Goldman v. Richmond (2019) Count 2 Documents: Coliseum Garage Condition Assessment Report

DRAFT REPORT
Coliseum Parking Garage – Condition

Assessment Report
City of Richmond, VA
Condition Assessment Report

April 2017

CITY OF RICHMOND
2016 PARKING GARAGES ASSESSMENT REPORT
DEPARTMENT OF PUBLIC WORKS
COLISEUM PARKING STRUCTURE
TABLE OF CONTENTS
EXECUTIVE SUMMARY…………………………………………………………………………..….2
1. INTRODUCTION ...................................................................................................... 3
2. STRUCTURAL ......................................................................................................... 7
3. ARCHITECTURAL ................................................................................................. 20
4. MECHANICAL........................................................................................................ 25
5. PLUMBING ............................................................................................................ 28
6. FIRE PROTECTION ............................................................................................... 31
7. ELECTRICAL ......................................................................................................... 35
Appendices
Appendix A – Detailed list of Deficiencies
Appendix B – Cost Estimate
Appendix C – Elevator Assessment

Department of Public Works
Coliseum Parking Structure 2016 Condition Assessment Report
EXECUTIVE SUMMARY
Whitman, Requardt and Associates, LLP (WRA) has been contracted by the Richmond Department of
Public Works (DPW) to perform a “hands-on” structural condition assessment of the parking garage at
501 North 7th Street, Richmond VA adjacent to the Richmond Coliseum. The condition assessment
included the structural, architectural, mechanical, electrical, plumbing, fire protection and elevator building
systems. WRA performed the assessment of the structural elements of the garage on November 15th,
2016. The architectural, mechanical, electrical, plumbing and fire protection systems were assessed by
WRA on November 25th and 26th, 2016. Vertran performed the assessment of the elevator systems in
early 2017. The assessment findings and recommendations are detailed in this report.
Table 1: Repair Cost Summary

Repair Prioritization
Description Total
Critical Priority Routine Maintenance
Structural Repairs $ 46,720.00 $ 208,055.00 $ 549,157.50 $ ‐ $ 803,932.50
Architectural Repairs $ ‐ $ ‐ $ 103,836.75 $ ‐ $ 103,836.75
Mechanical Repairs $ ‐ $ 4,080.00 $ ‐ $ 1,388.00 $ 5,468.00
Plumbing Repairs $ ‐ $ ‐ $ 15,000.00 $ 516.00 $ 15,516.00
Fire Protection Repairs $ ‐ $ 896.12 $ 2,525.00 $ ‐ $ 3,421.12
Electrical Repairs $ ‐ $ 11,598.50 $ 23,450.00 $ 2,700.00 $ 37,748.50
Elevator Repairs $ ‐ $ ‐ $ 61,650.00 $ ‐ $ 61,650.00
Subtotal $ 46,720.00 $ 224,629.62 $ 755,619.25 $ 4,604.00 $ 1,031,572.87
25% Contingency $ 11,680.00 $ 56,157.41 $ 188,904.81 $ 1,151.00 $ 257,893.22
Total $ 58,400.00 $ 280,787.03 $ 944,524.06 $ 5,755.00 $ 1,289,466.09
Critical: Items in this category are deficiencies of unusual significance. They do not rise to the level of
emergencies, that is, conditions demanding immediate attention. But, they require prompt action and
should be the first items repaired. Critical items should be addressed as soon as possible, but no later
than before the next assessment.
Priority: Items in this category are moderate deficiencies that have the potential of becoming more serious
if not corrected. Defects should be monitored and verified for condition during the next assessment cycle.
Routine: Items in this category are not serious deficiencies. They are primarily serviceability-related
problems that are less likely to worsen significantly during the next assessment cycle. Follow-up should
be made after the high priority items and should be monitored during future assessments.
Maintenance Repairs: Items in this category are low priority deficiencies that can be repaired by
Maintenance staff.
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1. INTRODUCTION
The Coliseum Parking Garage is a five-level garage structure comprised of precast concrete
walls, columns, beams, and double tee slab panels above grade level. The facility is located at
501 N 7th Street in Richmond, Virginia. The garage was constructed in 1992 and is currently 25
years old.
The free-standing facility is comprised of 4 above grade levels and 1 subterranean level. The
foundation and Level 1 slabs are cast-in-place concrete. Some Level 1 walls are constructed
from concrete masonry units (CMU).
The vehicle entrances are located on the north end of the west side off of 7th street and in the
center of the south end off of E Clay Street. The vehicle exits are located on the north end of the
west side off of 7th street and on the north end of the east side off of 8th Street.
The parking bays are approximately 59 feet wide with parking on both sides. The ramps between
levels are 180 feet long in the center of the deck, running up in the southerly direction. The other
areas are more or less level with slopes to the drains. There are stairways in the northwest corner
(Stair #1), the southwest corner (Stair #2) and the southeast corner (Stair #3) to provide for
pedestrian circulation. These stair towers are free-standing structures that are isolated from the
garage itself by way of an expansion joint at each level. There is an elevator in each stair tower.
The garage’s footprint is approximately 306’-0” long in the north-south direction and 180’-0” feet
wide in the east-west direction. The garage has a surface area of approximately 285,000 square
feet throughout the 5 levels and provides parking for approximately 923 vehicles.
On Level 1, near the northwest corner, there is an office, an electrical room, a pump room, a trash
room and a restroom facing south. There is a storage room in both the northeast and southwest
corners along with an elevator machine room in the southeast corner. Under the ramp to Level 2,
there is a storage area accessible through double doors in the wall to the south of the ramp.
The structural system of the four elevated levels is comprised of precast, pre-topped concrete
double tee panels spanning to inverted tee beams, lite wall panels or exterior spandrel panels.
The four shear walls that are located at each corner of the central ramp provide for lateral
resistance.
The Level 5 deck is approximately 41 feet above the entrance level. The stairwell and elevator
shaft roofs are approximately 67 feet above street level.
The garage façade is comprised of open air, exposed concrete, brick masonry, coping stones,
metal cornice supported by brackets and metal railing. The façade of levels 1 through 3 is
comprised of brick veneer supported by shelf angles with coping stones and metal railings atop
the exterior spandrel panels. The level 4 façade consists of the exposed concrete spandrel
panels with metal railings. Finally, the level 5 façade is comprised of ornamental coping stones
and aluminum cornice supported by brackets atop the exposed concrete spandrel panels.
1.1. SCOPE OF WORK
1.1.1. Structural
All structural components of the garage accessible without ladders received a “hands-on”
assessment. The rest of the garage structure received a limited visual assessment with
the exception of the roofs over the stairwells and the elevator shafts. No observations
were made at those locations.
3
The “hands-on” structural assessment was performed utilizing hand tools. The
assessment was based on a limited visual assessment of the exposed surfaces, and did
not include non-destructive testing, material testing, or latent structural defects which
cannot be detected by visual assessment. Therefore, no responsibility is assumed by
WRA for the presence of any latent defects which cannot be detected by visual
assessment.
1.1.2. Architectural
All accessible architectural features for the garage were inspected visually. The exterior
of the garage was inspected from ground level. The roofs over the stairwells and
elevator shafts were not accessible. The following items were included in the architectural
assessment:
a. General Floor and Ramp Arrangement.
b. Exterior Walls.
c. Interior Finishes.
d. Stairways and Handrails
e. Doors and Hardware
1.1.3. Mechanical
All accessible mechanical components for this garage received a visual assessment.
The following spaces are served by mechanical systems in the garage:
a. Room 101 - Office.

b. Room 102 - Managers Office.
c. Room 104 - Restroom.
d. Room 105 – Pump Room
e. Room 106 - Electric Room
f. Room 109 - Elevator Machine Room, NW
g. Room 113 - Elevator Machine Room, SW
h. Room 115 – Storage Room, SW
i. Room 116 - Storage Room, Center
j. Room 117 - Trash Room
k. Room 118 - Elevator Machine Room, SW
l. Room 121 - Storage Room, NE
1.1.4. Plumbing
All accessible plumbing components for the garage received a visual assessment. The
following spaces are served by plumbing systems in the garage:
a. Room 104 - Restroom.

b. Room 117 – Domestic Water System.
c. Parking Decks – Drainage.
d. Elevator Shafts – Drain Sumps.
1.1.5. Fire Protection
All accessible fire protection components for this garage received a visual assessment.
The following spaces are served by fire protection systems in the garage:
a. Parking Decks
4
1.1.6. Electrical
1.1.6.A All accessible electrical components for the garage received a visual
assessment. The electrical distribution equipment consists of the following:
a. The incoming service to the facility is provide by an underground distribution

switchgear that feeds the facility’s utility transformer. Service conductors from
the utility transformer enter the facility from below grade. The service meter
cabinet was not located and the survey of the electrical distribution system
was picked up inside the electrical room.
1.1.6.B The main electrical distribution equipment consists of the following:
a. Electrical power panels “MDP”, “HP1”, “LP1”, “LP1A”, “HP2”, “HP3”, “HP4”,
“LP4”, and “HP5”.
b. 45KVA transformer T1 (for panels “LP1” and “LP1A”).
c. 30KVA transformer T2 (for panel “LP4”).
d. No emergency power at garage.
e. No Uninterruptable power source (UPS) at garage.
1.2. REPORT ORGANIZATION
1.2.1. Assessment Findings
Each section includes a brief discussion outlining the assessment findings along with a
more detailed description of the components of the garage noted in the scope of work
subsection above.
1.2.2. Repair Recommendations
Recommendations that pertain to each discipline have been made in the sections that
follow to outline the recommended correction for each of the defects noted in Appendix A.
1.2.3. Photos
The photos featured in the body of this report have been selected to provide unique
examples of the conditions observed in the field. Photos that relate to a specific
deficiency are noted in the “Photo” column of the deficiency list in Appendix A.
**ANNOTATED FIELD NOTES AND ALL PHOTOS TAKEN DURING THE

