Ph D Edward C Caprielian, Management Consultant/University Professor over 10 years ago

Manhattan Beach >> This city needs to spend $12 million over the next 10 years to bring its aging facilities and parking structures up to par.

Consultants hired to evaluate the condition of 43 city-owned buildings and three parking structures say only 20 of the buildings are in “good” condition. The other 23 buildings are in “very poor,” “poor” or “fair” condition, requiring $10.5 million in maintenance and improvements.

“With the close proximity to the ocean and corrosive nature of the salt air, the life cycles of buildings within the city of Manhattan Beach are substantially reduced,” said consultant Dean Leonard of Faithful+Gould. “(The need for) exterior painting is a common theme with the buildings. It deteriorates really quickly in this environment.”

Leonard identified $3.3 million of “urgent” deferred maintenance at the buildings, with City Hall, the pier, Roundhouse Aquarium and police/fire building in the most need of repair.

On top of the millions identified by the consultants for facility improvements, the city is expected to spend $5.6 million on capital improvement projects in 2013-14 and $20.8 million in 2014-15. Capital improvement projects are infrastructure needs that typically exceed $10,000, said Public Works Director Tony Olmos.

The city has $21.3 million in unfunded projects, including asphalt paving, bike lanes, concrete street repairs and storm-water filtration systems, over the next five years, Olmos said.

The facility assessment consultants said City Hall will require $1.4 million over the next 10 years to repair structural damage, replace windows, repaint exterior and interior walls, renovate the restrooms, and replace the heating and ventilation and interior lighting systems, among other upgrades.

The pier and Roundhouse need $1.6 million in improvements, including repainting, restroom renovation, piping work, welding repairs, piling repairs and pier railing repainting.

Although the public safety building, which houses the Police and Fire Departments, was built in 2005, it will require $1.8 million in repairs over the next 10 years, Leonard said. The stucco finishes are already deteriorating, and the overhead doors, carpeting, water heater, rooftop exhaust fans and control systems need to be replaced.

The city’s three parking structures are in “fair” condition and require $2.1 million to be brought up to standard, according to Pawan Gupta from Walker Restoration Consultants.

Lot 2, located at Highland Avenue and 12th Street, has cracked and deteriorated concrete walls, floors and ceilings; steel reinforcement strands exposed; and vehicular barriers that do meet current code for spacing and load resistance.

“Codes have changed quite a bit since the structures were built (in the 1970s),” Gupta said. “They’ve become a lot more stringent.”

The concrete repair, waterproofing, drainage and architectural fixes require $457,000 over the next 10 years.

Lot 3, located at 12th and Morningside, needs $1.3 million over 10 years to fix spalls in the ceilings and floors, steel corrosion, deteriorating concrete and vehicle barriers that are not up to code, while Lot 4, located at Highland and Rosecrans avenues, needs $368,000 for similar repairs.

Olmos said staff will recommend that the city spend $2 million in 2014 to address the immediate “life safety” improvements to the facilities, and $417,000 in 2014 for the “life safety” repairs in the parking structures. The city would need to spend $2 million per year over the next five years to address all of the deficiencies, he said.

The results of the facility condition assessment and the city’s capital improvement plan will be presented to City Council at its Dec. 10 meeting. The CIP is scheduled to go before the City Council for adoption on Feb. 18.

The assessment report for each city building and parking structure, the CIP plan and the consultants’ presentations are available on the city’s website,

Carley Dryden, Reporter, Daily Breeze

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