Agenda 09/25/2018 Item #16D 309/25/2018
EXECUTIVE SUMMARY
Recommendation to approve demolition of the Caretaker’s Residence at Conservation Collier’s
Pepper Ranch Preserve.
OBJECTIVE: To demolish the Caretaker’s Cottage at Pepper Ranch Preserve.
CONSIDERATIONS: The Caretaker’s Cottage at Pepper Ranch Preserve was one of the original
buildings acquired with the Pepper Ranch in 2010. It was built during the 1960s but is not considered a
historic building. The Cottage was renovated in 2013 with the plan of housing a law enforcement officer
on the premises as a security presence in return for specified caretaker duties. Two (2) sets of tenants
lived in the 900-square foot structure between 2013 and 2017, including a Fish and Wildlife Conservation
Commission (FWC) Officer and his wife and a Collier County Sherriff’s Office (CCSO) deputy and her
family. In both cases, there were complaints of air quality and structural problems. Repairs were made
promptly, but the problems persisted, and the tenants left due to the problems. In June 2017, a mold
analysis performed for the cottage, which showed indoor fungi problems.
In October 2017, an assessment was completed of all the Pepper Ranch buildings by CH2MHill and Able
Home Inspections. Concerns at the Caretaker’s Cottage include:
Foundation vents being at ground level allowing water to enter,
Rotting in the exterior walls and front floor step,
Poor quality work and materials on the roof,
Ventilation problems,
Improper wiring,
Defective wall construction - needs drywall,
Visible mold growth and mold spores inside,
Soft spongy floors - need new subfloor, and
No insulation in the crawl space and crawl space access was not provided in the last renovation.
Hurricane Irma added to the existing moisture and mold problems at the Caretaker's Cottage. Due to the
estimated cost for repairs ($45,200) and the consultant’s recommendation to consider removing the
structure due to the likelihood of the issues recurring, staff believes the removal of the structure is
warranted. No asbestos is present.
A concurrent project is developing an RV pad with utility hookups adjacent to the campground so that
volunteer campground hosts can move their RV onto the site for the camping season in exchange for an
onsite presence for campers and twenty (20) hours per week of maintenance services. This is a common
arrangement that is utilized in state and federal parks and provides public services at no cost to the park
agencies. RV Hosts are vetted and sign an agreement to provide specific services for the season. The only
difference between a campground host and an officer of the law would be enforcement capabilities.
During the period that FWC and CCSO officers lived in the cottage, enforcement has not been necessary.
This is likely due to the presence on the property. The RV pad project is currently being put out to bid.
All other Pepper Ranch structural repairs identified by the September 4, 2017 CH2MHill Assessment are
being performed through a combination of contracted and in-house labor.
In addition to the ongoing structural repair issues, staff found that being a landlord was time-consuming.
The development of an RV Pad will provide an onsite presence with minimal need for landlord activities
beyond the oversight of contracted duties, which was also a part of the previous tenant situation.
The Conservation Collier Land Acquisition Advisory Committee discussed the proposed demolition at
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09/25/2018
their May 14th public meeting and concurred with staff that demolition was warranted. The Committee
had asked staff to explore having the Immokalee Fire Department conduct a training burn to remove the
structure, but after examining the structure in July 2018, Fire Department officials advised that due to the
cost and labor of getting the building ready to burn, using it as a training site would not be possible.
FISCAL IMPACT: The estimated cost for removal of the building is $10,000. If approved, three (3)
quotes will be obtained, and any necessary costs for demolition will be taken from the current Pepper
Ranch Preserve land management budget.
GROWTH MANAGEMENT: There is no Growth Management impact.
LEGAL CONSIDERATIONS: This Item is approved for form and legality and requires a majority vote
for Board approval. -JAB
RECOMMENDATION: To approve demolition of the Caretaker’s Residence at Pepper Ranch Preserve.
