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AGENDA STAFF REPORT
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DATE: August 14, 2017
TO: Honorable Mayor and City Council
THRU: Jill R. Ingram, City Manager
FROM: Steve Myrter, P.E. Director of Public Works
SUBJECT: FACILITY CONDITION ASSESSMENT UPDATE
SUMMARY OF REQUEST:
That the City Council receive and file the 2017 Updated Facility Condition
Assessment.
STRATEGIC PLAN
This item satisfies the following Seal Beach Strategic Plan Objective -Three Year
Goal: Improve and maintain the infrastructure and facilities — Present to the City
Council for consideration an agreement to update construction costs of facilities
identified in the 2011 Facility Condition Assessment and begin development of
an implementation plan.
BACKGROUND AND ANALYSIS:
Staff will present the 2017 Updated Facility Condition Assessment.
RECOMMENDATION:
That the City Council receive and file the 2017 Updated Facility Condition
Assessment.
Director of Public Works
NOTED AND APPROVED:
Attachments:
A. 2017 Updated Facility Condition Assessment
B. 2011 Facility Condition Assessment
Agenda Item C
Attachment "A"
Report Presented to the City of Seal Beach
Updated Facility Condition Assessment Report
with Current Cost Escalation
Facility Condition Assessment
2017 Escalation Update
Appendix
27 June 2017
Griffin Structures, Inc.
2 Technology Drive, Suite 150
Irvine, CA 92618
T: 949 -497 -9000
F: 949 - 497 -8883
..griffnstructures.com
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Table of Contents
TABLE OF CONTENTS
I. 2017 ESCALATION UPDATE: EXECUTIVE SUMMARY ............................ ............................... I
INTRODUCTION
METHODOLOGY
2. ASSUMPTIONS, APPROACH, AND METHODOLOGY
PLEASE NOTE THIS SECTION HAS NOT BEEN ALTERED AND REMAINS CONSISTENT WITH THE 2011 STUDY
APPROACH..................................................................................................................................................
._............................4
ProjectOrientation Phase .........................................................................................................
..............................4
BuildingSurvey Phase ..................................................................................................................
..............................4
AnalysisPhase ...............................................................................................................................
..............................5
StrategicBusiness Plan Phase ....................................................................................................
..............................5
THEFACILITY CONDITION INDEX ( FCI) .................................................................................................
..............................6
Limitations on the Use of the FCI in this Report ................................................................
..............................7
How the FCI is Valuable to this Review ..........................................................»....................
..............................8
COMPUTINGCOSTS ...................................................................................................................................
..............................8
CurrentReplacement Value ...................................................................................................
._..........._................8
Costto Remedy Deficiencies .... . ............................................................................................
......._......................9
DEFERREDMAINTENANCE ....................................................................................................................._..
..............................9
CLARIFICATIONS, QUALIFICATIONS & EXCLUSIONS ...........................................................................
............................... 10
3. 2017 ESCALATION UPDATE: RESULTS OF THE ASSESSMENT SURVEYS .......................I
DATES OF SURVEYS
RENOVATIONCOSTS .............................................................................................................................. ............................... 12
2017 Escalation Update: Total Renovation Costs by Facility .......................................... .............................12
2017 Escalation Update: Renovation Costs by System Component ............................. .............................13
2017 Escalation Update: Renovation Costs by System Component by Facility ......... .............................14
REPLACEMENTCOSTS.... ........ ................................................................................................................ ............................... 15
2017 Escalation Update: Total Replacement Costs by Facility ........................................ .............................15
2017 Escalation Update: Replacement Costs Compared to Renovation Costs ......... .............................16
2017 Escalation Update: FCI Calculation ............................................................................. .........._..................18
4. 2017 ESCALATION UPDATE: STRATEGIC BUSINESS PLAN .................. .............................21
PRIORITIZING FACILITIES FOR REMEDIATION OF DEFICIENCIES ........................................................... .............................21
Summary............................................................................................................._......................... .............................23
20 -YEAR CAPITAL IMPROVEMENT PLAN ................................................................................................. .............................25
2017 Strategy for the 20 -Year Plan ........................................................................................ .............................25
2017 Distribution of Renovations in the 20 -Year Plan ..................................................... .............................26
2017 Escalation Update: Annual City Maintenance Costs for These Facilities ........... .............................27
2017 Escalation Update: 20 -Year Plan ................................................................................... .............................29
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Table of Contents
I. 2017 ESCALATION UPDATE- EXECUTIVE SUMMARY
INTRODUCTION
In March of 2011, Griffin Structures delivered a several - volume report to the City of Seal Beach that
included detailed reviews, analysis, and recommendations regarding the conditions and remedial ac-
tions associated with buildings at 35 City -owned properties (see exhibit below).
No.*
Exhibit
Facilities Surveyed
Property Name
Bldg. GSF
I
City Hall
13,000
2
Old City Hall
1 1,200
3
Police Headquarters
22,000
4
City Yard - Office
3,100
4A
City Yard - Vehicle /Equipment Storage
6,200
4B
City Yard - Vehicle /Equipment Repair
4,900
4C
City Yard - Vehicle /Equipment Garage
4,800
40
City Yard - Vehicle /Equipment Carport
5,250
4 -Site
City Yard -Site
* **
5
Library/Senior Center
28,286
6
Fire Station #44
3,500
7
Seal Beach Pier - Restaurant Building
2,679
8
North Seal Beach Community Center
4,550
9
Marina Community Center / Park
4,600
10
Seal Beach Pier -Old Bait Shop
510
IOC
Lifeguard Tower
516
I OD
Safety Building
842
IOE
Lifeguard Headquarters
1,900
IOF
Lifeguard Garage
2,250
OH
Seal Beach Pier Restrooms
1,000
13
Beach Facility- Maintenance Building
3,150
13A
Beach Facility- Restaurant Building
1,350
13B
Beach Facility- Storage Bldg.
350
13C
Beach Facility- Restroom Building
850
13D
Beach Parking Lot
***
16
Well & Pump House (Bolsa Chica)
570
17
Well & Pump House (Beverly Manor)
1,040 **
29
Zoeter Building (Day Care)
I,Sod
29B
Zoeter Bleachers
1,600
37
Tennis Center Club House
2,100
37A
Tennis Center Locker /Shower / Restrooms
3,200
37B
Tennis Center Workout Room
1,000
37C
Tennis Center Gate /Site
n/a
38
McGaugh Pool Facility
n/a
39
Seal Beach Pier - Utilities
n/a
* The property names and numbers are mostly provided by the city. We added (a) "4- Site"
which we added to account for the site area around the city yard buildings, and (b) "39"
which we added to the otherwise unnumbered Seal Beach Pier utilities (the pier itself was
excluded). The city also later added the Marina Park site to the project, and we included
this with property 9, the Marina Community Center building.
** This is the current size listed, but the city is planning to expand this facility.
* See the individual assessment reports in the original report for site area information.
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 1
Since then, the City has made good use of the study and has requested that we update costs to current
construction market conditions for its ongoing planning purposes. After reviewing options for updating
the costs to 2017, the City requested that we determine an escalation rate applicable to the period of
time from building survey to today. The applied escalation rate should also be based on current cost of
construction escalation factors as reported for the local construction marketplace.
In our review, we made no direct changes in the component packages opinion of probable cost, but
applied an appropriate time -based escalation factor to the respective building's total construction cost.
This resulted in a revised and escalated renovation construction opinion of probable cost for each of
the buildings surveyed. We examined the rates and factors previously used, and computed a total ren-
ovation project opinion of probable cost.
Similarly, we used current market conditions, examples of recent project experience, and a review of
the value supplied in the previous report to arrive at a replacement construction opinion of probable
cost for the building. Using this figure, we included factors such as a review of allowances made in the
earlier report (typically percentage allowances based on direct cost assumptions) to arrive at a compa-
rable total replacement project opinion of probable cost.
METHODOLOGY
In our attempt to escalate the original Facility Condition Assessment's (FCA) costs in a manner that
best reflects construction cost trends since 2010, we reviewed a variety of sources and industry reports.