ASSESSMENT, WHILE NOT INCLUDED IN THE REPORT DUE TO SPACE
CONSTRAINTS, ARE AVAILABLE UPON REQUEST.
1.2.4. Appendix A – Detailed List of Deficiencies
Itemized list of deficiencies observed by each discipline.
1.2.5. Appendix B – Cost Estimate
Approximation of the cost of each repair recommendation.
1.2.6. Appendix C – Elevator Assessment
Condition assessment of the elevators and all related subsystems.
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1.3. REPAIR PRIORITIZATION
For the assessment of the parking garages, the field notes provided in Appendix A will include
repair codes for each defect. These repair codes are defined as follows:
a. Critical: Items in this category are deficiencies of unusual significance. They do not
rise to the level of emergencies, that is, conditions demanding immediate attention.
But, they require prompt action and should be the first items repaired. Critical items
should be addressed as soon as possible, but no later than before the next
assessment.
b. Priority: Items in this category are moderate deficiencies that have the potential of
becoming more serious if not corrected. Defects should be monitored and verified for
condition during the next assessment cycle.
c. Routine: Items in this category are not serious deficiencies. They are primarily
serviceability-related problems that are less likely to worsen significantly during the
next assessment cycle. Follow-up should be made after the high priority items and
should be monitored during future assessments.
d. Maintenance Repairs: Items in this category are low priority deficiencies that can be
repaired by Maintenance staff.
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2. STRUCTURAL
2.1. ASSESSMENT FINDINGS
The garage foundation consists of a combination of cast-in-place grade beams founded on

caissons. The foundation supports precast concrete columns and bearing walls along with four
shear walls, one at each corner of the ramp. There are concrete masonry unit (CMU) walls
around portions of the office, electrical room, restroom, trash room, pump room and storage room
on level 1. The Level 1 slab and part of the ramp up to Level 2 is a concrete slab on ground.
There are raised concrete curb, walkway areas and traffic calming devices cast on top of the
concrete slab on ground.
The elevated floor levels are precast concrete double tee panels approximately 10 feet wide
spanning east-west between bearing walls, spandrel panels or inverted tee beams. The tee
stems are at a 5 foot spacing. At the walls, the tee stems bear onto concrete corbels projecting
from the faces of the wall. At the spandrels, the tee stems bear on pockets cast into each
spandrel member. At beams, the tee stems bear on the projecting flanges of the inverted tees.
The span length for the tees varies depending on what type of member is supporting them at
each end. The typical spans are on the order of 60 feet. The outstanding flanges of the tees are
connected to each other with metal bars field-welded to weld plates cast into the edges of the tee
flanges. For a typical 60 foot span, there are 10 connections. The space between the edges of
adjacent tees is sealed with elastomeric sealant. At the connectors, the sealant is wider.
Except for 5 double tee panels at the northwest corner of level 2, for a short distance at each end,
the flange of the double tee is thinner than elsewhere and a cast-in-place, reinforced
overlay/wash is cast on top of the thinner flange. This overlay is sloped to drain water away from
the end of the tee. At walls and spandrels, there is a single overlay for each tee. At beams, there
is a separate overlay for the area directly above the beam and for one for each tee supported by
the beam. The overlays are separated by joints with elastomeric sealant. Raised landings are
cast on top of the tee panels at each stairway and elevator stop. In some cases, there is a joint in
the overlay directly above the joint between the tees, and in other cases, there is not.
The spandrels extend below floor level to support the tee panels, and they extend above the floor
level to serve as guards to protect the edges of the floor and as a mounting point for the parapet
rail and cap stones. The walls along Column Lines B and C are not continuous, so metal grating
between block-outs serves as a guard for the openings at the edges of the floors.
Similar to the deck itself, the three stair/elevator towers are founded on grade beams supported
by caissons. The level 1 slab is a concrete slab on grade. The elevated floors of these towers are
concrete slabs atop steel decking spanning to steel beams supported by 8” tubular steel columns.
The towers are encased in metal and glass curtain walls along the 3 exterior sides. Expansion
joints along the side of the tower that abuts the parking deck isolate these towers from the
structure itself.
Please refer to Appendix A – Structural Assessment Field Notes for a full list of defects found
during the structural assessment.
2.1.1. Completed Repairs
The following repairs have been made prior to this assessment:
Repair plates added to two Tee webs on level two to prevent reduction in capacity as a
result of cracking.
7
2.2. RECOMMENDATIONS
Based on the structural “hands-on” assessment of the parking garages and the approaches, the
following repairs/actions are recommended:
a. Rout and seal cracks in S.O.G.(Slab On Ground)

b. Repair delaminated or spalled concrete in S.O.G.
c. Repair delaminations or spalls in columns and column footings
d. Monitor cracks in the stem wall around the exterior of the S.O.G.
e. Replace and reset coping stones on exterior spandrels and stem walls on levels 1,2,3 and 5
f. Replace joint sealant at CIP (Cast-in-place) wash to exterior spandrel interface
g. Monitor cracks in CIP concrete wash
h. Replace grating in openings of lite-wall panels
i. Replace joint between tee panels
j. Repair delaminated or spalled concrete in tee panels
k. Monitor cracks in tee panels <1/32”
l. Rout and seal cracks in horizontal surfaces of tee panels >1/32”
m. Epoxy inject cracks in vertical and overhead surfaces of tee panels >1/32”
n. Replace de-bonded shear connector patch
o. Replace corroded shear connectors at tee panel interfaces
p. Repair delaminated or spalled concrete in CIP wash
q. Repair delaminated or spalled concrete in lite-wall panels to include concrete corbels
r. Monitor cracks in lite-wall panels
s. Repair delaminated or spalled concrete in spandrel panels to include grout at rail post sleeves
t. Clean and re-coat shelf angles supporting brick façade
u. Replace coating on inverted-t beam
v. Replace expansion joint at CIP wash/spandrel to stair tower interface
w. Seal holes in tee panels around pipe penetrations
x. Replace joints between coping stones to include joint at coping stone to spandrel interface
y. Seal top of interior columns below light poles on level 5
z. Replace tee bearing pads
aa. Monitor cracks in CMU (Concrete Masonry Unit) walls
bb. Replace missing bolts at the base of handrail vertical posts
cc. Install bumper stops. Note: to be evaluated by the city as a preventative measure to protect
coping stones
8
STRUCTURAL PHOTOGRAPHS
Photo S-1: Hairline to 1/32” cracks typical throughout the S.O.G.
Photo S-2: Spall in the traffic calming device cast atop the S.O.G.
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Photo S-3: Corner of ADA ramp delaminated.
Photo S-4: Cap stone de-bonded from spandrel panel.
10
Photo S-5: Cap stone shifted laterally.
Photo S-6: Delamination in tee flange.
11
Photo S-7: Shear connector patch de-bonded.
Photo S-8: Delamination at column base.
12
Photo S-9: Repair plate added to the web of a tee panel.
Photo S-10: Grating in wall panels exhibiting coating failure.
13
Photo S-11: Typical cracking in the bottom flange of the inverted-t beams.
Photo S-12: Corroded shear connector with spalled concrete.
14
Photo S-13: Hairline to 1/32” crack in the flange of a tee panel.
Photo S-14: 1/32” crack in the wash above joints between tees.
15
Photo S-15: Corroded corbel plate with spalled concrete cover.
Photo S-16: Hairline to 1/32” crack with the presence of efflorescence in tee flange.
16
Photo S-17: Corroded shear connector in the joint between tees.
Photo S-18: Hole in the flange between the two webs of a tee panel.
17
Photo S-19: Spall at a block-out at the end of a spandrel beam with exposed corroded reinforcing.
Photo S-20: Delamination in the wash atop tee panels at tee to spandrel/wall interface.
18
Photo S-21: Diagonal shear crack in the web at the end of a tee panel.
Photo S-22: Missing bolts at base of handrail vertical posts typical.
19

3. ARCHITECTURAL
3.1 ASSESSMENT FINDINGS
Generally, the physical condition of the garage will be described in the Structural section.
The exterior wall panels are concrete with brick veneer cast into them at the lower levels. Decorative
metal grilles are installed in the openings at the ground level. Metal railings are mounted on top of
the concrete spandrel panels at other levels. There is an ornamental metal cornice at the top level.
Deficiencies will be noted in the recommendations that follow.
The stair towers are topped by a standing seam metal roof. The stair towers are clad with glass
and metal curtainwall.
Each stairway was walked, and damage was noted and is tabulated in Appendix A. Most of the
deficiencies would be described as routine maintenance items, with no systemic failures that need
immediate action. These deficiencies are from wear and tear to be expected in such a large and
populated structure.
All doors and hardware were in operable condition. Some deficiencies will be noted in the
recommendations that follow.
Please refer to Appendix A – Architectural Assessment Field Notes for a full list of defects
found during the architectural assessment.
3.2 REPAIR RECOMMENDATIONS
Based on the architectural assessment of the parking garages and the approaches, the following
repairs/actions are recommended:
a. Repaint interior and exterior doors and frames

b. Replace wall base
c. Adjust interior and exterior doors
d. Replace ceiling tiles
e. Scrape and repaint stair stringers, risers, and underside
f. Reset nosings
g. Scrape and repaint handrail
h. Replace and reset tile floor and treads
i. Clean tile floor
j. Scrape and repaint ceiling
k. Scrape and repaint soffit
l. Replace snow guard
m. Replace roof fascia
n. Clean brick
o. Replace brick control joints
p. Clean concrete spandrel panels
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North Elevation
West Elevation
21
Photo A-1: Item A3, rusted NW Stair
Photo A-2: Item A3, rusted NW Stair risers and loose nosings.
22
Photo A-3: Rusted SW stair stringers and pan
Photo A-4: Exterior door next to SE stair
23
Photo A-5: Item A17, rust-stained concrete spandrel panel
24