Prepared By: Alexandra Sulecki, Principal Environmental Specialist, Parks and Recreation
Division
ATTACHMENT(S)
1. CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (PDF)
2. 6315 Pepper Rd. Cottage (PDF)
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09/25/2018
COLLIER COUNTY
Board of County Commissioners
Item Number: 16.D.3
Doc ID: 6534
Item Summary: Recommendation to approve demolition of the Caretaker’s Residence at
Conservation Collier’s Pepper Ranch Preserve.
Meeting Date: 09/25/2018
Prepared by:
Title: Operations Analyst – Parks & Recreation
Name: Matthew Catoe
08/24/2018 4:11 PM
Submitted by:
Title: Division Director - Parks & Recreation – Parks & Recreation
Name: Barry Williams
08/24/2018 4:11 PM
Approved By:
Review:
Parks & Recreation Ilonka Washburn Additional Reviewer Completed 08/27/2018 8:15 AM
Parks & Recreation Barry Williams Additional Reviewer Completed 08/27/2018 4:51 PM
Public Services Department Joshua Hammond Additional Reviewer Completed 08/31/2018 3:48 PM
Public Services Department Todd Henry Level 1 Division Reviewer Completed 09/05/2018 8:04 AM
County Attorney's Office Jennifer Belpedio Level 2 Attorney of Record Review Completed 09/05/2018 11:38 AM
Public Services Department Steve Carnell Level 2 Division Administrator Review Completed 09/06/2018 8:27 PM
Office of Management and Budget Valerie Fleming Level 3 OMB Gatekeeper Review Completed 09/07/2018 2:20 PM
County Attorney's Office Jeffrey A. Klatzkow Level 3 County Attorney's Office Review Completed 09/07/2018 2:25 PM
Budget and Management Office Ed Finn Additional Reviewer Completed 09/12/2018 2:03 PM
County Manager's Office Nick Casalanguida Level 4 County Manager Review Completed 09/16/2018 5:53 PM
Board of County Commissioners MaryJo Brock Meeting Pending 09/25/2018 9:00 AM
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TECHNICAL MEMORANDUM
AUGUST 20, 2017 CH2M HILL, INC. 1
Pepper Ranch Preserve Facilities Assessment
PREPARED FOR: Tony Barone, Project Manager,
Collier County
COPY TO: File
PREPARED BY: M. Kussler/WPB, B. Gramer/SWF
DATE: September 4, 2017
PROJECT NUMBER: 694985.01
Overview
At the request of Collier County, CH2M has provided Architectural Assessments of the following
structural facilities located within the Pepper Ranch Preserve:
• Caretaker’s Cottage
• Visitors’ Center
• Pole Barn (aka Picnic Shelter)
• Restroom(s) Building
• Maintenance Shed
The assessment was performed to evaluate various structural and maintenance issues discovered within
each of the existing facilities. The assessment evaluated the existing conditions of the facilities and
provides recommendations and cost estimates for Repair Vs. Replacement considerations/comparisons.
The assessment included visual observation of each building during site visits conducted by CH2M staff
on June 2 and July 10, 2017, as well as general inspections conducted by Able Home Inspections on June
2, 2017. A mold inspection was conducted at the Caretaker’s Cottage for which air and surface samples
were collected, and an analysis of which was performed by Inspector Lab in Fort Lauderdale. The
Inspection Report(s) prepared by Able Home Inspections and Inspector Lab are included in the Appendix
of this technical memorandum.
Appendix A: Caretaker’s Cottage
Appendix B: Visitors’ Center
Appendix C: Various Facilities
o Pole Barn (aka Picnic Shelter)
o Restroom(s) Building
o Maintenance Shed
Appendix D: Caretaker’s Cottage Mold Report
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Packet Pg. 1496 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 2
Note: No specific inspections were requested or performed pertaining to well and septic, termite,
geological/soil conditions, or radon.
