JUDICIAL CENTER DESIGN BUILD PROJECT OVERVIEW

JUDICIAL CENTER DESIGN BUILD PROJECT OVERVIEW

Should the Board authorize the issuance of a Request for QuaIifications/ProposaIs for the acquisition of a Judicial Center through the Design Build concept, the following represents the steps necessary to comply with State Statutes (287.055) and the County Procu rement Ordinance.

Basic Concept - The County would contract with a firm/partnership/etc. to design and build a facility to meet the needs of the Court System. The contract would basically be a turn-key project and the final scope and cost would be negotiated between the parties.

Steps:

1. A scope (design criteria package) is prepared by a qualified employee or hired consultant (design criteria professional) in sufficient detail to furnish sufficient information to permit design-build firms to prepare a bid or a response to an agency's request for proposal, or t o permit an agency to enter into a negotiated design-build contract.

2. Advertise and solicit proposals in accordance with Chapter 287.055 and County Purchasing Procedures.

3. Receive proposals and evaluate same via selection committee. Committee will rank the proposals based on the evaluation criteria established in the RFP. Under the Design Build concept, cost can be considered in the evaluation.

4. The Board of County Commissioners approves the committee's recommendation and authorizes negotiation of a contract for the project.

5. The Board of County Commissioners approves the negotiated contract and the project is commenced.

6. Project is completed and the facility is turned over to the County for occupancy.

The time frame for development of the scope of the project (design criteria package) is dependent upon whether the work in done in-house or contracted. I f contracted, the selection of the consultant would have to be in accordance with the standard requirements for selection of professionals under the Consultants Competitive llegotiation Act (F.S. 287.055).

The time frame for negotiation and award of a contract for the work is unknown and dependent upon the selection of the Design Build firm.

The time frame for completion of the project would be negotiated as part of the Design Build contract.

Below are the statutory stipulations contained in F.S. 287.055 relative to the requirements for Design Build project.

(1) SHORT TITLE.--This section shall be known as the "Consultants' Competitive Negotiation Act."

(2) DEFINITIONS.--For purposes of this section:

(h) A "design-build firm" means a partnership, corporation, or other legal entity that:

1. I s certified under s. 489.119 to engage in contracting through a certified or registered general contractor or a certified or registered building contractor as the qualifying agent; or

2. I s certified under s. 471.023 to practice or to offer to practice engineering; certified under s. 481.219 to practice or to offer to practice architecture; or certified under s. 481.319 to practice or to offer to practice landscape architecture.

(i) A "design-build contract" means a single contract with a design-build firm for the design and construction of a public construction project.

(j) A "design criteria package" means concise, performance-oriented drawings or specifications of the public construction project. The purpose of the design criteria package is to furnish sufficient information to permit design-build firms to prepare a bid or a response to an agency's request for proposal, or to permit an agency to enter into a negotiated design-build contract. The design criteria package must specify performance-based criteria for the public construction project, including the legal description of the site, survey information concerning the site, interior space requirements, material quality standards, schematic layouts and conceptual design criteria of the project, cost or budget estimates, design and construction schedules, site development requirements, provisions for utilities, stormwater retention and disposal, and parking requirements applicable to the project.

(k) A "design criteria professional" means a firm who holds a current certificate of registration under chapter 481 to practice architecture or landscape architecture or a firm who holds a current certificate as a registered engineer under chapter 471 to practice engineering and who is employed by or under contract to the agency for the providing of professional architect services, landscape architect services, or engineering services in connection with the preparation of the design criteria package.

(9) APPLICABILITY TO DESIGN-BUILD C0IVTRACTS.--

(a) Except as provided in this subsection, this section is not applicable to the procurement of design-build contracts by any agency, and the agency must award design-build contracts in accordance with the procurement laws, rules, and ordinances applicable to the agency.

(b) The design criteria package must be prepared and sealed by a design criteria professional employed by or retained by the agency. I f the agency elects to enter into a professional services contract for the preparation of the design criteria package, then the design criteria professional must be selected and contracted with under the requirements of subsections (4) and (5). A design criteria professional who has been selected to prepare the design criteria package is not eligible to render services under a design-build contract executed pursuant to the design criteria package.

(c) Except as otherwise provided in s. 337.11(7), the Department of Management Services shall adopt rules for the award of design-build contracts to be followed by state agencies. Each other agency must adopt rules or ordinances for the award of design-build contracts. Municipalities, political subdivisions, school districts, and school boards shall award desig n-build contracts by the use of a competitive proposal selection process as described in this subsection, or by the use of a qualifications- based selection process pursuant to subsections (3), (4), and (5) for entering into a contract whereby the selected firm will, subsequent to competitive negotiations, establish a guaranteed maximum price and guaranteed completion date. I f the procuring agency elects the option of qualifications-based selection, during the selection of the design-build firm the procuring agency shall employ or retain a licensed design professional appropriate to the project to serve as the agency's representative. Procedures for the use of a competitive proposal selection process must include as a minimum the following:

1. The preparation of a design criteria package for the design and construction of the public construction project.

2. The qualification and selection of no fewer than three design-build firms as the most qualified, based on the qualifications, availability, and past work of the firms, including the partners or members thereof.

