450 N Street – Historical Timeline
BOARD OF EQUALIZATION
450 N STREET TIMELINE
March 8, 2016
According to available documents, the building at 450 N Street has a history of water intrusion resulting from construction-related deficiencies with windows and decks. The building also has experienced water leaks from interior plumbing failures. These events have caused damage to the building, and employee occupants have expressed health concerns about potential exposures to mold or other contaminants or hazardous substances in the building.
Presented below is a sample of the construction-related problems and their timelines. This listing was obtained from documents provided by BOE and is not presented here as a complete history of problems with the Headquarters building.
- 1991–1992: The Capitol Square Building (450 N Street) was under construction. Dreyfuss/Blackford (DBE) was the architect and Hensel-Phelps (HP) was the general contractor.
- 12/1/1992: 450 N Street was substantially completed.
- 1994–1995: During occupancy of building by BOE, CalPERS, HP, and DBE pursued solutions to resolve water intrusion problems.
- 1998: CalPERS retained Rosenberg McGinnis to conduct an investigation into possible causes of water intrusion from annual precipitation.
- 6/1/1998: CalPERS was unable to resolve water intrusion issues with HP or DBE.
- 4/1999–2000: Department of General Services (DGS) investigated leaks and negotiated repairs with HP and DBE.
- 9/1/1999: One spandrel panel fell from the 7th Floor East.
- 8/1/2001: Two spandrel panels broke, one between 7th / 8th Floors, the other between 8th / 9th Floors.
- Winter 2001–2002: BOE experienced water intrusion in the area below 23rd Floor deck south and east.
- 6/1/2004: DGS/Environmental Safety Health and Operations Program (ESHOP) team was directed to address indoor air quality (IAQ) issues. ESHOP established air testing protocols for mold concerns/complaints.
- 1/1/2005: One spandrel panel fell from south elevation between 7th / 8th Floors.
- 9/1/2005: Four spandrel panels broke between the 7th / 8th Floors and at the 10th Floor; shards of glass fell onto garage deck. Emergency pedestrian protection was installed.
- 5/1/2006–9/2007: DGS contracted with J. R. Roberts Construction Company to make Curtain Wall repairs in three phases: spandrel panel repair, vision panel repair, balcony deck repair. Curtain Wall Repairs were completed 9/2007.
- 9/21/2007: BOE facilities staff discovered wall discoloration behind modular furniture; BPM ESHOP tape lifts and bulk samples tested positive for fungal growth.
- 9/28/2007: BOE staff relocated from 22nd and 23rd Floors.
- 10/8–9/2007: BOE staff relocated from 24th Floor – reported to temporary work location.
- 12/2007: Varying degree of water intrusion episodes occurred on the 23rd Floor deck areas, which impacted various building materials in the areas below on the 22nd Floor.
- 1/2008: BOE and DGS management and respective consultants met to discuss building investigation progress. BOE attended monthly status meetings with SCSA Secretary and DGS.
- 3/2008: A Chilled Water pipe on the 12th Floor broke causing water intrusion on the 11th and 10th Floors. BOE met with DGS and respective consultants to conduct a building investigation.
- 8/2008– 8/2009: Elevator shaft inspections performed during building-wide assessment indicated several areas of historical water intrusion issues and fungal growth. Subsequently, clean-up and encapsulation activities were completed.
- 12/2008: 450 N Street building repair costs were estimated through June 2009 at $29.8M.
- 2/2009: BOE attended monthly status meetings with SCSA and DGS to discuss the 450 N Street building and progress in various remediation projects in the building.
- 2/2009: La Croix Davis Final Report – Summary of Findings. Presence of mold in numerous locations was found on numerous floors throughout the building.
- 3/22/2009: A defective valve did not shut off a hot water pipe being repaired causing flooding and water damage to the 8th and 9th Floors. Northwest stairwell closed to employees except in the case of emergency.
- 5/2009: Meeting with Board Members, DOF Director, SCSA and BOE to discuss BOE's request to move out of the building. Governor Schwarzenegger's Administration recommended BOE remain in the 450 N Street building and move employees to temporary swing space as floor-by-floor remediation was conducted.
