Crowne Plaza Project - Impact to Timing
Pursuant to the outcome of the Historic Preservation and Design Review Board meetings, the
developer will prepare a new timeline for the project. In the interim, the architect is preparing
plans for the re-design of the hotel and piling work continues on site.
SR/CX=:KOB
Attachments
80PM,~N
0~ f(('115
Dwttn
CONSULTING ENGtNI:ERS, INC.
I~on
InVM1I~lon
208~D e. Dixie Hwy. . No. MIami aelen. FL 33180
O.de: (305) 932.5g11 · Srowlrd: (30S) 920.2388
Aeporw
Pro~rty OYners
Royal Palm Botel
0/0 Michael Milber~1
1545 Collin. Avenue
Miami Beach, n. 33J.39
RBI 8TJWC'l'URAL aUII.DI.Cil SVA1.UAl'IOR
Gentl....n:
In accordance with the reQuelt of Mr. Mich..l Milh.r9, this oft ice
conducted an in.pection of the above property, (th. Royal Pal.
Hotel). The property location i. just we.t of the Atlantic Ocean,
and within the Coa.tal Control Zone, (a .pee!.l wind velocity and
tidal .urge zone recantly e.tablished). Tbe purpo.. of this report:
i. only to aIl8e.. the, current structural Clondition due to exten.iv.
spalling which i. cnrrently occurrinq on the concrete etructural
fcaminq .y.telll of the exterior and interior building .urface.
The buildin9 ha. a 'Ieven story heiqht at the we.t end and reduc..
to a five .tory hei~rht at the e.lt. The .truoture i. ....nti.lly
ot reinforced concret., intil19d with malonry unit., and olay tile
unit. in 10.. locations. Thi. report is baaed on the findin91 and
work paper. of R...t~rch Conlul tant. Ine., and the con.ult-iAC) tina
(Gopm&n) writing this report, Usinq previoul in tormat ion ,
photoqraphl and doc\~.nt&tion provided by R..earch Conaultant., a
amall ero.. ..ction check of the previou. in.pection wa. made to
verity and under.taneS varioue description. previouely provided.
The 8Aterior .urf.o., the roof .tructure and el...nt. abOVe the
roof and varioue 'Il.aent. ju.t &beve the qroun<l l.vel were
J.nlpeClted by this office. Al.o included in thi. inlpection va. the
one-.tory Cabana buJ.ldJ.n; to the East.
The following descrJ.ptJ.one were u.ed when referrinq to condition.
at .pal.linqJ
1. Primary Itaqe - Slll41l to medium craek., .li9ht .xp&nlion.
2. Secondary stage - Large cracks, enabliD9 penetr.tion of
sharp too L. or paper edg... Some hollow .oundinq OD
.urfao..
3, Tertiary fltag. - Large fracture., alr..dy flaked off or
r.ady to lI.parate and fall oft, Bollow eound when
t.ffec1....y ""'~"""-'~""""',
pag_ 2 of 4
Roy.l iala Boe.l
The v.riou. room unit. which were previouIly in.pe<:tec1 i. al.o
de.cribed her.in in the .ame manner.
Included with thi. report ie on .etimate tor repair ..de by the
firm known a. "CunH." Con.truction. The 4utimata "'.. preparad by
Mr. Ron BrO'llfn, the t:o"owner of the company. The cOJApany i. known
.. .peei.li.t, in th!e type ot repair work. Th. company wa.
.eleoted br thi. enqine.r to provide a r..li.tic bid, one th.t ie
non cOlllpet. ti v., ue1 n9 th.ir knowlBdge ot the type ot work .Xpected
by thi. ottic. ba.ed on previous work on .imilar projecte.
The Cab.na buildinq located at the Northe..t .id. of the property
and adjaoent to th~ pool, ha. indication. ot concrete .p.llinq.
The .tructur. i. a .ingle story build!n;, the deck ie u..d far
reoreational purpo..., it 1. conatruct.d ol reinforced OODOJ:.t...
The top .urtac. i. in rBaaon4bly good condition, th.r. 1. no
.palling indicated over the top surtac., lome exi.t. around ~b.
perimeter edqe.. S'lme concrete handrail, are al,o .pellinq. The
.pallinq in tho.. .::e4. is in the ..condcry .t.i.. Th. underaide
of the eoncret. .lab, .tair .lab and store room .lab haa apalled
and i. in the tl:-ti.lry stagee.
Spallinq i. .xtln.jve throughout the .xterior buildiD9 .urtac..
Thi. wa. noted on t~l. North, Eaat and South facee of the bul1dinc;.