3. The criteria, procedures, and standards for the evaluation of design-build contract proposals or bids, based on price, technical, and design aspects of the public construction project, weighted for the project.

4. The solicitation of competitive proposals, pursuant to a design criteria package, from those qualified design-build firms and the evaluation of the responses or bids submitted by those firms based on the evaluation criteria and procedures established prior to the solicitation of competitive proposals.

5. For consultation with the employed or retained design criteria professional concerning the evaluation of the responses or bids submitted by the design-build firms, the supervision or approval by the agency of the detailed working drawings of the project; and for evaluation of the compliance of the project construction with the design criteria package by the design criteria professional.

6. I n the case of public emergencies, for the agency head to declare an emergency and authorize negotiations with the best qualified design-build firm available at that time.

BROOKSVILLE REGIONAL HOSPITAL STUDY

BROOKSVILLE, FLORIDA

For: HERNANDO COUNTY

Prepared by:

Clemons Rutherford and Associates, Inc.

July 22,2005

Clemons Rutherford and Associates TLC Engineering for Architecture, Inc,

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TABLE OF CONTENTS

Preface Background Site Context Hospital Physical Description Investigations and Evaluations

Background Methodology Findings

Architectural Structural Mechanical & Plumbing Electrical

Conclusions and Recommendations Architectural Structural Mechanical & Plumbing Electrical Conclusion

Confar Steel Floor Deck Structural Data Sheets Mechanical Photos Electrical Photos Architectural Photos Asbestos Abatement Letter

Appendix A Appendix B Appendix C Appendix D Appendix E

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PREFACE

The purpose of this study was to investigate the hospital's existing physical conditions, existing infrastructure support systems and relevant code issues in regards to reuse as a Business Occupancy (county offices). Concluding with potential avenues of reuse and possible associated costs that Hernando County might pursue when the hospital campus is relinquished back to the county.

Though not considered as part of this study, it has been CRA's experience, that in general hospital facilities can be converted into nursing homes.

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BACKGROUND

Brooksville Regional Hospital, formerly known as Lykes Memorial Hospital, is located at 55 Ponce De Leon Boulevard in Brooksville, Florida. The hospital is located in Hernando County and is approximately 56 miles north of Tampa and 68 miles west of Orlando.

The hospital's physical structures, amenities and site are owned by Hernando County. Hernando Healthcare, a privately owned corporation, operates the hospital at the present time.

The hospital is being relocated to a new facility in the summer of 2005. The existing hospital campus will revert back to the county.


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SITE CONTEXT

The hospital campus site is comprised of approximately 11 acres, which is county owned. The campus site is bound by Oesota Street on the north, by Benton Street on the south, by Veterans (formerly East Avenue) Avenue on the west and by Ponce De Leon Boulevard (State Road 700) on the east.


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HOSPITAL PHYSICAL DESCRIPTION

The existing campus includes the 91 bed hospital, a maintenance building and a warehouse. There are approximately 240 parking spaces and a helicopter pad.

The original hospital was constructed in 1961. It is a one-story building with brick veneer with a built-up roof. The original hospital has an area of approximately 26,000 square feet. The first major addition was in 1971, when the three-story South Tower was built. It consists of brick, concrete, and steel construction and is approximately 39,000 square feet. The floor to floor height is 12 feet. The exterior facade is brick veneer with a built-up roof over steel joists. The second major addition was in 1981, when the three-story North Tower was built. It consists of stucco veneer along with a built-up roof over a concrete slab. The floor to floor height is 14 feet with approximately 48,000 square feet. The 1981 addition (the North Tower) was constructed for a future floor to be added at a later date.

The maintenance building is a one-story structure attached to the 1981 addition. It is a masonry building with a built-up roof. It is approximately 3,600 square feet.

The warehouse is a masonry building with an addition of a metal clad structure.

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INVESTIGATIONS AND EVALUATIONS

BACKGROUND

'TLC and CRA have completed our investigation for the project referenced herein. Our work was performed at the request of Hernando County under the direction of Mr. Jim Gantt, Director - Purchasing and Contracts. Information at the Brooksville Hospital was obtained from Mr. Gus Garza, Director Plant Operations & Maintenance.

The Scope of our evaluation was to complete a general Condition Assessment of the Brooksville Hospital located in Brooksville, FL. Elements to be included in the Condition Assessment are as follows:

1. Roof 2. Primary Structural Systems 3. Fireproofing and/or applicable fire protection systems 4. Heating and Cooling Systems 5. Plumbing 6. Electrical Systems 7. Pavement and Parking Areas 8. Site Drainage Systems

Each of the above listed elements were visually observed in the units made accessible to our team for; age of component, remaining useful life of component, estimated replacement costs (if applicable), as well as structural and functional soundness.

General observations were made by our team regarding the parking/paving areas, and drainage systems. As we do not represent ourselves as experts in these fields, additional observations by registered professionals may be necessary should Hernando County have further concern regarding our findings relating to these elements.

As the scope of our evaluation listed above describes, our team did not perform a code evaluation of the facility. Issuance of this report does not preclude Hernando County from having to perform updates of the facility as required by local code authorities.