Based on observations of the facilities “existing conditions” and subsequent test results, this
memorandum will:
• Provide an evaluation of the general condition of each building
• Identify specific deficiencies requiring repair
• Prioritize necessary remediation for occupant safety
• Propose repair/remediation solutions
• Provide cost estimates pertaining to proposed repairs
• Provide a comparison of repair versus replacement costs (when applicable)
Identified Repair(s) have been prioritized and categorized on a Scale of 1 to 3:
(1) - Highest priority based on occupant health and safety (Necessary Repair)
(2) - Maintenance concern or preventive measure (Suggested Repair)
(3) – Lowest Level of Concern, Cosmetic Issue (Discretionary Repair)
Estimated Cost(s) have been included for each repair item. However, it should be noted that costs may
vary depending on several factors outside the control of CH2M, including but not limited to when the
work is undertaken, as this can have a significant effect on both material and labor costs. Additionally,
estimates are based on the premise of hiring an outside contractor to complete the work for each
individual repair; costs would likely be reduced if the County direct-procures the materials and the
County maintenance staff completes portions of the work, or if several tasks are grouped under a
comprehensive repair plan.
Note:
ENGINEER’s Cost Opinions: In providing opinions of cost, financial analyses, economic feasibility
projections, and schedules for the PROJECT, ENGINEER has no control over cost or price of labor and
materials; unknown or latent conditions of existing equipment or structures that may affect operation or
maintenance costs; competitive bidding procedures and market conditions; time or quality of
performance by operating personnel or third parties; and other economic and operational factors that
may materially affect the ultimate PROJECT cost or schedule. Therefore, ENGINEER makes no warranty
that COUNTY's actual PROJECT costs, financial aspects, economic feasibility, or schedules will not vary
from ENGINEER's opinions, analyses, projections, or estimates.
Pepper Ranch Preserve Facilities Reviewed
Caretaker’s Cottage:
General Description
The Caretaker’s Cottage is an approximately 960 square-foot, wood
frame structure with T1-11 (plywood) siding on a raised concrete
block foundation with a crawl space beneath. The roof system is
wood truss and the exterior roof covering is metal panels with
exposed fasteners. The front entrance on the west side is accessed via
wood steps and the rear door exits to wood steps into a small
screened porch on the east side which is on a concrete slab-on-grade
and has a flat, modified bitumen roof.
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Packet Pg. 1497 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 3
Observations - See Inspection Report for Details and Photos (Appendix A)
1. Roof fasteners and sealing gaskets are generally deteriorated, appear to be of poor quality; caulking
has been added at most fastener points, presumably to postpone leakage.
2. Gutters are full of debris and required cleaning.
3. Soffit vents present but have been painted over, reducing air flow to the attic.
4. Blown attic insulation appears to have been installed without proper ventilation chutes, restricting
air flow within the attic and blocking air flow to soffit vents.
5. Plumbing vent on roof is capped (unable to determine reason for condition).
6. Exterior crawl space vents are at grade, allowing surface water to enter and possibly accumulate in
space beneath foundation.
7. Grade along the north side slopes towards the structure.
8. No visible insulation or vapor barrier present at foundation/crawl space.
9. At rear screened porch, extension cord protruding from wall is not code compliant.
10. Wiring to rear motion detector light not properly installed, not code compliant.
11. Wood siding has small areas of rot in scattered locations.
12. Wood landing at front entrance has significant rot which has resulted in a hole in the middle of the
landing.
13. Exterior walls are not code compliant: Paneling less than ¼” thick installed directly onto studs.
14. Musty smell upon entering, mold growth visible at air conditioning supply diffusers, and visible mold
growth present on exterior wall in living room.
15. Floor deck: Plywood butt-jointed with visible gaps between panels (some taped over with duct
tape,) fastened with drywall screws instead of wood screws in several locations, floors throughout
uneven and not rigid in various areas with spots yielding to typical footstep pressure.
16. Mold report provided by Inspector Lab indicates high levels of indoor problem fungi
Penicillium/Aspergillus in the “Problem” range, meaning mold concentrations in the air are
abnormal and present an exposure concern, and Aspergillus, Hyphae, Cladosporium and
Cladosporium sphaerospermum in the “Growth” range, meaning exposure is likely and will continue
if growth is not removed. Many of these fungi can contribute to symptoms of hay fever, asthma,
hypersensitivity pneumonitis, allergic sinusitis, and allergenic bronchopulmonary aspergillosis and
some may become a pathogen to immunocompromised persons.
