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Organization of American States General Secretariat Secretariat for Administration and Finance Offic

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The GS/OAS manages real property with an estimated market value of $ 362.7 million ... Maximize the use of our exceedingly valuable patrimony. 6. Reports: ... – PowerPoint PPT presentation

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Title: Organization of American States General Secretariat Secretariat for Administration and Finance Offic


1
Organization of American StatesGeneral
SecretariatSecretariat for Administration and
FinanceOffice of General Services
  • OAS Real Property
  • Existing Conditions and Structural
  • Survey Reports

2
OAS Real PropertyThe GS/OAS manages real
property with an estimated market value of
362.7 million

The Pink Palace - 16th Street and Euclid
Street, N.W.
The Administration Building, 19th Street and
Constitution Ave., N.W
The Main Building at 17th Street Constitution
Ave, N.W.
The Art Museum of the Americas, 18th Street and
Virginia Ave., N.W.
Official Residence - 2944 University Terrace, N.W
Residence Annex - 2908 University Terrace, N.W.
General Secretariat Building, 1889 F Street, N.W.
The Casita - 18th and C Streets, N.W.
3
OAS Real Property (Cont.)
  • The OAS real property consists of 9.3 acres (3.76
    hectares) of prime DC land and 552,776 sq.ft.
    (51.354 m2) of floor space.
  • Industry standards indicate that the OAS should
    invest 8 million annually in maintenance and
    repairs (4 of 200.2 million replacement value).
  • After years of chronic budget restrictions (in
    which the minor maintenance and repairs budget
    averaged 2.3 million per year), the General
    Secretariat faces a potential repair and upgrade
    bill of over 40.4 million.

4
OAS Real Property (Cont.)
Construction value. Construction value plus
land value. 3 sq. ft. (1 m2)
5
Existing Conditions and Structural Survey Reports
  • The General Secretariat commissioned three
    studies to
  • Determine the existing structural and
    architectural condition of GS/OAS real property
  • Prioritize and maximize the use of our facilities
    budget
  • Reduce risks and preserve real property value
  • Define a long-term maintenance and capital
    investment approach and
  • Maximize the use of our exceedingly valuable
    patrimony.

6
Reports
  • Existing Conditions and Facilities Assessment
    Report (prepared by John Milner Associates,
    Jun-Oct. 2007)
  • Constitution Avenue complex
  • Main Building
  • Museum
  • Casita
  • Administration Building
  • Structural Condition Surveys (prepared by Cagley
    and Associates)
  • Pink Palace (June 2007)
  • F Street Building garage (December 2007)

7
Constitution Avenue Complex Assessment
  • Because of their superior construction, all four
    buildings along Constitution Avenue appear to be
    in good condition.
  • Nevertheless, they are deteriorating age,
    environmental factors, and evolving space use
    requirements have resulted in the need for
    extensive rehabilitation and upgrades of the
    buildings.
  • Some of these needs are urgent in order to
    preserve the structural integrity of these
    historic properties and to assure that they will
    continue to safely and effectively serve the
    needs of the Organization for many more years.

8
Summary of Findings
  • Water infiltration and drainage problems in the
    Main Building, Museum and Administrative Building
    are severe
  • Waste water, site storm drainage and water from
    the roofs are designed to exit through an
    underground drainage system. Much of the drainage
    is concealed within the buildings.
  • All roof drainage, plumbing and site drainage
    systems need to be tested and repaired or
    replaced. Modern control equipment such as back
    flow preventers need to be installed to protect
    the buildings from an over-taxed city storm
    drainage system.

9
Summary of Findings (cont.)
  • Structural supports badly needs repairs,
    particularly the structure under the service
    drive along side the Main Building and in the
    underground mechanical and equipment spaces
    adjacent to it, are urgent.

10
Summary of Findings (cont.)
  • All four buildings have roof-related issues they
    will only get worse if not resolved in a timely
    manner.
  • The exteriors, especially of the Main Building,
    need major attention failing and open exterior
    masonry joints must be resealed. Sealant failure
    is less advanced at the Administration Building
    but it is deteriorating.

11
Summary of Findings (cont.)
  • The mechanical, health, safety and accessibility
    of these buildings are in need of improvement
  • Antiquated equipment accounts for high and
    expensive energy consumption.
  • Mechanical systems and equipment are deficient or
    no longer functioning. They fail to provide
    proper ventilation in many parts of the Main and
    Administration Buildings.
  • Control of humidity for the storage of art work
    in the Museum and Casita is non-existent, leaving
    this important cultural investment in jeopardy.

12
Summary of Findings (cont.)
  • In emergency situations, all of these buildings
    are deficient in exit lighting and signage, as
    well as smoke and fire alarm systems.
  • Up-grades to existing systems must be made to the
    three structures on the 17th Street block.
  • The Administration Building will require major
    renovations in order to provide the recommended
    exit ways for safe egress in the event of an
    emergency.