4. MECHANICAL
The following findings were limited to locations/rooms where mechanical equipment was present.
4.1.1. Room 101 Office area
The office area is cooled and heated by a through the wall Amana heat pump. The heat
pump was working satisfactorily.
4.1.2. Room 102 Managers Office
The office area is cooled and heated by a through the wall Amana heat pump. The heat
pump was working satisfactorily
4.1.3. Room 104 Restroom
The restroom has ventilation and heating only. The ventilation, exhaust, for the restroom
is by a ceiling mounted exhaust fan. Make-up air for the exhaust is drawn through the
under-cut of the restroom door. The exhaust fan was operational at the time of
assessment.
Heating for the restroom is provided by an electric wall heater. The wall heater has an
integral thermostat for space temperature control. The wall heater responded to changes
to the thermostat.
4.1.4. Room 105 Pump Room
The pump room has heating only. No ventilation is provided to the room. The heater
was operational at the time of assessment.
4.1.5. Room 106 Electric Room
The electrical room has heating and ventilation. Heating is provided by a ceiling mounted
electric heater that is controlled by a wall thermostat. Ventilation is provided by a through
the wall exhaust fan and louvers in the door. Both did not energize when changes were
made to the thermostat.
4.1.6. Room 109 Elevator Machine Room Northwest
A through the wall air conditioning unit provides the cooling for this room. The A/C unit
was working and maintaining temperature.
4.1.7. Room 113 Elevator Machine Room Southwest
was working and maintaining temperature
4.1.8. Room 115 Storage room Southwest
The storage room has no heating or ventilation
4.1.9. Room 116 Storage room Center section
25
4.1.10. Room 117 Maintenance Equipment Room
The maintenance equipment room has ventilation only. A through the wall exhaust fan is
controlled by a wall mounted thermostat. The exhaust fan did not respond to changes to
the thermostat and we were unable to get the fan to run.
4.1.11. Room 118 Elevator Machine Room Southeast
was working and maintaining temperature
4.1.12. Room 121 Storage room, Northeast
Please refer to Appendix A – Mechanical Assessment Field Notes for a full list of defects found
during the mechanical assessment.
a. Install ventilation system in the maintenance office.

b. Trouble-shoot the electrical room ventilation system and repair or replace.
c. Trouble-shoot the maintenance equipment room ventilation system and repair or replace.
26
MECHANICAL PHOTOGRAPHS
Photo M-1: Elevator Machine Room A/C Unit
Photo M-2: Maintenance Room Ventilation
27

5. PLUMBING
The following findings were limited to locations/rooms where plumbing equipment was present.
5.1.1. Room 104 Restroom
A 4-inch sanitary line serves the restroom and connects to the public combination
sanitary sewer system.
The restroom consists of a water closet and lavatory. Hot water is generated by an
electric water heater located in the janitor’s closet. All fixtures were operating and
showed no signs of leaks and all the drains were free flowing and no restrictions.
5.1.2. Room 117 Domestic Water System
A 2 inch domestic water line, enters the garage from underground into the maintenance
office. The 2 inch water line ties into a backflow preventer. From this point the domestic
water line feeds the adjacent restroom and hose bibbs in the garage. Overall, the
domestic water system appeared to be in good condition.
5.1.3. Parking Garage Drainage
The Storm water drainage system consists of four 6 inch storm drain risers and two 8
inch riser that tie into the city storm sewer system. The open parking area, upper floors,
have 6 inch roof drains and the lower parking levels have 4 inch floor drains. The first
floor also has trench drains.
Some of the storm risers were protected from accidental collision with an automobile and
some were not. Recommend that protection for all storm drains be installed.
Overall, the storm water system appeared to be in good condition however some of the
storm drains on the upper floor levels needed cleaning.
5.1.4. Elevator
No sump pump was installed in the pit.
Please refer to Appendix A – Plumbing Assessment Field Notes for a full list of defects found
during the plumbing assessment.
a. Provide routine cleaning of the roof drains especially the roof deck.
b. Install protection for the storm drain riser.
c. Recommend testing the backflow preventer once a year.
28
PLUMBING PHOTOGRAPHS
Photo P-1: Storm Drain Requiring Cleaning
Photo P-2: Strom Drain Raiser without Protection
29
Photo P-3: Backflow Preventer
30

6. FIRE PROTECTION
The fire protection system consists of a manual dry, Class I standpipe system. There are four
stand pipe risers within the garage. Each system extends from the post-mounted fire department
connection located on the exterior of the garage to the standpipes. Hose connections, 2-1/2”
size, were observed to be located in accessible locations near drive aisles. Caps and chains
were noted at hose connections. Surface rust and corrosion was noted on several lengths of pipe
throughout the garage, most notably on the upper level.
Water supply for the system is by fire department pumper trucks pumping into the system through
the fire department connection located on the exterior of the garage.
Portable fire extinguishers are located throughout the garage. Extinguishers were mounted in
cabinets. A fire extinguisher on level one is missing. Also, an extinguisher cabinet was missing a
cover at the roof level.
A fire alarm system dedicated to elevator recall functions and occupant notification is provided for
the garage. The system is analog, addressable and communicates off-site with a Digital Alarm
Communicator Transmitter (DACT). The fire alarm system consists of a fire alarm control panel,
pull stations, heat detectors, notification appliances, sprinkler monitoring devices for tamper/flow
switches, and elevator safety controls.
The fire alarm control panel is located in the electrical room on the first floor of the garage.
Notification appliances and pull stations are located throughout the garage. Heat detectors are
located in the elevator lobbies. System wiring is concealed in a metallic raceway that is painted
white. Conduit appeared to be adequately supported and electrical boxes had covers. Several
heat detectors appeared to be damaged and/or corroded.
Aside from items noted, the overall fire protection system appeared to be operable and in good
condition.
Please refer to Appendix A – Fire Protections Assessment Field Notes for a full list of defects
found during the fire protection assessment.
a. Fire protection systems should be inspected, maintained and tested on an annual basis or as
required by NFPA standards by a qualified agency approved by the authority having
jurisdiction. The maintenance should include assessment of all system valves, connections
and piping, and lubrications/adjustments of hose valves and check valve devices as
recommended by the manufacturer. The fire alarm system should be regularly inspected and
tested at intervals as required by NFPA 72. Service tags appeared to be in place and up to
date at the time of the field survey.
b. It is recommended where there is surface rust on fire protection piping, that the piping be
scraped and re-painted to stop corrosion and for general maintenance of the piping.
c. Portable fire extinguishers should be inspected, replaced or recharged on an annual basis. It
was noted that the portable fire extinguishers had up to date assessment tags at the time of
our survey, and it is recommended that regular assessments are maintained in the future.
Replace missing fire extinguisher and cabinet cover.
d. Heat detectors appeared to be damaged in multiple locations. Recommend having a
qualified fire alarm technician inspect the heat detectors at all locations and replace the
detectors as needed.
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FIRE PROTECTION PHOTOGRAPHS
Photo F-1: Fire Pump Truck Connection
Photo F-2: Missing Fire Extinguisher
32
Photo F-3: Missing Extinguisher Cabinet Cover
Photo F-4: Fire Alarm Panel
33
Photo F-5: Damaged Heat Detector
34
7. ELECTRICAL
The existing drawings available for the assessment were incomplete with little electrical data and
no power single line was provided. The electrical data presented is based on observations and
may not be all inclusive of the entire electrical distribution systems at the facility. The levels of the
parking garage are expressed here as level 1 (lower level), level 2, level 3, level 4, and level 5
(roof level) as indicated on the existing drawings.
The electrical assessment findings data is presented below providing the main electrical
distribution system, the general lighting systems, and the observed electrical equipment defects.
The main electrical distribution system is inclusive of all the major electrical equipment. The
following findings were limited to locations/rooms where electrical equipment was present.
7.1.1. The Main Electrical Distribution System
7.1.1.A The incoming service to the facility is provide by an underground distribution

