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Att. 1 - FCA Main Library
F ACILITY C ONDITION A SSESSMENT FACILITY CONDITION ASSESSMENT OF Main Library 840 W Orange Ave South San Francisco, California 94080 EMG Project #: 111948.15R 014.305 Date of Report: December 14, 2015 Onsite Date: May 17, 2015 CITY OF SOUTH SAN FRANCISCO 315 Maple Avenue South San Francisco, California 94080 PREPARED BY: EMG 222 Schilling Circle, Suite 275 Hunt Valley, Maryland 21031 800.733.0660 410.785.6220 (fax) www.emgcorp.com EMG CONTACT: Matthew Anderson Program Manager 800.733.0660, ext. 7613
[email protected]
YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT www.emgcorp.com 111948.15R-014.305 . YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT T ABLE OF C ONTENTS 1. Executive Summary ....................................................................................................... 1 1.1 Project Narrative ................................................................................................. 1 1.2 Summary of Findings .......................................................................................... 3 1.3 Facility Condition Index ..................................................................................... 4 1.4 Distribution of Immediate Needs by Building System ......................................... 6 1.5 Distribution of Capital Needs by Building System ............................................... 7 1.6 Total Capital Needs By Priority ........................................................................... 8 1.7 Total Capital Needs Sorted By Category.............................................................. 9 2. Purpose and Scope ...................................................................................................... 12 2.1 Scope ............................................................................................................... 12 2.2 Purpose ............................................................................................................ 12 2.2.1 Probable Capital Needs - Immediate Repairs .................................................... 13 2.2.2 Probable Capital Needs - Capital Reserves ........................................................ 13 2.2.3 Remaining Useful Life Estimate ......................................................................... 13 2.2.4 Opinions Of Probable Cost ............................................................................... 14 2.2.5 Priority Ranking ................................................................................................ 14 3. Facility Condition Assessment ..................................................................................... 15 A Substructure Systems ............................................................................................ 15 A10 FOUNDATIONS ............................................................................................. 15 B Shell Systems ........................................................................................................ 15 B10 SUPERSTRUCTURE ..................................................................................... 15 B20 EXTERIOR ENCLOSURE ............................................................................. 16 B30 ROOFING ...................................................................................................... 17 C Interiors Systems ................................................................................................... 19 C10 INTERIOR CONSTRUCTION ........................................................................ 20 C30 INTERIOR FINISHES ................................................................................... 21 D Services Systems .................................................................................................. 25 D10 CONVEYING SYSTEMS ............................................................................... 25 D20 PLUMBING ................................................................................................... 26 D30 HVAC ........................................................................................................... 30 D40 FIRE PROTECTION Systems ........................................................................ 33 D50 ELECTRICAL SYSTEMS .............................................................................. 34 G Building Sitework Systems ................................................................................... 36 G20 SITE IMPROVEMENTS ................................................................................ 37 G40 SITE ELECTRICAL Utilities ......................................................................... 44 4. Accessibility Issues ...................................................................................................... 45 5. General Assessment Information................................................................................. 46 6. Certification ................................................................................................................ 47 7. Appendices .................................................................................................................. 48 111948.15R-014.305 . YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT 1. E XECUTIVE S UMMARY 1.1 PROJECT NARRATIVE Project Description Item Description Project Name Main Library Building ID 14 Property Type LIBRARY Year Built 1966 Number of Stories 2 Occupied Yes Land Area (acres) 1.5 Gross Building Area (SF) 30,000 The library property has one, 2-story building containing 30,000 square feet. The site area is approximately 1.5 acres. Construction of the property was completed in 1966. The building structural system is cast in place concrete. The basement floor is a concrete slab on grade. The roof is flat with a built-up membrane. The exterior walls are finished with brick veneer. The building interior has painted drywall walls. Floor finishes consist of commercial carpet tiles, commercial carpet, ceramic tile, vinyl composition tiles “VCT” and unfinished concrete. The interior ceiling is finished with acoustic ceiling tiles and painted drywall / plaster. The facility is served by one hydraulic passenger elevator. Domestic hot water is provided to the restrooms, breakroom areas, kitchens and showers by a commercial grade gas water heater located in the mechanical room. Heating and cooling are provided by a hot water boiler and a pad mounted condenser. Life Safety Systems include fire sprinklers in the basement area, hydrants, smoke detectors, alarms and extinguishers. The landscaping consists of trees, shrubs, and lawn areas. Flower beds are concentrated around near the building. Landscaped areas are irrigated by an in-ground overhead spray sprinkler system. The parking areas are paved with asphalt. Based on a physical count parking is provided for 86 cars. All of the parking stalls are located in open lots. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 2 F ACILITY C ONDITION A SSESSMENT The sidewalks throughout the property are constructed of cast-in-place concrete. Cast-in-place concrete steps and a ramp with metal handrails are located at grade changes. The major issues contributing to the immediate Repair Needs are related to the following conditions: Replace very old pad mounted condensing unit. Various accessibility corrections Replace wrought iron fence above exterior basement stairwell Elevator modernization 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 3 F ACILITY C ONDITION A SSESSMENT 1.2 SUMMARY OF FINDINGS The below table represents summary-level findings for the Facility Condition Assessment. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall Long Term Capital Needs Plan that can be the basis for a facility wide capital improvement funding strategy. Key findings from the assessment include: Key Finding Metric Facility Condition Index 0.97 % Current Replacement Value $7,280,625 Immediate Capital Needs (12 months) $70,344 1-5 Year Capital Needs $798,861 6-10 Year Capital Needs $919,426 Total Capital Needs $1,788,631 The chart below provides a summary of yearly anticipated expenditures over the ten-year study period for the building. Further detail on the specific costs that make up the summary can be found in Section 3 and the cost tables in the appendices. