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Treasure Island Country Club Special Membership Meeting November 2009 Items for Consideration: 1. Should the Treasure Island bridge be: a. Repaired b. Rebuilt c. Replaced Board recommendation: Replaced with new bridge 2. Should the TICC Board be authorized to utilize asset-replacement reserve funds for: a. Front-end expenses for a new bridge: Phase I authorization shall not exceed $225,000 - engineering - environmental impact - testing - permit application fees Board recommendation: Grant authority to Board 3. Should the annual TICC dues be raised, effective January 1, 2010, by the sum of $245 per year, with proceeds designated exclusively for the asset replacement reserve account to be used for existing bridge repair and front-end expenses for a new bridge? a. Present reserve account funding: $195 per lot allocated to reserve account ($48,945 total per year) b. Increased-dues funding: $440 per year, ($195 + $245) per lot, to reserve account ($110,440 total per year) Board recommendation: Increase dues by $245 per year for a total allocation to asset replacement reserve account of $440 per year/per lot ($110,440 total). Total annual dues with this increase will be $695 per lot per year. The increase will be re-evaluated at the 2010 annual meeting. Executive Summary Our bridge was built in 1953 with a timber deck, which was replaced with concrete in 1974. Timber bridges in a tidal environment have an average lifespan of 50 years. Under ideal conditions and with proper maintenance, the life of a timber bridge may be extended for an additional 25 years before replacement is necessary. The TI bridge is 56 years old. The concrete deck units are in good condition and may be usable for another 19 years; however, the timber piles and timber caps are in fair to poor condition, and will require extensive repair and/or replacement over the next 5 to 15 years. Under the International Building Code (IBC) and the Shoreline Master Plan rules for maintenance and repair, Mason County limits the repair and replacement of the bridge components to 60% of the structural components. At the 60% level, Mason County will require full code compliance, which will mean a 20-foot-clear driving lane and the structural foundations/pile system replaced to meet current codes and regulations. It is not possible to widen the existing 10’ 8” driving lane to a 20’ clear lane on the existing bridge structure. This means that a new bridge must be built within the next 3 to 5 years, or whenever the bridge repair/component replacement reaches the 60% level, projected to occur between year 5 and year 10. Note that the 60% is cumulative, i.e. each permit application, including the current permit for the repair project now underway. TICC must now decide how to proceed: o Continue to make repairs until the 60% level is reached, then build a new bridge, or o Make minimal temporary repairs as required until a new concrete bridge can be designed, permitted and built, 3 to 5 years. In March, 2009 Exeltech Consulting, Inc. was retained to provide structural engineering services for an on-site bridge inspection. The purpose of this inspection was to determine the current condition of the structure and then provide recommendations for near-term repair and long-term permanent repair and/or bridge replacement. That inspection revealed serious deterioration and defects which compromise the structural integrity of the bridge and result in unsafe conditions for vehicle and pedestrian traffic. This led to the April 9, 2009 posting of reduced weight limits and speed restrictions on the bridge. In May, 2009 the TICC Board authorized Exeltech to proceed with the engineering drawings for the permitting and construction work required to complete Priority 1 Repairs. This worked was deemed emergency in nature, and was limited to the following work: 1. Work required to reinstate the load limits 2. Work which required completion within 6 months to 1 year: work limited to Priority 1 Repairs o Temporary Repairs completed - 11% of bridge piles - 38% of bridge caps - 5.5% of bridge braces This work was bid and the contract awarded to Quigg Brother Construction and is currently underway. They expect to be finished by late November, 2009. The Priority 1 repairs underway are temporary, and they are expected to extend the life of the repaired structural components only for 5 to 10 years. The Bridge Inspection Report, prepared by Exeltech, addresses the condition of the remaining structural components (those not currently being repaired), which are in poor condition and will require repair or replacement in the next 2 to 15 years. This represents approximately 80% of the remaining bridge structure. We have just spent approximately $300,000 on the current repair project, and we are faced with spending an additional $500,000 to $1,000,000 over the next 5 to 10 years, at which point we will reach the 60% cap and be required to build a new bridge. Spending this amount on temporary repairs