switchgear that feeds the facility’s utility transformer. Service conductors from
the utility transformer enter the facility from below grade. The service meter
cabinet was not located and the survey of the electrical distribution system was
pickup inside the electrical room. The electrical room contains power panels
“MDP”, “HP1”, “LP1”, and “LP1A”. Power panel “MDP” is the main electrical
distribution panel and it feeds power panels HP1, HP2, HP3, HP4, and HP5.
Each level is provided with a power panel and are named in accordance with
the level; HP1 through HP5. Power panels HP2 through HP5 are located on the
level in stair and elevator tower no.1. The “HP” panels are 480/277V, 3 phase,
4 wire panels and feed 480V and 277V equipment. Panel HP1 feeds panel LP1
via transformer T1. Panel LP1 sub feeds panel LP1. On level 4, panel HP4
feeds panel LP4 via transformer T2. Transformer T2 is located in the underside
of the level 5 deck. The “LP” panels are 208/120V, 3 phase, 4 wire panels and
feed 208V and 120V equipment. All the panels on the upper levels are recessed
panels located next to the stairs on their perspective levels. Power panels on
the upper levels were inaccessible and their interiors were not surveyed.
7.1.1.B The main electrical power panel is original to the facility which was constructed
around 1992. The life expectancy of electrical distribution panels is 30 years.
The power panel at the garage is estimated to be 24 years to the survey year
of 2016.
7.1.2.General Garage Lighting
7.1.2.A Lighting fixtures and lighting levels where observed. Lighting fixtures and
illumination levels were observed in the stair/elevator tower, level general
parking area, and upper level/roof lighting. Lighting fixtures in the stair/elevator
towers consist of 2’ x 4’ and 2’ x 2’ recessed fluorescent lamp lighting fixtures
over the landings. Stairway lighting is provided by 2’ x 2’ surfaced mounted
fluorescent lamp lighting fixtures under the stair landings. The level general
parking area lighting consist of a mixture of surface/ceiling mounted metal
halide and pendent mounting LED lighting fixture between concrete beams.
The garage decking lighting is under the transition to the LED lighting fixture.
7.1.2.B Lighting illumination on the roof level, was not observed due to the daytime
survey. Lighting fixtures are pole mounted single or twin-head metal halide lamp
35
for general area lighting. Exit lights are provided at the stair/elevator level
entrances.
7.1.3. Level 1 - Electrical Room
7.1.3.A Power panels LP1 and LP1A have handwritten revision on the panel circuit
directory.
7.1.4. Stair/Elevator Towers
7.1.4.A Stair/Elevator Tower No.1 - The recessed power panels (HP2, HP3, HP4, LP4,
HP5) on levels 2 through 5 show indication of rusting. The panels were locked
and the effects of potential rusting on the interior of the panels could not be
observed.
7.1.4.B Stair/Elevator Tower No.1 - Transformer T2 on Level 4 has indication of rusting.
7.1.4.C The glass enclosure of the stair/elevator towers allows for ambient lighting
illumination. The ambient lighting appears adequate to provide illumination for
the stairway and elevator levels.
7.1.4.D All levels - various recessed lighting fixtures have debris and/or the fixture
lenses are not sitting flat in frame.
7.1.4.E Stair/Elevator Tower No.1, Level 1, under stairs - lighting fixture lamps
underneath appear to be burning out or fixture is malfunctioning.
7.1.4.F Stair/Elevator Tower No.1, Level 2 - under stairs lighting fixture lamps are not
illuminated.
7.1.5. Level 5 (Roof) – Parking Area Lighting
7.1.5.A Lighting fixtures were metal halide. Some lighting fixtures lens housings were
cracked.
Please refer to Appendix A – Electrical Assessment Field Notes for a full list of defects found
during the electrical assessment.
7.2.1. General Power Recommendations
7.2.1.A The electrical equipment exposed to the elements in “Stair/Elevator Tower

No.1” have external indication of rusting which could indicate interior rusting.
The recessed power panels of HP2, HP3, HP4, LP4, and HP5 on levels 2
through 5 should be evaluated for internal rusting and corrosion. Due to the
exposure to the weather, the life expectancy of the panels may be shortened
and if internal corrosion exists, should be replaced. Panels with a higher rating
of corrosion resistance should replace the existing and the existing circuits
reconnected to the new panels in place. The 30KVA transformer on level for
also has indication of rusting and should be evaluated for replacement.
7.2.1.B Provide new typed schedule directories in power panels that have handwritten
circuit descriptions.
36
7.2.1.C General Lighting Recommendations
7.2.1.D The ambient lighting appears to provide sufficient illumination of landings on

the levels in the stair/elevator towers and it is suggested to use daylight
harvesting controls to turn some of the recessed lighting fixtures of during
times of sufficient sunlight.
7.2.1.E The recessed lighting fixtures and the surfaced mounted under the stair
landings in the stair/elevator towers should be clean, lamps replaced, and lens
placed properly where needed.
7.2.1.F Roof level area pole mounted lighting luminaires should be replaced LED type.
37
ELECTRICAL PHOTOGRAPHS
Photo E-1: Service Entrance Equipment – Utility Switchgear and Transformer
Photo E-2: Level 1 - Electrical Room - Panels MDP, HP1, LP1
38
Photo E-3: Level 1 - Electrical Room - Panels HP1, LP1, and Transformer T1
Photo E-4: Level 1 - Electrical Room - Panels LP1 and LP1A
39
Photo E-5: Level 1 - Electrical Room - Panel MDP
Photo E-6: Level 1 - Electrical Room Panel MDP
40
Photo E-7: Level 1 Electrical Room Panel MDP - Circuit Breakers and Directory
41
Photo E-8: Level 1 - Electrical Room - Panel HP1
Photo E-9: Level 1 - Electrical Room - Panel HP1
42
Photo E-10: Level 1 Electrical Room Panel HP1 - Circuit Breakers and Directory
Photo E-11: Level 1 - Electrical Room - Panel LP1
43
Photo E-12: Level 1 - Electrical Room - Panel LP1
Photo E-13: Level 1 - Electrical Room - Panel LP1 – MCB
Photo E-14: Level 1 Electrical Room Panel LP1 - Circuit Breakers and Directory
44
Photo E-15: Level 1 - Electrical Room - Panel LP1A
Photo E-16: Level 1 - Electrical Room - Panel LP1A
45
Photo E-17: Level 1 Electrical Room Panel LP1A - Circuit Breakers and Directory
46
Photo E-18: Level 1 - Electrical Room - Transformer T1
47
Photo E-19: Stair/Elevator Tower No.1 – Lighting (Ambient Illuminance)
Photo E-20: Tower No.1 Stair - Level 1 - Under stairs Lighting (Debris and Failing)
48
Photo E-21: Stair/Elevator Tower No.1 - Level 2 – Power Panel HP2 (Rusting) and Lighting
Photo E-22: Stair/Elevator Tower No.1 - Level 2 – Under stairs Lighting
49
Photo E-23: Stair/Elevator Tower No.1 - Level 3 – Power Panel HP3 and Lighting
Photo E-24: Stair/Elevator Tower No.1 - Level 4 – Power
50
Photo E-25: Stair/Elevator Tower No.1 - Level 4 – Power Transformer T-2
Photo E-26: Stair/Elevator Tower No.1 - Level 4 - Power Panels LP4 and HP4 (Panels Rusting)
51
Photo E-27: Stair/Elevator Tower No.1 - Level 4 – Lighting
Photo E-28: Stair/Elevator Tower No.1 - Level 4 – Lighting Fixtures (Lenses Not Flat)
52
Photo E-29: Stair/Elevator Tower No.1 - Level 5 (Roof) - Panel HP5 (Panel Rusting)
Photo E-30: Stair/Elevator Tower No.1 - Level 5 (Roof) - Lighting
53
Photo E-31: Stair/Elevator Tower No.2 – Lighting
54
Photo E-34: Stair/Elevator Tower No.2 - Level 2 – Illuminance
55
Photo E-36: Stair/Elevator Tower No.2 - Level 3 – Lighting Fixtures (Debris and Lens Deflection)
Photo E-38: Stair/Elevator Tower No.2 - Level 5 (Roof) – Lighting Fixtures (Debris)
56
Photo E-39: Stair/Elevator Tower No.2 - Level 5 (Roof) – (Ambient Illuminance)
Photo E-40: Stair/Elevator Tower No.3 – Lighting (Ambient Illuminance)
57
Photo E-41: Stair/Elevator Tower No.3 - Level 1 - Lighting
Photo E-42: Stair/Elevator Tower No.3 - Level 1 - Lighting Fixtures
Photo E-43: Stair/Elevator Tower No.3 - Level 2 - Lighting
58
Photo E-45: Stair/Elevator Tower No.3 - Level 3 - Illuminance
59
Photo E-49: Stair/Elevator Tower No.3- Level 5 (Roof) – Lighting Fixtures
Photo E-50: Stair/Elevator Tower No.3- Level 5 (Roof) – Lighting Fixtures (Debris)
60
Photo E-51: Stair/Elevator Tower No.3 - Level 5 (Roof) – Illuminance From Ambient light
Photo E-52: Parking - General Lighting - Old Lighting Fixtures
Photo E-53: Parking - General Lighting – New Lighting Fixtures
61
Photo E-54: Parking - Level 5 (Roof) - General Lighting
Photo E-55: Parking - Level 5 (Roof) - General Lighting Fixtures
62
APPENDICES
63