- 6/2009: Floor-by-floor remediation began at the 450 N Street building.
- 9/2009: Elevator modernization began at the 450 N Street building.
- 10/2/2009: Suspected mold growth discovered on 3rd Floor.
- 10/12/2009: Storm caused additional water intrusion from the curtain wall.
- 10/2009: Additional visible mold growth (VMG) was found on 4th and 11th Floors women's restrooms' ceiling and vestibule areas. Wet ceiling tiles found on 10th and 11th Floors due to a leaking condensate drain pan. Both LaCroix Davis (LCD) and Hygiene Tech (HTI) found additional, substantial VMG on 1st Floor that was not previously identified.
- 1/20/2010: 23rd Floor balcony doors leaked during storm in January. New leak in the curtain wall at the penthouse was found.
- 2/2010: BOE was requested by the DOF and key Legislative consultants to perform an independent third party fiscal study on the current BOE Headquarters building located at 450 N Street in Sacramento to perform the analysis needed to support AB 151.
- 6/2010: The independent third party report recommended that BOE be located to a more suitable facility and that the 450 N Street building should either be sold or repaired and backfilled with another State tenant(s). It is further recommended that DGS be directed to determine the most cost-effective option for the State.
- 9/2010: Governor Vetoes AB 151.
- 2010 through 2011: Floor-by-floor remediation in the 450 N Street building continued.
- 2/2011: Introduced AB 1143 (Dickinson) – Authorized DGS to search for a more suitable facility for BOE. Legislation was parked until BOE, DGS, and DOF could reach a consensus on the cost of a move.
- 3/2011: Ground water intrusion in form of standing water discovered in several main elevator shaft pits. Subsequent removal of water and follow-up repair work on concrete subfloor was performed.
- 3/2011 – 1/2012: Delaminated Vinyl Composite Floor Tile (VCT) issues were identified during odor investigations on upper floors. Further building-wide inspections and investigations continued with the removal of VCT in several rooms where delaminated tile and odors were identified.
- 4/2011 – 6/2011: Discovered mold in the HVAC duct system in the 450 N Street building.
- 9/2011: HTI and DGS/LCD developed an indoor air quality testing plan to address the mold in the HVAC system in the 450 N Street building.
- 9/20/2011: BOE Board Meeting presentation by HTI and DGS/LCD to conduct monthly QPCR air monitoring as related to the HVAC mold discovery. The BOE Board concurred.
- 11/2011: Remediation continued based upon discovery of VMG in the 450 N Street building HVAC system and 1st Floor walls.
- 11/2011: HTI and LCD began monthly QPCR air monitoring as related to the HVAC mold. Air monitoring continued in the 450 N Street building through November 2012. DGS was to develop a plan for on-going monitoring.
- 11/2011 to 1/2012: BOE HQ domestic water line investigation and emergency repair project. DGS installed support braces in the janitor closets of each floor in the 450 N Street building to support the domestic water supply line into the building.
- 1/2012: Floor-by-floor mold remediation work and elevator modernization project completed in the 450 N Street building. Remediation work required movement of BOE staff onto swing floors for DGS to perform the work as the building remained occupied.
- 1/11/2012: A spandrel glass panel fell from the 9th floor to the ground at the 450 N Street building.
- 2/2012: DGS erected scaffolding around the 450 N Street building that will remain until DGS provides a plan on how to address the failure.
- 3/8/2012: Total remediation, modernization, and Stantec report repair costs are estimated at $64M.
- 4/2012: Five vision windows on the 18th Floor were showing cracks and were replaced.
- 6/2012: DGS reports that the 2 inch drain lines at the 450 N Street building have decayed and corroded.
- 8/2012: DGS is working with a plumbing firm to provide an expert opinion and work plan that addresses the findings of the drainage waste vent (DWV) system, including a list of options and recommendations that identifies a cost estimate for any and all necessary repairs of the pipe system at 450 N Street.
- 8/21/2012: DOF authorized $3.7M to commence replacement of the spandrel panels at 450 N Street.
- 12/12/2012: DGS hired a plumbing consultant to investigate the drain line pipe system.