METHODOLOGY

Our investigative efforts consisted of; preliminary scope discussions with Mr. Gus Garza, Director Plant Operations & Maintenance with representatives from TLC's structural, mechanical, and electrical engineering departments as well as CRA Architects. The team findings were then compiled into a single report. The findings and recommendations contained within this report are based upon our professional opinions, relevant experience with the project type, knowledge of standard industry practice, and the conditions encountered in our survey of the facility.


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FINDINGS

Architectural

Current Code Requirements

The State of Florida mandates the use of the Florida Building Code (FBC) as its guidelines for construction. Local and the State Fire Marshal inspectors enforce it. The base codes for the 2004 edition of the Florida Building Code is comprised of the lnternational Building Code (2003 edition), the lnternational Plumbing Code (2003 edition), the lnternational Mechanical Code (2003 edition), the lnternational Fuel Gas Code (2003 edition), the lnternational Residential Code (2003 edition), the lnternational Existing Building Code (2003 edition), the National Electrical Code (2002 edition), the U .S. Department of Housing and Urban Development, Fair Housing Guidelines, the Florida Energy Efficiency Code for Building Construction, the Horida Accessibility Code for Building Construction and special hurricane protection standards for the high-velocity hurricane zone.

Under the Florida Building Code, the building is classified as a Group 1-2 (Institutional) and it appears to be Type I or II construction. The columns appear to have a 3-hour fire resistance rating and the stairs have a 2-hour fire resistance rating. Ninety-nine percent of the building is sprinklered. Since the requirements are not as stringent for a Group B (Business) classification as they are for a Group 1-2 (Institutional) classification, there would be no for seen problems with changing this building to a Group B (Business) classification. However, if multiple tenants were to occupy this facility, one-hour tenant and storage separations would have to be implemented. In 'fully" sprinklered buildings, the one-hour corridor may be waved in as Business Occupancy with multiple tenants. Numerous doors would require relocation to provide the 12' push, 18-24" pull and floor clearances.

Asbestos

A letter (see Appendix E) from Environmental Management Support, Inc. indicates that there is asbestos in the first floor operating room area, the first floor pharmacy and the third floor tower. An updated asbestos abatement study should be prepared.

Water Intrusion

There is a problem with water intrusion. The conference room in the 1961 structure has a problem with water seeping through the exterior wall. The current solution is to place sandbags along the exterior wall. There also appears to be a water runoff problem at the front of the building. The solution to keep the water away from the building was to install speed bumps at the driveway in the front of the hospital to divert the water runoff. Additional catch basins and grading to divert water away from the facility should be performed prior to occupying the facility. It is also apparent that the North tower roof has a few leaks.

ADA Deficiencies

The restrooms do not meet the current ADA guidelines The floors in all wet areas would need to be replaced to meet the slip resistance requirements as well as plumbing fixtures. Some of the restroom

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doors and/or the required floor clearances are not code compliant. If the building were to be rehabilitated to an office building, all the restrooms would need to be upgraded to meet the current ADA guidelines as well as all the doors smaller than 3-0 wide would have to be replaced, and all the door hardware replaced to lever handle type. The ramps approaching the hospital entrances also are not ADA compliant. he exterior ramps (slopes) and handrails would have to be revamped to meet the current ADA guidelines.

Of the 240 parking spaces, 13 are marked as handicapped parking. Only 4 of the marked handicapped parking spaces meet the ADA guidelines. Code requires that for 240 spaces, 7 spaces are to be handicapped and have an accessible path to the facility. Handicapped parking spaces would need to be relocated in order to provide an accessible path from the parking spaces to the facility's entrances.

Cable distance requirements are limited. Depending on renovations, location of communication closets would have to be considered.

Existing Conditions

Since this building is currently being occupied it appears to be kept in good condition. The finishes in some areas do have more wear and tear on them than other areas.

'The existing corridors are 8 feet wide, a requirement for hospitals, but not necessary for an office building. If the facility was to be renovated, the space could be utilized more efficiently. The doors to the patient rooms are approximately 4'4" doors, adequate for a patient room, but a little excessive for an office.

The building could easily be transformed into an office building with some minor changes to the interior of the building. The existing patient rooms could easily be converted into 1 or 2 person(s) offices with or without the adjoining existing patient toilet rooms. The existing patient toilet rooms could be utilized as private restrooms for each office or with some minor work of the removal of the plumbing fixtures and accessories, the space could be used as a supply closet.

The existing roof of the original building was replaced in 1981, when the North Tower Addition was built. The existing roofs for these two areas are over 20 years old and should be replaced. The existing roof of the South Tower Addition was re-roofed in 1999. The condition of the South Tower Addition's roof is better than the other two roofs.

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Structural Existinq Conditions

The original portion of the building was constructed in 1961 and there are no design drawings available for it. The 1961 part of the hospital is located in the current building center and consists of a single story, slab on grade building. Although drawings would be good to have, this kind of building is relatively simple and does not pose many structural questions for the anticipated change of use.

For the 1971 work, we have architectural drawings A-1 through A-4 and structural design drawings S-1 through S-9. Although these drawings are about normal for the culture of 1971, they do not provide the quality of structural information prevailing today. It would not now be possible to get a building permit for these documents without adding structural information. We have determined that this part of the building is a steel frame building with composite floor slabs for the second floor and roof.