The tracture. w.:-. occurrinq vertic411y on the buJ.ldinq lurtac.. of
the concrete columT. line., all .id.. of the building. Moat ot
th... were in the 'i)rimary and ..condary atage.. Noted w.. one
particular colulM i:1 the kitch.n arBa at the north lide a. havini
.palled ..ver.ly and require. immediate attention io th8 way of
lupportin9 .hor.. tel reinforce it on 4 sido.. Horizontal fr.ct~..
ar. occurring at many window header location. and b... location.
and .om. concr.te .;.11 location.. There are vi.ible on the Rorth,
!aet and South .ide.. of the building and ita condit.ione r.n9_ frOll
prLDAry to tertiary .ta;... The set of exterior .tair. on the- .
Ga.t buildin9 tace .how. 'xtenelv. .p&llinq on the .tair uncl.nid..
a. well a. the ,upp)rt beam.. Mo.t of the.. .pall.d are.. are in
the tertiary atag...
Root top are.. vere also inapected and found to have ..ny .palled
ar.a. .10n9 vall parapet., alonq beam. and column. and the
under.idee of m.Jch uf the expoeed slab area.. The are.. inepected
incl~Qed pent hou.. room., maohine room., water tower roo.., and
elevatar maehine and switch room.. The.e ar... were found to be
.palled into the ..(:ondary stag.. and eOM ar...into the tertiary
stage.. The tra.n room area north aide first floor ha. exten.iYe
.pallinq in the t.r1:iary ataql!tB over the II lab. , b.am. and column..
It .hould b. noted that although spalling wa. not vi.ible on tb.
",..t face (entry .ie..) of the building, & atronq po..iOility ~.&J..ta.
that there NY al.o be ar... that .are .pa11in9 in the primary
ataqo. and p08.ible into the .eeondary .tage..
Page J of 4
Royal 1'_1. Botal
Of the interioe ar.'.a, there are a total ot 121 hotel roo.., 6 air
conditioning or air ~.ndlinq closeta, And 6 double loaded b.llvay.,
one per floor. Of the 121 room., 32 roo.. hAve erea. .palled in
the terti.~ .ta9'.' 40 rQQ~' are .palled into the .eoondlry .tI9.'
.nd 48 room. .how nu .pallinq or pOllibl. IIlight priury .palling
which :'.4y or Itl4y nut n.ed be rapaired. Additionally, of the 6
cIo.eta, 4 are .palled in the secondary .tag. and 2 are into the
tertiary It_ge. Of the 6 hallway., 5 h.ve ar... that are .palled
in the tertiary .tauee, and 1 into the ee<:ondary .tag...
In eummation, the c~ndition ot the building .hould b. aonlidered
critical. It h.. bu.n m.y experience in p.et inve.ticzation., that _~-
it the !nora advanc!ed condi tiona are not addr...ed, localized
tailur.e wl11 ev.ntually result. Additional deterioration ot the
primary lupport. .uch a, the column de.eric.d in the kitchen, could
re.ult in ma..ive f.lilure. Rep.ir. .hould ~ b. mad. on an _a.
n.eded- ba.il. All .rea. where .pallinq i. indicated, regardl..e
of it. Itag. of de,,'.loplll4lnt, should b. repaired. All fracrtured
.eotion. .houlcS be huunered away a.nd removed. All fraoture line.
ahould lixe",iee be chipped open. In all c...., tbe coz:rodeci
reinforcinq .hould be expo.ed, it Ihould b. cleaned .round ita
entire perimeter re.QVinq all the ru.t Beale to the .hiny .urface.
If the exiatin9 reinforcing iJ tound to have lo.t gr..ter thau 25'
of it. cro.e ..c:t.lon, than additional r.inforeinc; .hould b.
introduced to b. '.;tliced alongside the exi.ting. The .urt.e.
.hould then he coatad with a corrosion r..i.t1ve chemical or eA
epoxy bonding agent to act as a corrosion inhibiter to prevent
future epallinq at the same location and a. a ..cur. bonding agent
when applying the p:otective coating of concrete. Concrete..y be
applied by hand trcrWelinq where .1U11 ar... exi.t up to 1 1/2"
thick. Pre'.\1re gro\Jtinq (Gunite l .houlcl be u.ed for larger ar.a..
Any aoncret. u.ed .h;Juld b. eand 4gQI'9gate only. After preparation
ot the reinfora!nq. the concrete enQuld be r.-applied to it..
oriqin&l profile. In the event a minim~ of 1 1/2- of coverage
cannot b. acbieved en expo.ed .urface., then aD epoxy co.tin, mu.t
be appli.d over the reinforcing. All concrete .hould b. a minimum
.trenqth of 4,000 p...l.