APPENDIX A – ASSESSMENT FIELD NOTES

2
CITY OF RICHMOND 2016 COLISEUM PARKING GARAGE ASSESSMENT
Structural Assessment ‐ Field Notes
Floor Element Deficiency Repair Code Photo #
Level 1 S.O.G. Hairline to 1/32" cracks typ. throughout S.O.G. approx. 6,725 L.F. (12 L.F./100 S.F.) R S‐1
Level 1 S.O.G. Delamination/ spalls in slab on ground and traffic calming devices cast atop the slab approx. 34 S.F. P S‐2
Level 1 CMU Hairline to 1/8" cracks in CMU walls approx. 32 L.F. with a small 3/4" diameter hole in one location R
Level 1 Foot Spalled concrete with exposed corroded reinforcing in column footings 3 ea. P
Level 1 Col. Delaminated cocnrete at the base of columns 1 ea. P
Level 1 Stem wall Hairline to 1/16" cracks on the interior face of the Stem wall approx. 50 L.F. R
Level 1 Stem wall Spall/delamination in coping stone approx. 3.5 S.F. P
Level 1 Stem wall Coping stone shifted laterally/longitudinally 4 ea. C
Level 1 Walk Corner of ADA ramp delaminated 1'‐4" approx. 55 ft. E of Line C, 5 ft. N of Line 10 R S‐3
Level 2 Jt Failed joint material at the interface between the CIP wash and the exterior spandrel panels R
Level 2 Overlay 3' long hairline crack in wash above joints in double‐T's at Tee to beam interface typ. throughout R
Level 2 Wall Grating in wall panels exhibiting coating failure, section loss and pack rust typ. throughout R
Level 2 Spandrel Coping stone loose/shifted laterally/longitudinally 16 ea. C S‐4, S‐5
Level 2 Spandrel Spall/delaminations in coping stone approx. 2.5 S.F. R
Level 2 Spandrel Hairline to 1/16" cracks in the spandrel beams approx. 6 L.F. R
Level 2 Jt Failed joint between double‐T's 11 ea. R
Level 2 Tee Delamination/ spalls in Double‐T approx. 4.25 S.F. P S‐6
Level 2 Tee Hairline to 1/16" cracks in Double‐T approx. 18 L.F. R
Level 2 Tee Shear connector patch debonded approx. 15 ft. E and 10 ft. N of column C‐1 C S‐7
Level 2 Col. Delaminated concrete at the base of columns 2 ea. P S‐8
Level 2 Conn. Corroded shear connector with 6"x3" spalled concrete in the double‐T 3 ea. P
Level 2 Overlay Delamination/ spalls in wash atop double‐T's at Tee to spandrel interface approx. 2 S.F. P
Level 2 Overlay 1/32"to 1/16" cracks in wash approx. 10 L.F. R
Level 2 Overlay 1/32"‐1/16" cracks in overlay typical throughout western half of the bay (Overlay in eastern half of the bay has been repaired) R
Level 2 Soffit Tee Delamination/ spalls with exposed corroded reinforcing in isolated locations in double‐T approx. 4 S.F. P
Level 2 Soffit Tee Hairline to 1/16" diagonal shear cracks at the ends of the webs of the double‐T's approx. 16 L.F. R
Level 2 Soffit Tee Hairline to 1/16" cracks in the flange of the double‐T's approx. 24 L.F. R
Level 2 Soffit Tee Repair plate added to both sides of the web of the double‐T at the W end 2 ea. Bay A, B, 10, 11 N/A S‐9
Level 2 Soffit Jt Failed joint between double‐T's 2 ea. R
Level 2 Soffit Wall Delamination/ spalls in lite wall panels approx. 1 S.F. P
Level 2 Soffit Wall 1/16" crack in lite wall panels approx. 1 L.F. R
Level 2 Soffit Conn. Corroded shear connector in the joint between double‐T's 2 ea. P
Level 2 Soffit Spandrel Spall with exposed corroded reinforcing in the spandrel beam 1 ea. P
Level 3 Overlay 3' long hairline crack in wash above joints in double‐T's at Tee to spandrel interface typ. throughout approx. 540 L.F. R
Level 3 Wall Grating in wall panels exhibiting coating failure, section loss and pack rust typ. Throughout R S‐10
Level 3 Tee Approximately 50% of double‐T's have hairline cracks in the flange between the 2 webs for 2‐8 L.F. from the end of the beam R
Level 3 Spandrel Coping stone loose/shifted laterally/longitudinally 44 ea. C
Level 3 Spandrel Spall/delamination in coping stone approx. 9 S.F. R
Level 3 Jt Failed joint between double‐T's 2 ea. R
Level 3 Spandrel Hairline to 1/32" cracks in coping stone approx. 10 L.F. R
Level 3 Tee Delamination/ spalls in double‐T approx. 6.5 S.F. P
Level 3 Tee Hairline to 1/16" cracks in the flange approx. 4 L.F. R
Level 3 Overlay 1/16" crack in wash approx. 2 L.F. R
Level 3 Overlay Delamination/ spalls in wash atop double‐T's at Tee to spandrel interface approx. 17 S.F. P
Level 3 Soffit N/A Corrosion present on every shelf angle supporting brick façade R
3
Level 3 Soffit Tee Hairline diagonal shear cracks in the webs of approx. 75% of level 3 beams (approx. 560 L.F.) R
Hairline cracks in the the inverted‐T beams and exterior spandrel panels, at 90% of beam/panel ends approximately 1 ft. from the face of the
Level 3 Soffit Spandrel
column towards midspan (approx. 116 L.F.) R S‐11
Level 3 Soffit Spandrel Hairline diagonal cracks below 75% of tee pockets in exterior spandrel panels R
Level 3 Soffit Jt Failed joint between double‐T's 3 ea. R
Level 3 Soffit Conn. Corroded shear connector with spalled concrete in the Double‐T 7 ea. P
Level 3 Soffit Tee Delamination/ spalls in double‐T flange approx. 3 S.F. P
Level 3 Soffit Tee Delamination/ spalls in double‐T web approx. 1 S.F. P
Level 3 Soffit Spandrel Spall/delamination in spandrel beam approx. 1 S.F. P
Level 3 Soffit Wall Vertical face of corbel supporting south web of the third beam north of Line 7 spalled off approx. 3.5 S.F. P
Level 3 Soffit Wall 1/16" Horizontal crack at joint between light wall panels approx. 24. L.F. R
Level 4 Overlay 3' long hairline to 1/32" crack in wash above joints in double‐T's at Tee to spandrel interface typ. Throughout approx. 540 L.F. R
Level 4 Wall Grating in wall panels exhibiting coating failure, section loss and pack rust typ. Throughout R
Level 4 Conn. Corroded shear connector with 6"x3" spalled concrete in the double‐T 1 ea. P S‐12
Approx. 60% of 5"x5" blockouts at each end of exterior spandrels (3‐3/4" off of columns) exhibit delamination/spalls with exposed corroded
Level 4 Spandrel
reinforcing approx. 6.25 S.F. P
Level 4 Spandrel Exterior spandrels Delaminated/spalled below the interface with vertical rail posts approx. 80 S.F. R
Level 4 Tee Hairline to 1/16" cracks in the flange approx. 15 L.F. P S‐13
Level 4 Overlay Delamination/ spalls in wash atop double‐T's at Tee to spandrel interface approx. 7.5 S.F. R
Level 4 Overlay 1/32" cracks in wash approx. 24 L.F. M S‐14
Level 4 N/A Traffic stop in front of stair tower at E end of the bay spalled with exposed corroded reinforcing R
Level 4 Overlay Map cracking of wash at entrance to stair tower between columns D‐2 and D‐3 approx. 15 S.F P
Level 4 Soffit Spandrel
reinforcing along Line D (approx. 3 S.F.) P
Approx. 30% of corbel plates are corroded and exhibit spalls in the concrete cover along East side of Line C with isolated plates in other locations
Level 4 Soffit Wall
exhibiting similar deterioration(approx. 42 S.F.) P S‐15
Level 4 Soffit Tee Delamination/ spalls with exposed corroded reinforcing in isolated locations in flange of double‐T approx. 1 S.F. P
Level 4 Soffit Tee Delamination/ spalls with exposed corroded reinforcing in isolated locations in web of double‐T approx. 2 S.F. R
Level 4 Soffit Tee Hairline to 1/16" cracks in the flange approx. 56 L.F. R S‐16
Level 4 Soffit Spandrel Failed coating on the flange of the inverted tee beaml (full length) Between columns D‐2 and D‐3 P
Level 4 Soffit Conn. Corroded shear connector in the joint between double‐T's 1 ea. M S‐17
Level 4 Soffit Tee Hole around pipe penetration through the beam has not been sealed/plugged 2 ea. P
Level 4 Soffit Tee Hole in the flange between the webs approx. 3' East of Line C in the second double‐T from the South of Bay C, D, 9, 10 P S‐18
Level 5 Spandrel
reinforcing (approx. 5.5 S.F.) P S‐19
1/16", full width, cracks parallel to the spandrel approx. 6" from the interior edge, in the top of each precast architectural concrete capital atop
Level 5 Spandrel
each column and spandrel beam (approx. 900 L.F.) R
Level 5 Jt 6" long failures/holes in joint material between double‐T's typical throughout (90 ea) R
Level 5 Spandrel Joints between precast architectural concrete coping stones failed typical throughout R
Level 5 N/A Surfaces of light pole bases (tops of interior columns) exhibit map cracking typical throughout (Approx. 192 S.F.) R
Level 5 Wall Grating in wall panels exhibiting coating failure, section loss and pack rust typ. throughout P
Level 5 Tee Delamination/ spalls in flange of double‐T approx. 2.5 S.F. R
Level 5 Tee Hairline to 1/16" cracks in the flange approx. 30 L.F. P
Level 5 Spandrel Spall/delamination in coping stone approx. 2 S.F. R
4
Level 5 Spandrel Map cracking in the spandrel between columns B‐9 and C‐9 for approx. 5 ft. at the W end R
Level 5 Spandrel 1/32" crack with the presence of efflorescence (30 L.F.) R
Level 5 Overlay Hairline to 1/16" crack in wash approx. 14 L.F. P
Level 5 Overlay Delamination/ spalls in wash atop double‐T's at Tee to spandrel interface approx. 15 S.F. R S‐20
Hairline to 1/32" transverse and longitudinal cracks with the presence of efflorescence in the flange of approx. 50% of double‐T's at the limits of
Level 5 Soffit Tee
the wash above (approx. 3' from the edge of the beam) typ. all beams (approx. 500 L.F.) R
Level 5 Soffit Tee Hairline diagonal shear cracks in the webs at the end of approx. 25% of beams at level 5 (approx. 190 L.F.) P S‐21
Level 5 Soffit Wall Bearing plate at 30% of corbels corroded with spalled concrete typ. (approx. 76 S.F.) R
Level 5 Soffit Tee Failed bearing pad 4 ea. R
Level 5 Soffit Tee Hairline to 1/8" cracks in the flange approx. 20 L.F. P
Level 5 Soffit Tee Delamination/ spalls with exposed corrdoded reinforcing in isolated locations in flange of double‐T approx. 5 S.F. P
Level 5 Soffit Tee Delamination/ spalls in the web of the double‐T's approx 1 S.F. P
Level 5 Soffit Tee 2" diameter hole in the North side of the flange at the E end of the second beam from the south in Bay C, D, 1, 2 N/A
Level 5 Soffit Tee Patch on the North side of the flange at the E end of the second beam from the south in Bay C, D, 1, 2 P
Level 5 Soffit Spandrel Corroded electrical conduit box with significant section loss on inside face of the inverted‐t flange between columns D‐2 and D‐3 P
Level 5 Soffit Spandrel Delamination/spalls in exterior spandrel beams approx. 1 S.F. R
Level 5 Soffit Spandrel 1/16" crack in spandrel beams approx. 4 L.F. R
Level 1 NW
Stair and C.M.U. 2' crack in C.M.U. wall above the header for the elevator opening
Lobby R
All SE Stair and
N/A Missing bolts at base of handrail vertical posts typ. throughout
Lobby P S‐22
ARCHITECTURAL ASSESSMENT FIELD NOTES
ITEM LOCATION DEFICIENCY PRIORITY PHOTO