Recommendations and Cost Estimates
1. Repair Roof: Repair any damaged panels, seal bitumen on rear flat roof as required, remove all
existing fasteners, remove caulk from roof panel surface and clean to prepare for installation of new
weather-resistant screws with proper gaskets. (1)
• Estimated Cost: $3,750
2. Clean gutters: Install Gutter Screens, Maintain. (2)
• Estimated Cost: $400
3. Replace soffit vents, Add Gable End Vent. (1)
• Estimated Cost: $1,000
4. Install proper ventilation chutes in attic insulation. (1)
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Packet Pg. 1498 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 4
• Estimated Cost: $600
5. Verify that capped plumbing vent on roof is unused/unnecessary. (3)
• Estimated Cost: $250
6. Relocate foundation vents to prevent surface water intrusion into crawl space. (1)
• Estimated Cost: $1,000
7. Re-grade along the north side of the building for positive drainage away from the foundation. Install
“French Drain” System around outside of foundation if required (1)
• Estimated Cost: $3,000
8. Install vapor barrier at crawl space; grade ground, installing insulation would be very difficult due to
the low clearance in the crawl space. Removal of all flooring material will be required (1)
• Estimated Cost: $2,000 (Assumes Item 15 is performed and provides access)
9. Remove extension cord protruding from wall at screened porch and repair hole in wall. Reinstall
exterior rated outlet according to code requirements. (1)
• Estimated Cost: $450
10. Repair wiring to rear motion detector light in accordance with code requirements. (1)
• Estimated Cost: $250
11. Repair/replace sections of wood siding with rot damage. Repaint Facility (2)
• Estimated Cost: $3,000
12. Repair/replace wood landing at front entrance. (1)
• Estimated Cost: $750
13. Remove paneling from inside of exterior walls, replace insulation as required, install drywall in
accordance with code requirements, paint. Replace interior paneling with drywall, paint. (1)
• Estimated Cost: $15,500
14. Clean and disinfect all areas with visible mold growth. (1)
• Estimated Cost: $1,000
15. Remove existing floor deck, replace floor joists found to be damaged or in poor condition (NOT
Inspected due to limited access), install properly designed and sealed floor deck. Add new floor
finish (carpet and laminate) throughout. (1)
• Estimated Cost: $12,500 (Assumes only minor issues with Joists)
16. Above remediation measures should resolve mold issues; until repairs have been completed, limit
access to building to essential personnel and tasks. (1)
• Estimated Cost: N/A
Total Estimated Repair Costs: $45,200
(Note: Certain issues may re-occur in future due to age/location of facility, consideration of
removal and replacement warranted*)
*Removal of Cottage and Replacement with Manufactured Unit: $135,000 (Include site prep.)
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Packet Pg. 1499 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 5
Visitors’ Center
General Description
The Visitors’ Center is an approximately 2,500 SF, wood frame
structure with wood lap siding on a raised foundation with a
crawl space beneath and includes a screened porch (440 SF) on
the southwest side. Primary access is via a wood ramp to the
screened porch. Additional points of entry are on the northeast
side of the building (the historical front door, on a raised
concrete stoop,) and at the opposite end of the screened porch
via concrete steps. The roof has wood trusses with metal panel
exterior covering attached with exposed fasteners.
Observations - See Inspection Report for Details and Photos (Appendix B)
1. Chimney does not extend far enough above roof (minimum 3 feet required,), there is no screen cap
to prevent animal/debris intrusion.
2. There is evidence of roof leaks at various panel seams and other locations on roof exterior; exposed
fasteners are rusting, appear to be of poor quality; some areas have been caulked presumably to
postpone additional leakage.