Attached .. an encloeure with thia report i. the repair e.tt.ate a.
provided by "Gunit. Con.truotion and Rental.-. The ..tiaate ..de
wa. by vilual in.pe(~tion, however lon9.tand.in; experience or both
expertl involved will ueu.l1y amount to a 010.. .pproximat on of
the t inal co. t . I t:. should be not.ed th. t . co._tio r.pair i.
in.uttiei.nt. P~bl.Lc ...!ety dictate. the repair. b. made in the
proper mann.r. s1.ply removlnq the 100S8 concrete aurfac.. and
patching and fillinQ crack. i. not a pI'oper repair. Paraqraph. two
and three provide fIn estimate ot repair. to the _in buildin;,
interior and exterior .urtace., of between thr.e hu.nd.r:ed fifty to
four hundred fifty thou.and. Other aijICelJ.aaeou. woC'Jl~"'Mwol"""'-'
inclUding the Cabana buildinq, to be between 40 to 60 thou.and
dollac..
'ag. 4 of .
Key.I 'ala Bot.l
Should any further con.ultation over t.hi. matter b. rllCi'lired,
ple... f..t free to contact me at any time I may b. available.
Re.peotfully eubaitted
GO C~lGlnlllUl'
:9 ~
nerbert L. G n, 11.1.
July 8, 1993
(J93-t48
BLG/ie
CCI Paul Gloi.
Chief Buildin9 Inapector
City of fitiud l...ch
BnolOllu.r..
life.
....."~..-......,,
..~1."''''.''l"-!'l,.
..
.,,~;.;.t.,.__.. -,...,-i.~~~'7-''''~''''-'''''~.'''''''
GOPMliN (/
OMlgn
fn.peat'on
CONSUL TlNQ ENQI"EEAS. INC.
Imut/gallo"
20885 E. OilCle Hwy. . No. MIami Sue"'. FL 33180
Oade: (306) e32-501 f · SrQward: (308) 920'23ea A.po",
City of Hi-.1 B.aah
Buildin; . Zonin9 Dt'p&.rt.~nt
555 - 17th Street
Hiud Beach, rL 33:.39
Attn. Paul Oioin
*(6U~1
(' (}-,3
g. ROYAL PAUl 8OTIU.
a.ntle_nl
..
The followinq in.pection. were mad, in the kitchen are. of the
above .ite. The !:\apeatiQnl were made to evaluate and approve
repair. required to .p&lled .tructural member..
A ahort .ynop.i. of .ach in.peotion ~&de on the appropriate date i.
included in thi. reJ)Ort.
8/10/93 in.pection e.f the kitchen interior column to the ea.t end.
All .palled conoretl' ha. been chipped away, expo.in; and oleaning
exi.ting c:oluJIlIJ r'Jinforcinq. No addJ.tional reinforcin9 i.
required. Approved for concrete placement.
8/12/93 in'peation elf the kitchen interior column at the "e.t .iele.
All .pall.d concr.t" ha. been chipped away, .xpo.inq and oleaning
exi.tin9 column r4intorainq. No addition.l reinforcin9 i.
required. Approved for concrete placement.
8/24/93 in.pection (,f the spalled conccete beam above the ea.t .id.
oolumn of the kitchen. Reinforcinq need, additional el..ainll,
looe. concrete need. removal. Not approYed.
8/25/93 rein.pectitt" of above b.am. Looe. concrete ha. been
r.mov.d, additional cleaning of r.intorcinq accompli.hed. 2 - .5
r.1nforoinq rod. added, tied and lap .plJ.ced to exi.ting re-bar. at
bottom of beam. Approved for ooncret. placement.
All expo..d reinfo::o!nq va. pre-tr.ated with . ru.t inhibitinq
chemical prior to r.pl&cinq the concree. cover. "GUNITB" (pr",u4.
grouted concrete) wa. not u..d in this .... bec.ua. of
contamination po..Jbiliti.. to kitchen equipment. All eluent.
were r..tor~to""tl1!!t_~J...9.~~A~.P~QI..l.l.Jtj,.tb....&M. .DP110&~i_ of
".meo VWM'rcOft-'~. . CeJftentlt1.0U' material whiah meet. the int.nt of
Pag. 2 of 2
Royal P.lJa Bot.l
the .nqin..rinq .p.c:itication.. Enclo.ed are the .p.cifioation.
and direction. for llPplication by the manutacturer.
R..peotfully .ubaitt.d
~UL!I 8I1G 1111: 1118 ,
-~
~/.
./ . ~....
/, 1
/ aerbert L. Gop , )).!.
Augu.t 25, 19
093-448
I.C.
.
