the use of service models in camp for the design and maintenance of parking gabriel a. jimenez,...
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The use of Service Models in CAMP for the Design and Maintenance of Parking
Gabriel A. Jimenez, Ph.D., P.E., S.E.Structural Diagnostics Services
Houston,Texas
March 28, 2012
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INTRODUCTION
Outline
• Deterioration Mechanisms
• Case studies of High Cost Low Maintenance
• Life Cycle Costs
• Capital Asset Management Plans
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INTRODUCTION
Maintenance - Part of Life Cycle
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DETERIORATION MECHANISMS
Corrosion
•Stains
•Section Loss
MOISTURE ANDCHLORIDE ION
ROAD SALT
RUST BUILD-UPCAUSINGPRESSURE
DELAMINATIONOR FRACTURE
OPEN SPALL
SALT WATER
CONTINUOUSCORROSION
MOISTURE ANDCHLORIDE ION
ROAD SALT
RUST BUILD-UPCAUSINGPRESSURE
DELAMINATIONOR FRACTURE
OPEN SPALL
SALT WATER
CONTINUOUSCORROSION
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DETERIORATION MECHANISMS
Material
Degradation
•Scaling
•Cracking
Structural
Deficiencies
•Safety Concerns•Code Violations
High Cost of Low Maintenance
Time (Years)
Deferred/Repair Cost Component failures
Severe deterioration
Durability considerations
Comprehensive repairs & maintenance at regular intervals
D Dollars
D Time
D Service life
Causes of Engineering Failures• Design flaws• Material failures• Construction Methods• Deferred Maintenance• Combination of all the above
High Cost of Low Maintenance
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Maintenance• Proactive maintenance
• Scheduled maintenance• Early detection
• Reactive maintenance• Provide maintenance when
serviceability compromised• Distress usually severe• Repair costs escalate
High Cost of Low Maintenance
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Deferred Structural MaintenanceReasons for deferring maintenance
• Inadequate budget for repairs• “Black-hole”• Disruption of services not tolerated• Inadequate staff to manage process• Lack of understanding• Lack of planning
High Cost of Low Maintenance
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INTRODUCTION
Reactive vs. Proactive
Survive Thrive
Important
Focused on Future
Targeted Action
+ What If?
Urgent
Dealing with Past
Overwhelmed
What Next?
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CASE HISTORY
Deferred Maintenance Causes Severe Column Distress in a Concrete Structure
High Cost of Low Maintenance
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Concrete Parking Garage RepairDescription of Structure
• Constructed 1978• Cast-in-place concrete structure• Unbonded post-tensioned pan joist
framing• 1 foot gap between east side of garage
and adjacent property of another owner• Estimated cost in 2001 ~ $70,000• Repairs deferred!
High Cost of Low Maintenance
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High Cost of Low Maintenance
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Fast Forward to 2008
2001
$70,000
2008
$700,000
High Cost of Low Maintenance
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Project History (2008 Review)
• Column distress accelerated significantly
• Joists and girders also distressed• Scope increased:
• Column Levels1 to 4• Roof level joist framing adjacent to
column• Girders supporting joists
High Cost of Low Maintenance
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Observed Distress (2008 Review)
Column Distress on Level 1
Concrete Distress and Post-Tensioning Tendon Corrosion at Roof Joist
Cracking and Spalling in Overhead Concrete Pan on Roof Level
High Cost of Low Maintenance
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Roof Joist Repair in Progress
Surface Preparation for Repairs to Roof Joist Roof Joist – Installation of Supplemental Reinforcement / Shear Connectors, Repair
of PT Sheathing
High Cost of Low Maintenance
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Final Repairs
Repaired Column Repaired Roof Joist
High Cost of Low Maintenance
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Project Summary• Construction Challenges
• Limited access (1 foot gap) to the column and beam repair areas
• Punch openings through CMU wall at adjacent building stairwell
• Owner unable to stop water leak from mechanical room until near end of project
• Repair area wetted on several occasions
• Final Cost of Repair: ~$700,000 (10x cost of repair in 2001)
High Cost of Low Maintenance
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CASE HISTORY
Deferred Maintenance of Expansion Joint Leads to Expensive Structural Repair
High Cost of Low Maintenance
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1983
Estimated Repairs: $1,600
2010
Approximately:$1,000,000
High Cost of Low Maintenance
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Plaza Level Expansion Joint Over Garage
Tears in Expansion Joint
Heel punctures
High Cost of Low Maintenance
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Review Sagging Ceiling after Hurricane Ike: Water Infiltration Suspected
Exploratory Opening in Ceiling
Corroded Ceiling Support Sections
High Cost of Low Maintenance
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Severe Corrosion of Column Flange
Severe Corrosion of Bolts and Connection Plate at Corroded Column Flange
Missing Fireproofing on Plate Girder Below Expansion Joint
High Cost of Low Maintenance
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Shores Supporting Distressed Girders Below the Plaza Level at Expansion Joint
Shores Down to Street Level
High Cost of Low Maintenance
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Plaza Framing Repair Cost• Estimated Initial Cost of Repairs in
1983: $1,600 • Expansion Joint Material: $600 • Paver joint repairs and cracked paver
replacement: $ 1,000
• Cost of Current Repair in 2011• Approximately $1,000,000
High Cost of Low Maintenance
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Life Cycle Costs
Life Cycle Costs
What Strategies Increase Durability of Existing Structures? • Many approaches to maintain and
restore• What is best restoration strategy?
• Best technical solution at the highest cost?• Poor solution at the lowest cost?• Something in between?