3. Plumbing vent on roof is capped, (unable to determine reason for condition).
4. Tree limbs in contact with roof surface will cause wear/damage.
5. Drip edge appears to have been improperly installed as there are drip stains on face of fascia board
that originate behind drip edge.
6. Attic ventilation is limited with only louver grill in gable end, no ridge vent or soffit venting present.
7. Attic insulation minimal, 1 to 2-inch thick in areas observed.
8. Exterior metal corner wraps below floor level show signs of corrosion and deterioration.
9. Threshold at screen door ramp landing exhibits signs of rot.
10. Additional rot damage evident at corner of porch adjacent to landing.
11. Evidence of roof leaks on ceiling of screened porch.
12. Evidence of roof leaks on ceiling of interior rooms.
13. Evidence of leak at air conditioner supply diffusers in several rooms, likely due to condensation at
ducts above.
14. Ceiling in rear bathroom is sagging at diffuser and shows evidence of leak.
15. Light fixture installed above tub/shower is not rated for this use.
16. Electrical outlet next to range is not functional (no power.)
17. No vapor barrier present at crawl space.
18. Cast iron drain pipe in crawl space is sloped in wrong direction.
19. Floor joist brace visible in crawl space not part of original construction, may encourage termite
infestation.
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Packet Pg. 1500 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 6
Recommendations and Cost Estimates
1. Because fireplace is anticipated to remain unused, provide screen cap to prevent animal intrusion
(1). If the fireplace is put back into service in the future, renovations will be required to make the
chimney code compliant. (3)
• Estimated Cost: $150 (Screen Cap)
• Estimated Cost: $1500 (Fireplace Renovations)
2. Repair roof: remove existing fasteners, remove caulk from roof panel surface and clean to prepare
for installation of new weather-resistant screws with proper gaskets. (1)
• Estimated Cost: $6,500
3. Verify that capped plumbing vent on roof is unused/unnecessary. (3)
• Estimated Cost: $250
4. Trim tree limbs in close proximity to or touching roof, maintain. (2)
• Estimated Cost: $500
5. Obtain inspection of drip edge by licensed roofing contractor to ascertain if drip edge was properly
installed; replace/repair as necessary. (2)
• Estimated Cost: $200 (Inspection)
• Drip edge replace/repair $750 (If Required)
6. Install ridge vent or soffit vents or exhaust fan to improve attic ventilation; soffit vents and
additional attic louver recommended due to price and relative ease of installation versus ridge vent.
(2)
• Estimated Cost: $1000
7. Install additional attic insulation to achieve higher R-value (6.25”t/R19), add attic ventilation chutes.
(2)
• Estimated Cost: $3,500
8. Replace exterior metal corner wraps below floor level where corroded/deteriorated. (3)
• Estimated Cost: $300
9. Replace exterior threshold at screen door ramp landing. (2)
• Estimated Cost: $200
10. Repair rot damage at corner of porch adjacent to landing. (3)
• Estimated Cost: $300
11. After roof repairs are complete, repair/clean/repaint ceiling of screened porch where leak damage is
present. (2)
• Estimated Cost: $500
12. After roof repairs are complete, repair/clean/replace ceiling of interior rooms where leak damage is
present. (2)
• Estimated Cost: $500
13. After roof repairs are complete, identify/repair leaks in HVAC system and repair/clean/replace
ceiling/air conditioner supply diffusers where leak damage is present. (2)
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Packet Pg. 1501 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 7
• Estimated Cost: $400
14. After roof repairs are complete, identify/repair leaks in HVAC system and repair/clean/replace
ceiling/air conditioner supply diffusers in rear bathroom where leak damage is present. (2)
• Estimated Cost: $200
15. Replace light fixture installed above tub/shower in hall bathroom with fixture rated for wet area
usage. (1)
• Estimated Cost: $200
16. Repair/replace electrical outlet next to range. (1)
• Estimated Cost: $250 (Assumes other issues as well as new outlet)
17. Install vapor barrier at crawl space, grade ground, to minimize moisture absorption into floor
framing. (1)