CITY
OF
MIAMI
BEACH
BUILDING DEPARTMENT
1680 MICHIGAN AVE.
SUITE 701
AMI BEACH, FLORIDA 33139
PHOi'<E: (305) 673-7610
FAX: (3()5) 673-7357
February 8, 1996
CITY OF MIAMI BEACH
MIAMI BEACH, FLORIDA
Re: INSPECTION AT THE ROYAL PALM HOTEL
1545 COLLINS AVENUE
MIAMI BEACH, FLORIDA
The Royal Palm Hotel is an eight story reinforced concrete
structure built in circa 1937. The foundation is made of
pre-cast concrete piles with reinforced concrete pile caps
and grade beams. The first six floors (+/-) have reinforced
concrete slabs, and the remaining floors have steel bar
joists for the floor system. The columns appear to be
reinforced concrete thru-out. The exterior walls appear to
be concrete masonry units. Some of the interior walls were
found to have the older terra cotta type blocks.
It appears that originally the building was built up to five
floors, and then the remaining three floors were added almost
immediately. This is based on the micro-film records that
are available.
In summary, it is the writer's opinion that to make a
complete and thorou h evaluation of the condition of the
comp e e structure, the pntire inside of the building must be
gutted, and then for the writer to complete a more thorough
and complete examination of all the structural elements.
Based on the areas that were accessible, there is a
significant amount of repairs that have to be completed,
especially to the concrete slabs (e.g., second, third, and
fourth floors).
It is difficult, at best, to make a complete evaluation if
not all areas are accessible, however, extrapolating on what
was visible, and assuming this to be typical thru-out, it is
the writer's opinion that the amounts of concrete repairs
will be significant. To the extent that lt may be advisable
to spend the money-to ~ut the buil~, an? th~n complete~a
more thorough examination, and then determlne lf the buildin~
is worth-Th-e-e-x:pendi ture. or if it exceeds the 50% level tha~
would reqttire itto be condemned.
INSPECTION AT THE ROYAL PALM HOTEL
1545 COLLINS AVENUE
MIAMI BEACH, FLORIDA
PAGE 2
Based on the areas that the writer was able to see, the
following is a summary of observations:
1. The exterior walls have significant cracks, that based on
their locations (near corners), appear to be corrosion of
the reinforcing steel inside the concrete columns. This
corrosion causes the steel to swell and spall the
concrete, or create these cracks.
2. Several columns at the ground floor were found to have
the same types of cracks. For the same reasons noted in
item no. 1.
3. At the second, third and fourth floor, the slab overhead,
was found to be severely spalled, to the extent that
complete matrix of reinforcing steel is completely
exposed. This is a very severe condition, because the
slab will not function as a reinforced concrete slab.
Hence, the slab has a very low load capacity. The point
is that these areas will have to be fully shored.
Please note that the upper floors were not all
accessible, and therefore, this latter condition may also
exist.
Also, at the ground floor, several areas of the slab
overhead were found to have spalled concrete and the
reinforcing steel exposed.
4. The writer was' not able to inspect the crawl space,
however, the writer suspects that there may be access
to the crawl space. If there is, this area must also be
inspected (by the writer). Based on all other items, it
is the writer's opinion that this area may also require
work. If there is no crawl space, then skip this item.
5. Some of the higher floors, with steel bar joist, were
found to have the steel severely corroded.
6. The stairs thru-out the building also have signs of
corrosion of the reinforcing and cracks and spalling.
7. Several slabs were found to have been repaired some
time in the past. Note, some of these repairs were
very crude, some were made with gunite.
INSPECTION AT THE ROYAL PALM HOTEL
1545 COLLINS AVENUE
MIAMI BEACH, FLORIDA
PAGE 3
8. At the ground floor, at the south side, it appears that
a one story addition was completed after the original
building was built. The problem is that the ground floor
slab appears to have severely settled. There is a major
crack in the floor. It is the writer's opinion that the
slab, and possibly the entire addition was made on
compacted fill (or not so compacted fill), and this has
settled over the years.
9. At the front of the building, there is a decorative
slab,.near the roof, that cantilevers from the face of
the building. The slab soffit has spalled and the
reinforcing steel is exposed. This area is visible from
the ground.
10. The windows were not closely examined by the writer,
however, it appears that they should be replaced.
11. The rear cabanas were not examined by the writer.
To avoid any possible misunderstanding, nothing in this
observation report is to be construed directly, or
indirectly, as a guarantee for any portion of the building,
or the building as a whole.
To the best of the knowledge of the writer, this report
represents an appraisal of the observed areas at the time of
this observation visit, and to the extent reasonably
possible.
Respectfully, '
f} ~Q1~10~
0uan Fernandez-Barquin, P.E.
Structural Reg. No. ..........
Special Inspector No. ........
40114
0947
SUMMARY OF PHOTOGRAPHS:
1-2 FRONT OF BUILDING (WEST ELEVATION).
3-6 NORTH ELEVATION.
7-9 REAR OF BUILDING (EAST ELEVATION).
