1. 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 Copyright 2012

2. I NTRODUCTION Outline Deterioration Mechanisms Case studies of High Cost Low Maintenance Life Cycle Costs Capital Asset Management Plans

3. Copyright 2012 I NTRODUCTION Maintenance - Part of Life Cycle Copyright 2012

4. DETERIORATION MECHANISMS Stains Section Loss Corrosion

5. Copyright 2012 DETERIORATION MECHANISMS Scaling Cracking Material Degradation Safety Concerns Code Violations Structural Deficiencies

6. High Cost of Low Maintenance Time (Years) Deferred/Repair Cost Component failures Severe deterioration Durability considerations Comprehensive repairs & maintenance at regular intervals Dollars Time Service life

7. Causes of Engineering Failures Design flaws Material failures Construction Methods Deferred Maintenance Combination of all the above High Cost of Low Maintenance Copyright 2012

8. 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 Copyright 2012

9. Deferred Structural Maintenance Reasons 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 Copyright 2012

10. I NTRODUCTION Reactive vs. Proactive Survive Thrive ImportantFocused on FutureTargeted Action+ What If?UrgentDealing with PastOverwhelmedWhat Next? Copyright 2012

11. CASE HISTORY Deferred Maintenance Causes Severe Column Distress in a Concrete Structure High Cost of Low Maintenance Copyright 2012

12. Concrete Parking Garage Repair Description 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 Copyright 2012

13. High Cost of Low Maintenance Copyright 2012

14. Fast Forward to 2008 2001 $70,000 2008 $700,000 High Cost of Low Maintenance Copyright 2012

15. 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 Copyright 2012

16. 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 Copyright 2012

17. Roof Joist Repair in Progress Surface Preparation for Repairs to Roof JoistRoof Joist – Installation of Supplemental Reinforcement / Shear Connectors, Repair of PT Sheathing High Cost of Low Maintenance Copyright 2012

18. Final Repairs Repaired ColumnRepaired Roof Joist High Cost of Low Maintenance Copyright 2012

19. 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 Copyright 2012

20. CASE HISTORY Deferred Maintenance of Expansion Joint Leads to Expensive Structural Repair High Cost of Low Maintenance Copyright 2012

21. 1983 Estimated Repairs: $1,600 2010 Approximately: $1,000,000 High Cost of Low Maintenance Copyright 2012

22. Plaza Level Expansion Joint Over Garage Tears in Expansion Joint Heel punctures High Cost of Low Maintenance Copyright 2012

23. Review Sagging Ceiling after Hurricane Ike: Water Infiltration Suspected Exploratory Opening in Ceiling Corroded Ceiling Support Sections High Cost of Low Maintenance Copyright 2012

24. 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 Copyright 2012

25. Shores Supporting Distressed Girders Below the Plaza Level at Expansion Joint Shores Down to Street Level High Cost of Low Maintenance Copyright 2012

26. 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 Copyright 2012

27. Life Cycle Costs

28. 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 Copyright 2012

29. Life Cycle Costs LCCA MaintenanceRepair Knowledge of materials Knowledge of environment Knowledge of structure Maintenance Service Life Modeling Existing construction New construction Copyright 2012

30. Life Cycle Costs Life Cycle Cost Analysis Example Cast-in-place parking structure Buffalo, NY Internally applied corrosion protection systems Copyright 2012

31. Life Cycle Costs Life Cycle Cost Analysis Example Enhancements Option 1 Option 2 Option 3 Silica Fume $ 350,000 $ 350,000$ 350,000 Corrosion Inhibitor $ 525,000$ 350,000 $ 0 Addl 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 Copyright 2012

32. Life Cycle Costs LCCA Summary Copyright 2012

33. Life Cycle Costs Life Cycle Cost Analysis Example Condominium and parking structure in Florida No maintenance program Copyright 2012

34. Life Cycle Costs Life Cycle Cost Analysis Example Severe deterioration due to moisture intrusion Airborne chlorides from ocean Copyright 2012

35. Life Cycle Costs Copyright 2012

36. Life Cycle Costs Post-Construction Considerations CAMP Capital Asset Management Plans Customized Maintenance Manuals Ongoing Condition Appraisals and Monitoring Copyright 2012

37. 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

38. Traditional budgeting on annual basis Problems dealt with by a consultant report The consultant report gave you: - Quantities - Repair Options - Opinion of Repair Cost $ Copyright 2012

39. Structural IssuesWaterproofing ItemsAesthetics Mechanical, Electrical, Plumbing, Lighting & Security Miscellaneous Copyright 2012

40. Factors Responsibilities Demands Copyright 2012

41. MAINTENANCE / REPAIR GROWTH MASTER PLAN BUDGETS MANY CAMPUSES

42. CAMPCAMP CAMPCAMP C APITAL A SSET M ANAGEMENT P LAN Copyright 2012

43. S TAGES OF CAMP Delivering CAMP Analyzing Data Performing Assessment Learning the History Understanding Needs Copyright 2012

44. S TAGES OF CAMP YEAR - 1 CONSTRUCTION DOCUMENT PREPARATION CONSTRUCTION ADMINISTRATION YEAR - 2 CONSTRUCTION DOCUMENT PREPARATION CONSTRUCTION ADMINISTRATION YEAR - 3 CONSTRUCTION DOCUMENT PREPARATION CONSTRUCTION ADMINISTRATION IMPLEMENTATION

45. Parking StructureSpacesLevelsStructure TypeAge Parking A5705Cast-in-Place Concrete58 Parking B5865Cast-in-Place Concrete52 Parking C5967 Concrete Encased Steel Frame45 Parking D9206Cast-in-Place Concrete51-55 Parking E7966Cast-in-Place Concrete55 Parking F54210Steel Frame26 Parking G4372Post-tensioned Concrete12 Parking H12436Precast Concrete9 Parking I10156Post-tensioned Concrete2 Parking J4497Steel Frame32 Parking L2084Steel Frame18 CAMP DEVELOPMENT Parking Inventory Copyright 2012

46. CAMP DEVELOPMENT ANALYSIS OF DATA AND PREPARATION OF DRAFT REPORT FINALIZATION OF CAMP CLIENT REVIEW UNDERSTANDING NEEDS AND LEARNING HISTORY CONDITION ASSESSMENT CAMP - Opinion of Probable Costs Copyright 2012

47. CAMP DEVELOPMENT ANALYSIS OF DATA AND PREPARATION OF DRAFT REPORT FINALIZATION OF CAMP CLIENT REVIEW UNDERSTANDING NEEDS AND LEARNING HISTORY CONDITION ASSESSMENT Structural & Waterproofing – Parking K Copyright 2012

48. C HARACTERISTICS OF AN EFFECTIVE CAMP EnvironmentOrganizationResourcesUsers Copyright 2012

49. C HARACTERISTICS OF AN EFFECTIVE CAMP

50. W HY 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 Copyright 2012

51. W HY 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 Revenue Copyright 2012

52. Questions?

53. Thank you!