Construction costs are influenced by several factors including, but not limited to, the cost of materials,
labor, equipment, interest rates, geography, and the condition of the economy. Because several factors
influence construction costs, methodologies created by construction industry to depict cost trends vary.
Therefore, while escalation rates or construction cost indices can be used to estimate costs, they cannot
be used to accurately calculate construction costs. That being said, we combined indices from two well -
respected sources (Turner Construction and RSMeans) and utilized their rates to bring the 2010 costs
listed in the FCA report to the present.
The two sources we utilized in our analysis have a combined experience of over 150 years in construc-
tion cost forecasting and estimating and are widely referenced by the construction industry. The indices
utilized by these sources also incorporate more factors that influence project or construction costs (pre -
construction site preparation, productivity, marketplace conditions, etc.) than some of the other sources
we examined. This allowed us to portray a more realistic escalation of costs, instead of only offering a
simple snapshot of general cost trends.
While Turner Construction had a higher cost index than the other sources we evaluated, we found that
RSMean's index appeared to parallel other popular construction cost indices. Therefore, we applied a
hybrid methodology to blend the two most representative indices in the construction industry to result
in a reliable and reasonable method to escalate cost, given our professional experience with cost esca-
lation in the Southern California region since 2010.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 2
Listed in the table below is the percent change in construction costs year over year since 2010 and the
escalation rate we used to update the FCA costs.
Exhibit
Percent Change
2011 2.90%
2012 1.94%
2013
3.74%
2014
3.11%
2015
2.58%
2016
2.67%
2017
3.34%
The total escalation rate from the date of the initial study (2011) to current market conditions is
22.10 %.
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 3
2. ASSUMPTIONS, APPROACH, AND METHODOLOGY
Please note this section has not been altered and remains consistent with the 2011 study.
APPROACH
Project Orientation Phase
The Orientation Phase began with an introductory meeting between the project team and key City staff
to acquire existing reports and documentation from the City. This phase included a review and valida-
tion of the assessment observations reported in the 2004 FCA Report. The City noted that the specific
survey, condition findings, and remedial recommendations of the 2004 FCA Report included accepta-
ble usable data where, on our survey, it appeared to be valid. Our team was also able to obtain a limited
number of drawings, including some as -built drawings, and other materials provided by the City prior
to our field survey, or in certain cases after our survey, for use in our assessments.
Building Survey Phase
As the next step in the assessment, Griffin and its team performed an Architecture Survey to identify
issues and criteria, and to review and affirm observations noted in the 2004 FCA Report, where this
was appropriate. The assessment team conducted scheduled site visits to examine existing facility con-
ditions and record information found during the inspection. The team also checked the specific condi-
tion items noted in the 2004 FCA Report, and affirmed those items still pending. Based on visual
observations and discussions with facility occupants and maintenance staff, Griffin evaluated condi-
tions and identified deficiencies existing at the time of our survey, the general conditions of key build-
ing systems, and elements requiring secondary survey by our team's specialist engineers, which we
scheduled for a follow -up visit.
Upon completion of the architectural aspects of our survey, for those facilities warranting engineering
review, a summary report was given to specialist engineers from structural, electrical, and mechanical
trades, in preparation for their respective survey activity. The engineers reviewed all project documents
and associated City drawings, and addressed questions and concerns that arose during the architecture
survey. The engineer's survey was a focused assessment of building systems, and addressed the defi-
ciencies noted from the architecture survey as well as issues noticed in their own visual inspection.
After commencement of the survey, and overlapping with
the survey process, all collected information was assembled
into a project Building Survey Workbook. This information
was checked for consistency and completeness through an
established quality control review. As part of this survey,
Griffin examined the results of work undertaken by the city
since the 2004 FCA Report, and conversely, the team inves-
tigated further observable and apparent deteriorations which
have occurred in various facility areas since that report. A
written description of the facility survey results, including an
overview of the facility, building systems and general condi-
tion, was then developed, and these appear in Section 5 of
this report.
Report to the City of Seal Beach
Submitted by Griffin Structures, Inc.
The review is organized around the
following component categories
of the facilities surveyed (Section 5):
• Site
• Environmental
• Fire/Life Safety
• Disabled Access Compliance
• Architectural Assessment
• Structural Assessment
• Mechanical Systems Assessment
• Electrical Systems Assessment
Condition Assessment
Page 4
Analysis Phase
The analysis from the results of the survey began with information which had undergone quality control
review and updates as necessary, as noted above. The Building Survey Workbook data was reviewed
and assessed by system and building components, and conceptual estimates of probable costs for re-
quired remediation and replacement were generated. Remedial actions (and costs) were generated on
a facility basis, reflective and cumulative of the categories of work involved.
To compute the Facility Condition Index (FCI) as required for this project, it was necessary to compute
replacement costs for each of the facilities surveyed. The computation, meaning, and usefulness of the
FCI is discussed later in this section of the report.
The analysis phase provided the team with information regarding each of the properties surveyed, and
gave the team information useful in assessing possible alternate ways of prioritizing the required reme-
diation work. This supported the development of strategic options and plans by which the city can
address the significant issues and deficiencies which were identified in the survey.
Strategic Business Plan Phase
The final step of this project has been the articulation of a strategic plan for remedying the various
issues and conditions related to the city's properties. It is apparent that in the past the city has deferred
much of the maintenance work needed to keep properties in best condition, and consequently much of
the current maintenance activity is reactive to chronic trouble spots, emergencies, and user reports of
specific problems as they occur.
It is the intent of this report that a strategic plan and approach be developed that addresses the true and
significant facilities problems present in Seal Beach properties, and that a strategic approach be pro-
posed that provides rationale for sequencing or prioritizing these activities.
A key outcome of our study, which is discussed further in the next section of this document, is that it
is not economically feasible to address the problems of any individual property on a piecemeal or com-
ponent-by- component basis: based on best construction practices, each is recommended to be com-
pleted as a single project. This "holistic building approach" is critical to the formulation of the strategic
business plan. Second, for various reasons as we discuss later, it is not advisable to use the FCI as the
primary measure for prioritizing actions on the current building problems. Third, we do not present a
long list of specific repair tasks in this report. While the long list of detailed repairs, as presented in
the 2004 FCA report, is useful and valid in developingjob assignments for any one building or another,
these lists are not useful in addressing the strategic issues and key points of importance related to a
long -term remediation program for Seal Beach. Fourth, the annualized routine tasks and continual
services for maintaining each property—the preventive maintenance work assignments associated with
pre - emptive maintenance policy —are less critical to the master plan than are the holistic upgrades
needed to achieve mission critical performance, targeted systems improvement, and long -term fitness
of the properties. All this affects the core substance of the strategic business plan and its timetable.
Part of the strategic plan is the development of a model for the city's 20 Year Capital Improvement Plan
that progressively attends to these issues. As a consequence of this analysis, there are three key ques-
tions we encountered as we addressed a going - forward 20 -year plan:
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 5
What is the basis for developing a prioritization of the deficiencies, on which a strategic plan
can be formulated?
What is the budget timetable or fiscal limitation by which the city can act on the list of defi-
ciencies?
• What is the best approach to annual maintenance- related activities for each of the prioritized
facilities to be renovated? How should the associated maintenance costs be distributed over
the timeframe of the plan, before and after the renovation event?
These points are addressed in our development of a model by which the 20 -year plan is formulated, and
by the critical criteria we identify, later in the report, on which the prioritization of building remediation
is based.
THE FACILITY CONDITION INDEX (FCI)
One of the traditional ways for developing a work plan that upgrades overall facility condition is to use
a statistic called "the facility condition index." A requirement of this project is that we compute FCI
values for each of the surveyed properties. This number is computed by the formula:
FCI =
Cost to Remedy Deficiencies in a Building
Cost to Replace the Building
As an index, the number is presented as a percentage. It shows the fractional or percentage part of
replacement that is represented by correcting a set of deficiencies. When the set of deficiencies is
significant, relative to entire facility replacement, then the fraction is higher. In many cases the FCI is
relatively small, and for a new building, needing no remedies, it is zero. In some cases, when deficien-
cies are defined to include major building systems, and existing conditions are poor, it is technically
possible for the FCI to exceed 100 %. The meaning of such an FCI value is that the total estimate for
the remedy of identified deficiencies is computed numerically to exceed the formula used to compute
replacement of an "equivalent" building.