10 SOUTH ELEVATION.
11 CRACKS IN WALL, NORTH ELEVATION.
12 SOUTH ELEVATION.
13-18 CRACKS IN WALL, NORTH ELEVATION.
19-21 CRACKS IN COLUMNS AT GROUND FLOOR.
22-26 SPALLING OF CONCRETE FROM SECOND FLOOR SLAB SOFFIT,
AS SEEN FROM THE GROUND FLOOR.
27-36 EXAMPLES OF CONCRETE SLAB SOFFIT SPALLING AND
EXPOSED REINFORCING STEEL.
37-38 STEEL BAR JOIST FOR FLOOR SYSTEM.
39 STEEL BAR JOIST AT HIGH ROOF. NOTE THAT THE
BOTTOM CHORD IS COMPLETELY CONSUMED AND SEVERED.
40-41 MORE SLAB SOFFITS.
42 GROUND FLOOR, AT SOUTH SIDE, WITH CRACK AND SETTLEMENT.
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TII':;ijor.eJOSIJI2 18 r! Ttflf.u ::051Ji1 !!is
AROIJliEC, IJIVICA
Octocer 18. 1998
Mr. Chns A. BrUCh, Development Director
DONOHOE DEVELOPMENT COMPANY
2101 'h'iscansin Avenue. NW
Washington, DC 20007
FAX 202 333 5394 and 305 6048266
RE: Existing Royal Palm Hotel Structural Issues
Dear Chris.
Attached you will find Doug Timmons letter summarizing his final determination on how
to proce€d with the existing Royal Palm Hotel building. Our Historic Preservation
architect, is in the process of evaluating the structural situation and preparing to outline
the process of historic re-construction. Substantial documentation has afready taken
place to date and the additional documentation is being performed at this time in
. anticipation of a mass-demorition of the existing building that its 'Historically consistent'
re-construction by our team. Shortly the Historic Architect will be submitting his own
written statement conceming the process.
We have also asked HershelJ Gill our peer review engineer to review all the testing data
provided by ATC and to form an independent opinion. As a result of his personal walk-
thru at the building he has already grasped the extend of the structural problems with the
historic structure, as a result of his walk-thru he had offered an early opinion letter back
en September 10, 1998. However he is now providing a more scientifically calibrated
opinion based on the results to the A TC testing data. t..ttached you will find his letter.
It is evident by the results of the tests performed by A TC 2nd the severely deteriorated
structural frame of the building that the best coarse of action would be to re-construct
rather than re-store the existing Royal Palm Hotel structure. Tnis is the opinion of our
structural engineers and in general the opinion of all the experts that have witnessed the
conditions of this structure, now that it is air striped intemally and that we have the
concrete test results.
Please call me if you need additional information on this matter.
Sincere!
I
,einali:1o Berges, R.A.
Projeer Manager
,'l.u3ched RiP et!er dated Cctober 19. .998. Hershell Gill Letter datec Octebe." 19. 1998
CC 8el"1a!"cc J:crt-B--escia, OCf'\ P~~tles, Rlci"arc Mat!ar, Daniel GrirT1, riie
~(d/recflJre pfinnill!llnr~r;l)r Dwgn
?;;qis,wiall #AA C000455
r-~I' r-\ J. ...... I li'.lr.1LJr~~ PAR TNE::< 385 607 2162
p. 2
RIVA, TIMMONS & PARTNERS
CONSULTING STRUcrUR<\L ENGDlEERS
4':114 SW. i2 Avenue
Nliami, Florida 33155
October 19, 1998
Dougbs B. Timmons., P.E.
(30;) 661~}IOPhone
(305) 667-2168 Fax
Arquitectonica IntemationaJ
550 Brickell Avenue
~1iami, Florida 33131
ATTN: Mr. Reinaldo Borges
RE: The Existing Royal Palm Hotel
REINALDO: After reviewing the concrete tests and final report prepared by ATe, T am
recommending that the existing strucnrre be condemned and entirely demolished. This
opinion is based on a visual waIk-thru in addition try the test results, which indicate that
22 of the 25 tests taken are below 3000 psi which is industry standard on the low end.
The average of the three tests taken at the first level is ] 843 psi. Further 20 of 25
chloride ion tests exceed the .2% value allowed by the current ACI cOOe.
The low concrete teSts in the fIrst level are a'serious COt:lcern because these columns are
th~ most highly stressed.. In addition., due to historical preservation, a large percentage of
the first floor is not demolished. in general the columns expoSed to date have a high
level of deterioration at this level. There is a possibility that further interior demolition
could cause aloealized collapse
In my professional opinion,. 100% of the concrete and masonry should be replaced above
the foundations. Further inspection of the foundation is required before a final decision
is made. The high chloride ion concentrations make a partial repair of this structure
impossible. The existing reinforcing and any new reinforcing which is added will
continue to deteriorate if the contaminated concrete is not removed and replaced Finally
the condition of the first level columns indicate that further interior demolition in this
area may be extremely dangerous.