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 4 F ACILITY C ONDITION A SSESSMENT 1.3 FACILITY CONDITION I NDEX The Facility Condition Index (FCI) is a comparative industry indicator/benchmark used to indicate the relative physical condition of a facility, group of buildings, or entire portfolio “independent” of building type, construction type, location, or cost. The FCI is expressed as a ratio of the cost of remedying deficiencies/requirements and capital renewal requirements divided by the current building replacement value. The FCI provides a corresponding rule of thumb for the annual reinvestment rate (funding percentage) to prevent further accumulation of deferred maintenance deficiencies. The FCI value is a snapshot in time, calculated on an annual basis. The values are based on a 0-100%+ scale. Condition Definition Percentage Value Good In new or well-maintained condition, with no visual evidence of wear, soiling or other deficiencies 0% to 5% Fair Subjected to wear and soiling but is still in a serviceable and functioning condition Greater than 5% to 10% Poor Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. Greater than 10% to 60% Very Poor Subjected to hard or long-term wear. Has reached the end of its useful or serviceable life. Renewal is now necessary. Greater than 60% The Chart below indicates the cumulative effects of the FCI ratio over the study period assuming the required funds and expenditures are NOT provided to address the identified repairs and replacements for each year. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 5 F ACILITY C ONDITION A SSESSMENT 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 6 F ACILITY C ONDITION A SSESSMENT 1.4 DISTRIBUTION OF IMMEDIATE NEEDS BY BUILDING SYSTEM Level Building System Estimated Cost B3022 Roof Hatches $1,585 D2012 Urinals $4,592 D2014 Sinks $3,696 D3053 Split-Systems $28,144 G2012 Paving & Surfacing $29,230 G2041 Fences & Gates $3,098 Total $70,344 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 7 F ACILITY C ONDITION A SSESSMENT 1.5 DISTRIBUTION OF CAPITAL NEEDS BY BUILDING SYSTEM Year Building System Estimated Cost 2015 B Shell $1,585 2015 D Services $36,431 2015 G Building Sitework $32,328 2017 C Interiors $117,276 2017 G Building Sitework $26,862 2018 C Interiors $159,683 2018 D Services $322,031 2018 G Building Sitework $44,640 2020 C Interiors $7,975 2020 D Services $91,164 2020 G Building Sitework $29,230 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 8 F ACILITY C ONDITION A SSESSMENT 2022 C Interiors $23,100 2022 D Services $9,434 2022 G Building Sitework $612 2023 C Interiors $33,469 2023 D Services $11,605 2023 G Building Sitework $10,878 2024 B Shell $426,393 2024 C Interiors $157,799 2024 D Services $21,312 2024 G Building Sitework $224,824 Total $1,788,631 1.6 TOTAL CAPITAL NEEDS BY PRIORITY Another method to plan for replacement of building systems or components is by assigning a priority that is relative to the other systems and components in the building. The priority model used in the analysis takes into account the urgency of the repair, as well as the importance of the system, and the location of the system within the property. Repairs to mission critical systems may have a higher priority than back of house finishes that are in worse condition. The identified repairs or replacement have been prioritized according to the five levels identified in Section 2, with Priority 1 items being the most critical to address. Based on the results of the ranking calculation derived from the analysis of the variables described above, the asset and component is assigned to one of the following Priority categories. The scale is 1-4 with 1=highest and 4=lowest priority. Priority 1: Critical: Items under this classification require immediate attention to (a) return a facility to normal operation, (b) address non-functional systems (c) address a safety hazard. Priority 2: Potentially Critical: Items under this classification require attention in order to prevent a deficiency from becoming critical. Situations include (a) intermittent interruptions to normal operation, (b) rapid deterioration of distressed systems (c) address a safety hazard. Priority 3: Not Critical: Items under this classification require attention and planning in order to prevent future predictable deterioration or future interruptions to normal operations or items that may result in higher costs if deferred. Priority 4: Recommended: Items under this classification are not required for normal function and operation of the facility, but would improve efficiency and functionality of the facility or reduce long-term maintenance. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 9 F ACILITY C ONDITION A SSESSMENT Priority Building System 1 2 3 4 Total B Shell $1,585 $0 $0 $426,393 $427,979 C Interiors $0 $394,235 $7,975 $97,093 $499,303 D Services $36,431 $322,031 $91,164 $42,350 $491,976 G Building Sitework $61,558 $71,502 $0 $236,314 $369,373 Totals $99,574 $787,768 $99,139 $802,150 $1,788,631 1.7 TOTAL CAPITAL NEEDS SORTED BY CATEGORY In the chart below deficiencies are sorted by categories, which define briefly the reason the need exists. The chart and tables cover a 10-year period. A cost requirement may have more than one applicable category. The category is selected based on the need priority, the most heavily impacted building system and the category with the greatest life safety significance. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 10 F ACILITY C ONDITION A SSESSMENT The following is a list of the categories with a brief description: Code Compliance (CC) Accessibility: Conditions that violate the American Disabilities Act guidelines Building Code: Conditions that violate Building codes Life Safety: Conditions that violate NFPA 101 Life Safety Code Operations (OP) Energy: Conditions that adversely affect energy use Maintenance: Components or systems that require routine maintenance Security: Conditions that compromise the protection of the asset or its occupants Environmental (EN) Air/ Water Quality: Conditions that affect air or water quality Asbestos: Visible observance of suspected asbestos-containing material(ACM) Lead Visible Observance of suspected lead based paint PCB: Observance of suspected PCB containing equipment Functionality (FN) Mission: Components which do not meet the mission of the organization Modernization: Conditions that need to made modern in appearance or function Plant Adaptation: Components or systems that must change to fit a new or adapted use Obsolescence: Components or systems that are or are becoming obsolete Capacity: Components or system which cannot meet demand load Integrity (IN) Appearance: Problems with the asset’s appearance that are not functional in nature Reliability: Components or systems that cannot be depended on Beyond Rated Life: A component or system that has exceeded its rated life 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 11 F ACILITY C ONDITION A SSESSMENT Category Plan Type Total Cost Code Compliance CC - Accessibility $322,031 Integrity IN - Beyond Rated Life $1,466,599 Total $1,788,631 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 12 F ACILITY C ONDITION A SSESSMENT 2. P URPOSE AND S COPE 2.1 SCOPE The evaluation team visited Main Library to evaluate the general condition of the building(s) and site improvements, reviewed available construction documents in order to familiarize themselves with the physical conditions, setting and be able to comment on the in-place construction systems, life safety, mechanical, electrical and plumbing systems, and the general built environment. The evaluation team conducted a walk-through survey of the building(s) in order to observe building systems and components, identify physical deficiencies and formulate recommendations to remedy the physical deficiencies. As a part of the walk-through survey, the evaluation team surveyed 100% of the facility’s interior. In addition, EMG surveyed the exterior of the properties including the building exterior and roofs. The evaluation team interviewed the building maintenance staff to inquire about the subject property’s historical repairs and replacements and their costs, level of preventive maintenance exercised, pending repairs and improvements, and frequency of repairs and replacements. The evaluation team developed opinions based on their site evaluation, interviews with relevant maintenance contractors, municipal authorities, and experience gained on similar properties previously evaluated. The evaluation team questioned others who are knowledgeable of the subject property’s physical condition and operation or knowledgeable of similar systems to gain comparative information to use in evaluation of the subject