There are two obvious inherent challenges in computing the FCI. First, it is necessary to identify what
is to be included as a deficiency and to identify the cost for its remedy. Second, it is necessary to
identify what is meant by a replacement facility, and what is the cost for the delivery of such a replace-
ment.
In this project, we have identified deficiencies based on surveys and facility assessments as attached
in Section 5 of the original report. We have been assisted also by comments from Council at our
interim meeting seeking guidance on this issue. At that time, it was directed that we include ap-
propriately upgrading buildings essential to the protection of the residents in times of disaster or
emergency, and upgrading safety conditions in buildings that house city staff. Among other things,
this has meant:
a. the inclusion of structural upgrades to meet structural (especially seismic) code requirements
that currently constructed buildings of similar function would be required to meet, and
b. the inclusion of system upgrades that provide for fire sprinklers and integrated alarm systems
in most city owned and occupied facilities that would be required in newly constructed build-
ings.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 6
2. Costs for a replacement building have been based on replicating the current building size, as iden-
tified in the building documentation supplied to us, using standard unit costs per foot for buildings
of similar function and use, and assume matching architectural style in all cases. Costs are not
reflective of such factors as historical accuracy and value, special site work, or parking. Conse-
quently, the replacement costs are somewhat generic for a given building type and form, and as-
sume delivery on a flat and prepared site, and without land costs included. This is the typical
approach in computing FCI.
Limitations on the Use of the FCI in this Report
The FCI is used in as a standard benchmark in facilities management to compare the relative condition
of a group of facilities. The general accepted range of Facility Condition Index (FCI) for establishing a
buildings condition as adopted by the Building Owners and Managers Association, the Council on
Education Facilities, and the American University Planners Association, and a number of other national
facilities groups is as follows:
For an FCI in the range of 0 to 5% the building is rated "good"
For an FCI in the range of 6 to 10% the building is rated "fair"
For an FCI over 10% the building is rated "poor"
These ranges are not appropriate in this project for several reasons, and even the use of an FCI as a
comparative index across all Seal Beach facilities is questionable.
Inclusion of Major System Upgrades in the Cost Allowances
As noted above, we have included major upgrades to structural and fire safety systems in these build-
ings, to provide for the level of standards which current building codes call for. This is strongly advised
due in part to regional risks of earthquake or similar disaster, and the importance —as recognized by
the City Council in our February presentation—of including this level of preparedness in our facilities
master planning process. This applies also to the inclusion of new fire sprinkling in the buildings
housing city staff and operations, as protection to those staff and provisions of continued city services
to the community in the event of a fire condition. The resulting effect on the FCI is a higher value,
reflecting the relative added cost of performing these major system upgrades as part of removing a
facility's deficiencies.
Little Commonality in the Mission of the Buildings
Generally, the FCI is used to compare a campus or complex of buildings of similar mission. On a
school campus, for example, each of the buildings evaluated using the FCI typically has an integrated
educational mission, and functions accordingly. In this case of Seal Beach, building missions are ex-
tremely diverse, including (a) office functions, (b) public safety functions, (c) rental buildings, (d) in-
dividually specialized sports facilities, (e) pier -based structures, (f) a parking lot, and others. This
diversity results in a basic difficulty in recognizing the strategic importance of a given FCI value, for
example, for an office supplying lifeguard services, a building rented out for commercial uses (the
tenant is able to make certain improvements itself), or a beach parking lot in need of reshaping, paving,
and striping.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 7
Holistic Building Remedies
As noted above, we take a builder's approach to examining building conditions and to considering the
remedies to the deficiencies which are found. Many buildings in the survey require major system up-
grades to address certain key problems, which by their nature imply removal of finished surfaces, open-
ing structure, and disturbing other building components in the process. For example, major seismic
upgrades, or sprinkler upgrades, will affect all ceiling systems, ceiling lighting, and other elements of
the building, and will require protection of all components, relocation of electronics and other fumish-
ings and equipment, and other activities. If this is undertaken, then it is prudent and responsible to
perform the other remediation work identified, at the same time. So, if walls need finishing, if carpet
is worn and in need of replacement, or if light fixtures are not functional, then these projects would be
much cheaper to accomplish as part of the same construction contract, rather than to do them later under
a separate contract. This leads us to the general approach that the building remedies should be under-
taken all at once, or else postponed with limited maintenance (a holding pattern), deferring the renova-
tion work to a time when it can be undertaken as a single project. This holistic approach affects the
FCI. In the classic analysis, it is possible to reduce a building's FCI by performing some of the reme-
diation work, on a system -by- system basis. The integrated building approach implies that the FCI is
reduced completely, by the integrated renovation and remediation activity, and not just marginally re-
duced.
How the FCI is Valuable to this Review
The above comments explain why the FCI is not the best index in developing a strategic approach to
improving Seal Beach facilities'. But it may still be useful in two ways. First, it may be useful to see
where the values lie, to understand the relative costs to remedy the identified building deficiencies.
Most of the Seal Beach facility FCI values are high, ranging between 11% to over 100 %. Second,
within a selected, highly similar collection of facilities, very high FCI scores may signify critical con-
cern and warrant special focus; very low scores may indicate relatively lower cost to correct their defi-
ciencies. Generally, the FCI is useful (only) when comparing buildings of very similar function and
mission, and of similar size and system design. Two community similar centers might be compared
effectively, for example.
Consequently, we have given some care to our calculation of the FCI for the facilities included in the
study. As noted earlier, we have computed replacement costs using existing square footages, and using
unit costs appropriate for the respective building type. Renovation costs come from the assessment
packages by building. We discuss our methodology for identifying these conceptual probable costs
below.
COMPUTING COSTS
Current Replacement Value
The replacement cost comparison is primarily driven by the existing form and type of facility (city hall,
police headquarters, library, etc.). For most facilities, a set of cost models have been developed that
begin with an estimate of the cost per square foot for new construction. These are then multiplied by
the size of the building under consideration, and to this we add an allowance for site work integral to
the delivery of such a building, and other factors, arriving at a hard -cost figure. Other allowances are
then added, including fees, pre - construction services, permits, owner's insurance, and other soft costs
Note for example that the Mary Wilson Library/Senior Center has a relatively low FCI, but is one of the buildings needing
urgent attention. See discussion in Section 4, and the facility assessment packet for this facility included in Section 5.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 8
as appropriate to this facility. The result is a conceptual estimate of probable costs that reflects the
current and local construction market as of March 2011, and which are appropriate for the purposes of
this project. In some cases, the facility is uniquely described, or the approach just outlined is not ap-
propriate. These variations are explained in each assessment packet. The reader should review the
assessments and the cost models carefully to assure common understanding of the components of the
model as it is used.
Cost to Remedy Deficiencies
The deficiencies have been evaluated individually, as discussed and described in the facility condition
assessment packets which appear in Section 5 of this document. Each building is discussed separately,
using categories and methodologies as noted above. For each deficiency, a component system work-
sheet (based mainly on CSI' divisions) was developed which formed the basis of the direct construction
cost line item. Once computed, this information was then inserted into a summary cost model to com-
pute a total cost allowance. Note that our approach anticipates that all of the deficiencies will be cor-
rected as one package rather than separating into a component basis, and so the cost assumptions are
made with the economies of a continuous construction process. Otherwise, total building costs would
be overstated, and the sequencing of work could radically affect the system -by- system component cost
allowances. An example is the replacement or renovation of a building roof and a renovation of struc-
tural systems for seismic upgrade. Cost for performing these renovations as separate projects would
require redoing the roof work as part of the seismic upgrade.