Sincerely,
RfV A, TIMMONS & PARTNERS
CCT.28. lS~8 10:35AM
OCI-!~-99 110H 5:('1'\, PM ;: GriL .o\T<::'r 1;'1/"'..
U .u... L it\olL ....~ll..o"'.~~
1'10. 885
F.2
~
HERSHELL GJLL CONSULTING ENGINEERS, INC.
4601 ~,..,c. d. LeOl"' 81vd. I S...lee :3~O I CQ""!!' al4bl.. I >=Ior'da ~:3' 46 ( (~C~l 8"?3e~~ / lOe", (:iCEJ 5EieJ.\iC.ii
OctabQr 19, 1998
Mr. Reinaldo Borges
ARQUrT!CTONICA
550 8rick&1I Avenue, Suite 200
Miami, Florida 33131
Refersnee: ROYAL PAL.M HOTEL
HGCE Ffle: 9821 RP
Dear Reinaldo:
v"'le have reviewed the results of the concrete testing, for the existing ROYAL PALM
HOTEL. The results indicate that:
1, A high level of et\lorides is present in the concrete.
2. The avera~e concrete compressi~ strength is less than 2,500 pSI, with
a low value of 1 ,520 poi.
Our Inspection of the structure on September 5, 1998 revealed very substantial
structural deterioration of the $labs, eolumns, and lateral resisting members. The
high level of chlorides in the concrete will cause further deterioration of the concrete
and reinforcing steel.
Therefore, the opinion Of this office remain~ (as prevlOU$ly stated in our September
10, 199a letter) that this structure should be demolished.
~,I4J
Michael D. r=ried, P.E.
(9621 L TRA)
-~,-~~ JV r~1 ~~:~~ r'.l ~rEC ~SS0CIArES
1 3e5882 1 2':..::'
p.ez
9955 ,';w 115 V\jay, Su.te ,
1\11a."l'1l. ROnda 33178 .
305.882.8200
Fax 305882.1200
ASSOCIATES INC.
October 14, 1998
RP Royal Palm Hotel
C/o Donohoe Development
2101 Wisconsin Avenue, NW
Washington, DC 2fXXf7
Attn.: Mr. Christopher A. Bruch
RE: Report on Core and Chloride Testing
Royal Palm Crowne Plaza
1535 Collins A venue
Miami Beach, Florida
ATe Proiect # 03657.0C02
Dear Mr. Bruch,
A TC Associates Inc. (A TC) has completed the requcs.ted and authori.zed concrete coring and
chloride-ion content testing for the above subject project. This report contains the results of the test
results and data obtuncd.
SCOPE OF SERVICES
The proposed scope of services for this project included obtainirIg four COOCTe(C COI'e3 from each of
the seven floors of the subject building for a totil of 28 cores. At each proposed core location a
pachometer was used to scan for the presence of embedded reinforcing steel, prior to coring. The
data obtained was used to minimize the potential of cutting through the concrete reinforcing steel
during concrete coring operations.
Due to the lower than expected colllyressive strength test results from the first seven core tests, the
structural engineer of record suspended the coring oper.uion. 1\ltenty-five of the planned 28 cores
were completed. Each of the extracted concrete cores ~ air~, trimmed, capped, measured,
and tested for compressive strength. The concrete core test data and compressive strength test
results are included in this zqxxt.
Concrete d1J3t was extracted from the concrete cores and an acid soluble chloride-ion content test on
hardened concrete was perfonned. The conducted test measures the acid soluble chloride-ion
content as a percentage of the concrete sampJe weight An adjustment was made to report the
ch1ori~ion content as a percentage of cement weight The chloride-ion content test results are
included in this report.
r',__ ,......,-.J-''-_...~.___
~..;l(.)....)oo_.....;.u't.J
r.<u..,,:)
RDP Royal P31m H~J
C/o Dooohoe Developmeot
ATC Project No.: 0)657.0002
pa~2
CHLORIDE-ION CONTENT
The chloride-ion content tests were cooducted in general accordance with ASThf C- 1 14, Section
19. The acid soluble chloride-ion content listed below (concrete %CL(') is the measured test value
reported as a percentage of the concrete dust sample weight, approximately 1.5 grams. This
measured value was then adjusted by a factor of eight to arrive at a chloride-ion content as a
percaH.age of the estimated cement ~jght.
>'id. '"
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#8
#10
I 12
# 15
/I 1
#3
15
117
#9
#11
113
# 14
#16
2"" Floor, Column RP8fRPE
0.0720
0.576
0.9<<)
0.100 .