• Run a Life Cycle Cost Analysis
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Life Cycle Costs
LCCA
Maintenance Repair
Knowledge of materials
Knowledge of environment
Knowledge of structure
Maintenance
Service Life Modeling
Existing construction
New construction
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Life Cycle Costs
Life Cycle Cost Analysis Example• Cast-in-place parking structure
Buffalo, NY • Internally applied corrosion
protection systems
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Life Cycle Costs
Life Cycle Cost Analysis ExampleEnhancements
Option 1 Option 2 Option 3
Silica Fume $ 350,000 $ 350,000 $ 350,000
Corrosion Inhibitor $ 525,000 $ 350,000 $ 0
Add’l Epoxy steel $ 125,000 $ 125,000 $ 0
Membrane/Sealant: Joints $ 65,000 $ 65,000 $ 65,000
Membrane: Top level $ 295,000 $ 0 $ 0
Membrane: Lobbies $ 50,000 $ 50,000 $ 10,000
Sealer: Slab edges $ 15,000 $ 15,000 $ 15,000
Miscellaneous details $ 150,000 $ 150,000 $ 150,000
Total $ 1,575,000 $1,105,000 $ 590,000
Struct. Maintenance Cost $ 80,000/yr $125,000/yr $ 200,000/yr
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Life Cycle Costs
LCCA Summary
Base Option 1 Option 2 Option 3 $-
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
$14,000,000
$16,000,000
$18,000,000
Life Cycle Cost Analysis
50 yr60 yr70 yr
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Life Cycle Costs
Life Cycle Cost Analysis Example• Condominium and parking structure in
Florida• No maintenance program
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Life Cycle Costs
Life Cycle Cost Analysis Example• Severe deterioration due to moisture
intrusion • Airborne chlorides from ocean
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Life Cycle Costs
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Life Cycle Costs
Post-Construction Considerations
CAMPCapital Asset
Management Plans
Customized Maintenance
Manuals
Ongoing Condition Appraisals and
Monitoring
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Questions
Do I have a problem?
If yes, how can I fix it?
How much will it cost?
What should I fix first?
How would ongoing repairs impact my operations?
What if I defer repairs for a year?
And another…and another…..?Copyright 2012
• Traditional budgeting on annual basis
• Problems dealt with by a consultant report
The consultant report gave you:
- Quantities
- Repair Options
- Opinion of Repair Cost $
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Structural Issues
Waterproofing Items
Aesthetics
Mechanical, Electrical,
Plumbing, Lighting & Security
Miscellaneous
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Factors
Responsibilities
Demands
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MAINTENANCE / REPAIR
GROWTH
MASTER PLAN
BUDGETS
MANY CAMPUSES
C A
M P
CAPITAL
ASSET
MANAGEMENT
PLAN
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STAGES OF CAMP
Delivering CAMP
DEV
ELOPMENT
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STAGES OF CAMP
YEAR - 1
CONSTRUCTION DOCUMENT PREPARATION
CONSTRUCTION
ADMINISTRATION
YEAR - 2
CONSTRUCTION DOCUMENT PREPARATION
CONSTRUCTION
ADMINISTRATION
YEAR - 3
CONSTRUCTION DOCUMENT PREPARATION
CONSTRUCTION
ADMINISTRATION
IMPLEMENTATION
Parking Structure Spaces Levels Structure Type Age
Parking A 570 5 Cast-in-Place Concrete 58
Parking B 586 5 Cast-in-Place Concrete 52
Parking C 596 7Concrete Encased Steel Frame 45
Parking D 920 6 Cast-in-Place Concrete 51-55
Parking E 796 6 Cast-in-Place Concrete 55
Parking F 542 10 Steel Frame 26
Parking G 437 2 Post-tensioned Concrete 12
Parking H 1243 6 Precast Concrete 9
Parking I 1015 6 Post-tensioned Concrete 2
Parking J 449 7 Steel Frame 32
Parking L 208 4 Steel Frame 18
CAMP DEVELOPMENT
Parking Inventory
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CAMP DEVELOPMENT
ANALYSIS OF DATA AND
PREPARATION OF DRAFT REPORT
FINALIZATION OF CAMP
CLIENTREVIEW
UNDERSTANDING NEEDS AND LEARNING HISTORY
CONDITIONASSESSMENT
CAMP - Opinion of Probable Costs
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CAMP DEVELOPMENT
ANALYSIS OF DATA AND
PREPARATION OF DRAFT REPORT
FINALIZATION OF CAMP
CLIENTREVIEW
UNDERSTANDING NEEDS AND LEARNING HISTORY
CONDITIONASSESSMENT
Structural & Waterproofing – Parking K
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CHARACTERISTICS OF AN EFFECTIVE CAMP
CONTEXTUAL
Environment Organization
Resources Users
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CHARACTERISTICS OF AN EFFECTIVE CAMP
COMPREHENSIVE
WHY USE CAMP?
DEVELOPMENT
Big Picture Understanding of Condition & Needs of Assets
Analysis-based Decision Making for Allocation of Available Funds
Mitigation of Maintenance Emergencies
Balanced Distribution of Resources for Different Structures
Strong Foundation for CAMP Implementation
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WHY USE CAMP?
IMPLEMENTATION
&
MONITORING
Reduced Long-term Repair/Maintenance Cost
Reduced Liability
Extended Useful Service Life of Structures
Higher Resale Value
Improved Operations
Enhanced Experience: Safety, Security, Aesthetics
Increased RevenueCopyright 2012
Questions?
Thank you!