For the 1981 work we have structural design drawings S-1 through S-14 as prepared by SKHHP of Miami, FL. These drawings show that this part of the construction is a concrete frame building and contain good quality information.

Current Code Requirements

'The 2004 FBC indicates office floor loads-are generally higher than those required for a hospital. For instance the requirement for offices is 50psf while it is only 40psf for wards and patient rooms. Hallway and other areas have load requirements generally about 20% higher for offices than for hospitals. We have located a 1968 SBC, which would have governed the 1971 construction, and found the same numbers specified at that time. This would seem to condemn the prospects for the proposed change of use, but the culture of structural engineers has been, and still is, to design hospital structures as more robust than the code requires. We have no idea why this attitude exists, but it allows this proposed change of use to go forward without an expensive structural overhaul.

The design wind pressures of a hospital, an essential facility, are curren.tly 15% higher than for a nonessential facility, like a county office. This has not always been the case, but certainly the current building code does not require reinforcement for wind resistance because of the proposed change of use. Consequently, we have not looked at the lateral wind resistance components of the structure, and doing so appears to be completely unwarranted at this .time.

Site Inspection

Although there are a few blemishes on the structure, from small leaks, spills and hard use, none of these indicate anything negative about the condition of the structure. It is reasonable to proceed without reconditioning any part of the structure due to loss of strength in some element.

1961 Construction

The original part of the building is a single floor with a set of columns and, perhaps, bearing walls supporting a roof. There is no structural documentation available, but slabs on grade are typically adequate to support several hundred pounds per square foot, much more than is required. Care must


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be taken that any walls to be removed are only partitions, as this portion of the building may have bearing and shear walls throughout.

1971 Construction

This part of the building is steel frame with composite concrete floors above grade. Analysis of a typical column, a typical footing, a typical floor beam and the structural slab indicate that the structure will carry 100 pounds per square foot (psf) of gravity load imposed on the elevated floors. The composite concrete floors are 4-inch 3000psi lightweight concrete poured on a composite deck having the trade name of "Confar". The company making this deck is long gone and information about their products is hard to find, but we found some information in the archives of the Steel Deck Institute. The floor may be locally stronger than the lOOpsf capacity indicated above, but we cannot reliably conclude a higher figure. The floor beams have shear studs on them and we know how many, but the size is lost in the specs, so we cannot evaluate the increase in strength of the steel floor beams due to interaction with the slab. However, this is not a severe problem because the steel beams will support more load than the floor slabs can bring to them without composite action. It is noteworthy that the original floor plan put most of the interior walls directly above the floor beams, effectively reducing the allowance needed for partition loads on the slab.

The 1971 addition can support 100psf on the second and future third floors. The future third floor is currently the main roof for this part of the building.

Information about the Confar deck is attached in "Appendix A". We recommend archiving it as carefully as the building drawings.

1981 Construction

These design documents clearly document the floor load live load capacity as 100psf. A brief investigation found no fault with this load rating.

The brick veneer at the western face of the 1981 addition and around the corner to the south shows some cracking and potential debonding en masse from the support structure. In itself, this is not a structural element but it will worsen with time and allow water to penetrate into the building, so it ought to be fixed. As a rough estimate, there is 2,000 square feet of wall masonry in need of attention. The full extent of the damage is probably hidden and will remain unknown until a repair is in progress.


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Clemons Rutherford and Associates TLG Engineering for Architecture, lnc.

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Mechanical Existinq Conditions

Plumbing:

The plumbing systems within this facility consists of domestic cold water, domestic hot water, sanitary, storm water, oxygen, medical air and medical vacuum. The hospital currently houses approximately 166 beds, most of the patient rooms are equipped with a water closet, shower and lavatory. The campus is connected to city water and sanitary. The water pressure appears to be adequate, all levels have adequate pressure for flushing and other functions. Maintenance personnel have mentioned that there is a crack in the vertical water riser in the north tower that will need repair.

The first level constructed in 1961 with approximately 62,940 sq ft has 31 water closets, (WC1s), 36 . lavatories, (Lav's), for public use and 2 urinals. All water closets appear to be wall hung with-flush valves. The second floor of the south tower constructed in 1971 has 20 water closets and 31 lavatories. The third floor of the south tower has 21 water closets and 32 lavatories. The second floor of the north tower constructed in 1981 has 24 water closets, 32 lavatories and one drinking fountain, (DF's). The third floor of the north tower has 24 water closets, 32 lavatories and one drinking fountain. All lavatories and water closets have been well maintained. See the appendix for a photo of a representative wall hung water closet and lavatory in a typical patient room.

Domestic hot water is generated by two hot water tanks with heating hot water exchangers at 165 gpm each. The tanks hold 1,800 gallons of domestic hot water each and produce 105 degree F hot water for use throughout the hospital. There is a separate heat exchanger producing 140 degree F domestic hot water for the kitchen. The heating hot water to each heat exchanger is controlled by a modulating valve. The domestic hot water is pumped from each tank by a ?4 hp circulation pump at each domestic tank. All domestic hot water equipment appears to be in good working condition. When the facility is converted to business occupancy it may be advantageous to shut one of the domestic hot water tanks down for energy conservation or shut both systems down and provide smaller domestic hot water tanks at the point of use.