is not prudent. TICC must proceed immediately with the planning and permitting process to build a new bridge as quickly as possible, and apply any costs saved on repair to the new bridge construction. The board is requesting membership authorization to proceed with the initial (Phase I) environmental engineering and front-end expenses which are required to begin the 18-month permitting process for a new bridge. Request for membership approval of Phase II, approval to move forward with final construction and permit documents, will occur at the July, 2010 annual meeting. Phase III approval, for construction and final financing approval, will be on the July, 2011 annual meeting if the project proceeds apace. This proposed schedule will have a new bridge constructed and complete by December, 2012. This report has been prepared to provide members with adequate information to understand the condition of our bridge, to evaluate the alternative solutions and to determine our best course forward. Respectfully submitted Gary Longmire, President Mike Croke, Vice President Linda Pryor, Secretary/Treasurer Roger Hansen, Bridge Commissioner Daryl Axelson, Water Commissioner Dan Poole, Road Commissioner Larry Grumme, Dock Commissioner Treasure Island Bridge Replacement Questions 1, 2 & 3 Discussion Questions 1 & 2. Should the TICC Board be authorized to utilize the asset-replacement reserve funds as required for: a. Front-end expenses for new bridge: Phase I authorization shall not exceed $225,000 Discussion In August, 2008 the TICC membership authorized the Board to utilize the asset-replacement reserve funds for bridge engineering and repair costs up to $500,000. The balance remaining in the asset-replacement reserve account (after paying for the current repair project) will be approximately $275,000. The board needs authority to use these funds for new bridge expenses. Phase I environmental, engineering, and permit expenses are projected at $180,000 to $225,000. This will enable TICC to start the 18 month agency permit process. The board is requesting authorization to proceed with Phase I front-end expenses (up to $225,000) for a new bridge. Question 3. Should the TICC annual dues be raised, effective January 1, 2010, by the sum of $245 per year, with the proceeds designated exclusively for the asset-replacement reserve account to be used for existing bridge repair and new bridge front-end expenses? Discussion The present annual dues allocation for the bridge replacement reserve account is $195 per year per lot, totaling $48,995 per year. The ($195 to $440) increase would raise the total to $110,440 per year. TICC is facing bridge repair costs over the next 3 to 5 years which may reach or exceed $500,000; further, it is prudent to proceed with the front-end design and permitting for a new bridge, which would cost $180,000 to $225,000. Dues will be the only available source or funding for these costs. New bridge project funding from a lender will not be available until the engineering, permitting and contractor-selection processes are complete. Therefore, we must increase the dues allocation to proceed with both repair and replacement to cover projected costs. This is the only funding source. Treasure Island Country Club Special Membership Meeting New Bridge Projected Schedule Phase I: Membership Interim Approval
November 14, 2009 T.I.C.C special Membership meeting requesting approval to proceed with new bridge November 17, 2009 Final Request for Qualifications and Proposals for project engineering services December 5, 2009 Final selection of project engineering by TICC board December 8, 2009 Authorize Engineer to proceed with Phase I Engineering and Environmental Services March 2010 Bridge Inspection June 15, 2010 Bridge and Environmental Preliminary Design Complete June 15, 2010 Permit Interim Approval July 2010 Provide Order of Magnitude Project Cost Estimate for Annual Meeting Phase II: Membership Interim Approval July 2010 Annual Membership Meeting · Present final bridge design concepts · Present Project Budget · Bridge and Environmental engineering update · Authorization to Proceed with Phase II Final Engineering/Permit Docs · Provide Finance Options · Approve Concept August 2010 Authorize Engineer to proceed with permit/construction documents, if required March 2011 Bridge Inspection April 2011 Submit final engineering/ construction documents for permit to agencies June 2011 Bid Bridge Repairs, if required June 2011 Advertise and bid new bridge and select contractor Phase III: Membership Final Approval July 2011 Annual Membership Meeting · Final Project Budget · Approve Final Finance Package October 15, 2001 Bridge and Environmental Final design complete October 15, 2011 All Permits Issued November 2011 Sign construction contract Issue Contractor Notice to Proceed January 2012 Commence Construction March 2012 Bridge Inspection (No Work hopefully, Life Safety only) July 2012 Annual Meeting November 15, 2012 Bridge Construction Complete Home | Announcements | Bridge |