- 1/14/2013: DGS presented the spandrel panel replacement samples to BOE and DOF. DGS will install an aluminum panel with a polymer coating to match the current color of the existing panels.
- 3/12/2013: DGS and their contractors removed and replaced two of the spandrel glass panels from the 23rd Floor deck. These two mock-up aluminum panels have a color coat that matches the existing spandrel glass panel yet they vary in finish, one has a mica and the other has a flat finish. BOE selected the mica finish.
- 4/15/2013: DGS prepared the spandrel panel project cost estimate at $4.176M with a project duration of 6 months.
- 4/26/2013: DGS and their consultants began the BOE HQ drain waste vent (DWV) system investigation. Weekly follow-up meetings are held at BOE HQ to discuss the status of the findings with DGS and their consultants.
- 5/14/2013: DGS, BOE, DOF, HTI and LCD met to discuss the scope of work for the spandrel panel project. Discussions focus on the health and safety requirements to temporarily relocate BOE staff while spandrel panels are replaced. Since construction containment was not included in the original scope and cost estimate, DGS will re-evaluate the scope and revise accordingly, including a revised cost estimate and timeline.
- 6/20/2013: DGS prepared the revised spandrel panel project cost estimate of $6.9M and a revised project duration of 10 months. DOF approved. DGS anticipates bid opening in September 2013 and the project to begin in October 2013. This estimate does not include costs to relocate BOE employees or lost productivity.
- 7/13/2013: DGS and their consultants completed the BOE HQ DWV system investigation. Preliminary findings of the DWV system indicated pipes and slope of pipes were not installed to code, significant deposits are in the drain lines, corrosion is extensive, and the vent system is not effective per the original installation of the DWV pipe system. DGS and their consultants anticipate release of their report in October 2013.
- 10/17/2013: DGS held a pre-bid site inspection tour with interested contractors to tour the 450 N Street building for the spandrel panel replacement project. Scope of work includes removal of the existing spandrel panels in the entire exterior curtain wall system of the 450 N Street building and installation of new aluminum panels and all related work, including mold remediation.
- 11/13/2013: Final draft report for the DWV system investigation report was released to DGS as hard copy.
- 1/15/2014: DGS held a 2nd pre-bid site inspection tour for the spandrel panel replacement project. The 1st tour resulted in one bidder and DGS requires a minimum of three bids for the project. The bid opening date was 2/5/14.
- 1/31/2014: A water leak was reported in the 6th Floor women's restroom. DGS identified the source as a waste water pipe line. The 450 N Street building was closed from 1/31/14 to 2/2/14 so DGS could perform repairs. The waste water pipe showed significant corrosion and decay consistent with findings in the DWV system investigation report.
- 2/11/2014: DGS canceled the spandrel panel replacement project. A revised scope will be developed for building repairs to include the spandrel panel replacement, DWV system repair, HVAC duct cleaning, and Stantec report repairs.
- 2/2014: Assembly Bill (AB) 1656 as authored by Assembly Member Dickinson in support of relocating the BOE HQ to a new location due to building deficiencies.
- 6/6/2014: DGS notified BOE the fire control system required repairs. Parts to arrive within two to ten weeks. The State Fire Marshall informed DGS a fire watch of the 450 N Street building was required with one person to walk the entire building every hour.
- 7/30/14: DGS notified BOE all fire pump repairs to the fire control system were completed and approved by the State Fire Marshall. The fire watch was lifted.
- 8/17/14: DGS completed the installation of replacement scaffolding around the 450 N Street building that will remain until DGS and their contractors complete the BOE HQ Renovation Project, which includes replacement of the spandrel panels.
- 9/10/14: Clogged drain line to a condensate pan in the elevator cooling unit overflowed resulting in wet ceiling tiles and carpet tiles in Room 2428. DGS setup a containment in the work area and started repairs on 9/19/14, completing on 9/25/14.
- 1/24/15: A flex hose line failed on Floor 2, resulting in a water leak that caused two ceiling tiles to fall. The impact was limited to two cubicles and carpet tiles. DGS returned the space to service on 1/26/15.
