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TO: Mayor Thomas J. Weisner
FROM: John P. Curley AIA CBCO - Director Building and Permits
DATE: 9 June 2016
SUBJECT:
Weatherization and Emergency Removal of Dome at 2 N River Street (Hobbs building).
PURPOSE:
Based upon two structural engineer’s written opinions, the Hobbs dome has deteriorated to the point where it is in danger of falling into our busy intersection and needs to be removed. As a precaution, since February 20th 2016, this sidewalk and two lanes of traffic in front of the building, have been barricaded at this location across the street from Waubonsee Community College and in close proximity to parking lots used for the Paramount.
This request is to permit the city to contract with a general contractor to remove the dome, and reframe and waterproof a temporary flat roof in the area of the dome’s removal. Additionally, the building will be weatherproofed to prevent further deterioration.
BACKGROUND:
Cited by Property Standards for the dome “leaning” violation on 21 August 2013, Mike Sharpe of Hobbs Property, LLC attempted to temporarily shore and cable restrain the dome with a structural engineer designed solution under a permit applied for on 20 February 2015. This work was completed on 17 March 2015. Several instances since, we have been assured by Mr. Sharpe and his contractor Landmark Design Group, LLC, that Landmark had placed monitoring gauges and that the dome had not moved.
The Engineer engaged by Mr. Sharpe; J.V. Henik, has since confirmed to the City that the temporary stabilization measures were not intended to be in place this long, and further has concluded that the existing conditions are dangerous. Stating that “It is our professional opinion that no further upgrades be made to the dome, but that the dome be removed from the building thereby creating a safer condition”, see “Exhibit A”.
The City additionally had secured a visual opinion from a local Structural Engineer: Lindsay & Associates. It additionally concludes “Deterioration of the wood framing members could result in failure of the roof structure depending on the extent and location despite the presence of the temporary cable and shoring”, see “Exhibit B”.
The city has approached building ownership about these findings and required repairs. February 24th 2016, the owner, Mike Sharpe of Hobbs Property, LLC through the LLC’s attorney stated “Again, to be clear, my client has no plan or resources to develop the property or to pay for any further repair work.”
Unfortunately per the two engineering reports attached, further postponement of removal of the dome is not an option, this dangerous condition must be remedied immediately. Once mobilized the contractors have estimated the project to take 10-14 days. .
DISCUSSION:
We have a couple of options with regard to the removal of the dome; removal in pieces and removal of the dome intact. As it is an important historical element for this 1892 Romanesque Revival building, we engaged a structural engineer, J.V. Henik to determine if intact removal of the dome was possible and if so, to prepare documents for bidding purposes.
We have solicited bids from the two contractors familiar with the building, who can mobilize quickly to address this emergency (R. C. Wegman Construction Co. and Landmark Design Group, LLC). Their proposals are attached. The intact dome removal costs can be found in “Exhibit C”. Removal in pieces after creation of a shape template for the dome costs can be found in “Exhibit D” and the Weatherization costs can be found in "Exhibit E". We are recommending acceptance of contracts with R.C. Wegman for Exhibits D and E combined.
Removal of the Dome and weatherization will be accomplished with (TIF) # 1 funding - account #231-1830.465-73.99 using project code "hobbs".
IMPACT STATEMENT:
Approval will permit the mitigation of this imminently dangerous condition in the quickest possible manner.
As a large crane is involved in this project Galena through lanes will need to be narrowed to only the southernmost east bound lane and southbound River Street will need to be closed, both for as much as a week.
RECOMMENDATIONS:
I request approval of the resolution to make the aforementioned emergency purchase
cc: Alderman O’Connor, Chairman
Alderman Mervine
Alderman Bohman
Alderman Mesiacos, Alternate
CITY OF AURORA, ILLINOIS
RESOLUTION NO. _________
DATE OF PASSAGE ________________
title
A Resolution Ratifying the contracts for Weatherization and Emergency Removal of Dome at 2 N River Street (Hobbs building).
body
WHEREAS, the City of Aurora has a population of more than 25,000 persons and is, therefore, a home rule unit under subsection (a) of Section 6 of Article VII of the Illinois Constitution of 1970; and
WHEREAS, subject to said Section, a home rule unit may exercise any power and perform any function pertaining to its government and affairs for the protection of the public health, safety, morals, and welfare; and
WHEREAS, Aurora and consulting structural engineers have determined that the dome poses an dangerous and imminent threat herein as described in Exhibits “A & B”; and
WHEREAS, the Aurora City Council deems appropriate the use of emergency approval to immediately remedy the imminently dangerous condition; and
WHEREAS, Tax Increment Financing (TIF) # 1 account #231-1830.465-73.99 (project code "hobbs") has adequate funding to perform this emergency work.)
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Aurora, Illinois, as follows: That the 16 May 2016, $34,500 proposal for “dome removal for reconstruction” authored by R.C. Wegman Construction Company for the emergency removal of the dome at 2 North River (Hobbs Building) be accepted; AND,
That the 25 May 2016, $30,000 proposal for “building weatherization” authored by R.C. Wegman Construction Company for weatherization at 2 North River (Hobbs Building) be accepted.