property. The Client contracted with EMG to conduct a Facility Condition Assessment (FCA) consisting of field observations, document review and related due diligence tasks of the subject property. The Facility Assessment will: Determine the present condition and estimated life expectancy of various building systems and components. Result in strategic plan for capital repairs, lifecycle component replacement and building modernization. Establish a standard operating procedure for the evaluation of facilities by establishing a standard facility assessment software platform. Establish anticipated renewal and replacement costs for the various systems and components. Identify and document present condition of all physical assets with recommended corrections for all deficiencies and provide cost estimates for corrections. Prioritize, categorize and classify deficient conditions, associated corrective actions and information concerning building systems and deficiency categories. Coordinate and consult with the updates to the master plan for prioritization of projects. The FCA will be a guide for future replacement, repairs and improvements and to assist DGS in prioritizing its capital budget and expenditures across its real estate portfolio. Calculate the Current Replacement Value (CRV) and Facility Condition Index (FCI) for each facility and extend that calculation over a 10-year period. 2.2 PURPOSE The goal of the FCA is to gather the data necessary to understand the existing facility’s condition, identify strategies to meet the facility’s life cycle needs and create the foundation for an overall capital plan. The facility condition assessment includes the following: 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 13 F ACILITY C ONDITION A SSESSMENT Current conditions analyses - existing facility requirements including deferred maintenance, recommended discretionary improvements, and code noncompliance issues. Anticipated facility reserve analyses - projections of ongoing degradation of facilities' components and costs associated with the reserve or replacement of these components as they reach the end of their useful lives Funding needs analysis - summary report of deferred maintenance and systems reserves funding needs. The physical condition of building systems and related components are typically defined as being in one of three conditions: Good, Fair, or Poor, or a combination thereof. For the purposes of this report, the following definitions are used: Good = In well-maintained condition. Requires only routine maintenance over the assessment period. Repair or replacement may be required due to a system’s estimated useful life. Fair = Satisfactory as-is. Repair or replacement is required due to current physical condition and/or estimated remaining useful life. Still in serviceable condition and functioning. Poor = Immediate repair, replacement, or significant maintenance is required. Nearing the end of its useful life. Very Poor = Non-working item requires immediate full replacement, repairs not possible. EMG’s calculation of probable capital needs methodology involves identification and quantification of those systems or components requiring immediate actions or capital funding reserves over the lifecycle horizon of the facility key components. The component is segregated into two categories “Immediate Repairs” and “Capital Reserve” defined as follows: 2.2.1 Probable Capital Needs - Immediate Repairs Immediate repairs are opinions of probable costs that require immediate action as a result of: (1) material existing or potential unsafe conditions, (2) material building or fire code violations, or (3) conditions that, if left un-remedied, have the potential to result in or contribute to critical element or system failure within one year, or will most probably result in a significant escalation of its remedial cost. Immediate repair costs are items which require action in year one. 2.2.2 Probable Capital Needs - Capital Reserves Capital Reserves are for recurring probable expenditures that are not classified as operation or maintenance expenses. The modified capital reserves should be budgeted for in advance on an annual basis. Capital reserves are reasonably predictable both in terms of frequency and cost. However, capital reserves may also include components or systems that have an indeterminable life but nonetheless have a potential liability for failure within 10-year reserve period. 2.2.3 Remaining Useful Life Estimate Based upon site observations, research, and judgment, along with referencing Expected Useful Life (EUL) tables from various industry sources, EMG opines as to when a system or component will most probably necessitate replacement. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component. As a result, a system or component may have an effective age that is greater or less than its 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 14 F ACILITY C ONDITION A SSESSMENT actual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age. 2.2.4 Opinions Of Probable Cost Estimates for individual repair and replacements are a key part of this engagement. These estimates are based on invoice or bid documents provided by the Owner/facility or construction cost estimates developed by construction resources such as R.S. Means, EMG's experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions. Where quantities could not be derived from an actual take-off, lump sum costs or allowances are utilized. Opinions of probable costs should only be construed as preliminary, order of magnitude budgets. Actual costs most probably will vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is repaired or replaced in whole, phasing of the work (if applicable), quality of contractor, market conditions, and whether competitive pricing is solicited, etc. ASTM E2018-08 recognizes that certain opinions of probable costs cannot be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the PCR. 2.2.5 Priority Ranking EMG recorded existing conditions, identified problems and deficiencies, documented corrective action and quantities of recommended repairs and/or replacements. During the assessment the collected data is entered directly into the EMG assessment and capital planning database using tablet computers. Based on the analysis of the collected data a Priority Ranking is calculated for each item observed. The Priority Ranking calculation is a function of four key facility variables to include: 1. Building Mission Ranking – if the building is one of multiple buildings at the facility, each building is ranked on a scale of 1-10 based on conversations with the client. This rank helps defines the importance of each building to the overall mission of the facility. For example the building containing the administrative and executive offices for the subject property will carry a higher ranked importance than the building than the parking garage. However, if the parking garage is used for Mission Critical or emergency services vehicles than it will have a higher priority than the office building. Both are required for the operation of the facility but ranking is adjusted based on the use of the buildings and the mission of the overall facility. 2. Remaining Useful Life Ranking – the estimated useful life (EUL) projection of the component is calibrated against the remaining useful life (RUL) as estimated by EMG field assessor. This ratio is then utilized as a factor in the priority ranking. 3. Asset Component Category – each material or system (asset) evaluated is assigned a unique Uniformat code. The Uniformat designation is then associated with a ranking based on the overall importance to the operation of the facility. An asset that is a related to building envelope, e.g. roof, window, exterior siding, is assigned a higher ranking than a component such a flooring, carpeting or other finish material. 4. Functional Asset Categories – the cost associated with each asset or component evaluated is assigned to a category to include; Code Compliance, Facility Operations, Environmental Factors, Facility Functionality and Integrity of the Facility. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 15 F ACILITY C ONDITION A SSESSMENT 3. F ACILITY C ONDITION A SSESSMENT A SUBSTRUCTURE SYSTEMS A10 FOUNDATIONS Item Description A1031 Standard Slab on Grade A1032 Concrete Slab On Grade Condition Fair Qty / UOM 13700 / SF RUL (years) 16 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. B SHELL SYSTEMS B10 SUPERSTRUCTURE Item Description B1012 Upper Floors Construction B1012 Post tensioned concrete Condition Fair Qty / UOM 14800 / SF RUL (years) 16 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 16 F ACILITY C ONDITION A SSESSMENT B20 EXTERIOR ENCLOSURE Item Description B2011 Exterior Wall Construction B2011 Brick Veneer Condition Fair Qty / UOM 9600 / SF RUL (years) 16 Location Exterior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description B2021 Windows B2021 Aluminum Window 4' X 6' Condition Fair Qty / UOM 93 / EA RUL (years) 13 Location Exterior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description B2021 Windows B2021 Aluminum Window (+20 Sf) Condition Fair Qty / UOM 93 / EA RUL (years) 12 Location Exterior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 17 F ACILITY C ONDITION A SSESSMENT Item Description B2031 Glazed Doors & Entrances B2031 Glazed Entrance Doors Condition Fair Qty / UOM 6 / EA RUL (years) 16 Location Exterior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description B2032 Solid Exterior Doors B2022 3’-0” X 7’-0” Steel, Insulated Core, Ptd. Door Condition Fair Qty / UOM 6 / EA RUL (years) 16 Location Exterior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. B30 ROOFING Item Description B3011 Roof Finishes B3011 Built-Up Roofing Condition Fair Qty / UOM 184 / SQ RUL (years) 9 Location Rooftop Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 18 F ACILITY C ONDITION A SSESSMENT Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) B3011 Replace B3011 Built-Up Roofing 184.0 - SQ 2277.7 IN - Beyond Rated Life Priority 4 2024 419,100 Item Description B3016 Gutters and Downspouts B3016 Roof Drains And Interior Leaders Condition Fair Qty / UOM 160 / LF RUL (years) 9 Location Rooftop Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) B3016 Replace B3016 Roof Drains And Interior Leaders 160.0 - LF 17.4 IN - Beyond Rated Life Priority 4 2024 2,790 Item Description B3021 Glazed Roof Openings B3021 Plexi-Glass Skylight 20 To 30 Sf Condition Fair Qty / UOM 90 / SF RUL (years) 9 Location Rooftop Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 19 F ACILITY C ONDITION A SSESSMENT Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) B3021 Replace B3021 Plexi-Glass Skylight 20 To 30 Sf 90.0 - SF 50.0 IN - Beyond Rated Life Priority 4 2024 4,503 Item Description B3022 Roof Hatches B3022 Galvanized Steel Hatch Condition Fair Qty / UOM 1 / EA RUL (years) 0 Location Rooftop Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) B3022 Replace B3022 Galvanized Steel Hatch 1.0 - EA 1585.1 IN - Beyond Rated Life Priority 1 2015 1,585 Cost Summary: Year Total Expenditures 2015 $1,585 2024 $426,393 C INTERIORS SYSTEMS 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 20 F ACILITY C ONDITION A SSESSMENT C10 INTERIOR CONSTRUCTION Item Description C1011 Fixed Partitions C1011 Toilet Room Partitions Overhead Braced Condition Fair Qty / UOM 6 / EA RUL (years) 5 Location Interior, restrooms Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C1011 Replace C1011 Toilet Room Partitions Overhea d Braced 6.0 - EA 1329.2 IN - Beyond Rated Life Priority 3 2020 7,975 Item Description C1013 Retractable Partitions C1011 Folding Accordian Partition Condition Fair Qty / UOM 600 / SF RUL (years) 8 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C1013 Replace C1011 Folding Accordian Partition 600.0 - SF 55.8 IN - Beyond Rated Life Priority 4 2023 33,469 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 21 F ACILITY C ONDITION A SSESSMENT Item Description C1021 Interior Doors C1021 Interior Door Condition Fair Qty / UOM 43 / EA RUL (years) 16 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Cost Summary: Year Total Expenditures 2020 $7,975 2023 $33,469 C30 INTERIOR FINISHES Item Description C3012 Wall Finishes to Interior Walls C3012 Paint Interior Walls, Drywall Condition Fair Qty / UOM 92140 / SF RUL (years) 2 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C3012 Replace C3012 Paint Interior Walls, Drywall 92,140.0 - SF 1.3 IN - Beyond Rated Life Priority 2 2017 117,276 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 22 F ACILITY C ONDITION A SSESSMENT C3012 Replace C3012 Paint Interior Walls, Drywall 92,140.0 - SF 1.3 IN - Beyond Rated Life Priority 2 2024 117,276 Item Description C3012 Wall Finishes to Interior Walls C3012 Ceramic Tile, Low Walls Condition Fair Qty / UOM 2000 / SF RUL (years) 16 Location Interior, restrooms Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description C3024 Flooring C3024 2X2 Ceramic Tile Condition Fair Qty / UOM 1900 / SF RUL (years) 9 Location Interior, restrooms Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C3024 Replace C3024 2X2 Ceramic Tile 1,900.0 - SF 21.3 IN - Beyond Rated Life Priority 4 2024 40,524 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 23 F ACILITY C ONDITION A SSESSMENT Item Description C3024 Flooring C3024 Vinyl Tile Condition Fair Qty / UOM 670 / SY RUL (years) 3 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Site staff reports that this flooring ins Asbestos Containing Material. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C3024 Replace C3024 Vinyl Tile 670.0 - SY 85.0 IN - Beyond Rated Life Priority 2 2018 56,954 Item Description C3024 Flooring C3024 Sheet Vinyl Condition Fair Qty / UOM 167 / SY RUL (years) 7 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Site staff reports that this flooring ins Asbestos Containing Material. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C3024 Replace C3024 Sheet Vinyl 167.0 - SY 138.3 IN - Beyond Rated Life Priority 4 2022 23,100 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 24 F ACILITY C ONDITION A SSESSMENT Item Description C3025 Carpeting C3025 Carpeting Condition Fair Qty / UOM 2000 / SY RUL (years) 3 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) C3025 Replace C3025 Carpeting 2,000.0 - SY 51.4 IN - Beyond Rated Life Priority 2 2018 102,730 Item Description C3031 Ceiling Finishes C3031 Drywall – Painted Finished Ceilings Condition Fair Qty / UOM 19500 / SF RUL (years) 16 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 25 F ACILITY C ONDITION A SSESSMENT Item Description C3032 Suspended Ceilings C3032 Acoustical Ceiling Tile Condition Fair Qty / UOM 10500 / SF RUL (years) 10 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Cost Summary: Year Total Expenditures 2017 $117,276 2018 $159,683 2022 $23,100 2024 $157,799 D SERVICES SYSTEMS D10 CONVEYING SYSTEMS Item Description D1011 Passenger Elevators D1011 Elevator Hydraulic System 1,500 Lb Condition Poor Qty / UOM 2 / EA RUL (years) 3 Location Mechanical Room Observations/Comments: Based on its current condition of inadequate turning area for wheelchairs and other accessibility deficiencies, this asset is recommended to be replaced in the near term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 26 F ACILITY C ONDITION A SSESSMENT Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D1011 Replace D1011 Elevator Hydraulic System 1,500 Lb 2.0 - EA 161015 .7 CC - Accessibility Priority 2 2018 322,031 Item Description D1094 Conveyors D1094 Conveyors Condition Good Qty / UOM 75 / LF RUL (years) 10 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Summary: Year Total Expenditures 2018 $322,031 D20 PLUMBING Item Description D2011 Water Closets D2011 Commercial Grade Water Closet With 1.6 Gpf Unit Condition Fair Qty / UOM 9 / EA RUL (years) 11 Location Interior, restrooms Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 27 F ACILITY C ONDITION A SSESSMENT Item Description D2012 Urinals D2012 Urinal Condition Fair Qty / UOM 3 / EA RUL (years) 0 Location Interior, restrooms Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D2012 Replace D2012 Urinal 3.0 - EA 1530.6 IN - Beyond Rated Life Priority 1 2015 4,592 Item Description D2013 Lavatories D2013 China Wall Hung Lavatory And Faucet Condition Fair Qty / UOM 12 / EA RUL (years) 8 Location Interior, restrooms Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D2013 Replace D2013 China Wall Hung Lavatory And Faucet 12.0 - EA 967.0 IN - Beyond Rated Life Priority 4 2023 11,605 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 28 F ACILITY C ONDITION A SSESSMENT Item Description D2014 Sinks D2014 Kitchen Sink Condition Fair Qty / UOM 2 / EA RUL (years) 0 Location Interior, kitchen Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D2014 Replace D2014 Kitchen Sink 2.0 - EA 1847.8 IN - Beyond Rated Life Priority 1 2015 3,696 Item Description D2014 Sinks D2014 Janitorial Sink Condition Fair Qty / UOM 2 / EA RUL (years) 11 Location Utility closet Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 29 F