- 4/22/15: A cracked drain pipe from Break Room 1814 resulted in a water leak on Floor 17 above the drinking fountain outside the men's restroom. This water leak stained ceiling tiles, sheetrock, carpet, and required closure of the men's restrooms on Floors 17 and 18 and closure of Break Room 1814. DGS began repairs to the pipe and drywall on 4/24/15 and returned the impacted spaces to service on 4/27/15.
- 6/2015: Due to water intrusion events that occurred during the winter of 2014-15, DGS inspected badging Room 114, Room 2427, the electrical closet on Floor 2, and the men's restroom on Floor 14. DGS' inspection of these areas and subsequent repairs were completed on 6/29/15.
- 6/26/15: A clogged drain pipe located on the north side of Floor 14 caused water to flood the floor of Lactation Room 1410 and seeped into adjacent Rooms 1411 and 1412. No mold was identified in the three affected rooms. DGS removed the sheetrock in these affected rooms the same evening and completed wall repairs on 6/30/15.
- 7/3/15: DGS published the State Facility Long-Range Planning Study prepared by consulting the team of Hellmuth, Obata & Kassabaum, Inc. (HOK), to develop a comprehensive long-range strategic asset management plan for DGS's portfolio of general-purpose office buildings in the greater Sacramento as defined in AB 1656. In this report, 29 buildings were identified with the most critical to least critical need for renovation, repair, or replacement. The HOK evaluation team conducted a two to three day walk-through of the buildings to observe building systems and components, identify physical deficiencies, and formulate recommendations to remedy any deficiencies. The BOE HQ building was listed at 16 out of the 29 buildings identified in the report with the greatest need to prioritize facility improvements. The State Facility Long-Range Planning Study was posted on the BOE HQ Building Assessment website.
- 8/29/15: DGS performed maintenance work on the covered walkway surrounding the building. DGS replaced weathered plywood side panels with new panels and replaced temporary plastic water protection on the roof of the walkway with new roofing material.
- 10/27/15: A water leak was discovered in the 3rd floor hallway near the east stairwell, Storage Room 302, and a cubicle on the 2nd floor near the east stairwell. DGS determined the source of the leak was a cracked drain pipe on the southeast side of the building’s 3rd floor. DGS replaced the damaged pipe within one hour and the damaged ceiling tiles on the 2nd floor within two hours of the leak’s discovery. DGS removed the damaged sheetrock that evening in the 3rd floor hallway and installed new sheetrock, including all remaining paint and finish work the following week. All work was completed after business hours with no impact to BOE operations.
- 1/15/16: DGS and its contractors, EV Connect and HUPP Electrical, installed electric vehicle charging stations on the 3rd floor level of the parking structure at BOE HQ. Four charging stations were installed to service up to eight electric vehicles. Thirteen parking spaces adjacent to the work area closed for the duration on the project starting 1/15/16. The garage upgrade project did not impact any electrical operations associated with the parking structure, nor interfere with daily garage parking operations.
- 1/26/16: A Power Point presentation entitled “Board of Equalization Process Improvements Study Preliminary Final Report” was presented by consultants of DGS during the Board Meeting. DGS contracted with architectural and engineering firm, Hammel, Green and Abrahamson (HGA) to complete the preliminary final report and the Power Point presentation. The presentation and preliminary final report relate to revenue generation at BOE HQ.
A copy of the Power Point presentation and preliminary final report have been posted on the BOE Building Assessment website at http://www.boe.ca.gov/info/building_update.html
Staff are welcome to review the presentation of the preliminary final report at the January 26, 2016 Board Meeting by viewing footage at https://www.youtube.com/watch?v=JnNNzqG2lIQ.
- 2/20/16: DGS replaced a transformer in the electrical vault room located on the 3rd level of the parking garage at BOE HQ. The transformer provided power to the garage and portions of the 1st floor, including the cafeteria. As a precaution, the BOE HQ garage and building were not accessible to staff and no overtime was allowed. DGS completed the work and the garage and building were open for business on Monday, 2/22/16.
- 3/04/16: DGS posted the Evaluation of the State Board of Equalization Appraisal and Assessment Report February 2016 - Response to California State Auditor Report 2014-108 Report on their website. BOE provided a link to this report on the building assessment website under the building update section at http://www.boe.ca.gov/info/building_update.html