0.043
0.736
117
4-:' Roor, Column RPS/RPE
S' Roor, Column RPSIRPE
6' Floor, Column RPSIRPE
r' Floor, Column RP8IRPE
I- Floor, Column RPSIRPE
1- Floor, Column RP'3fRPE
2"" Floor, Column RP8/RPE
3..t Floor, Column RP8/RPE
4~ Floor, Column RP8/RPE
S" Floor, Column RP8/RPE
611 Floor, Column RP8/RPE
T' Floor, Column RP8/RPE
T' Floor, Column RP8/RPE
6' Floor, Column RP8IRPE
S" Floor, Column RP8/RPE
4. Floor, Column RP8IRPE
3101 Floor, Column RP8/RPE
3101 Floor, Column RP8IRPE
4" Floor, Column RPS/RPE
4tl Floor, Column RPS/RPE
5* Floor, Column RPSiRPE
..,.. Floor, Column RP8/RPE
0.1200
0.0125
0.0054
0.0920
0.0540
O,UlOO
0.1050
0.()530
0.0710
0.0460
0.0080
0.0180
0.0052
0.0300
0.0270
0.0720
0.0700
0.2050
0.5100
0.2500
0.5200
0.2250
0.432
118
#19
120
127
128
2.08
0.840
0.504
0.568
0.368
0.064
0.144-
0.042
0.24<J
0.216
0.576
O. .5&)
1.640
4.080
2.OCQ
4.160
1.800
# 29
# 30
#34
OCT-16-98 FRI 8..:35 PM ATEC ASSOCrATES
138588::1::88
p.e..
RD? Royal ?31m HO(eJ
C/o Docohoe Development
^TC PTojet:t No.: OJ657.lX<J2
p.g" J
CONCRETE CORE TEST DATA
,., r ... c...'fTe1:tIDn
-c.:re .' ~!1g:h, .. Dia.r:1etir . Uti . Com pre.ssi 'ie AI'e.'l " Ccrnp~
N.::L. : Ai",; "110'0<,) ......' f..c~ .. ";Lca.J' . ,':: : ". .5lTe n.gt.>, ';',
WppU1g ',:.",. '" "':..:" . " 1<. ..... (Sq.ln) .. ... ):": ;.:..
:
I"..... . (1 h l''''! : .:/f r:.: .... r.,..:(lbs..} . (p.si): > ";;.' ..
.... .....
.- . ru: e.s ":' . '....... ." ..,.... . '....... " . . .. .: . "."
2 4.104 I 2.995 1.37 I 0.94 11,963 7.04 I 1600 1
.. 3.439 1.986 1.76 o.n IS ,.3 9-4 3.09 2670 Z
6 2.363 1.969 1.20 0.93 7,062 I 3.04 2160 3
g 3.863 1.990 19.5 N/A 5,705 3.11 I 1830 ..
10 3.116 I 1.983 I 1.57 0.97 4,.350 3.09 , 1520 :3
12 3.987 1.933 2.01 N/A 6,082 3.09 1970 6
15 3.138 1.981 1.58 0.97 6,056 3.08 1910 7
5 4.149 1.991 2.08 N/A 1.140 3. 11 2,490 2
, I
i 3.327 1.947 1. i 1 0.98 6,132 3.00 2010 3
9 3.864 1.992 1.94 N/A 6,.36 I 3.12 2.;zOO 4
I I 4.063 1.989 2.03 N/A 1,.3 16 3.1 I Z,.'HO S
13 3.990 1.978 2.02 I N/A 7,339 3.07 2,460 6
14 3.503 1.984 1.77 0.98 6,836 3.09 2, I ISO 7
15 3.916 1.989 I 1.97 N/A 9,424 .5.11 3,030 7
17 3.688 1.986 1.56 0.99 8,947 3.10 2.860 6
18 3,676 1.984 1.85 0.99 12,968 3.09 ",160 I .5
19 3.965 1.964 2.02 N/A 6,.534 3.03 2,160 ..
20 2,312 1.995 1.16 0.91 10,078 3.13 2,930 3
27 3.912 I 1.966 1.99 NlA 8,.H4 I 3.03 2,150 3
28 I 3.313 1.973 1.68 0.96 I 9,301 3.06 3,070 ..
29 2.1G3 1.961 1.1G I 0.91 1,992 ~.OZ 2,410 ..
30 3.6'-4 1.9~ 1.86 0.99 -',1 -'2 3.0-4 I,G70 3
34 3.5Z5 1.963 1.93 N/^ 9,977 I ~.O2 3,.3 00 I 7
] 6.039 2.993 2.03 N/A 15,657 1 7.03 2,230 I 1
:3 3.455 2.985 1.16 0.91 13,094 i.OO 1,700 I
Note: Coru markt-d (") were the first s.=vel1 10 be: le.$:cd.