• Estimated Cost: $2,000
18. Replace cast iron drain pipe in crawl space with new piping properly sloped for effective drainage.
(2)
• Estimated Cost: $1,000
19. Replace makeshift floor joist brace in crawl space with concrete pier support; design by structural
engineer registered in the State of Florida. (2)
• Estimated Cost: $1,500
Total Estimated Repair Costs: $20,200
Pole Barn
General Description
The Pole Barn is an open-sided shelter type structure on
a concrete slab-on-grade, with wood post and beam
construction supporting a wood truss roof system
covered with corrugated metal panels. It is approximately
24 feet x 60 feet.
Observations - See Inspection Report for Details and Photos (Appendix C)
1. Roof panels attached to framing with nails, many of which are loose, missing gaskets/seals, or
missing altogether, resulting in leaks; leaks also at gaps between roof panels, and between end of
roof panel and fascia boards as many roof panels are not installed properly/are out of square.
2. Fascia boards and several rafter tails are in generally poor condition, appear to be aging prematurely
due to lack of proper drip edge allowing precipitation to drain onto face of boards.
3. Single tie-down straps from supporting posts to roof members improperly installed, not in
compliance with current building code standards.
4. South gable end truss is not plumb, top of supporting post at southeast corner exposed to weather.
5. Tree limbs touching roof surface may cause wear/damage.
6. Truss/roof framing appearance is dirty/stained, no visible effect on structural performance.
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Packet Pg. 1502 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 8
7. Two supporting posts exhibit evidence of significant rot at floor level (one with hose bib attached,
second at southwest corner). Below-grade probe indicates posts have substantial amount of solid
wood below the floor slab.
Recommendations and Cost Estimates
1. Repair roof: replace nails with properly gasketed weather-resistant screws, repair holes and seal
gaps between panels. (2)
• Estimated Cost: $2,500
2. Repair fascia boards: remove existing fascia boards, cut back rafter tails a minimum of four inches or
to remove visible rotted wood, and replace with new fascia boards at new perimeter set back from
edge of roof panels. (2)
• Estimated Cost: $2,000
Alternate, Add metal drip edge, Replace rotted wood: $1,250
3. Remove existing tie-down straps and replace with code compliant array of tie-down straps designed
by structural engineer registered in the State of Florida. (1)
• Estimated Cost: $500
4. Cover top of exposed post with metal cap to prevent water intrusion. (2)
• Estimated Cost: $150
5. Trim tree limbs in close proximity to or touching roof, maintain. (2)
• Estimated Cost: $500
6. Clean trusses/roof framing to improve appearance; paint if desired. (3)
• Estimated Cost: $300 (Pressure Wash/Clean)
• Painting: $700
7. Repair two supporting posts: provide temporary bracing, remove rotted post or segment and
replace with new post or segment as required, may require selective demolition and reconstruction
of portions of concrete slab; design to be by structural engineer registered in the State of Florida. (1)
• Estimated Cost: $2,800
Total Estimated Repair Costs: $9,450
• Reduce by $750 for Metal Drip Edge Alternative (See No. 2)
• Alternate to cover existing panels with liquid roof coating additional $3,000-6,000
• Alternate to replace existing roof in its entirety, same configuration/metal panel only
(corrugated aluminum): $7,200 (See No. 1)
• Alternate to replace existing roof in its entirety, same configuration/metal panel only
(galvanized steel): $8,700 (See No. 1)
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Packet Pg. 1503 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 9
Restrooms
General Description
The restroom building is a concrete block structure of
approximately 1,200 SF, built on a concrete slab-on-grade
foundation, with a wood truss roof system, and metal panel
roof. In addition to a men’s restroom and women’s restroom,
there is an interior storage/utility room between them, and a
small screened porch on the west side of the building.
Observations - See Inspection Report for Details and Photos (Appendix C)
1. Downspouts: One on east side missing bottom section and splashblock, two others (on west side)
missing splash blocks, splash block turned to drain towards building at fourth location on north side.