Medical Air, vacuum, N20, and 0 2 are all distributed throughout the medical facility through copper tubing. New vacuum and medical air compressors are located in the penthouse mechanical room in the south tower; these will be moved to the new hospital. The oxygen is stored outside on the southwest corner of the facility and is piped underground. All of these systems could be either abandoned in place, purging the oxygen storage tank completely. The secondary vacuum and medical air pumps outside the chiller plant under an overhang are 1980 models and can be reused at another facility, or abandoned in place. See the appendix for photos of the pumps.

Fire Protection:

The facility is 99% sprinklered, there is a 75 hp fire pump located on the first floor. The remaining 1% of the existing building that is unsprinklered is the electrical closets and the telecom closets. Sprinkler heads should be added to these areas for full coverage as part of any renovation. The pump is in fairly good condition. The sprinkler lines serving the elevator shaft are valved off because there are no shunt trips. There are flow and tamper switches installed at various locations.


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TtC Engineering for Architecture, Inc.

Current Code Requirements:

Any area to be renovated complies with the current 2004 Florida Building Code for plumbing fixture counts except for drinking fountains. The number of fixtures is as follows for Business Occupancy:

Florida Building Code Plumbing, 2004 Fixture Counts 1 I

To meet the current Florida Building Code the required number of fixtures in bathrooms, are shown in the table above. The hospital has enough fixtures to meet the code, but the bathroom itself will have to be updated for handicapped accessibility. Drinking fountains will have to be provided as shown in the table and 50% of these will be required to be handicapped accessible.

The current fire sprinkler system appears to meet the code, except for the protection in the elevator shaft areas. With sprinkler heads in the elevator shaft the code requires a shunt-trip breaker to automatically shut down the elevator if the sprir~kler head in the elevator goes off. Currently the sprinkler heads to the elevator shaft are valved-off. Either the breakers need to be installed or the sprinkler heads need to be removed from the elevator shafts completely, depending on the local authority having jurisdiction.

HVAC Equipment:

The 1961 first floor, 1 971 south tower and 1 981 north tower and first floor build out are currently cooled by a chiller plant constructed in 1981, and various DX packaged and split systems located throughout the facility. The plant consists of an old abandoned Worthington water cooled chiller, and a York centrifugal, along with a 2000 model Carrier 270 ton water cooled screw chiller, it should be noted that it has two brand new compressors. The tubes to the York chiller were punched in 2003. Note that the number of tubes sealed off due to leaks on the York chiller is over the manufacturers' recommended amount for this size chiller. The York chiller was a 256 ton chiller and is now 24 years old; it is still running but is currently not producing 256 tons. It is used more just for back-up. Two primary chilled water pumps along with loop piping feed chilled water through the chillers. Four sets of secondary pumps (eight total), feed chilled water to: the central station air handlers, fan coil units, and chilled water roof top units throughout the facility. All primary and secondary chilled water pumps are currently running most of the time, indicating a loss of control of the chilled water system and over-pumping. Control of the chilled water system should be restored during the renovation for an energy efficient facility. The primary and secondary chilled water piping is in fairly good condition, small portions of the insulation have failed and require repair. The tie-in chilled water lines over the roof to the existing

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chilled water system in the 1961 construction are in good shape. See the appendix for photographs of the plant chillers and other HVAC equipment.

The cooling towers are 1996 BAC towers, model no. 3341. The towers have algae growth in them, an indication of minimal water treatment. They are 9 years old and will need replacement in several years. The Armstrong condenser water pumps are in fairly good shape. The condenser water piping is PVC and is in good shape. The towers are leaking and need minor repair. The towers require new evaporation media. Drainage is an issue in this area as indicated by the photographs, see the appendix.

Air Handlers:

The 1961 25,000 sq ft original construction has direct expansion, (OX), package wall units around the perimeter and other OX split systems serving some interior zones. These units appear to be in good condition. The rest of the first floor spaces are served by a central station constant volume chilled water air handler and a multi-zone chilled water air handler.

The 1971 south tower and spaces below are served by central station air handlers and multi-zone units. The patient rooms are cooled by individual package OX wall hung units, and the interior spaces are served by central station chilled water units.

The 1981 single story west wing which has a kitchen and dining area are served by roof mounted chilled water equipment. The 1981 north tower is served by fan coil units in the patient rooms and central station chilled water air handlers in the interior spaces.

The central station chilled water air handlers are constant volume air handlers with electric reheat in the ducts for zoned temperature control. One or two units have hot water coils for heating in lieu of electric strip heat. These systems will not be very energy efficient when the facility is converted to offices spaces. These systems should be converted to variable volume air handlers with the addition of variable volume control boxes when the age of the equipment dictates replacement. Most of the central station air handlers will require replacement within the next several years. The four roof top chilled water air handlers cooling the 1981 first floor construction will need to be replaced within the next few years. These units were indoor style air handlers placed outside on the roof and were never built for the exterior environment. The chilled water control valves to these units are leaking and need repair. All chilled water air handlers have 3 way pneumatic control valves. All air handlers over 5 tons and 2000 cfm have smoke detectors on the supply and return main ducts. Control of outside fresh air to these air handlers is minimal at best. The ability to bring fresh air in to meet the building code requirements is installed but many of the pneumatic control dampers are either missing control arms or the pneumatics have been disconnected. The manual outside air dampers will require readjustment to the outside air values required with the new office space population if the air handlers remain constant volume. There are a few 100% outside air conditioning units utilizing chilled water for cooling. One of these units has just been replaced and the other units are in good shape. These can be used to supply much of the outside air requirements for personnel, dictated by the building code.