DEFERRED MAINTENANCE
Over the years, maintenance and repairs have been deferred and pursued reactively. Almost all building
industry and facility management organizations —such as the American Public Works Association, the
Building Owners and Managers Association (BOMA) International, and others —agree on the benefits
of well - planned and executed preventive maintenance programs. They advocate preventive mainte-
nance for its effects on improving building- mounted equipment operating efficiency, which conse-
quently minimizes premature replacement of components and avoids interruptions to building occu-
pants. Preventive maintenance also improves facility life, reduces the frequency or occurrence of major
renovations, and provides the advantage of scheduled rather than reactive work planning. Maintenance
practices are generally described on the following continuum, with the first levels representing the
lowest degree of maintenance planning and the highest levels representing the highest degree:
Deferred Emergency Corrective General Preventive Predictive Proactive
Financial benefits of moving along this continuum are difficult to apply in general situations, but some
studies have clearly demonstrated specific benefits. The right balance of each level depends on overall
financial constraints, tradeoffs between operating and capital budgets, and many internal and external
priorities.
' Construction Specifications Institute
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 9
CLARIFICATIONS, QUALIFICATIONS & EXCLUSIONS
The following points apply throughout this report. See also caveats and notes appearing with the cost
models, in the individual facility assessment documentation, and elsewhere in this report.
1. We have used reasonable efforts to analyze and evaluate this building condition assessment to the
best of our professional abilities given the limited as -built drawings provided and visual infor-
mation readily available, without any physical disturbance of properties or installations.
2. The cost models represent an opinion of probable cost suitable to master planning capital budget-
ing. Costs are based on the assumption that all requirements for each given building will be ad-
dressed as part of one project. Significant economies may be realized if sei7eral buildings are reno-
vated concurrently. Conversely, significant increases in costs will result if the entire renovation
package for a building is not performed as one project.
3. Note also that the associated surveys and condition assessments have been performed without phys-
ical disturbance of existing installations or constructions. Reasonable efforts have been made to
analyze these facilities, given information readily available and visually observable. Where appli-
cable, additional information supplied by the city has been considered in this analysis.
4. All cost figures shown are based on March 2011 dollars, prevailing wages, Public Contracting Code
requirements unless otherwise noted.
5. Needs Assessments are excluded. Space and program needs are based on current existing uses with
no changes, and replacement costs assume no changes in space or program requirements.
6. Renovation / construction will be accomplished in a single move -in per building with either the
occupants relocating to separate facilities or consolidating / relocating to a portion of the existing
facility to remain in a multi - staging/ phasing process TBD.
7. The following items are excluded:
• Building permit and plan check fees
• Utility Company connection fees, charges and assessments
• Payment and performance bonds
• Off -site / Public Improvements
• Development or other assessment fees
• Land cost and/or other associated property real estate or legal fees
• Relocation costs
• Financing costs
• Furniture, Fixtures, and Equipment (FF &E) costs
8 Additional in -depth investigation including destructive testing and engineering /design is necessary
to validate our opinions expressed here in the report, prior to taking further action on these recom-
mendations.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 10
3. 2017 ESCALATION UPDATE: RESULTS OF THE ASSESSMENT SURVEYS
DATES OF SURVEYS
The following table repeats the list of properties surveyed that was presented in the introduction to this
report, and also identifies the address, year built, and survey date. The date listed is the day of our first
primary survey at which conditions were recorded. In most cases, we both visited the site prior to this
date as part of a reconnaissance activity, and later as part of a follow -up activity, especially in those
cases where we deemed it appropriate to add our engineer team to the survey process. The condition
surveys are therefore valid as of the indicated date, or very near to it.
No.
Property Name
Address
Yr. Built
Survey Date*
I
City Hall
211 8th Street
1969
26 -Aug
2
Old City Hall
201 8th Street
1929
26 -Aug
3
Police Headquarters
911 Seal Beach Boulevard
1978
14 -Oct
4
City Yard-Office
1776 Adolfo Lopez Drive
1978
30 -Sep
4A
City Yard - Vehicle /Equipment Storage
1776 Adolfo Lopez Drive
1978
30 -Sep
4B
City Yard - Vehicle /Equipment Repair
1776 Adolfo Lopez Drive
1978
30 -Sep
4C
City Yard - Vehicle /Equipment Carport
1776 Adolfo Lopez Drive
1978
30 -Sep
4D
City Yard- Vehicle/Equipment Storage
1776 Adolfo Lopez Drive
1978
30 -Sep
4 -Site
City Yard - Surface Site Area
1776 Adolfo Lopez Drive
1978
30 -Sep
5
Library /Senior Center
707 Electric
1976
7 -Oct
6
Fire Station #44
718 Central Avenue
1960
26 -Aug
7
Seal Beach Pier - Restaurant Building
900A Ocean Avenue
1985
21 -Oct
8
North Seal Beach Community Center
3333 St. Cloud
1968
23 -Sep
9
Marina Community Center
151 Marina Drive
1974
26 -Aug
9
Marina Community Center Park
151 Marina Drive
1974
8 -Nov
10
Seal Beach Pier -Old Bait Shop
900 Ocean Avenue
1985
21 -Oct
IOC
Lifeguard Tower
888 Ocean Avenue
1993
21 -Oct
IOD
Safety Building
900 Ocean Avenue
1995
21 -Oct
I OE
Lifeguard Headquarters
888 Ocean Avenue
1983
21 -Oct
I OF
Lifeguard Garage
888 Ocean Avenue
1990
21 -Oct
tOH
Seal Beach Pier Restrooms
900 Ocean Avenue
1998
21 -Oct
13
Beach Facility- Maintenance Building
I st St. Parking Lot
1976
7 -Oct
13A
Beach Facility- Restaurant Building
15 First Street
1976
7 -Oct
13B
Beach Facility- Storage Building
I st St. Parking Lot
1976
7 -Oct
13C
Beach Facility- Restroom Building
I st St. Parking Lot
1976
7 -Oct
13D
Beach Parking Lot
I st St. Parking Lot
1976
7 -Oct
16
Well & Pump House (Bolsa Chica)
3333 Bolsa Chica Road
1977
30 -Sep
17
Well & Pump House (Beverly Manor)
3101 Beverly Manor Road
1968
30 -Sep
29
Zoeter Building (Day Care)
1198 Landing Avenue
1948
19 -Aug
29B
Zoeter Bleachers
12th St. & Landing Avenue
1987
19 -Aug
37
Tennis Center Club House
3900 Lampson
1970
23 -Sep
37A
Tennis Center Locker /Shower /Restrooms
3900 Lampson
1970
23 -Sep
37B
Tennis Center Workout Room
3900 Lampson
1970
23 -Sep
37C
Tennis Center Gate /Site
3900 Lampson
1970
23 -Sep
38
McGaugh Pool Facility
1698 Bolsa Avenue
1964
19 -Aug
39
Seal Beach Pier - Utilities
900 Ocean Avenue
1966
21 -Oct
*Many buildings were visited on more than one date. This is the date of the initial survey
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 11
RENOVATION COSTS
2017 Escalation Update: Total Renovation Costs by Facility
The following table summarizes the conceptual estimates of probable renovation costs as computed for
this report, and presented with the facility surveys and assessment packages appearing in Section 5 of
the original report.
'As a tenant - occupied building, this cost estimate covers shell /core work only. Tenant im-
provement costs would be paid by tenants.
2Combines building and park costs, so cost/sq.ft. may be affected
3Costs were provided by City as rough estimates i
4Lump sum of $4.5M is the 2017 escalation of the $3.6M that was provided by City. Additional
cost is proposed scope not currently shown as part of City project
Slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
rSee discussion in Section 4 for definition of these two phases.
to the Citv of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 12
Exhibit
2017 Escalation Update: Total Renovation Costs by Facility Surveyed
No.