13
Summary of Findings (Cont.)
  • Accessible system of walks and entrances as well
    as restrooms, to allow all of these buildings to
    meet the requirements of individuals with
    disabilities are needed.
  • Appearance of the entire property should be
    up-graded
  • The walls, terraces, walks, pool, fountain and
    vegetation in the formal garden between the Main
    Building and the Museum must be rehabilitated.
  • There are too many trees. Some are mature
    specimens which need to be pruned and cared for
    others are sickly or volunteers which should be
    removed.
  • The whole of the OAS property along Constitution
    Avenue lends itself to becoming the Park of the
    Americas, with a system of lighting and high
    quality, interpretive signage designed to tell
    the story of the Organization and project a
    proper image of what the OAS means to its Member
    States.

14
Summary of Findings (Cont.)
  • With the centennial of its dedication coming up
    in 2010, the Main Building deserves to have a
    thorough rehabilitation of its historic interiors
    and its many high-quality sculptural and artistic
    appointments. This is an extraordinary complex of
    buildings at a very prestigious site, in one of
    the most visited locations in the world.
  • The beautiful Patio fountain should be completely
    restored, so that its original playing water jets
    and lights can once again animate this central
    space.
  • Finishes and historic light fixtures should be
    cleaned and renewed.
  • Exterior sculptures and light fixtures should be
    repaired, cleaned and conserved.

15
Pink Palace Structural Condition Survey
Summary of Findings
  • The building needs major maintenance and repairs.
  • Fortunately, the building shows no obvious signs
    of structural distress or imminent failure, with
    the exception of the concrete balcony
    cantilevered off its east side.
  • Nevertheless, there are indications of serious
    deterioration of the exterior façade and wide
    spread water infiltration. Based on the extent of
    water damage noted, the consultant anticipates
    that removal of the architectural finishes will
    reveal extreme water damage of the structure,
    especially within the original wood-framed
    portion of the facility.
  • With continued exposure to moisture, the
    integrity of the structure could eventually
    degrade to a point where even more significant
    structural repairs will be required.

16
Pink Palace Structural Condition Survey
Summary of Findings (Cont.)
  • There are several steel stairs and balcony
    elements showing signs of failure.
  • Drainage dumped on the parking slab is starting
    to impact the quality of the concrete.
  • Interior Numerous locations show the presence of
    moisture or water. Moisture and water may be
    attributed to leaking plumbing systems,
    mechanical system condensate, or moisture from
    the exterior of the building.
  • The grand staircase shows several cracks that may
    be attributed to the age of the structure and
    normal settlement of the wood framing.

17
F Street Building (GSB) Garage Structure
Condition Survey Summary of Findings
  • Damaged and delaminated areas of concrete.
  • Corroded reinforcement bars.
  • Garage was not part of the 1999-2002 remodeling
    project.
  • Requirements
  • Repair 8,250 sq. ft. (766.45 m2) of slab surface.
  • Repair 750 sq. ft. (69.68 m2) of slab soffit.
  • Install 400 linear ft. (121.92m) of new
    reinforced bar.
  • Miscellaneous electrical work.

18
Budget Estimates by Building
  • Existing Conditions Report
  • Main Building 18.4 million
  • Site Construction (pool, sidewalks,
    trees, parking) 2.2
  • Museum of the Americas 3.2
  • La Casita 0.6
  • Administration Building 13.6
  • Budget Required 38.1
  • Structural Survey
  • Pink Palace 1.8 million
  • General Secretariat Building Garage 0.6
  • Budget Required 2.4
  • TOTAL ESTIMATED BUDGET REQUIRED
  • FOR REPAIRS AND UPGRADES 40.5 million

19

Estimated Structural and Architectural Repair
Costs of the GS/OAS Properties
This Amount includes 500,000 for mechanical
replacements.
20
Budget Estimates by Phase for the Constitution
Avenue Complex
  • PHASE I
  • A. - 2.7 million
  • This phase includes the most critical work to the
    Main Bldg. and site to solve flooding and
    moisture intrusions. Also included is a site
    survey, the redesign of the C Street parking lot
    and the installation of handicap walks and ramps
    to the Main Building.
  • B. - 8.7 million
  • All exterior masonry work, installation of a new
    loading elevator shaft and elevator, restoration
    of the patio fountain along with its structural
    support, plumbing and lighting systems.

Sequence based on remodeling consultant
suggested phasing. Actual sequence will be
determined based on a Real Property Strategy
under consideration and financial resources
availability.
21
Budget Estimates by Phase for the Constitution
Avenue Complex (Cont.)
  • C. - 7.4 million
  • All roofing and roof drainage system repairs to
    the Main Building, as well as a complete overhaul
    of the electrical system and major up-grades to
    the heating/ventilation and air conditioning
    systems.
  • D. - 1.6 million
  • Repair and up-grade of existing restrooms.

22
Budget Estimates by Phase for the Constitution
Avenue Complex (Cont.)
  • PHASE II - 13.6 million
  • All of the work identified in the report at the
    Administration Building and its immediate site.
  • PHASE III - 4.1 million
  • Work identified in the report at the Museum and
    La Casita, as well as the remaining site work on
    this block.

23
Next Steps
  • Develop a Real Property Strategy and Investment
    Plan to maximize the potential of our historic
    properties.
  • Implement Existing Conditions repairs/upgrades
    within the framework of the Real Property
    Strategy and Investment Plan .
  • Determine financing sources

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