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Heating system:

Again, as mentioned earlier in this report, much of the heating is done through electric duct heaters at the different zones in the facility, or through strip heat in the DX systems and heat pumps. There are a few hot water heating coils in air handlers in various locations in the facility. The heatirlg hot water also flows through hot water coils in the supply ducts for each ICU patient room. The heating hot water for these heatirlg coils and the two domestic hot water tanks is generated by two hot water boilers located in a mechanical room just outside the chiller plant. These boilers are No. 2 fuel oil fired. The newer boiler, installed in 2001 is a Weil Mclain with 1,680,000 btuihr input and 1,356,600 btuihr output and is in very good condition. The older backup boiler is in fair condition. Each boiler has its own hot water circulating pump in fair condition. There is also a back-up circulation pump to circulate hot water to heating coils and the heat exchangers in the domestic hot water tanks.

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Current Code Requirements:

There are failed portions of insulation covering chilled water and heating hot water piping that need repair. Also portions of ductwork insulation and air handler insulation that are in need of repair to meet with the Florida Building Code, Mechanical sections. All air handling systems requiring smoke detection appear to have them. These systems should be tested before occupying the spaces with off ice personnel.

In order to meet with the building code ventilation requirements when the building is renovated to office space, work will be required on the air handling systems. Many of the outside air volume dampers will need to be reset to new flow rates based on the number of people that will occupy the spaces served by the various chilled water air handlers in the future. Many other automatic outside air control dampers will need repair and recalibration to the outside air flow rates required by the code. The areas served by DX cooling systems may require separate 100% outside air preconditioning units to pump fresh air to the existing OX air handlers. This is to prevent having moisture problems in the future operation of this facility. The code requires fresh air to constantly serve office spaces during occupied hours of the day. So, during periods when the inside space temperature is met by these DX systems the refrigeration cycle is not running so the cooling coil is not on. At these times, when the fresh air is brought in it would not be cooled or dehumidified by the installed DX systems. This function would be carried out by the new 100°/~ outside air preconditioning system.

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Electrical Existinq System Conditions

Exterior: The facility is served electrical power from Florida Power Corporation with four separate meters, as follows:

1) 1000KVA 120/208V utility owned padmount transformer for power distribution.

2) 500KVA 2771480V utility owned padmount transformer for the Carrier Chiller installed around 1997.

3) Utility owned pole mounted transformer for the Warehouse Building.

4) Utility owned pole mounted transformer for trash compactors.

Emergency electrical service is provided by 365KW 208V 3-phase Cummins and a 250KW 208V 3- phase Onan engine generators located in an exterior fenced area connected via automatic transfer switches to serve the emergency loads. A manual transfer switch is also connected to the 250KVA Onan generator to supply panel "B" in the Boiler Room. There is also a 125KW 480V 3-phase Kohler engine generator no longer connected to any loads.

Parking lot lighting is provided by cobra-head HID fixtures mounted on wood poles with overhead messenger supported wiring (i.e., City of Brooksville). There are also supplemental building mounted HID fixtures for parking lot illumination as well as building entrances.

Power: The main service to the facility is a 3000 amp 1201208 volt 3-phase, 4-wire service from the 1000KVA pad mounted transformer. The Main Switchboard (MSB) was manufactured by Westinghouse and has a 3000 amp main fused switch section as well as three subsections with feeder fused switches and one subsection with circuit breakers of various sizes ranging from 100 amps to 1200 amps manufactured by Square D or Westinghouse (i.e., Some of each). The MSB was evidently installed as part of the 1981 North Tower Addition, since it appears newer than the 1971 era switchboard, and is worth retaining for future use, but there are some fused switches in Section IV and Section V where the calculated fault current values shown in the 1998 Electrical Survey exceed the switch amp interrupting capacity (AIC) rating which need to be addressed during any renovation of the facility.

There is an "N-71" 1200 amp switchboard evidently installed as part of the 1971 South Tower Addition supplied from a 3-pole 1200A breaker in MSB. With the exception of panel NMC downstream of Critical ATS #2, all of the panels supplied from the "N-71" switchboard have no ground conductors included with the phase and neutral conductors, according to the 1998 Electrical Survey Sheet E-2. Also, some panels supplied from MSB Section V have no ground conductors in the source feeders according to the 1998 Electrical Survey Sheet E-2 (e.g., Panels "EEn, "EJ", "LS2 and "PP).

Lightning Protection: There is no lightning protection system for the building, but there is a communication tower mounted on top of the South Tower which provides some degree of shielding.


July 22, 2005

Clemons Rutherford and Associates TLC Engineering fot Architecture, Inc.