Property Name
GSF
Renovation $
$ /GSF
I
City Hall
13,000
$2,846,700
$219
2
Old City Half
11,200
$1,831,000
$163
3
Police Headquarters
22,000
$6,836,400
$311
4
City Yard -Office
3,100
$1,066,100
$344
4A
City Yard - Vehicle /Equipment Storage
6,200
$670,000
$108
4B
City Yard - Vehicle /Equipment Repair
4,900
$687,600
$140
4C
City Yard - Vehicle /Equipment Garage
4,800
$610,600
$127
4D
City Yard - Vehicle /Equipment Carport
5,250
$80,500
$15
4 -Site
City Yard -Site
Yard
$1,877,700
5
Library/Senior Center Phases A and B7
28,286
$4,174,500
$148
6
Fire Station #44
3,500
$1,345,700
$384
7
Seal Beach Pier - Restaurant Building'
2,679
$436,400
$163
8
North Seal Beach Community Center
4,550
$1,216,800
$267
9
Marina Community Center / Parkt
4,600
$1,792,900
$390
10
Seal Beach Pier -Old Bait Shop'
510
$148,600
$291
IOC
Lifeguard Tower
516
$112,100
$217
I OD
Safety Building
842
$360,000
$428
I OE
Lifeguard Headquarters
1,900
$572,800
$301
IOF
Lifeguard Garage
2,250
$480,700
$214
IOH
Seal Beach Pier Restrooms3
1,000
$109,900
13
Beach Facility- Maintenance Building
3, I50
$667,500
$212
13A
Beach Facility - Restaurant Building'
1,350
$279,100
$207
13B
Beach Facility - Storage Bldg.'
350
$70,500
$201
13C
Beach Facility- Restroom Building3
850
$183,200
13D
Beach Parking Lot
Lot
$1,322,500
16
Well & Pump House (Bolsa Chica)
570
$315,300
$553
17
Well & Pump House (Beverly Manor)4
$4,497,700
29
Zoeter Building (Day Care)'
1,500
$424,300
$283
29B
Zoeter Bleachers
1,600
$583,900
$365
37
Tennis Center Club House
2,100
$910,300
$433
37A
Tennis Center Locker /Shower /Restrooms
3,200
$1,676,900
$524
37B
Tennis Center Workout Room
1,000
$628,500
$629
37C
Tennis Center Gate /Sites
$335,800
38
McGaugh Pool Facility
$3,641,900
39
Seal Beach Pier - Utilitiesb
$648,900
'As a tenant - occupied building, this cost estimate covers shell /core work only. Tenant im-
provement costs would be paid by tenants.
2Combines building and park costs, so cost/sq.ft. may be affected
3Costs were provided by City as rough estimates i
4Lump sum of $4.5M is the 2017 escalation of the $3.6M that was provided by City. Additional
cost is proposed scope not currently shown as part of City project
Slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
rSee discussion in Section 4 for definition of these two phases.
to the Citv of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 12
2017 Escalation Update: Renovation Costs by System Component
The following table summarizes the conceptual estimates of probable renovation costs as distributed
into various construction component parts. This information is presented by building in the facility
surveys and assessment packages appearing in Section 5 of the original report. The information illus-
trates that mechanical (mainly HVAQ system improvements contribute the highest component of the
overall renovation costs.
Exhibit
2017 Escalation: Total Renovation Costs by Component
System Component
Direct Cost
Percent
Mechanical
$4,170,100
18.8%
Site Construction
$3,858,000
17.4%
Finishes
$3,505,100
15.8%
Electrical
$3,493,700
15.7%
Wood and Plastics
$1,519,000
6.8%
Thermal / Moisture Prot
$1,478,400
6.7%
Special Construction
$1,335,800
6.0%
Doors and Windows
$1,086,900
4.9%
Communications
$862,100
3.9%
Metals
$729,600
3.3%
Concrete
$86,000
0.4%
Specialties
$41,300
0.2%
Masonry
$25,600
0.1%
,. MechanV l
■ Wcod eW R881"
COrrYnunifd ms
Masonry
■So. cMalmpwn Fmnhes
Thermal /MnsWre Grol ■ Special CoasVucWn
Halals
: aew
Ekculral
pops and W N.O
Spa:ia
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 13
2017 Escalation Update: Renovation Costs by System Component by Facility
The following chart illustrates the conceptual estimates of probable renovation costs as distributed into
various construction component parts by facility. This chart further illustrates the variety of construc-
tion issues associated with facilities of wide construction type, disperse missions, and integrated remedy
requirements. The diversity is clear in the chart, and underscores another reason for presenting these
renovations as holistic building requirements, and it further shows limitations in FCI comparisons.
Note that three properties are currently in the process of renovation, and are not graphed: Seal Beach
Pier Restrooms, Beach Facility Restroom Building, and Beverly Manor Well and Pump House.
E�
W.M.w
I I •�.
I.o.v..bw.�..,
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 14
I•
€I
rIII
i€
ttP
IM
9
It
r
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W.M.w
I I •�.
I.o.v..bw.�..,
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 14
REPLACEMENT COSTS
2017 Escalation Update: Total Replacement Costs by Facility
The following table summarizes the conceptual estimates of probable replacement costs as computed
for this report, and presented with the facility surveys and assessment packages appearing in Section 5
of the original report. Note assumptions and qualifications discussed in Section 3 and elsewhere.
Exhibit
2017 Escalation Update: Total Replacement Costs by Facility Surveyed
No.
Property Name
GSF
Renovation
Replace-
$ /GSF
I
City Hall
13,000
$11,472,077
$11,472,100
$882
2
Old City Hall'
11,200
$3,824,189
$3,824,200
$341
3
Police Headquarters
22,000
$18,952,561
$18,952,600
$861
4
City Yard-Office
3,100
$1,734,371
$1,734,400
$559
4A
City Yard - Vehicle /Equipment Storage
6,200
$2,442,821
$2,442,800
$394
413
City Yard- Vehicle /Equipment Repair
4,900
$1,997,140
$1,997,100
$408
4C
City Yard - Vehicle /Equipment Garage
4,800
$2,328,531
$2,328,500
$485
4D
City Yard - Vehicle /Equipment Carport
5,250
$702,223
$702,200
$134
4-
City Yard -Site
Yard
$1,877,722
$1,877,700
5
Library/Senior Center
28,286
$23,527,448
$23,527,400
$832
6
Fire Station #44
3,500
$3,142,357
$3,142,400
$898
7
Seal Beach Pier - Restaurant Building'
2,679
$1,163,777
$1,163,800
$434
8
North Seal Beach Community Center
4,550
$2,849,551
$2,849,600
$626
9
Marina Community Center / Park2
4,600
$3,156,522
$3,156,500
$686
10
Seal Beach Pier -Old Bait Shop'
510
$233,708
$233,700
$458
IOC
Lifeguard Tower
516
$262,036
$262,000
$508
IOD
Safety Building
842
$615,895
$615,900
$731
IOE
Lifeguard Headquarters
1,900
$1,519,101
$1,519,100
$800
IOF
Lifeguard Garage
2,250
$1,129,832
$1,129,800
$502
IOH
Seal Beach Pier Restrooms3
1,000
$461,555
$461,600
$462
13
Beach Facility - Maintenance Building
3,150
$1,640,351
$1,640,400
$521
13A
Beach Facility - Restaurant Building'
1,350
$1,347,789
$1,347,800
$998
13B
Beach Facility - Storage Bldg.'
350
$201,839
$201,800
$577
13C
Beach Facility- Restroom Buildinx3
850
$613,941
$613,900
$722
13D
Beach Parking Lot
Lot
$1,450,356
$1,450.400
16
Well & Pump House (Bolsa Chica)
570
$543,365
$543,400
$953
17
Well & Pump House (Beverly Manor) 4
$4,497,717
$4,497,700
29
Zoeter Building (Day Care)
1,500
$1,247,541
$1,247,500
$832
29B
Zoeter Bleachers
1,600
$956,810
$956,800
$598
37
Tennis Center Club House
2,100
$1,399,683
$1,399,700
$667
37A
Tennis Center Locker /Shower /Restrooms
3,200
$2,081,514
$2,081,500
$650
379
Tennis Center Workout Room
1,000
$505,879
$505,900
$506
37C
Tennis Center Gate /Sites
$301,720
$301,700
38
McGauah Pool Facility
$5,802,525
$5,802,500
39
Seal Beach Pier - Utilities6, 7
As a tenant - occupied building, this cost estimate covers shell /core work only. Tenant
improvement costs would presumably be paid by tenants.
