Members will decide
PUBLISHED JULY 14, 2016
By phyllis hodges
BILL HODGES PHOTO
The building now housing the Community Association office and Security Patrol was built as a model home on the southwest corner of South Pebble Beach Boulevard and S.R. 674. It was moved to the Central Campus in 1979.
On the surface, it seems a no-brainer. The Community Association office, with its 2,000-square foot, needs more space; the 1,200-square foot section of the building being occupied by the Security Patrol will soon be available. Problem solved.
But wait; it is not that simple. The building has critical structural problems that must be addressed—and soon. Community Association President David Floyd said that they were made aware of a major foundation problem when the library was renovated in 2014, and part of the floor gave way.
An estimate for correcting problems and bringing the building up to code is estimated at around $500,000. Facing an expenditure that huge to give the building maybe 15 more years prompted the directors to take a step back and get a preliminary estimate for a new building.
Floyd said early estimates indicate a new building would cost about $1 million. Since that is new construction, it would be funded from the capital fund (currently, a $1,500 fee from new residents). The $500,000 required for fixing the existing building would be covered by the renovation fund, which is funded by member fees. He doesn’t see any additional cost to members for either option.
Most members don’t know that the library and office/Security Patrol buildings were built as model homes. Prior to 1979, they were located on the southwest corner of S.R. 674 and S. Pebble Beach Boulevard. Therein is the genesis of today’s major problem—the floor support system. Originally it was a three-inch slab directly on the ground, common for residential traffic. When moved, the buildings were set on piers. That means a hole was dug several feet deep, concrete piers installed, and the building placed on top.
An engineer familiar with the building explained that “while it has served adequately until this time, the floor is not reinforced for this support system….may experience deflection creep, cracking and possible collapse…This is a major concern for your occupants’ safety and the building’s long-term durability.” He further explained that heavier traffic and water under the building have amplified the problem. The piers have deteriorated—and sunk—providing basically no support.
To add insult to injury, the roof supports have rotted. (The inspector says it may not stand up to a heavy wind.) There are also numerous interior changes that would be required to bring the building up to code; hallways are too narrow, for example.
Repair or replace? Members will make that decision, so there will be some serious discussions in the next few months. Floyd said at the July 13 board meeting that dialogue with members will start this month and continue until the members vote, which he expects to be early next year. The first session is a “coffee and conversation” on July 26, 9 a.m., in the Caper Room of the Atrium building. “We intend to be open and transparent as we learn more about our options. Members can bring questions and ideas to these informal gatherings and get immediate feedback,” he said.