st
1 Level Door and frame scraped. Wall base peeling off on west
A1 R -
Office wall.
1st Level Door sticks when opened. Paint scraped off door and
A2 R -
Toilet Room frame. Several ceiling tiles broken or water-stained.
Stair stringers rusted. Metal risers rusted, pushing up &
1st Level NW loosing metal stair nosings. Underside of stair rusted.
A-1,
A3 Stair and Paint scraped off handrails. Paint peeling off first 2 R
A-2
Lobby treads. Broken & loose floor tiles at stair. Ceramic tile
treads missing mortar at joints.
2nd & 3rd Stair stringers rusted. Metal risers rusted. Underside of
Level NW stair rusted. Paint scraped off handrails. Ceramic tile
A4 R -
Stair and treads missing mortar at joints. Lobby tile floor discolored
Lobby near exterior storefront walls.
4th Level NW Stair stringers rusted. Metal risers rusted. Underside of
A5 Stair and stair rusted. Paint scraped off handrails. Lobby tile floor R -
Lobby discolored near exterior storefront walls.
Stair stringers rusted. Metal risers rusted. Underside of
5th Level NW
stair rusted. Paint scraped off handrails. Lobby tile floor
A6 Stair and R -
discolored near exterior storefront walls. Peeling paint at
Lobby
GWB ceiling.
5th Level SW
A7 Stair and R -
Lobby
GWB soffit. Section of snow guard missing at roof eave.
4th, 3rd & 2nd Stair stringers rusted. Metal risers rusted. Underside of
Level SW stair rusted. Paint scraped off handrails. Lobby tile floor
A8 R A-3
Stair and discolored near exterior storefront walls. Peeling paint at
Lobby GWB ceiling.
1st Level SW loosing metal stair nosings. Underside of stair rusted.
A9 Stair and Paint scraped off handrails. Paint peeling off first 2 R -
Lobby treads. Broken & loose floor tiles at stair. Ceramic tile
treads missing mortar at joints.
loosing metal stair nosings. Underside of stair rusted.
1st Level SE
Paint scraped off handrails. Broken & loose floor tiles at
A10 Stair and R A-4
stair. Ceramic tile treads missing mortar at joints. Exterior
Lobby
door next to elevator is rusted with paint scraped off.
Door frame is rusted. Door doesn’t latch shut.
2nd Level SE Stair stringers rusted. Metal risers rusted. Underside of
A11 Stair and stair rusted. Paint scraped off handrails Underside of R -
Lobby stair rusted. Peeling paint at GWB ceiling.
3rd Level SE Stair stringers rusted. Metal risers rusted. Underside of
A12 Stair and stair rusted. Paint scraped off handrails Underside of R -
Lobby stair rusted. Peeling paint at GWB ceiling.
Stair stringers rusted. Underside of stair rusted. Paint
4th Level SE
scraped off handrails Underside of stair rusted. Peeling
A13 Stair and R -
paint at GWB ceiling. Loose floor tile at stair landing
Lobby
below.
5

5th Level SE
A14 Stair and R -
Lobby
GWB ceiling. Section of fascia missing at roof rake.
All around the building, there is efflorescence. The brick
veneer is attached to concrete spandrel panels. Water is
working through the concrete and exiting through the
brick. Based on the locations of the efflorescence on the
A15 Exterior brick R -
walls, it appears that water is coming in where the floor
meets the wall. Another path is through the joints
between the precast copings. In addition, there is
staining from mold and rust.
The material in the control joints for the brick veneer is
A16 Exterior brick old and has become brittle, providing a path for water to R -
penetrate behind the brick.
Concrete
Rusting of the metal railing base plates has stained the
A17 spandrel R A-5
concrete spandrel panels.
panels
MECHANICAL ASSESSMENT FIELD NOTES

Maintenance
M1 Mechanical ventilation was not provided for this room. P -
Office
Electrical
M2 Ventilation system for this room did not work. M -
Room
Maintenance
M3 Equipment Ventilation system for this room did not work M M-2
Room
PLUMBING ASSESSMENT FIELD NOTES

P1 Roof level Clogged roof drains M P-1

P-2
P2 All levels Storm drain protection R
P3 Room 117 Testing data for the domestic water backflow preventer. M P-3
6
FIRE PROTECTION ASSESSMENT FIELD NOTES

All Elevator
F1 Heat detectors damaged P F-5
Lobbies
F2 All Levels Standpipe piping damaged in isolated locations R -
F3 Level 1 Fire extinguisher missing P F-2
F4 Roof Level Fire extinguisher cabinet cover missing R F-3
ELECTRICAL ASSESSMENT FIELD NOTES

E-21,
NW Stair The recessed power panels (HP2, HP3, HP4 and HP5) on E-23,
E1 P
Tower levels 2 through 5 show indications of rusting. E-26,
E-29
NW Stair The recessed power panel (LP4) on level 4 shows
E2 R E-26
Tower indication of rusting.
NW Stair
E3 Transformer T2 on Level 4 has indication of rusting P E-25
Tower
Lighting fixtures were metal halide. Some lighting fixtures E-54,
E4 Roof Level R
lens housing were cracked. E-55
E-28,
All Stair Various recessed lighting fixtures have debris and/or the E-30,
E5 M
Towers fixture lenses are not sitting flat in frame. E-36,
E-50
E-18,
The glass enclosure of the stair/elevator towers allows for
E-39,
All Stair ambient lighting illumination. The ambient lighting appears
E6 R E-40,
Towers adequate to provide illumination for the stairway and
E-45,
elevator levels. (Lighting not required at all times)
E-51
Electrical Power panels LP1 and LP1A have handwritten revisions E-16,
E7 M
Room on the panel circuit directory. E-17
7
APPENDIX B – COST ESTIMATE