ACILITY C ONDITION A SSESSMENT Item Description D2017 Showers D2017 Stall Shower And Faucet Condition Fair Qty / UOM 4 / EA RUL (years) 16 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Showers not in use. No action recommended. Item Description D2018 Drinking Fountains and Coolers D2018 Drinking Fountain Condition Fair Qty / UOM 2 / EA RUL (years) 7 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D2018 Replace D2018 Drinking Fountain 2.0 - EA 1768.6 IN - Beyond Rated Life Priority 4 2022 3,537 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 30 F ACILITY C ONDITION A SSESSMENT Item Description D2022 Hot Water Service D2022 Commercial Gas Water Heater 74-Gallon Condition Good Qty / UOM 1 / EA RUL (years) 13 Location Mechanical Room Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Cost Summary: Year Total Expenditures 2015 $8,287 2022 $3,537 2023 $11,605 D30 HVAC Item Description D3011 Oil Supply System D3011 Fuel Tank, Above Ground - Concrete and Steel - 1,000 Gal Condition Fair Qty / UOM 1 / EA RUL (years) 5 Location Site Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 31 F ACILITY C ONDITION A SSESSMENT Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D3011 Replace D3011 Fuel Tank, Above Ground - Concrete and Steel - 1,000 Gal 1.0 - EA 7843.7 IN - Beyond Rated Life Priority 3 2020 7,844 Item Description D3021 Boilers D3021 High Efficiency Water Boiler, Gas 750 Mbh Condition Good Qty / UOM 1 / EA RUL (years) 29 Location Mechanical Room Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description D3041.1 Air Handling Units D3041.1 AHU, 7.5 Hp Fan Motor Condition Fair Qty / UOM 2 / EA RUL (years) 9 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D3041 Replace D3041.1 AHU, 7.5 Hp Fan Motor 2.0 - EA 10656. 0 IN - Beyond Rated Life Priority 4 2024 21,312 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 32 F ACILITY C ONDITION A SSESSMENT Item Description D3053 Split-Systems D3053 Split System Unit, 12-Ton, Condenser And Fan Coil Condition Poor Qty / UOM 1 / EA RUL (years) 0 Location Exterior Observations/Comments: Based on its current condition of well beyond its expected useful life and site contact comments about the poor quality of cooling climate control in the facility, this asset is recommended to be replaced at this time. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D3053 Replace D3053 Split System Unit, 12-Ton, Condenser And Fan Coil 1.0 - EA 28143. 8 IN - Beyond Rated Life Priority 1 2015 28,144 Cost Summary: Year Total Expenditures 2015 $28,144 2020 $7,844 2024 $21,312 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 33 F ACILITY C ONDITION A SSESSMENT D40 FIRE PROTECTION Systems Item Description D4015 FIRE PROTECTION D4015 Extinguishing System, Dry Pipe Condition Fair Qty / UOM 12300 / SF RUL (years) 11 Location Interior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description D4095 Hood & Duct Fire Protection D4095 Hood & Duct Fire Protection Condition Fair Qty / UOM 1 / EA RUL (years) 5 Location Interior, kitchen Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D4095 Replace D4095 Hood & Duct Fire Protection 1.0 - EA 38449. 5 IN - Beyond Rated Life Priority 3 2020 38,450 Cost Summary: Year Total Expenditures 2020 $38,450 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 34 F ACILITY C ONDITION A SSESSMENT D50 ELECTRICAL SYSTEMS Item Description D5012 Low Tension Service & Dist. D5012 Switchgear, Mainframe <600 Amps Condition Fair Qty / UOM 1 / EA RUL (years) 11 Location Mechanical Room Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description D5012 Low Tension Service & Dist. D5012 Breaker Panel 225 Amps, 30 Circuits Condition Fair Qty / UOM 6 / EA RUL (years) 11 Location Mechanical Room Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description D5037 Fire Alarm Systems D5037 Fire Alarm Panel Condition Fair Qty / UOM 1 / EA RUL (years) 7 Location Interior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 35 F ACILITY C ONDITION A SSESSMENT Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D5037 Replace D5037 Fire Alarm Panel 1.0 - EA 5896.5 IN - Beyond Rated Life Priority 4 2022 5,896 Item Description D5092 Emergency Light & Power Systems D5092 Diesel Generator 10 Kw Condition Fair Qty / UOM 1 / EA RUL (years) 5 Location Mechanical Room Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D5092 Replace D5092 Diesel Generator 10 Kw 1.0 - EA 31820. 0 IN - Beyond Rated Life Priority 3 2020 31,820 Item Description D5092 Emergency Light & Power Systems D5092 Transfer Switch Condition Fair Qty / UOM 2 / EA RUL (years) 5 Location Mechanical Room Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 36 F ACILITY C ONDITION A SSESSMENT Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D5092 Replace D5092 Transfer Switch 2.0 - EA 6525.1 IN - Beyond Rated Life Priority 3 2020 13,050 Cost Summary: Year Total Expenditures 2020 $44,870 2022 $5,896 G BUILDING SITEWORK SYSTEMS 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 37 F ACILITY C ONDITION A SSESSMENT G20 SITE IMPROVEMENTS Site Information Item Description Main Ingress and Egress West Orange Avenue Access from E Additional Entrances N/A Access from N/A Parking Count: Open lot 86 Parking Count: Sheltered by carports 0 Parking Count: Private garages 0 Parking Count: Subterranean garage 0 Parking Count: Freestanding parking structure 0 Number of ADA Compliant Spaces 4 Number of ADA Compliant Spaces for Vans 1 Method of obtaining parking count Physical count Property Identification Sign-Primary N/A Property Identification Sign- Secondary N/A Illuminated Identification Signage N/A Building Identification Sign Yes Illuminated Sign No Location of Property ID Sign N/A Trees Present N/A Shrubs Present Yes Grasses Present Yes Flower beds Present Yes Decorative Rocks Present No Lava Rocks Present No Ponds Present No Fountains Present No Topography Gently sloping Item Description 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 38 F ACILITY C ONDITION A SSESSMENT Item Description G2012 Paving & Surfacing G2012 Asphalt Crack Seal, Seal and Stripe Condition Fair Qty / UOM 39500 / SF RUL (years) 0 Location Site Observations/Comments: Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2012 Replace G2012 Asphalt Crack Seal, Seal and Stripe 39,500.0 - SF 0.7 IN - Beyond Rated Life Priority 1 2015 29,230 G2012 Replace G2012 Asphalt Crack Seal, Seal and Stripe 39,500.0 - SF 0.7 IN - Beyond Rated Life Priority 1 2020 29,230 Item Description G2012 Paving & Surfacing G2012 Asphalt Pavement Condition Fair Qty / UOM 39600 / SF RUL (years) 9 Location Site Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2012 Replace G2012 Asphalt Pavement 39,600.0 - SF 4.9 IN - Beyond Rated Life Priority 4 2024 192,234 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 39 F ACILITY C ONDITION A SSESSMENT Item Description G2012 Paving & Surfacing G2012 Concrete Pavement Condition Fair Qty / UOM 2200 / SF RUL (years) 2 Location Site Observations/Comments: Based on its current condition of cracking and normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2012 Replace G2012 Concrete Pavement 2,200.0 - SF 12.2 IN - Beyond Rated Life Priority 2 2017 26,862 Item Description G2031 Paving & Surfacing G2031 Concrete Sidewalk, 3’ To 5’ Wide Condition Fair Qty / UOM 3300 / SF RUL (years) 3 Location Site Observations/Comments: Based on its current condition of cracking and normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2031 Replace G2031 Concrete Sidewalk, 3’ To 5’ Wide 3,300.0 - SF 13.5 IN - Beyond Rated Life Priority 2 2018 44,640 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 40 F ACILITY C ONDITION A SSESSMENT Item Description G2035 Exterior Steps & Ramps G2035 Exterior Cast in Place Ramp with handrails Condition Fair Qty / UOM 110 / LF RUL (years) 20 Location Site Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description G2035 Exterior Steps & Ramps G2036 Cast-In-Place Concrete Stair Condition Fair Qty / UOM 60 / LF RUL (years) 7 Location Site Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2035 Replace G2036 Cast-In-Place Concrete Stair 60.0 - LF 10.2 IN - Beyond Rated Life Priority 4 2022 612 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 41 F ACILITY C ONDITION A SSESSMENT Item Description G2041 Fences & Gates G2041 Wrought Iron Fence 3’ High Condition Poor Qty / UOM 72 / LF RUL (years) 0 Location Site Observations/Comments: The asset is is a safety railing above a pathway to a basement door. the asset is damaged, improperly secured and has too wide of spacing between uprights. It should be replaced immediately. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2041 Replace G2041 Wrought Iron Fence 3’ High 72.0 - LF 43.0 IN - Beyond Rated Life Priority 1 2015 3,098 Item Description G2041 Fences & Gates G2041 Masonry Wall Condition Fair Qty / UOM 600 / SF RUL (years) 16 Location Site Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. However, the west end of wall is damaged. Should be repaired in the near term. 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 42 F ACILITY C ONDITION A SSESSMENT Item Description G2042 Retaining Walls G2042 Retaining Wall, Cast In Place Concrete, Reinforced, Up To 6’ High, No Shoring Or Protection Condition Fair Qty / UOM 170 / LF RUL (years) 16 Location Exterior Observations/Comments: Based on its current condition and Remaining Useful Life, no further action is recommended. Item Description G2045 SITE GATES G2045 Wrought Iron Manual Swing Gate, double Condition Fair Qty / UOM 2 / EA RUL (years) 8 Location Exterior Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2045 Replace G2045 Wrought Iron Manual Swing Gate, double 2.0 - EA 5439.0 IN - Beyond Rated Life Priority 4 2023 10,878 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 43 F ACILITY C ONDITION A SSESSMENT Item Description G2048 Flagpoles G2048 Flag Pole, Fiberglass - 45’ High Condition Fair Qty / UOM 2 / EA RUL (years) 9 Location Site Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G2048 Replace G2048 Flag Pole, Fiberglass - 45’ High 2.0 - EA 7539.3 IN - Beyond Rated Life Priority 4 2024 15,079 Cost Summary: Year Total Expenditures 2015 $32,328 2017 $26,862 2018 $44,640 2020 $29,230 2022 $612 2023 $10,878 2024 $207,313 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 44 F ACILITY C ONDITION A SSESSMENT G40 SITE ELECTRICAL Utilities Item Description G4022 Poles G4022 Aluminum Light Pole, Over 15 Ft. And Double Fixture Condition Fair Qty / UOM 4 / EA RUL (years) 9 Location Site Observations/Comments: Based on its current condition of normal deterioration due to age and use, this asset should be anticipated to be replaced during the assessment term. Cost Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) G4022 Replace G4022 Aluminum Light Pole, Over 15 Ft. And Double Fixture 4.0 - EA 4377.8 IN - Beyond Rated Life Priority 4 2024 17,511 Cost Summary: Year Total Expenditures 2024 $17,511 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 45 F ACILITY C ONDITION A SSESSMENT 4. A CCESSIBILITY I SSUES Item Description D1011 Passenger Elevators D1011 Elevator Hydraulic System 1,500 Lb Condition Poor Qty / UOM 2 / EA RUL (years) 3 Location Mechanical Room Recommendations: Type Component Description Qty / UOM Unit Cost ($) Plan Type Priority Year Expenditures ($) D1011 Replace D1011 Elevator Hydraulic System 1,500 Lb 2.0 - EA 161015. 7 CC - Accessibility Priority 2 2018 322,031 Cost Summary: Year Total Expenditures 2018 $322,031 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 46 F ACILITY C ONDITION A SSESSMENT 5. G ENERAL A SSESSMENT I NFORMATION The weather at the time of the assessment was: The documentation provided at the time of the assessment is as: Item Description Site Plan Reviewed Yes Floor Plan Reviewed Yes Construction Drawings Reviewed No Boiler Certificates Reviewed No Document Year Built Information Obtained From South San Francisco Website Item Description Approximate Outdoor Temperature (degrees F) 60 Weather Conditions Cloudy Snow Covering Ground No Wind Conditions Light Winds 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 47 F ACILITY C ONDITION A SSESSMENT 6. C ERTIFICATION EMG has completed a Facility Condition Assessment (FCA) of the subject property listed on the cover page. The FCA was performed at the Client's request using methods and procedures consistent with good commercial and customary practice conforming with ASTM E2018-08, Standard Guide for Property Condition Assessments: Baseline Property Condition Assessment Process. Within this Property Condition Report (PCR), EMG's reference to the Client follows the ASTM guide's definition of User, that is, the party that retains EMG for the preparation of a baseline PCA of the subject property. This report is exclusively for the use and benefit of the Client identified on the first page of this report. The purpose for which this report shall be used shall be limited to the use as stated in the contract between the client and EMG. The opinions EMG expresses in this report were formed utilizing the degree of skill and care ordinarily exercised by any prudent architect or engineer in the same community under similar circumstances. EMG assumes no responsibility or liability for the accuracy of information contained within this report that has been obtained from the Client or the Client's representatives, from other interested parties, or from the public domain. The conclusions presented represent EMG's professional judgment based on information obtained during the course of this assignment. EMG's evaluations, analyses, and opinions are not representations regarding the building design, structural soundness, or actual value of the property. Factual information regarding operations, conditions, and test data provided by the Client or the Client's representative has been assumed to be correct and complete. The conclusions presented within this report are based on the data provided, observations made, and conditions that existed specifically on the date of the assessment. EMG certifies that EMG has no undisclosed interest in the subject property, that EMG's relationship with the Client is at arms-length, and that EMG's employment and compensation are not contingent upon the findings or estimated costs to remedy any noted deficiencies due to deferred maintenance and/or any noted component or system replacements. EMG's FCA cannot wholly eliminate the uncertainty regarding the presence of physical deficiencies and/or the performance of a subject property's building systems. Preparation of a FCA in accordance with ASTM E2018-08 is intended to reduce, but not eliminate, the uncertainty regarding the potential for component or system failure and to reduce the potential that such component or system failure may not be initially observed. This FCA was prepared recognizing the inherent subjective nature of EMG's opinions as to such issues as workmanship, quality of original installation, and estimating the remaining useful life of any given component or system. It should be understood that EMG's suggested remedy may be determined under time constraints or may be formed without the aid of engineering calculations, testing, exploratory probing, the removal of materials, or design. Furthermore, there may be other alternate or more appropriate schemes or methods to remedy the noted physical deficiencies. EMG's opinions are generally formed without detailed knowledge from individuals familiar with the performance of noted components or systems. Any questions regarding this report should be directed to the Program Manager listed on the cover page of this report. Prepared By: Butch Butcher, Field Observer Reviewed By: __________________________ Mark Surdam, Reviewer for Matthew Anderson, Program Manager 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 48 F ACILITY C ONDITION A SSESSMENT 7. A PPENDICES APPENDIX A: Photographic Record APPENDIX B: Site Plan APPENDIX C: Cost Tables APPENDIX D: Supporting Documentation APPENDIX E: Pre-Survey Questionnaire 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com 49 F ACILITY C ONDITION A SSESSMENT APPENDIX A: P HOTOGRAPHIC R ECORD 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT A1031 Standard Slab on Grade.1 B1012 Upper Floors Construction.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT B2011 Exterior Wall Construction.1 B2021 Windows.1 B2021 Windows.1 B2031 Glazed Doors & Entrances.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT B2032 Solid Exterior Doors.1 B3011 Roof Finishes.1 B3016 Gutters and Downspouts.1 B3021 Glazed Roof Openings.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT B3022 Roof Hatches.1 C1011 Fixed Partitions.1 C1013 Retractable Partitions.1 C1021 Interior Doors.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT C3012 Wall Finishes to Interior Walls.1 C3012 Wall Finishes to Interior Walls.1 C3024 Flooring.1 C3024 Flooring.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT C3024 Flooring.1 C3025 Carpeting.1 C3025 Carpeting.2 C3031 Ceiling Finishes.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT C3032 Suspended Ceilings.1 D1011 Passenger Elevators.1 D1011 Passenger Elevators.2 D1094 Conveyors.