2. Siding meets or nearly meets grade on all sides of building.
3. Pipe to ice maker on screened porch is dripping and causing algae build-up; cover/door of ice maker
has mildew on exterior.
4. Gap in the center of each window at the inside sill, possibly purposeful for drainage, unable to
verify.
5. Men’s restroom soap dispenser exhibits rust staining.
6. Accessibility: Based on casual observation (no measurements were taken), it appears that there are
deficiencies relating to accessibility in both restrooms (the sink counters are too high (over 34”), and
the required shower spray unit with hose is not provided.) A thorough ADA survey pertaining to
accessibility would be required to confirm the extent of these and any other deficits along with
recommendations for remediation.
Note: Certain non-conforming features may be deferred until a planned alteration or renovation of
the facility is performed but the facility may not provide the best level of accessibility for users until
revised.
Recommendations and Cost Estimates
1. Replace missing segment of downspout, add splashblocks at three downspouts, reorient fourth
splashblock to drain away from building. (2)
• Estimated Cost: $300
2. Remove soil from perimeter of building to provide a gap beneath the bottom edge of the siding of
approximately four inches, re-grade as required to maintain positive drainage away from building on
all sides. (2)
• Estimated Cost: $1,000
3. Repair leak at ice maker pipe, or if required for condensate drain, extend to redirect to exterior;
clean algae build-up, clean and disinfect ice maker cover/door. (2)
• Estimated Cost: $300
4. Caulk gap if not required for louver drainage. (3) – Confirm with Manufacturer
• Estimated Cost: $100
5. Replace soap dispenser using stainless steel mounting hardware. (3)
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Packet Pg. 1504 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
PEPPER RANCH PRESERVE FACILITIES REVIEWED
AUGUST 20, 2017 CH2M HILL, INC. 10
• Estimated Cost: $100
6. Prior to next substantial alteration or renovation, obtain accessibility survey to determine need for
accessibility related modifications. (3)
• Estimated Cost: $2,500 (survey/report only, renovations and other buildings not
included)
Total Estimated Repair Costs: $1,800
• (ADA Survey and Report not included): Additional $2,500
Mower Covering/Shed
General Description
The mower covering/shed is a wood post and beam
construction supporting a wood truss roof system
covered with corrugated metal panels.
Observations - See Inspection Report for Details and
Photos (Appendix C)
1. Tree limbs in contact with roof surface will cause
wear/damage.
Recommendations and Cost Estimates
1. Trim tree limbs in close proximity to or touching roof, maintain. (2)
• Estimated Cost: $100
Total Estimated Repair Costs: $100
Summary
Based on the observations documented above, it is CH2M recommendation to immediately budget and
perform all repairs designated with a Rating of (1)
Repairs designated with a Rating of (2) or (3) can be deferred. However, deferring the repairs may lead
to an increase in repair costs and/or additional deterioration of facility which will require additional
repairs.
END
16.D.3.a
Packet Pg. 1505 Attachment: CH2M_PepperRanchAssessment_082017_Tech_Memo_R1 (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
We appreciate the opportunity to earn your business and your trust. Please read the report carefully. If you
have any questions after reading the report, feel free to contact us.
16.D.3.b
Packet Pg. 1506 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1507 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1508 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1509 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1510 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1511 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1512 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1513 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1514 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1515 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1516 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1517 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1518 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1519 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1520 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1521 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1522 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1523 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1524 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1525 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1526 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1527 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1528 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1529 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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This inspection summary is provided as a courtesy, it does not represent the full inspection report in
its entirety. Some items in the report often will NOT be included in this summary. Summary is not a
substitute for the full inspection report. Please read the entire report and view all photos, do not rely
on this summary to represent all items in the report. We are not responsible if client does not read
full report.
16.D.3.b
Packet Pg. 1530 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)
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16.D.3.b
Packet Pg. 1531 Attachment: 6315 Pepper Rd. Cottage (6534 : Demolition of Caretaker’s Residence at Pepper Ranch Preserve)