2Combines building and park costs, so cosdsq.ft. may be affected
3Costs were provided by City as rough estimates
^Lump sum of $4.SM is the 2017 escalation of the $3.6M that was provided by City. Addi-
tional cost is proposed scope not currently shown as part of City project
slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
tNew construction replacement cost estimate not provided
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 15
2017 Escalation Update: Replacement Costs Compared to Renovation Costs
The following table and associated chart summarizes the conceptual estimates of probable replacement
vs. renovation costs as computed for this report, and presented with the facility surveys and assessment
packages appearing in Section 5 of the original report.
' As a tenant- occupied building, this cost estimate covers shell /core work only. Tenant
improvement costs would presumably be paid by tenants.
[Combines building and park costs, so cost/sq.ft. may be affected
3Cosu were provided by City as rough estimates
+Lump sum of $4.511 is the 2017 escalation of the $3.6M that was provided by City.
Additional cost is proposed scope not currently shown as part of City project
slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
3New construction replacement cost estimate not provided
sRenovation cost shown here is the new escalated total of Phase A ($23,300) + Phase
B ($4,151,200)
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 16
Exhibit
2017
Escalation Update: Total Replacement
Cost vs. Renovation Cost
No.
Bldg
Renovation
Replacement
5
Library /Senior Centers
$4,174,500
$23,527,400
3
Police Headquarters
$6,836.400
$18,952,600
1
City Hall
$2,846.700
$11,472,100
38
McGaugh Pool Facility
$3,641,900
$5,802,500
17
Well & Pump House (Beverly Manor)4
$4,497,700
$4,497,700
2
Old City Hall'
$1,831,000
$3,824,200
9
Marina Community Center / Parkt
$1,792,900
$3,156,500
6
Fire Station #44
$1,345,700
$3,142,400
8
North Seal Beach Community Center
$1,216,800
$2,849,600
4A
City Yard - Vehicle /Equipment Storage
$670,000
$2,442,800
4C
City Yard- Vehicle/Equipment Garage
$610,600
$2,328,500
37A
Tennis Center Locker /Shower /Restrooms
$1,676,900
$2,081,500
4B
City Yard- Vehicle/Equipment Repair
$687,600
$1,997,100
4-
City Yard -Site
$1,877,700
$1,877,700
4
City Yard -Office
$1,066,100
$1,734,400
13
Beach Facility- Maintenance Building
$667,500
$1,640,400
IOE
Lifeguard Headquarters
$572.800
$1,519,100
13D
Beach Parking Lot
$1,322,500
$1,450,400
37
Tennis Center Club House
$910,300
$1,399,700
13A
Beach Facility- Restaurant Building'
$279,100
$1,347,800
29
Zoeter Building (Day Care)'
$424,300
$1,247,500
7
Seal Beach Pier - Restaurant Building'
$436,400
$1,163,800
10F
Lifeguard Garage
$480,700
$1, 129,800
29B
Zoeter Bleachers
$583,900
$956,800
4D
City Yard - Vehicle /Equipment Carport
$80,500
$702,200
IOD
Safety Building
$360,000
$615,900
13C
Beach Facility- Restroom Building3
$183,200
$613,900
16
Well & Pump House (Bolsa Chica)
$315.300
$543,400
37B
Tennis Center Workout Room
$628,500
$505,900
10H
Seal Beach Pier Restrooms3
$109,900
$461,600
37C
Tennis Center Gate /Sites
$335,800
$301,700
IOC
Lifeguard Tower
$112,100
$262,000
10
Seal Beach Pier -Old Bait Shop'
$148,600
$233,700
13B
Beach Facilityy- Storage Bldg.'
$70,500
$201,800
39
Seal Beach Pier - Utilitiess.6
$648,900
n/a
' As a tenant- occupied building, this cost estimate covers shell /core work only. Tenant
improvement costs would presumably be paid by tenants.
[Combines building and park costs, so cost/sq.ft. may be affected
3Cosu were provided by City as rough estimates
+Lump sum of $4.511 is the 2017 escalation of the $3.6M that was provided by City.
Additional cost is proposed scope not currently shown as part of City project
slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
3New construction replacement cost estimate not provided
sRenovation cost shown here is the new escalated total of Phase A ($23,300) + Phase
B ($4,151,200)
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Condition Assessment
Page 16
Exhibit
3017 Escalation Update: Total Replacement Cost vs. Renovation Cost
K' R
Beach Fadgly Storage Bldg
Sd Bach Plr -Old Batt Shop
ureguard Tons
T.mi. crdr G*"ft 6
Wadi Beni, Pir Rawtrmm.
Tani. C W nu U Rowe
WWI a Pump Home (BWea CNea)
Beach Fa IHVRs mm Building
Safty Building
gtyYr6VaNdWEqulpmarecr n
Z *W wauW .
uftq.dGarage
S" Beady Plr-ReomrrrH BuIldlM
Z aw Building (Dry Cr.l
Beach FlicllltyRewtalraH Sullding
Temlw CwWw Clulb Home
Beach Pwaim let
ufagmrd Hadqurtra
Beach Fa 111,M.int... SWIdng
qty Yr60111ce
ply Yw65He
qty Yr6V~4Epuipm.nt Ra Ir
Taal. Cadw lndcrl5travrgt.ma.m.
City Yw6 VWXdWEpripmaa Gary.
City Yr6 VW IdWEpripmsra Stw.ge
North Bael Bsach CammlNty Carta
Flre SWd Ma
Mafia CwnmraiN Crdr I Parts
Old CHy Hall
WWI 6 Pump Ho (Bwaly Mamn
McGaugh Pool Fadlily
qty Hall
Polka Hwdamdr.
uIx.ryfs.wr C
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 17
2017 Escalation Update: FCI Calculation
The following table summarizes the FCI computed for each of the facilities surveyed. This index is
based on the ratio of the conceptual estimates of probable replacement and renovation costs as presented
above. Note assumptions, qualifications, and notes for each entry as presented elsewhere in this report.
Note that the values range from 11% to over 100 %. FCI's over 100% occur because the specific facility
conditions, requirements, and constraints of the existing facility require more expense to remedy the
significant issues than is computed by a hypothetical construction of a replacement facility of similar
size and design, assuming a clean and prepared site on which to provide it.
Exhibit
2017 Escalation Update: FCI by Facility Surveyed
No.
Bldg
Renov $
Replace $
FCI
37B
Tennis Center Workout Room
$628,500
$505,900
124.2%
37C
Tennis Center Gate /SiteS
$335,800
$301,700
1 11.3%
17
Well & Pump House (Beverly
$4,497,700
$4,497.700
100.0%
4-
City Yard -Site
$1,877,700
$1,877,700
100.0%
13D
Beach Parking Lot
$1,322,500
$1,450.400
91.2%
37A
Tennis Center Locker /Shower /Re-
$1,676,900
$2,081,500
80.6%
37
Tennis Center Club House
$910,300
$1,399,700
65.0%
10
Seal Beach Pier -Old Bait Shop
$148,600
$233,700
63.6%
38
McGaugh Pool Facility
$3,641,900
$5,802,500
62.8%
4
City Yard- Office
$1,066,100
$1,734,400
61.5%
29B
Zoeter Bleachers
$583,900
$956,800
61.0%
I OD
Safety Building
$360,000
$615,900
58.5%
16
Well & Pump House (Bolsa Chica)
$315,300
$543,400
58.0%
9
Marina Community Center / Park
$1,792,900
$3,156,500
56.8%
2
Old City Hall
$1,831,000
$3,824,200
47.9%
6
Fire Station #44
$1,345,700
$3,142,400
42.8%
IOC
Lifeguard Tower
$112,100
$262,000
42.8%
8
North Seal Beach Community Cen-
$1,216,800
$2,849,600
42.7%
IOF
Lifeguard Garage
$480,700
$1,129,800
42.5%
13
Beach Facility- Maintenance Building
$667,500
$1,640,400
40.7%
IOE
Lifeguard Headquarters
$572,800
$1,519,100
37.7%
7
Seal Beach Pier - Restaurant Building
$436,400
$1,163,800
37.5%
3
Police Headquarters
$6,836,400
$18,952,600
36.1%
13B
Beach Facility- Storage Bldg.