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT D2011 Water Closets.1 D2012 Urinals.1 D2013 Lavatories.1 D2014 Sinks.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT D2014 Sinks.1 D2017 Showers.1 D2018 Drinking Fountains and Coolers.1 D2022 Hot Water Service.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT D3011 Oil Supply System.1 D3021 Boilers.1 D3041.1 Air Handling Units.1 D3053 Split-Systems.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT D4015 FIRE PROTECTION.1 D4095 Hood & Duct Fire Protection.1 D5012 Low Tension Service & Dist..1 D5012 Low Tension Service & Dist..1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT D5037 Fire Alarm Systems.1 D5037 Fire Alarm Systems.2 D5092 Emergency Light & Power Systems.1 D5092 Emergency Light & Power Systems.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT G2012 Paving & Surfacing.1 G2012 Paving & Surfacing.1 G2012 Paving & Surfacing.1 G2031 Paving & Surfacing.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT G2031 Paving & Surfacing.2 G2035 Exterior Steps & Ramps.1 G2035 Exterior Steps & Ramps.1 G2041 Fences & Gates.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT G2041 Fences & Gates.1 G2041 Fences & Gates.2 G2042 Retaining Walls.1 G2045 SITE GATES.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT G2048 Flagpoles.1 G4022 Poles.1 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT APPENDIX B: S ITE P LAN 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT Source: The north arrow indicator is an approximation of 0° North. Project Number: 111948.15R 014.305 Project Name: Main Library On-Site Date: 5/27/15 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT APPENDIX C: C OST T ABLES Element No. Component Description Asset Location ActionEstimated Useful Life or Replacement Cycle (Yrs)Remaining Useful Life (Yrs)QuantityUnit of MeasurementUnit Cost Plan Type Priority 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Total Total0123456789Deferred Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Deferred Scheduled$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0B30 ROOFINGB3011 Built-Up Roofing, Total Roof B3011 Built-Up Roofing Rooftop Replace B3011 Built-Up Roofing 20 9 184.00 SQ $2,277.72 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $419,100 $0 $419,100B3016 Roof Drains And Interior Leaders B3016 Roof Drains And Interior Leaders RooftopReplace B3016 Roof Drains And Interior Leaders20 9 160.00 LF $17.43 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $2,790 $0 $2,790B3021 Plexi-Glass Skylight 20 To 30 Sf B3021 Plexi-Glass Skylight 20 To 30 Sf Rooftop Replace B3021 Plexi-Glass Skylight 20 To 30 Sf 20 9 90.00 SF $50.04 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $4,503 $0 $4,503B3022 Galvanized Steel Hatch B3022 Galvanized Steel Hatch Rooftop Replace B3022 Galvanized Steel Hatch 30 0 1.00 EA $1,585.08 IN - Beyond Rated Life Priority 1 $1,585 $0 $0 $0 $0 $0 $0 $0 $0 $0 $1,585 $0$1,585 $0 $0 $0 $0 $0 $0 $0 $0 $426,393 $1,585 $426,393C10 INTERIOR CONSTRUCTIONC1011 Toilet Room Partitions Overhead Braced C1011 Toilet Room Partitions Overhead Braced Interior, restroomsReplace C1011 Toilet Room Partitions Overhead Braced10 5 6.00 EA $1,329.20 IN - Beyond Rated Life Priority 3 $0 $0 $0 $0 $0 $7,975 $0 $0 $0 $0 $0 $7,975C1013 Folding Accordian Partition C1011 Folding Accordian Partition Interior Replace C1011 Folding Accordian Partition 15 8 600.00 SF $55.78 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $33,469 $0 $0 $33,469C30 INTERIOR FINISHESC3012 Paint Interior Walls, Drywall C3012 Paint Interior Walls, Drywall Interior Replace C3012 Paint Interior Walls, Drywall 7 2 92,140.00 SF $1.27 IN - Beyond Rated Life Priority 2 $0 $0 $117,276 $0 $0 $0 $0 $0 $0 $117,276 $0 $234,552C3024 Sheet Vinyl C3024 Sheet Vinyl Interior Replace C3024 Sheet Vinyl 15 7 167.00 SY $138.33 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $23,100 $0 $0 $0 $23,100C3024 2X2 Ceramic Tile C3024 2X2 Ceramic Tile Interior, restrooms Replace C3024 2X2 Ceramic Tile 30 9 1,900.00 SF $21.33 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $40,524 $0 $40,524C3024 Vinyl Tile C3024 Vinyl Tile Interior Replace C3024 Vinyl Tile 18 3 670.00 SY $85.01 IN - Beyond Rated Life Priority 2 $0 $0 $0 $56,954 $0$0 $0 $0 $0 $0 $0 $56,954C3025 Carpet, Standard Commercial, Medium Traffic C3025 Carpeting Interior Replace C3025 Carpeting 8 3 2,000.00 SY $51.36 IN - Beyond Rated Life Priority 2 $0 $0 $0 $102,730 $0 $0 $0 $0 $0 $0 $0 $102,730$0 $0 $117,276 $159,683 $0 $7,975 $0 $23,100 $33,469 $157,799 $0 $499,303D10 CONVEYING SYSTEMSD1011 Elevator Hydraulic System 2,500 Lb D1011 Elevator Hydraulic System 1,500 Lb Mechanical RoomReplace D1011 Elevator Hydraulic System 1,500 Lb30 3 2.00 EA $161,015.71 CC - Accessibility Priority 2 $0 $0 $0 $322,031 $0 $0 $0 $0 $0 $0 $0 $322,031D20 PLUMBINGD2012 Urinal D2012 Urinal Interior, restrooms Replace D2012 Urinal 35 0 3.00 EA $1,530.59 IN - Beyond Rated Life Priority 1 $4,592 $0 $0 $0 $0 $0$0$0$0$0$4,592$0D2013 China Wall Hung Lavatory And Faucet D2013 China Wall Hung Lavatory And Faucet Interior, restroomsReplace D2013 China Wall Hung Lavatory And Faucet35 8 12.00 EA $967.05 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $11,605 $0 $0 $11,605D2014 Kitchen Sink And Faucet D2014 Kitchen Sink Interior, kitchen Replace D2014 Kitchen Sink 20 0 2.00 EA $1,847.75 IN - Beyond Rated Life Priority 1 $3,696 $0 $0 $0 $0 $0 $0 $0 $0 $0 $3,696 $0D2018 Drinking Fountain D2018 Drinking Fountain Interior Replace D2018 Drinking Fountain 15 7 2.00 EA $1,768.60 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $3,537 $0 $0 $0 $3,537D30 HVACD3011 Fuel Tank, Above Ground - Steel - 2,000 GalD3011 Fuel Tank, Above Ground - Concrete and Steel - 1,000 GalSiteReplace D3011 Fuel Tank, Above Ground - Concrete and Steel - 1,000 Gal30 5 1.00 EA $7,843.70 IN - Beyond Rated Life Priority 3 $0 $0 $0 $0 $0 $7,844 $0 $0 $0 $0 $0 $7,844D3041.1 Fan Motor 7.5 Hp D3041.1 AHU, 7.5 Hp Fan Motor Interior Replace D3041.1 AHU, 7.5 Hp Fan Motor 20 9 2.00 EA $10,656.00 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $21,312 $0 $21,312D3053Split System Unit, 5-Ton, Condenser And Fan CoilD3053 Split System Unit, 12-Ton, Condenser And Fan CoilExteriorReplace D3053 Split System Unit, 12-Ton, Condenser And Fan Coil15 0 1.00 EA $28,143.81 IN - Beyond Rated Life Priority 1 $28,144 $0 $0 $0 $0 $0 $0 $0 $0 $0 $28,144 $0D40 FIRE PROTECTION SYSTEMSD4095 Hood & Duct Fire Protection D4095 Hood & Duct Fire Protection Interior, kitchen Replace D4095 Hood & Duct Fire Protection 10 5 1.00 EA $38,449.51 IN - Beyond Rated Life Priority 3 $0 $0 $0 $0 $0 $38,450 $0 $0 $0 $0 $0 $38,450D50 ELECTRICAL SYSTEMSD5037 Fire Alarm Panel D5037 Fire Alarm Panel Interior Replace D5037 Fire Alarm Panel 15 7 1.00 EA $5,896.50 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $5,896 $0 $0 $0 $5,896D5092 Diesel Generator 25 Kw D5092 Diesel Generator 10 Kw Mechanical Room Replace D5092 Diesel Generator 10 Kw 25 5 1.00 EA $31,820.00IN - Beyond Rated Life Priority 3 $0 $0 $0 $0 $0 $31,820 $0 $0 $0 $0 $0 $31,820D5092 Transfer Switch D5092 Transfer Switch Mechanical Room Replace D5092 Transfer Switch 25 5 2.00 EA $6,525.14 IN - Beyond Rated Life Priority 3 $0 $0 $0 $0 $0 $13,050 $0 $0 $0 $0 $0 $13,050$36,431 $0 $0 $322,031 $0 $91,164 $0 $9,434 $11,605 $21,312 $36,431 $455,545$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0G20 SITE IMPROVEMENTSG2012 Asphalt, Mill 1.5” / Resurface 2.0” - Roadways G2012 Asphalt Pavement Site Replace G2012 Asphalt Pavement 25 9 39,600.00 SF $4.85 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $192,234 $0 $192,234G2012 Concrete Pavement G2012 Concrete Pavement Site Replace G2012 Concrete Pavement 30 2 2,200.00 SF $12.21 IN - Beyond Rated Life Priority 2 $0 $0 $26,862 $0 $0 $0 $0 $0 $0 $0 $0 $26,862G2012 Asphalt- Seal Coat- Roadways G2012 Asphalt Crack Seal, Seal and Stripe SiteReplace G2012 Asphalt Crack Seal, Seal and Stripe5 0 39,500.00 SF $0.74 IN - Beyond Rated Life Priority 1 $29,230 $0 $0 $0 $0 $29,230 $0 $0 $0 $0 $29,230 $29,230G2031 Concrete Sidewalk, 3’ To 5’ Wide G2031 Concrete Sidewalk, 3’ To 5’ Wide SiteReplace G2031 Concrete Sidewalk, 3’ To 5’ Wide30 3 3,300.00 SF $13.53 IN - Beyond Rated Life Priority 2 $0 $0 $0 $44,640 $0 $0 $0 $0 $0 $0 $0 $44,640G2035 Cast-In-Place Concrete Stair G2036 Cast-In-Place Concrete Stair Site Replace G2036 Cast-In-Place Concrete Stair 40 7 60.00 LF $10.20 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $612 $0 $0 $0 $612G2041 Wrought Iron Fence 3’ High G2041 Wrought Iron Fence 3’ High Site Replace G2041 