The Urban Renewal Agency (Agency) has authorized replacement of the deteriorated roofing on the three Boardwalk pavilions. The existing two-layer 2x6 cedar plank roofing was installed in 1993, encompasses approximately 9,800 square feet, has reached the end of its useful life. As part of the project development process, staff evaluated two alternatives: replacement of the existing cedar roofing in kind and installation of standing seam metal roofing.
Based on the evaluation, staff recommends installing the standing seam metal roofing. This approach appears to be more cost effective, minimizes demolition and disposal, provides a durable, lower-maintenance roofing system that has a longer service life.
If it pleases the Agency, approve the proposed concept of installing a standing seam metal roofing system on the Boardwalk pavilions and direct staff to proceed with final project development and competitive bidding.
The existing cedar roofing has provided approximately 33 years of service, which is consistent with the typical 30- to 40-year service life of cedar roofing. A properly specified and installed standing seam metal roofing system can typically provide a longer service life of approximately 40 to 60 years, while also reducing maintenance associated with exposed wood roofing. In evaluating replacement options, staff considered the condition of the existing roofing, opportunities to retain serviceable materials, initial cost, anticipated maintenance, and long-term service life.
Staff evaluated the following two alternatives:
Option 1 – Replace Existing Cedar Roofing in Kind
This alternative would remove and replace the existing two-layer cedar plank roofing with a new two-layer 2x6 cedar plank system generally matching the existing construction. Staff's preliminary planning-level estimate for this alternative is approximately $250,000 to $300,000. This option would maintain the existing architectural appearance and duplicate a roofing system that has provided approximately 33 years of service. However, it would require complete removal and replacement of approximately 9,800 square feet of existing roofing and continue to utilize exposed cedar as the primary weather surface.
Option 2 – Install Standing Seam Metal Roofing
This alternative would install a standing seam metal roofing system on the three Boardwalk pavilions. As part of final project development, the existing cedar roofing would be evaluated to determine the extent to which it can remain in place and serve as a suitable substrate for the new roofing system. Cedar boards that are deteriorated, significantly warped, or otherwise unsuitable would be repaired, replaced, or removed, as necessary. Regardless of the amount of existing cedar retained, the completed project would have the same standing seam metal roof appearance. Staff has received preliminary contractor pricing of approximately $180,000, plus or minus 10%. Final installation requirements will be determined during project development and competitive bidding.
Staff Recommendation
Staff recommends Option 2 which includes the installation of a standing seam metal roofing system on the three Boardwalk pavilions. This alternative appears to be more cost effective and provides a durable, lower-maintenance weather surface with a longer anticipated service life than the exposed cedar roofing.
Preliminary cost evaluation indicates that complete removal and replacement of the existing two-layer cedar roofing system in kind would likely represent the highest-cost alternative, with a planning-level estimate of approximately $250,000 to $300,000.
Installation of a standing seam metal roofing system is currently estimated at approximately $180,000, plus or minus 10%, although the actual cost of each approach will depend upon field conditions and final installation requirements. This estimate was provided by a local roofing contractor; however, it does not represent a formal bid or contract price.
Upon approval of the proposed roofing option, staff will proceed with final project development and competitive bidding and return to the Agency for approval of the final project cost and any necessary contract or expenditure authorization prior to construction.