$70,500
$201,800
34.9%
4B
City Yard- Vehicle /Equipment Repair
$687,600
$1,997,100
34.4%
29
Zoeter Building (Day Care)
$424,300
$1,247,500
34.0%
I3C
Beach Facility - Restroom Building
$183,200
$613,900
29.8%
4A
City Yard - Vehicle /Equipment Stor-
$670,000
$2,442,800
27.4%
4C
City Yard - Vehicle /Equipment Garage
$610,600
$2,328,500
26.2%
1
City Hall
$2,846,700
$1 1,472,100
24.8%
IOH
Seal Beach Pier Restrooms
$109,900
$461,600
23.8%
13A
Beach Facility- Restaurant Building
$279,100
$1,347,800
20.7%
5
Library/Senior Center
$4,248,500
$23,527,400
18.1%
4D
City Yard - Vehicle /Equipment Car-
$80,500
$702,200
11.5%
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 18
Exhibit
2017 Escalation Update: Graph of FCI by Facility Surveyed
CRy Yar6VeNae)Epi V mint capon
Uta.'Menm Curter
Bean FaahtY'Reatauma Bu1d,
Seal Beach Pler Roatrooms
cm, Hall
City Ya6VeNaediquymmt Gaage
CBy Var6VeN[IedE W V mmt Smmpe
Roach FamlitY- Reatmom Buoi g
Zama, BUidng(Day Cae)
City YatbVeNact quymmt Repair
Bash FalikyStmade BIE,
POSCe HeaEguretas
5.9 Beah Pier -Retlanare Budd.,
IxeguaM Headquertem
Beach FacllltV.Alomemame Buidog
Lff'. E Gaspe
Rem Seal Beam coo murity Ceraa
IBepuaml Toaa
Rm Stab.n Wa
Mcry Hall
wn"a Community comer i Pad
Wal & Pump House (BOha CN"+
Salary Buimng
Zeaar Bkach s
Cky Yar&Omce
M[Gaulh Pool FaciMV
Beal Beach Pier -Old Bak Shop'
ramie Carter Club House
Temia Ceraa
L« .AmmxerrBeeboomo
Beach Padm, Lot
Cky YarbBke
WN 6 Pump House (Baeedy M.,)
Amis C.M. GYe51r
Unno Ceram Wmk.W Room
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 19
�I
CRy Yar6VeNae)Epi V mint capon
Uta.'Menm Curter
Bean FaahtY'Reatauma Bu1d,
Seal Beach Pler Roatrooms
cm, Hall
City Ya6VeNaediquymmt Gaage
CBy Var6VeN[IedE W V mmt Smmpe
Roach FamlitY- Reatmom Buoi g
Zama, BUidng(Day Cae)
City YatbVeNact quymmt Repair
Bash FalikyStmade BIE,
POSCe HeaEguretas
5.9 Beah Pier -Retlanare Budd.,
IxeguaM Headquertem
Beach FacllltV.Alomemame Buidog
Lff'. E Gaspe
Rem Seal Beam coo murity Ceraa
IBepuaml Toaa
Rm Stab.n Wa
Mcry Hall
wn"a Community comer i Pad
Wal & Pump House (BOha CN"+
Salary Buimng
Zeaar Bkach s
Cky Yar&Omce
M[Gaulh Pool FaciMV
Beal Beach Pier -Old Bak Shop'
ramie Carter Club House
Temia Ceraa
L« .AmmxerrBeeboomo
Beach Padm, Lot
Cky YarbBke
WN 6 Pump House (Baeedy M.,)
Amis C.M. GYe51r
Unno Ceram Wmk.W Room
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 19
Exhibit
2017 Escalation Update: Graph of FCI by Showing Also the Associated Renovation Cost
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 20
rr,,
City Ya 1- VehicWEqulpment Orpen
LlbreylSenie Center
Beaob Facility Rewurmt Building
SW Beech Pie RnM.00ms
City Hall
City Yed- VehlclelEqulpment Garage
City Ya - VehiNe,Equlpmmt Storage
Beach FaciMy-iteseeen Building
Zoeer Building (Day Can)
City Yad VehiclmEquipment Repw
Beach Facility-SWage Bldg.
Police Heedquarlee
Seal Beach Pie�Reslauuwt Building
Lh,ed Headquarters
Beach F.sAty41laintenmce Building
Lile,ard Gaage
NaM See seen Community C.A.
Lgegued Toae
Fie SWlen M
Old City Hall
Marine Community Cenler I Pvh
Well 6 Pump Hwse (Bole. Cbic.i
Seely Building
Zeete Bleehive
Cgy Yed-0 '.
McGmgb Peol Pesky
Sad Been We-0Id Use Shop
Tennis Celle Club House
Tenn. Cnew LooXeftssierl i.W. me
Beach Pel nil Los
City Yed -U.
We" 6 p»ry House (9evedy Mme)
Tennis Cents Gebefte
Tenn. CenW W.&.t ROOM
o
d
o
0
Reno
a
atlen COZI»
0
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 20
4. 2017 ESCALATION UPDATE: STRATEGIC BUSINESS PLAN
PRIORITIZING FACILITIES FOR REMEDIATION OF DEFICIENCIES
This project has as one key mission the identification of a strategic approach by which the city should
address its current (and future) facilities requirements. The main findings leading to the development
of such a plan, as outlined in the foregoing sections of this report, and in the individual survey assess-
ments included in Section 5 of the original report, are summarized as follows:
• Our recommendation for addressing the problems of the surveyed building inventory is to ren-
ovate each building in its turn but to the full extent of its needs'. It is more expensive to address
problems (such as installing sprinkler systems, or upgrading the seismic structural rating) one at
a time. This is especially critical given the Council directive to include (a) improvement of
seismic deficiencies, up to current code requirements for new buildings, and (b) providing fire
sprinkling in all city buildings, as part of the life -safety objectives for main city buildings.
• The FCI value is useful in understanding the relative extent of improvement needed in some
cases, especially where the mission, scale, type, and character of the comparison facilities are
similar. As explained in Section 1 of the original report, it is our opinion that the FCI is not
useful in deciding upon a strategic prioritization of improvements across the facilities included
in this project.
• Some of the facilities surveyed have extremely critical missions that they perform in the delivery
of city services, whereas some do not.
• A few of the facilities surveyed appear to have deficiencies which are of high risk, pose signif-
icant liability potential, and threaten the delivery of the current missions of those facilities.
We believe that a prioritization should be based on functional groupings of the facilities and the effect
the identified deficiencies have on the execution of these functions. This brings buildings with a public
safety mission to a high position on the prioritization list. Of most critical importance, however, is the
remediation of deficiencies which are imminent threats to life safety or the facility's functional capa-
bility. In summary, we identified the following six potential strategic prioritization categories:
Tier I. Urgent repair or renovation needed for imminent problems
Tier 2. Renovation of critical conditions to provide city services of an essential nature In event of disaster
Tier 3. Renovations to provide protection to City staff, and preservation of city services in event of disaster.
Tier 4. Renovations of facilities that serve the public and provide community service
Tier 5. Renovations of facilities serving basic city functions which are of lower urgency
Tier 6. Renovations of buildings owned by the city but leased to others.
To these six tiers we have added, as a convenience of nomenclature, Tier 0: Projects underway or in
current planning stages by the City.