Page 16

TVSS (Transient Voltage Surge Suppression): There is TVSS protection provided at each panel including switchboards (i.e., Multiple levels of TVSS protection for effective surge suppression).

Lighting: The lighting system has mostly obsolete T I2 fluorescent lamps, which should be replaced with new fixtures having T8 fluorescent lamps as part of any extensive renovation.

Fire Alarm System: Most of the existing facility is served by an obsolete fire a.larm system (i.e., Sensascan system); There is relatively new Simplex addressable fire alarm system for the ER (Emergency Room).

Voice/Data Raceway & Wiring: Existing telephone closets and voiceldata equipment racks were found to be inadequate to support conversion of the facility to office use.

Electrlcal System Renovations

Exterior: It is expected the existing complex electrical power services would be retained as part of either a minor or major renovation of the facility.

The existing emergency power distribution system exceeds what is needed to support conversion of the facility to office use. The 365KW Cummins emergency generator could be retained and the other emergency generators retired.

Power: Panelboards without ground buses should be replaced with new panel boards in the same back boxes as part of any renovation. Also, receptacles supplied from branch circuits without ground conductors should have replacement branch circuits installed as part of any renovation. See Appendix "C" for a description of existing conditions for specific panels.

A minor renovation of the facility could be accomplished with replacement of only a relatively small percentage of the electrical panels. However, receptacles would need to be located at different places than the existing, so existing circuits would need to be extended to new locations or new circuits routed from existing panels to the new receptacle locations. A major renovation including demolition of interior walls could be accomplished with reuse of most of the existing electrical panels if the wall segments where the panels are located can be retained for such use. However, if these wall segments need to be removed to clear space as part of the renovation, then replacement electrical panels would be needed as well as replacement feeders from the switchboard. Replacement electrical service with a single meter as well as replacement normal and emergency switchboards could be considered as part of any major renovation if enough of the existing panels will be demolished as part of the renovation (i.e., More than half).

Lighting: Replacement light fixtures are recommended so more efficient type T8 fluorescent lamps can be used as part of any extensive renovation. Existing fixtures could be retained for five or ten years as part of a minor renovation, but replacement fixtures would be needed for any long-term arrangement. Also, T i 2 fluorescent lamps will no longer be manufactured after December 2005; Cost for after-market or retrofit lamps will be higher and will help justify fixture replacement as part of renovation.

Brooksvllle Regional Hospital Study Hernando County, Florida

July 22, 2005


Page 17

Fire Alarm System: The relatively new Simplex addressable fire alarm system for the ER (Emergency Room) capable of being expanded and reused as part of either a minor or major renovation to serve the facility, but new audio/visual devices will be needed for corridors and conference rooms as well as smoke detectors for storage rooms. Also, TLC practice is to also provide heat detectors for electrical closets/rooms and smoke detectors for telephone closets/rooms to provide advance warning for these areas.

VoiceiData Raceway & Wiring: New telephone and data service as well as satellite telephone closets will need to be located within 200FT of offices as part of any renovation (i.e., Even a minor renovation to support conversion of the facility to office use would require installation of replacement voice/data service, equipment racks and rooms/closets). Unfortunately, existing corridor ceiling heights are limited, so routing of any new voice/data wiring would require further reduction of the ceiling heights or investigation of another route. However, this would not be a problem if major renovation is pursued.


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CONCLUSIONS & RECOMMENDATIONS

Architectural Conclusions

The existing hospital is structurally sound and a reasonably maintained facility. The original building and its additions are between 24 - 44 years old. During this time the codes have changed, but for the most part, the existing building has not been updated to meet these changes.

To transform the existing hospital into an office building, there are two options.

The first option would be to do just minimal work to the building. This would include updating the required public restrooms and the ramps to conform to the current ADA guidelines. For the most part, leave the existing interior walls and doors as they exist, but regenerate them with a fresh finish (paint or stain).

The existing roof leaks would need to be patched and repaired vs. replacement. To prevent any further water intrusion into the existing conference room area, the grade at the front entrance would need to be reworked.

The estimated cost for this portion of the scope of work for approximately 11 3,216 square feet would be $4,939,519.00 for option 1.

The second option would be to do major work within the building. This would comprise of demolishing all the interior non-load bearing walls and starting for the most part with a clean slate to layout the off ice spaces as desired. Update the ramps to conform to the current ADA guidelines.

The existing roof should be replaced. To prevent any further water intrusion into the existing conference room area, the grade at the front entrance would need to be reworked.

The estimated cost for this portion of the scope of work for approximately 113,216 square feet would be $13,022,575.00 for option 2.


July 22, 2005


Structural Conclusions

All of the floors in the hospital which are above grade can carry a load imposed on the floor slab of loopsf. This exceeds the current code requirements for offices, which vary from 50psf to 80psf plus partition load.

All parts of the building have first floor slabs on grade, which have high load capacity and any dense filing systems should be confined to first floor locations. The capacity of a slab on grade is often given as 100 to 200 psf, but for good substrate and nominal mesh reinforcing, this can actually approach the allowable soil bearing capacity, at least theoretically. The practical issues surrounding heavy installations generally provide a serviceability maximum of about 500psf.

Wind is not an issue.