Wrought Iron Fence 3’ High 30 0 72.00 LF $43.02 IN - Beyond Rated Life Priority 1 $3,098 $0 $0 $0 $0 $0 $0 $0 $0 $0 $3,098 $0G2045 Manual Swing GateG2045 Wrought Iron Manual Swing Gate, doubleExteriorReplace G2045 Wrought Iron Manual Swing Gate, double15 8 2.00 EA $5,439.00 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $10,878 $0 $0 $10,878G2048 Flag Pole, Fiberglass - 59’ High G2048 Flag Pole, Fiberglass - 45’ High Site Replace G2048 Flag Pole, Fiberglass - 45’ High 209 2.00 EA $7,539.27 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $15,079 $0 $15,079G40 SITE ELECTRICAL UTILITIESG4022Aluminum Light Pole, Over 15 Ft. And Double FixtureG4022 Aluminum Light Pole, Over 15 Ft. And Double FixtureSiteReplace G4022 Aluminum Light Pole, Over 15 Ft. And Double Fixture20 9 4.00 EA $4,377.84 IN - Beyond Rated Life Priority 4 $0 $0 $0 $0 $0 $0 $0 $0 $0 $17,511 $0 $17,51110 YEAR EXPENDITURE FORECASTMain Library840 West Orange AvenueSouth San Francisco, CaA. SUBSTRUCTUREA. SUBSTRUCTURE SUB-TOTALSB. SHELLB. SHELL SUB-TOTALSC. INTERIORSC. INTERIORS SUB-TOTALSD. SERVICESD. SERVICES SUB-TOTALSE. EQUIPMENT & FURNISHINGE. EQUIPMENT & FURNISHING SUB-TOTALSF. SPECIAL CONSTRUCTION AND DEMOLITIONF. SPECIAL CONSTRUCTION AND DEMOLITION SUB-TOTALSG. BUILDING SITEWORKPowered by iPlan™ iPlan Capital Expenditure Report ‐ Version 4.3 1 12/8/2015 7:09 PM Element No. Component Description Asset Location ActionEstimated Useful Life or Replacement Cycle (Yrs)Remaining Useful Life (Yrs)QuantityUnit of MeasurementUnit Cost Plan Type Priority 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Total Total0123456789Deferred Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Scheduled Deferred ScheduledA. SUBSTRUCTURE$32,328 $0 $26,862 $44,640 $0 $29,230 $0 $612 $10,878 $224,824 $32,328 $337,046$0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0$70,344 $0 $144,138 $526,354 $0 $128,369 $0 $33,146 $55,951 $830,329 $70,344 $1,718,287$70,344 $0 $155,899 $592,077 $0 $156,180 $0 $43,618 $76,573 $1,181,817Total * $1,788,631Current Replacement Value $7,280,625G. BUILDING SITEWORK SUB-TOTALSZ. GENERALZ. GENERAL SUB-TOTALSExpenditure Totals per YearTotal Cost (Inflated @ 4% per Yr.)* - Present Value CurrencyPowered by iPlan™ iPlan Capital Expenditure Report ‐ Version 4.3 2 12/8/2015 7:09 PM 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT APPENDIX D: S UPPORTING D OCUMENTATION Floodplain Map Source: FEMA Map Number 06081C0043E Date: 2012 The north arrow indicator is an approximation of 0° North. Project Number: 111948.15R-014.305 Project Name: Main Library On-Site Date: May 27, 2015 pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Nearest airport to South San Francisco, CA.See history from more local stations Get Current Weather Weather History for KSFO Monthly Calendar Detailed History Next Day » May 27 2015 Change the Weather History Date: Wednesday, May 27, 2015 « Previous Day Actual Average Record Temperature Mean Temperature 59 °F 60 °F View Daily Weekly Monthly Custom Search LocationsMaps & Radar Severe Weather News & Blogs Photos & Video Activities More pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Max Temperature 64 °F 69 °F 97 °F (1984) Min Temperature 53 °F 53 °F 42 °F (1954) Degree Days Heating Degree Days 6 5 Month to date heating degree days 166 161 Since 1 July heating degree days 1444 2529 Cooling Degree Days 0 0 Month to date cooling degree days 0 0 Year to date cooling degree days 13 6 Growing Degree Days 9 (Base 50) Moisture Dew Point 49 °F Average Humidity 73 Maximum Humidity 89 Minimum Humidity 56 pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Precipitation Precipitation 0.00 in 0.01 in 0.92 in (1990) Month to date precipitation 0.02 0.43 Year to date precipitation 3.37 12.93 Sea Level Pressure Sea Level Pressure 30.02 in Wind Wind Speed 13 mph (West) Max Wind Speed 26 mph Max Gust Speed 36 mph Visibility 10 miles Events T = Trace of Precipitation, MM = Missing Value Source: NWS Daily Summary Daily Weather History Graph pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Certify This Report pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Search for Another Location Airport or City: KSFO Trip Planner Search our weather history database for the weather conditions in past years. The results will help you decide how hot, cold, wet, or windy it might be! Date: Submit pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API May 27 Astronomy May. 27, 2015 Rise Set Actual Time 5:51 AM PDT 8:21 PM PDT Civil Twilight 5:21 AM PDT 8:52 PM PDT Nautical Twilight 4:44 AM PDT 9:29 PM PDT Submit pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Astronomical Twilight 4:02 AM PDT 10:11 PM PDT Moon 2:50 PM PDT (5/27)2:29 AM PDT (5/27) Length of Visible Light 15h 30m Length of Day 14h 29m Waxing Gibbous, 69% of the Moon is Illuminated May 27 Waxing Gibbous Jun 2 Full Jun 9 Last Quarter Jun 16 New Jun 24 First Quarter Visit Astronomy Hourly Weather History & Observations Time (PDT)Temp.Dew Point Humidity Pressure Visibility Wind Dir Wind Speed Gust Speed Precip Events Conditions 12:56 AM 55.9 °F 48.0 °F 75%30.01 in 10.0 mi SSW 10.4 mph -N/A Overcast 1:56 AM 57.0 °F 48.9 °F 74%30.01 in 10.0 mi WSW 5.8 mph -N/A Overcast 2:56 AM 55.9 °F 48.9 °F 77%30.01 in 10.0 mi SW 6.9 mph -N/A Overcast 3:56 pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API 3:56 AM 55.9 °F 48.0 °F 75%30.01 in 10.0 mi WSW 9.2 mph -N/A Overcast 4:56 AM 55.0 °F 48.0 °F 77%30.00 in 10.0 mi WSW 9.2 mph -N/A Mostly Cloudy 5:56 AM 54.0 °F 48.0 °F 80%30.01 in 10.0 mi West 8.1 mph -N/A Overcast 6:56 AM 54.0 °F 48.0 °F 80%30.02 in 10.0 mi West 10.4 mph -N/A Overcast 7:56 AM 55.0 °F 46.9 °F 74%30.03 in 10.0 mi WSW 10.4 mph -N/A Mostly Cloudy 8:31 AM 57.2 °F 48.2 °F 72%30.03 in 10.0 mi WSW 8.1 mph -N/A Mostly Cloudy 8:56 AM 57.9 °F 48.0 °F 70%30.03 in 10.0 mi West 9.2 mph -N/A Mostly Cloudy 9:56 AM 59.0 °F 48.9 °F 69%30.04 in 10.0 mi WSW 10.4 mph -N/A Mostly Cloudy 10:56 AM 60.1 °F 50.0 °F 69%30.03 in 10.0 mi WNW 15.0 mph -N/A Mostly Cloudy 11:03 AM 60.8 °F 50.0 °F 68%30.03 in 10.0 mi WNW 16.1 mph -N/A Scattered Clouds 11:56 AM 63.0 °F 50.0 °F 63%30.02 in 10.0 mi West 16.1 mph 23.0 mph N/A Partly Cloudy 12:56 63.0 °F 50.0 °F 63%30.02 in 10.0 mi WNW 19.6 mph -N/A Partly pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API PM 63.0 °F 50.0 °F 63%30.02 in 10.0 mi WNW 19.6 mph -N/A Cloudy 1:56 PM 64.0 °F 48.9 °F 58%30.02 in 10.0 mi West 18.4 mph -N/A Partly Cloudy 2:56 PM 62.1 °F 48.0 °F 60%30.03 in 10.0 mi West 20.7 mph 25.3 mph N/A Partly Cloudy 3:40 PM 60.8 °F 48.2 °F 63%30.03 in 10.0 mi West 23.0 mph 28.8 mph N/A Mostly Cloudy 3:56 PM 61.0 °F 48.9 °F 64%30.03 in 10.0 mi West 18.4 mph 27.6 mph N/A Mostly Cloudy 4:20 PM 60.8 °F 50.0 °F 68%30.03 in 10.0 mi West 20.7 mph 27.6 mph N/A Mostly Cloudy 4:56 PM 59.0 °F 50.0 °F 72%30.03 in 10.0 mi West 19.6 mph 31.1 mph N/A Mostly Cloudy 5:56 PM 57.9 °F 51.1 °F 78%30.02 in 10.0 mi West 12.7 mph -N/A Mostly Cloudy 6:56 PM 57.2 °F 51.8 °F 82%30.01 in 10.0 mi West 13.8 mph -N/A Mostly Cloudy 7:56 PM 57.0 °F 51.1 °F 81%30.02 in 10.0 mi WSW 12.7 mph 24.2 mph N/A Mostly Cloudy 8:56 PM 55.9 °F 50.0 °F 80%30.03 in 10.0 mi West 17.3 mph -N/A Mostly Cloudy 9:56 PM 55.0 °F 50.0 °F 83%30.04 in 10.0 mi West 10.4 mph 18.4 mph N/A Overcast pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API Buy These 10 Stocks Now investmentu.com/Under-$15These 10 stocks are not only under $15, they also pay highdividends. 10:56 PM 55.0 °F 50.0 °F 83%30.04 in 10.0 mi WSW 9.2 mph -N/A Overcast 11:56 PM 54.0 °F 50.0 °F 86%30.04 in 10.0 mi West 13.8 mph 19.6 mph N/A Overcast Show full METARS | METAR FAQ | Comma Delimited File Like +1 Tweet Pin Follow About Us About Our Data Employment Contact Us Press Center Advertising Forecast Factor Self-Service Advertising Our Company Our Community Personal Weather Station Network Register a Weather Station Upload Photos Post a Blog Our Products Mobile Applications Full Screen Weather The Weather API Download Widgets Weather Underground for Roku Contact Support & Feedback Terms of Service Privacy StatementCopyright © 2015 The Weather Channel, pdfcrowd.comopen in browser PRO version Are you a developer? Try out the HTML to PDF API AdChoicesLLC 111948.15R-014.305 YOUR PARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT 800.733.0660 • www.emgcorp.com F ACILITY C ONDITION A SSESSMENT APPENDIX E: P RE-S URVEY Q UESTIONNAIRE YOUR P ARTNER IN REAL ESTATE LIFECYCLE PLANNING & MANAGEMENT www.emgcorp.com TT HH EE PPRR EE --SS UU RR VV EE YY QQ UU EE SS TT II OO NN NN AA II RR EE WW AA SS NN OO TT RR EE TT UU RR NN EE DD TT OO EE MM GG