RDP Royal Palm Hotel
C/o Donohoe Oevelopmeot
A TC Projl:Ct No.: 03657.QC()2
p"ge 4
UNIT WElGHT DATA
Seven concrete cores were measured for determining the concrete unit weight. An average
concrete unit weight was calculated using five of these values, the high and low value 'Wd.S not used
in tltis calculation. The unit weight data is as foUows:
CoreNo;." Dry'.WL fddd. Hj H:O TeIhP' .. . ".... ..... . ..
+ ci'VOlt.l.rne ..:.. SpeclflCGfa vii y ..U nit WtO'
.. . ". . .
# 3 171.2 ?;7 I 851= 1.968 I 122.4
# 1 583.0 307 I 85~ 1.899 1 18.1.
# 17 156.2 75 85~ 2.083 129.5
# 34 204.7 95 85~ 2.155 134. O.
# 28 190.0 91 85~ 2.088 129.9
# 16 86.7 41 85~ 2.115 131.5
I # 6 197.7 96 85~ 2.059 128.1
Note:
1. Unit weights marked (.) were not used in unit weight average calculation.
2. The average unit weight of the above concrete cores is 128.3 1bs. per cu. ft.
Using the above average unit weight of 128.3, an estimated weight per cubic yard of concrete
of 3500 pounds was calculated. It is assumed that the concrete was designed as a standard
3,OCO-psi mix, with approximately 425 pounds of cement per cubic yard. Therefore, the
weight of cement is approximately 12 percent of the total concrete weight. A value of 8 was
used to adjust the measured concrete chloride--ion content to estimate the chloride-ion content
as a percentage of cement weight.
Respectfully submitted,
A TC Associates Inc.
Operations Manager
Hdi
~Z{~
Vice President, Engineering
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OCT-Z~-98 WED e~:e6 PM ATEC ASSOCIATES
13e~88212ea
P.e2
....,
9955 r-NV 116 Way, Suite i
Miami. Fionda 33178
305882.8200
Fax 305.882.1200
ASSOCIATES INC.
October 28, 1998
RP Royal Palm Hotel
C/o Donohoe Development
210 1 Wisconsin Avenue, NW
Washington, DC 20C'ff7
Attn.: Mr. Christopher A. Bruch
RE:
Report on Chloride Testing
Royal Palm Crowne Plaza
1535 Collins Avenue
Miami Beach, Florida
ATe Project # 03657.ocm
-
Dear Mr. Bruch,
ATC Associates Inc. (ATC) has completed the requested and authorized concrete coring and
chloride-ion content testing for the above subject project. This report contains the results of the test
results and data obtained.
SCOPE OF SERVICES
The proposed scope of services for this project included obtaining concrete dust samples from two
of the five facade support columns on each floor level from the second to the seventh floor.
Concrete dust samples were also taken from two locations within the first floor slab and from two
locations of a first floor grade beam. A total of 16 concrete dust samples were tested for acid
soluble chloride content.
CHLORIDE-TON CONTENT
The chloride-ion content tests were conducted in general accordance with AST.M C-114, Section
19. The acid soluble chloride-ion content listed below is reported as a percentage of the concrete
dust sample weight, approximately 1.5 grams. This measured value wasthen adjusted by a factor
of eight to arrive at a chloride-ion content as a percentage of the estimated cement weight.
OCT-~o-~8 WED e5:e, PM ATEC ASSOCIATES
RDP Royal Palm Hote[
C/o DOQQhoe Development
I'
.il':~I~f~!1
FIGB,..
FIGB
FL,
FI
2h
2,
3h
3.
4.
4,.
5.
5"
6
~
7,
7"
,'"
It
First Floor Grade Beam
First Floor Grade Beam
First Floor. Desk Area
First Floor. Northwest Corner
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
Facade
1313588212138
P.a3
ATe Project No,: 03657.0002
pal:e 2
;t:'~:;;.!.i.~H:;
:.~.~:~tr.,;i! .f(;;~1;'~~~;.'."'...
0.0320
0.0088
O. 09CX)
O.03m
0.0700
0.0490
0.2050
0.0270
0.1500
0.034D
0.0058
0.0500
0.0046
0.0090
BDL
0, (X)66
0.2560
0.0704
0.7200
0.2880
0.56C()
0.3920
1. 6400
0.2160
1. 20CQ
0.2720
0.0464
0.4aXJ
0.0368
0.0720
BDL
0.0528
Please call us should you have any questions or desire additional information. Thank you for
this opportunity.
Respectfully submitted,
A Te Associates Inc. /
, / / /IJ/l () /1/ /
~~/;/~/7"
Laughn Drouillard
OJX'rations ~7
/C~E
Vice President, Engineering