Building structure condition is not an issue.

Unless structural alterations are intended, it should be possible to change the use of this building to "office" without impacting the structure. It is cautioned here that walls which are not exclusively sheetrock attached to studs may be bearing walls or shear walls and a structural engineering study must be made if such walls are slated for removal or alteration. This includes exterior walls.

Mechanical Conclusions

The mechanical systems in this facility will require some upgrades to meet with current Florida Building Codes, this includes plumbing, fire protection, and mechanical HVAC systems.

For plumbing and fire protection as previously stated in the body of the report, upgrades will be required as follows:

Drinking fountains will be required at the first floor level, second and third levels of the north and south towers, and 50% of these will be required to be handicapped accessible, see the table in the body of the report. The facility has enough plumbing fixtures to meet the code, but the bathrooms will have to be upgraded to make them handicapped accessible. The fire sprinkler system will require either shunt- trip breakers for the elevators for shut down upon sprinkler activation or the sprinkler heads will have to be removed from the elevator shafts, this is dependent on the local authority having jurisdiction.

HVAC Equipment required code upgrades are as follows:

In order for the existing air handlers to meet with current fresh air requirements, many of the outside air manual volume dampers will have to be reset to flow the required amount of air in CFM for the number of personnel in the occupied spaces served by the air handler. For office spaces the required CFM is 20 per person. Automatic outside air control dampers will require repair so that they are functioning properly. And these will have to be recalibrated to insure the proper outside air flow rates to the occupied spaces. Return air control dampers will also require repair and recalibration to meet the fresh air requirements in the mixed air type air handlers. 100% outside air DX air handling systems should be installed in the areas served by DX cooling systems, to prevent moisture problems in the future operation of the facility. The smoke detection and shut-down systems for the air handlers should be


July 22,2005


Page 20

checked for proper operation.

There is no equipment in danger of failing in the very near future, but several air handlers are aging and will require replacement within the next few years. As mentioned earlier in the report, a hydronic balance of the chilled water system should be accomplished as an energy saving measure. The chilled water system appears to be over-pumping.

Electrical Conclusions

The electrical systems in this facility will require some upgrades to meet with current Florida Building Codes, this includes panel grounding connections and the fire alarm system.

The existing emergency power distribution system exceeds what is needed to support conversion of the facility to office use. The 365KW Cummins emergency generator could be retained and the other emergency generators retired.

Panelboards without ground buses should be replaced with new panel boards in the same back boxes as part of any renovation. Also, receptacles supplied from branch circuits without ground conductors should have replacement branch circuits installed as part of any renovation.

Replacement light fixtures are recommended so more efficient type T8 fluorescent lamps can be used as part of any renovation, since T I2 fluorescent lamps will no longer be manufactured after December 2005.

The relatively new Simplex addressable fire alarm system for the ER (Emergency Room) can be expanded as part of either a minor or major renovation to serve the facility, but new audio/visual devices will be needed for corridors and conference rooms as well as smoke detectors for storage rooms. Replacement light fixtures are recommended so more efficient type T8 lamps can be used as part of any extensive renovation. Existing fixtures could be retained for five or ten years as part of a minor renovation, but replacement fixtures would be needed for any long-term arrangement.

New telephone and data service as well as satellite telephone closets will need to be located within 200FT of offices as part of any renovation (i.e., Even a minor renovation to support conversion of the facility to office use would require installation of replacement voicejdata service, equipment racks and rooms/closets). Unfortunately, existing corridor ceiling heights are limited, so routing of any new voice/data wiring would require further reduction of the ceiling heights or investigation of another route. However, this would not be a problem if major renovation is pursued.


July 22, 2005


Page 21

Conclusions:

The total cost for Option 1 (minor changes to the building) would be:

Architectural cost: $4,939,519.00 Mechanical/electrical/plumbing cost: $2,159,124.00

Total for Option 1: $7,098,643.00

Please see attached tables for additional breakdown of cost opinion.

The total cost for Option 2 (major changes to the building) would be: .- -.

Architectural cost: $1 3,022,575.00 Mechanical/electricaI/plumbing cost: $4,007,941 .OO (See MEP calculations)

Total for Option 2: $1 7,030,516.00

Please see attached tables for additional breakdown of cost opinion.


July 22, 2005

Brooksville Regional Healthcare Conceptual Budget Opinion for Remodeling 12-Jul-05

AREA SIZE COST /UNIT

1961 Building Demolition Remodel - Finishes Asbestos Abatement Contingency



SUBTOTAL 113216 S 7,098.643.20

Professional Fees-Budget Hazardous Abatement Consultant Fees

Estimated Total Project Costs S 7,642,291.44

Cost per unit $ 67.50

AREA SIZE COST /UNIT COST 1 1961 Building Demolition-Gut Remodel Asbestos Abatement Contingency

1971 Building Demolition-Gut Remodel Asbestos Abatement Contingency

1981 Building Demolition-Gut Remodel Asbestos Abatement Contingency

SUBTOTAL

Professional Fees-Budget Hazardous Abatement Consultant Fees

Estimated Total Project Costs

Cost per unit

JUDICIAL CENTER DESIGN BUILD PROJECT OVERVIEW

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