(Sept. 29, 2016) While an updated engineering study of the Ocean Pines Association Country Club did not offer a specific recommendation whether the building should be renovated or replaced, it did paint a grim picture of a structure that is full of mold and is failing because of years of neglect.
Ocean Pines Association interim General Manager Brett Hill emailed a copy of a 72-page report last week. The study, conducted by Allen & Shariff Engineering and the Becker Morgan Group, is dated Sept. 13.
Ocean Pines originally commissioned Becker Morgan to do the study in August 2011. The review was to include an analysis of “the building envelope, structural systems, and the mechanical, electrical and plumbing systems of the existing” building, according to the report.
The company was brought back in August 2016 to provide an update of the report that included changes in the building since 2011. The update also included a mold study done by Hardy Environmental Services in June 2011 and Jan. 2016.
According to the report, the country club was built in 1974 and had a “major addition” in 1985.
Two site visits were done in 2011. “Recent visits” that informed the updated report “took place with OPA public works staff, Design team staff, [former] General Manager Bob Thompson and Landscapes Unlimited, LLC Director of Golf/Head Golf Pro John Malinowski, PGA.”
According to an executive summary, the commercial kitchen and banquet space saw “greatly declined usage” since 2011, partly because those activities “have shifted over to the larger and newer Yacht Club building.”
“The second floor mezzanine offices are no longer in use except as office storage. The kitchen equipment in the second floor kitchen is largely obsolete and/or non-functional limiting larger event/banquet style activities,” the report stated.
The report also said, “Mold spores and air quality continue to be a concern in several areas of the building … This issue should be addressed as soon as possible as some of the issues noted in a prior report by Hardy Environmental (dated 6/11) may still be contributing factors.”
A visual inspection concluded that the roof was “near the end of its life cycle,” noting leaking “at interior walls in several locations.”
“Water intrusion” was detailed “at the south wall between the women’s lounge and club storage area.” Moreover, glazing at windows is failing and caulking “at all exterior penetrations and transition between materials is old and failing.”
The report said most of the structure was “found to be in compliance with current building codes and could be viable for use if a renovation was desired,” although it also noted, “areas of wood floor trusses do not meet live load criteria and would need to be further evaluated if they are desired for use in a remodeled building.”
Both the mechanical and plumbing systems were recommended to be replaced, the former “in their entirety” and the latter required “significant replacement of piping systems.” The report added, “Due to the high demo efforts and working around existing building elements a significant renovation/ replacement of the plumbing systems will cost more than new installation on a new building.”
Inspection of the electrical systems also revealed a “high number of open electrical junction boxes and broken conduits” that needed to be addressed. “Due to the overall age and condition of the electrical systems, it is our recommendation that the electrical systems be replaced in their entirety. This is often more cost effective than attempting to field locate and replace deficient systems,” the report stated.
The golf cart storage building was “showing structural damage from deferred maintenance,” and the report recommended repairs “in order to maintain the structural integrity of the building.”
Becker Morgan wrote that the main building did not “maximize efficiency and use of the building and site” and said, “a life cycle cost assessment should be completed to study new building vs. renovation options.”
The firm said the findings were similar to the 2011 report and that “the updated 2016 report and analysis of existing building systems comes to the same basic conclusion as five years ago.”
Becker Morgan suggested Ocean Pines develop a detailed outline of the current and future uses of the clubhouse and storage building to be used to consider options.
Also noted in the report, new construction should include consideration of a smaller and more efficient building.
Ocean Pines Association interim General Manager Brett Hill emailed a copy of a 72-page report last week. The study, conducted by Allen & Shariff Engineering and the Becker Morgan Group, is dated Sept. 13.
Ocean Pines originally commissioned Becker Morgan to do the study in August 2011. The review was to include an analysis of “the building envelope, structural systems, and the mechanical, electrical and plumbing systems of the existing” building, according to the report.
The company was brought back in August 2016 to provide an update of the report that included changes in the building since 2011. The update also included a mold study done by Hardy Environmental Services in June 2011 and Jan. 2016.
According to the report, the country club was built in 1974 and had a “major addition” in 1985.
Two site visits were done in 2011. “Recent visits” that informed the updated report “took place with OPA public works staff, Design team staff, [former] General Manager Bob Thompson and Landscapes Unlimited, LLC Director of Golf/Head Golf Pro John Malinowski, PGA.”
According to an executive summary, the commercial kitchen and banquet space saw “greatly declined usage” since 2011, partly because those activities “have shifted over to the larger and newer Yacht Club building.”
“The second floor mezzanine offices are no longer in use except as office storage. The kitchen equipment in the second floor kitchen is largely obsolete and/or non-functional limiting larger event/banquet style activities,” the report stated.
The report also said, “Mold spores and air quality continue to be a concern in several areas of the building … This issue should be addressed as soon as possible as some of the issues noted in a prior report by Hardy Environmental (dated 6/11) may still be contributing factors.”
A visual inspection concluded that the roof was “near the end of its life cycle,” noting leaking “at interior walls in several locations.”
“Water intrusion” was detailed “at the south wall between the women’s lounge and club storage area.” Moreover, glazing at windows is failing and caulking “at all exterior penetrations and transition between materials is old and failing.”
The report said most of the structure was “found to be in compliance with current building codes and could be viable for use if a renovation was desired,” although it also noted, “areas of wood floor trusses do not meet live load criteria and would need to be further evaluated if they are desired for use in a remodeled building.”
Both the mechanical and plumbing systems were recommended to be replaced, the former “in their entirety” and the latter required “significant replacement of piping systems.” The report added, “Due to the high demo efforts and working around existing building elements a significant renovation/ replacement of the plumbing systems will cost more than new installation on a new building.”
Inspection of the electrical systems also revealed a “high number of open electrical junction boxes and broken conduits” that needed to be addressed. “Due to the overall age and condition of the electrical systems, it is our recommendation that the electrical systems be replaced in their entirety. This is often more cost effective than attempting to field locate and replace deficient systems,” the report stated.
The golf cart storage building was “showing structural damage from deferred maintenance,” and the report recommended repairs “in order to maintain the structural integrity of the building.”
Becker Morgan wrote that the main building did not “maximize efficiency and use of the building and site” and said, “a life cycle cost assessment should be completed to study new building vs. renovation options.”
The firm said the findings were similar to the 2011 report and that “the updated 2016 report and analysis of existing building systems comes to the same basic conclusion as five years ago.”
Becker Morgan suggested Ocean Pines develop a detailed outline of the current and future uses of the clubhouse and storage building to be used to consider options.
Also noted in the report, new construction should include consideration of a smaller and more efficient building.