1 of 3
CITY OF RICHMOND 2016 PARKING GARAGE ASSESSMENT
2016 Coliseum Parking Garage Assessment ‐ Cost Estimate
Item No. Description Quantity Units Unit Cost Critical Priority Routine Maintenance Total
1. Structural Repairs
S1 Rout and seal cracks in S.O.G. 6725 L.F. $ 4.50 $ 30,262.50 $ 30,262.50
S2 Repair delaminated or spalled concrete in S.O.G. 34 S.F. $ 24.50 $ 833.00 $ 833.00
S3 Repair delaminations or spalls in columns and column footings 2 S.F. $ 85.00 $ 170.00 $ 170.00
S4 Replace coping stones on exterior spandrels and stem walls on levels 1,2,3 and 5 130 ea. $ 1,000.00 $ 130,000.00 $ 130,000.00
S5 Reset coping stones on exterior spandrels and stem walls on levels 1,2,3 and 5 64 ea. $ 730.00 $ 46,720.00 $ 46,720.00
S6 Replace joint sealant at CIP wash to exterior spandrel interface 3525 L.F. $ 4.00 $ 14,100.00 $ 14,100.00
S7 Replace grating in openings of lite‐wall panels 1 L.S. $ 35,000.00 $ 35,000.00 $ 35,000.00
S8 Application of penetrating sealer 1 L.S. $ 124,000.00 $ 124,000.00 $ 124,000.00
S9 Epoxy inject cracks in tee panels and spandrel beams (vertical/overhead surfaces) 98 L.F. $ 150.00 $ 14,700.00 $ 14,700.00
S10 Rout and seal cracks in stem wall and lite‐wall panels (vertical surface) 74 L.F. $ 125.00 $ 9,250.00 $ 9,250.00
S11 Rout and seal cracks in tee panels and CIP wash (horizontal surfaces) 109 L.F. $ 90.00 $ 9,810.00 $ 9,810.00
S12 Replace joint between tee panels 6480 L.F. $ 5.00 $ 32,400.00 $ 32,400.00
S13 Repair delaminated or spalled concrete in tee panels (horizontal surface) 16 S.F. $ 86.00 $ 1,376.00 $ 1,376.00
S14 Repair delaminated or spalled concrete in tee panels (vertical/overhead surface) 17 S.F. $ 150.00 $ 2,550.00 $ 2,550.00
S15 Replace shear connector patch 1 S.F. $ 100.00 $ 100.00 $ 100.00
S16 Replace corroded shear connectors at tee panel interfaces 16 ea. $ 138.50 $ 2,216.00 $ 2,216.00
S17 Repair delaminated or spalled concrete in CIP wash 46 S.F. $ 85.00 $ 3,910.00 $ 3,910.00
S18 Repair delaminated or spalled concrete in lite‐wall panels to include concrete corbels 130 S.F. $ 150.00 $ 19,500.00 $ 19,500.00
S19 Repair delaminated or spalled concrete in spandrel panels to include grout at rail post sleeves 100 S.F. $ 150.00 $ 15,000.00 $ 15,000.00
S20 Clean and re‐coat shelf angles supporting brick façade 1 L.S. $ 30,000.00 $ 30,000.00 $ 30,000.00
S21 Replace coating on inverted‐t beam 225 S.F. $ 20.00 $ 4,500.00 $ 4,500.00
S22 Replace expansion joint at CIP wash to stair tower interface 60 L.F. $ 100.00 $ 6,000.00 $ 6,000.00
S23 Seal holes in tee panels around pipe penetrations 1 L.S. $ 1,000.00 $ 1,000.00 $ 1,000.00
S24 Replace joints between coping stones to include joint at coping stone to spandrel interface 3150 L.F. $ 4.50 $ 14,175.00 $ 14,175.00
S25 Seal top of interior columns below light poles on level 5 290 S.F. $ 15.00 $ 4,350.00 $ 4,350.00
S26 Replace tee bearing pads 4 ea. $ 6,000.00 $ 24,000.00 $ 24,000.00
S27 Replace missing bolts at the base of handrail vertical posts 1 L.S. $ 850.00 $ 850.00 $ 850.00
S28 Install vehicle barrier 1 L.S. $ 198,600.00 $ 198,600.00 $ 198,600.00
S29 Striping and curb painting 1 L.S. $ 28,560.00 $ 28,560.00 $ 28,560.00
Subtotal $ 46,720.00 $ 208,055.00 $ 549,157.50 $ ‐ $ 803,932.50
2. Architectural repairs
A1a Scrape and repaint door and frame 1 ea. $ 54.50 $ 54.50 $ 54.50
A1b Replace wall base 10 L.F. $ 2.97 $ 29.70 $ 29.70
A2a Scrape and repaint door and frame 1 ea. $ 54.50 $ 54.50 $ 54.50
A2b Adjust door 1 ea. $ 115.00 $ 115.00 $ 115.00
A2c Replace ceiling tiles 0.3 CSF $ 390.50 $ 117.15 $ 117.15
A3a Scrape and repaint railing 100 S.F. $ 1.50 $ 150.00 $ 150.00
A3b Scrape and repaint stair 104 S.F. $ 2.49 $ 258.96 $ 258.96
A3c Replace and reset ceramic tile floor and treads 50 S.F. $ 14.43 $ 721.50 $ 721.50
A3d Reset nosing's 15 ea. $ 73.95 $ 1,109.25 $ 1,109.25
A4c Replace and reset ceramic tile floor and treads 150 S.F. $ 14.43 $ 2,164.50 $ 2,164.50
A4d Scrubbing floor 2.25 MSF $ 21.65 $ 48.71 $ 48.71
A5c Scrubbing floor 0.75 MSF $ 21.65 $ 16.24 $ 16.24
A6c Scrape and repaint GWB ceiling 1 CSF $ 134.00 $ 134.00 $ 134.00
2 of 3
A7e Replace snow guard 20 L.F. $ 8.24 $ 164.80 $ 164.80
A9d Reset nosing's 15 ea.. $ 73.95 $ 1,109.25 $ 1,109.25
A10d Adjust door 1 ea. $ 406.16 $ 406.16 $ 406.16
A10e Scrape and repaint door and frame 1 ea. $ 54.50 $ 54.50 $ 54.50
A10f Reset nosing's 15 ea. $ 73.95 $ 1,109.25 $ 1,109.25
A13d Reset ceramic tile floor and trea.ds 25 S.F. $ 14.43 $ 360.75 $ 360.75
A14e Replace roof fascia 20 L.F. $ 26.60 $ 532.00 $ 532.00
A15a Position aerial lift, raise & lower platform 60 ea. $ 37.00 $ 2,220.00 $ 2,220.00
A15b Clean Brick 120 CSF $ 560.00 $ 67,200.00 $ 67,200.00
A16b Remove old and install new caulking 480 L.F. $ 12.74 $ 6,115.20 $ 6,115.20
A17b Clean concrete spandrel 10 CSF $ 560.00 $ 5,600.00 $ 5,600.00
Subtotal $ ‐ $ ‐ $ 103,836.75 $ ‐ $ 103,836.75
3. Mechanical Repairs
M1 Install ventilation system 1 ea. $ 4,080.00 $ 4,080.00 $ 4,080.00
M2 Repair exhaust fan 1 ea. $ 694.00 $ 694.00 $ 694.00
M3 Repair exhaust fan 1 ea. $ 694.00 $ 694.00 $ 694.00
Subtotal $ ‐ $ 4,080.00 $ ‐ $ 1,388.00 $ 5,468.00
4. Plumbing Repairs
P1 Clean storm drains 6 ea. $ 48.50 $ 291.00 $ 291.00
P2 Storm Drain protection 30 ea. $ 500.00 $ 15,000.00 $ 15,000.00
P3 Test backflow preventer 1 ea. $ 225.00 $ 225.00 $ 225.00
Subtotal $ ‐ $ ‐ $ 15,000.00 $ 516.00 $ 15,516.00
3 of 3
5. Fire Protection Repairs
F1 Replace damaged heat detectors 4 ea. $ 201.53 $ 806.12 $ 806.12
F2 Inspect & repair standpipe piping 1 L.S. $ 2,500.00 $ 2,500.00 $ 2,500.00
F3 Replace fire extinguisher 1 ea. $ 90.00 $ 90.00 $ 90.00
F4 Replace extinguisher cabinet cover 1 ea. $ 25.00 $ 25.00 $ 25.00
Subtotal $ ‐ $ 896.12 $ 2,525.00 $ ‐ $ 3,421.12
6. Electrical Repairs
E1 Replace power panel (100A 480/277V) 4 ea. $ 2,425.00 $ 9,700.00 $ 9,700.00
E2 Replace power panel (100A 208/120V) 1 ea. $ 1,850.00 $ 1,850.00 $ 1,850.00
E3 Replace transformer ‐ 30kVA 480V‐208/120V 1 ea. $ 48.50 $ 48.50 $ 48.50
E4 Replace existing pole mounted luminaire with LED 16 ea. $ 1,310.00 $ 20,960.00 $ 20,960.00
E5 Clean recessed lighting fixtures (1/2hr) 50 ea. $ 50.00 $ 2,500.00 $ 2,500.00
E6 Provide daylight sensor on Stair/elevator tower levels 15 ea. $ 166.00 $ 2,490.00 $ 2,490.00
E7 Replace power panel directories with type directories 2 ea. $ 100.00 $ 200.00 $ 200.00
Subtotal $ ‐ $ 11,598.50 $ 23,450.00 $ 2,700.00 $ 37,748.50
7. Elevator Repairs
EL1 Elevator upgrades (See elevator assessment report) 3 ea. $ 20,550.00 $ 61,650.00 $ 61,650.00
Subtotal $ ‐ $ ‐ $ 61,650.00 $ ‐ $ 61,650.00
Subtotal $ 46,720.00 $ 224,629.62 $ 755,619.25 $ 4,604.00 $ 1,031,572.87
Total 25% contingency $ 11,680.00 $ 56,157.41 $ 188,904.81 $ 1,151.00 $ 257,893.22
Grand Total $ 58,400.00 $ 280,787.03 $ 944,524.06 $ 5,755.00 $ 1,289,466.09

APPENDIX C – ELEVATOR ASSESSMENT

March 23, 2017
Mr. Bruce English, P.E.

Associate
Whitman Requardt & Associates, LLP
9030 Stony Point Parkway
Suite 220
Richmond, VA 23235
Re: Coliseum Parking Garage
Dear Mr. English:
In accordance with the proposal issued we provide the following:
General
This evaluation was conducted to determine equipment manufacture and vintage, component quality,
general maintenance condition and code compliance of the existing elevator equipment. The elevators
were operational during the site visit.
Summary
Vertical transportation is provided by three (3) hydraulic passenger elevators arranged as simplex or single
elevators. The elevators have a capacity of 2,500 lbs. and operate at a rated speed of 150 fpm. The
elevators and associated equipment were originally manufactured and installed by Dover Elevator
Company in 1992 and are 25 years old.
The elevators serve five (5) landings and are equipped with single speed side sliding doors that measure
3’-6” wide by 7’-0” high. The elevator cabs have raised plastic laminate panels on the side walls, glass rear
walls and brushed stainless steel car doors and return panels. Flooring is a ceramic red brick type tile.
The ceilings are a metal frame drop ceiling with decorative metal panels and fluorescent back lighting.
The elevator interiors and associated components of elevators no. 1 & 2 are in fairly good condition. The
interior of elevator no. 3 shows substantial wear, rust and corrosion.
The elevators are located in hoistways of concrete block and glass construction and no signs of water
infiltration were noted in the pits or overhead areas. Corrosion of the elevator cab exteriors and some
hoistway components was noted. The machine rooms are directly adjacent to the hoistways at the lowest
landing. The elevator pits are equipped with sump wells and sump pumps.
Our survey of the elevators found the existing systems to be comprised of quality components in fair
condition, due to original equipment design, age of equipment and periodic maintenance service being
provided. Overall, the existing equipment was considered to be one of the more reliable hydraulic
elevator packages available in the 1990’s and was a solid performer in low rise office, apartment buildings
and parking garages. The hydraulic power units, consisting of hydraulic tanks, control valves, pumps and
Elevator and Escalator Consulting Services

14 Oak Court, Annapolis, Maryland 21401
Telephone: 410-571-0001
Page 2
March 23, 2017
pump motors were manufactured and installed by Dover Elevator Company, which was considered a high
quality manufacturer of elevator equipment and components.
The machine room control equipment is microprocessor based Dover Elevator Company, DMC-I.
Production of the control system which was considered state of the art at the time of installation was
discontinued around 2000 and is now considered design obsolete. This control system was considered to
be extremely reliable, user friendly and was widely installed throughout the United States and was well
suited for this type of application. Technical support is available from the manufacturer for this product
line and the majority of the controller components and parts are available from the manufacturer or
secondary sources.
Based on the current condition of the equipment we estimate the remaining useful life of the major
control and operating components to be approximately 5 - 10 years.
The elevators were last inspected in accordance with City of Richmond requirements in August, 2015 and
are currently due for their annual inspection. The elevators require some additional upgrades in order to
comply with the minimum requirements of the Americans with Disabilities Act (ADA).
Equipment Summary
Elevator number: 1, 2 & 3

Equipment Type: Passenger
Manufacturer: Dover Elevator Company
Installation Date: 1992
Floors Served: 1, 2, 3, 4, 5
Entrances: Front
Capacity: 2,500 lbs.
Contract Speed: 150
Type: Hydraulic
Controller: Dover, DMC - I
Door type: Single Speed Side Sliding
Door Operator: Dover
Door Protection: Mechanical Safety Edge
Car Station: One
Position Indicator: Yes
Car Direction Arrows: Yes
Car Travel Lanterns: Yes
Emergency Power: No
Fire Service Operation: Yes
Communication: Yes
Wiring Diagrams on Site: No
Elevator Operation
Hydraulic type elevator systems, as compared to traction type elevator systems, are popular because of
their lower initial equipment costs, reduced maintenance costs and more efficient space utilization.
Hoistway size requirements are smaller, overhead runby requirements are decreased, and overhead

Telephone: 410-571-0001
Page 3
March 23, 2017
machine rooms are not required, leaving rooflines uncluttered. Hydraulic elevators are best suited for this
type of building design which has limited use, limited elevation and overall travel of less than 60 feet.
Emergency Features
The elevators are provided with Elevator Recall Fireman’s Service Operation Phase I and II and connected
to smoke detectors in the elevator machine room and at the top of the elevator hoistways. The elevator
machine rooms, elevator pits and overheads are not equipped with fire suppression sprinklers or heat
detectors.
Code Compliance
The elevators and associated systems comply with applicable safety code requirements in effect at the
time of installation.
Handicap Accessibility
The elevators comply with the Americans with Disabilities Act (ADA) requirements with the following
exceptions:
 Provide electronic type door edge protection.

 Provide Braille telephone signage.
Recommendations
The elevator equipment and associated components were designed for an approximate service life of 25 -
30 years and are nearing the end of their useful life. Based on the current condition of the equipment we
estimate the remaining useful life of the major control and operating components to be approximately 5 -
10 years.
We recommend the following equipment upgrades in order to help extend the life of the equipment and
comply with the Americans with Disabilities Act.
 Provide electronic type door edge protection ($2,500 per elevator).

 Provide Braille telephone signage ($50 per elevator).
 Provide solid state type motor starters ($3,000 per elevator).
 Provide new vandal resistant car pushbutton stations, hall pushbutton stations, car travel lanterns
and associated fixtures ($15,000 per elevator).
Elevator Maintenance Issues
 Clean elevator car tops and door equipment.

 Adjust door operation for smooth and consistent performance.
 Car and hoistway door panels are scrapping and should be adjusted by the contractor.
 Elevator no. 3: 1st floor hall button was broken and sticking and requires repair.

Telephone: 410-571-0001
Page 4
March 23, 2017
Dover Elevator Company DMC – I Overall view of a typical hydraulic pump,

microprocessor based control panel. The two pump motor and hydraulic control valve.
electrical switches in the lower left corner are
what would be replaced with a solid state
motor starter.
Typical overall view of an elevator pit and Underside of the elevator car and hoistway.
associated components. The sump pump and Elevator hoistway construction is cement
associated equipment is located in the lower block and glass and is in good condition.
left corner. Surface rust is apparent which is most likely
the result of high humidity during the
summer months.

Telephone: 410-571-0001
Page 5
March 23, 2017
Typical view of the top of the elevator hoistway Typical view of the elevator cartop, door
and smoke detector. operator and associated equipment. The
cartops and door operators are dirty and
require cleaning and adjustment.
Overall view of a typical elevator interior with Typical elevator interior, return panel and car
rear glass wall. pushbutton station. Note that the car
pushbuttons, car position indicators and car
travel lanterns are made of plastic and have
been damaged.

Telephone: 410-571-0001
Page 6
March 23, 2017
Overall view of a typical elevator interior, rear Typical elevator wall panels, drop ceiling and
wall and flooring. This is the interior of interior cab lighting.
elevator no. 3. The other elevator interiors
were in better condition.
Please contact us if you have any questions or require additional information.
Respectfully Submitted:
Andrew M. Guest
President

Telephone: 410-571-0001

9030 Stony Point Parkway, Suite 220, Richmond, VA 23235

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DRAFT REPORT

Coliseum Parking Garage – Condition

Condition Assessment Report

DEPARTMENT OF PUBLIC WORKS

COLISEUM PARKING STRUCTURE

Appendix A – Detailed list of Deficiencies

Appendix B – Cost Estimate

Appendix C – Elevator Assessment

Table 1: Repair Cost Summary

1.1. SCOPE OF WORK

a. Room 101 - Office.

a. Room 104 - Restroom.

1.1.5. Fire Protection

a. The incoming service to the facility is provide by an underground distribution

1.1.6.B The main electrical distribution equipment consists of the following:

1.2. REPORT ORGANIZATION

1.2.1. Assessment Findings

1.2.2. Repair Recommendations

**ANNOTATED FIELD NOTES AND ALL PHOTOS TAKEN DURING THE

1.2.4. Appendix A – Detailed List of Deficiencies

Itemized list of deficiencies observed by each discipline.

1.2.5. Appendix B – Cost Estimate

Approximation of the cost of each repair recommendation.

1.2.6. Appendix C – Elevator Assessment

Condition assessment of the elevators and all related subsystems.

1.3. REPAIR PRIORITIZATION

The garage foundation consists of a combination of cast-in-place grade beams founded on

2.1.1. Completed Repairs

The following repairs have been made prior to this assessment:

a. Rout and seal cracks in S.O.G.(Slab On Ground)

Photo S-1: Hairline to 1/32” cracks typical throughout the S.O.G.

Photo S-3: Corner of ADA ramp delaminated.

Photo S-4: Cap stone de-bonded from spandrel panel.

Photo S-5: Cap stone shifted laterally.

Photo S-6: Delamination in tee flange.

Photo S-7: Shear connector patch de-bonded.

Photo S-8: Delamination at column base.

Photo S-9: Repair plate added to the web of a tee panel.

Photo S-10: Grating in wall panels exhibiting coating failure.

Photo S-12: Corroded shear connector with spalled concrete.

Photo S-13: Hairline to 1/32” crack in the flange of a tee panel.

Photo S-15: Corroded corbel plate with spalled concrete cover.

Photo S-17: Corroded shear connector in the joint between tees.

Photo S-22: Missing bolts at base of handrail vertical posts typical.

3.2 REPAIR RECOMMENDATIONS

a. Repaint interior and exterior doors and frames

Photo A-1: Item A3, rusted NW Stair

Photo A-3: Rusted SW stair stringers and pan

Photo A-4: Exterior door next to SE stair

Photo A-5: Item A17, rust-stained concrete spandrel panel

4.1.1. Room 101 Office area

4.1.2. Room 102 Managers Office

4.1.3. Room 104 Restroom

4.1.4. Room 105 Pump Room

4.1.5. Room 106 Electric Room

4.1.6. Room 109 Elevator Machine Room Northwest

4.1.7. Room 113 Elevator Machine Room Southwest

4.1.8. Room 115 Storage room Southwest

The storage room has no heating or ventilation

4.1.9. Room 116 Storage room Center section

The storage room has no heating or ventilation

4.1.10. Room 117 Maintenance Equipment Room

4.1.11. Room 118 Elevator Machine Room Southeast

4.1.12. Room 121 Storage room, Northeast