Tier I. Two deficient conditions fall into this most critical category. We consider these two facilities
to lie in the highest tier of priority for city remediation of the conditions found in this project.
The Senior Center/ Library (Mary Wilson Library) has a structural deficiency that needs imme-
diate attention'. Further engineering examination of the conditions, using methods beyond the
' With one exception which is discussed below (See Tier I discussion).
4 Our survey approach has been to observe conditions as are readily accessible and available to visual inspection, without
destructive measures or dismantling any assemblies. In response to our observations, the City has undertaken a specific
engineering survey of the truss system of this building.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 21
scope of our survey approach, was performed by the City'. See the Building 5 survey for details
of our preliminary observation. Based on the City assessment (and results of its independent
engineers), we have split off the truss repair portion (Phase A): $23,300, including an allowance
for insurance, GC overhead, etc. The remaining portion (Phase B, $4,151,200) is included with
the Building 5 improvements that are listed in Tier 4. Note that this is the one exception to the
rule that all work in one facility should be done as one project. The total of these two phase
costs is used in computing the FCI.
The fire suppression water line on the Seat Beach Pier is observably deteriorated, to a point that
appears beyond repair. Fresh leaks were discovered during our site survey. The consequence
of a failed system may be inability to suppress a fire in the event one occurs. The high cost of
pier replacement suggests further that this condition should be corrected in order to reduce risks
of loss in that event. See the assessment package for this facility in Section 5 of the original
report for further details.
In both cases, it is important at least to examine and correct these critical conditions even if the city
elects not to perform all the recommended renovations noted in the respective facility assessments.
Tier 2. Functionally, we believe that public safety and protection of the community in times of disaster
places buildings of that mission into the second priority tier for remediation of facility deficiencies.
There are three classes of buildings in this category, and we single out the first of these as having highest
ranking among the group:
1. Facilities providing central police and fire services
2. Facilities providing emergency services related to city public works, as may be needed to clear streets,
repair mains, maintain traffic control and systems, and others in times of emergency or disaster.
3. Facilities providing public safety services to the beach area, or in support of central public safety re-
sources.
The inclusion of items 2 and 3 on the list above is a matter of city policy. Since an increasing amount
of public works services are provided through outside contracts, it may be considered policy by the city
that the maintenance and upgrade of public works yard facilities is not critical to the maintenance of
city infrastructure during such an event. This assumes that the vendors themselves are in suitably pro-
tected facilities and are able to respond in Seal Beach. In this case, these public works facilities would
not be in this Tier, and might be moved to Tier 5. If the beach security forces can function effectively
outside of the existing facilities during a time of disaster or, for example, their existing facilities are
rendered unusable after a significant earthquake or some other event, then these facilities would not be
in this tier, and they might be moved to Tier 5 or to Tier 3.
Tier 3. After Tier I and Tier 2, we believe the next priority is providing fire and seismic protection to
those city buildings which have large numbers of city staff who provide services to the public, and
which would be of significant functional loss in the event of a fire. Upgrading fire protection systems
is also critical to assuring provision of employee safety and protection of critical city property, records,
and equipment. This conclusion is also supported by advice of City Council in this regard at the Feb-
ruary meeting where we asked for guidance on this issue. The facilities which fall into this Tier 3
category include City Hall, but depending on the policy issues noted regarding facilities listed in Tier
2, some of those buildings might be listed in Tier 3.
' Structural Review for Roof Trusses, Mary Wilson Library /Senior Center, Dale Christian, S.F., Inc.; 6 July 2011
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 22
Tier 4. We place facilities that serve the public and provide community service into Tier 4. These
buildings are of key importance to the delivery of city services of value to the residents, and furthermore
include some structures which are significantly deteriorated and in need of repair and renovation.
Facilities in this group might be prioritized in various ways,' including programmatic considerations
and developing a consensus ranking of these services by council policy. In the following chart, we
have ranked facilities by their respective FCI number. Based on FCI, the tennis center buildings rank
very high. Note that McGaugh Pool is also in this category, and although it technically has a lower FCl
score, it is in need of significant upgrades, and has notable programmatic limitations. The physical
upgrade requirements are detailed in the respective assessment report (included in Section 5 of the
original report). Other buildings also have relatively critical needs, and prioritizing the renovations
between the facilities of this tier ultimately will depend on city determination of which public services
have operational priority.
Tier S. Tier 5 is a category of less critical repair requirements and may include certain beach safety
and public works yard facilities (see discussion above with the tier 2 group), if they are deemed non-
critical in the event of a disaster condition.
At present, Tier 5 contains only the Beach Maintenance Building. Originally, it also contained the
Beach Parking Lot, and the Bolsa Chica Well and Pump House, but these have been placed into Tier 0
due to current city opportunities to address these facilities. The high costs which we associated with
the parking lot are largely due to upgrades to meet NPDES requirements, which may be required if any
integrated improvements are made. As noted in its associated evaluation assessment report, the physi-
cal needs for the Well and Pump House structure are in general not central to the pumping functions of
the building, which might raise the facility to a higher Tier, and more to the conditions of the housing
and support elements.
Tier 6. The final tier of facilities on our functional priority list is the facilities which are currently
leased by the city to other tenants. The decision to perform repairs in this category depends on a busi-
ness economic analysis, opportunity for return, available tenant market, status of current reserves, and
other such factors which are not in the scope of this project. Our renovation costs are based only on
shell and core elements, and omit tenant areas. It is possible to recapture some of the improvement
costs as a pass- through of rent, or to allow tenants to make improvements as required, including sprin-
kling if required by code for their usage, or others.
Summary
In summary, the prioritized list of building renovations is summarized in the following exhibit. See
notes with Tier 2 regarding possible candidates for Tier 5, depending upon city policy.
Recall also that to these six tiers we have added, as a convenience of nomenclature, Tier 0: Projects
underway or in current planning stages by the City.
6 This report does not address programmatic requirements of the functions housed in these buildings, or the adequacy of these
facilities in regard to these requirements. Program issues, numbers of public users, approaches to achieve program require-
ments, and similar considerations might be used to identify a priority between these buildings.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 23
Exhibit:
2017 Escalation Update: Strategic Prioritization of Required Renovations
Tier* I
Bide
I Bldg Name
FCI I
Renovation $
Tier 0
17
Well & Pumo House (Beverly Manor)
100.0%
$4.497.700
Tier 0
13D
Beach Parking Lot
91.2%
$1.322.500
Tier 0
13C
Beach Facility - Restroom Building
29.8%
$183,200
Tier 0
I OH
Seal Beach Pier Restrooms
23.8%
$ 1 09.900
Tier 0
16
Well & Pumo House (Bolsa Chica)
58.0%
$315,300
Tier 2a
3
Police Headquarters
36.1%
$6.836,400
Tier 2a
6
Fire Station #44
42.8%
$1,345,700
Tier 2b
4
City Yard - Office
61.5%
$1.066.100
Tier 2b
4B
City Yard- Vehicle/Eauioment Repair
34.4%
$687,600
Tier 2b
4A
City Yard - Vehicle /Eouioment Storage
27.4%
$670.000
Tier 2b
4C
City Yard- VehiclelEouioment Garage
26.2%
$610,600
Tier 2b
4D
City Yard- Vehicle)Eauioment Carport
11.5%
$80.500
Tier 21b
4 -Site
City Yard -Site
100.0%
$1.877.700
Tier 2c
I OD
Safety Building
58.5%
$360,000
Tier 2c
IOC
Lifeguard Tower
42.8%
$112.100
Tier 2c
I OF
Lifeguard Garage
42.5%
$480,700
Tier 2c
10E
Lifeguard Headquarters
37.7%
$572,800
Tier 3
1
City Hall
24.8%
$2.846.700
Tier 4
37B
Tennis Center Workout Room
124.2%
$628,500
Tier 4
37C
Tennis Center Gate/Site
111.3%
$335,800
Tier 4
37A
Tennis Center Locker /Shower /Restrooms
80.6%
$1.676,900
Tier 4
37
Tennis Center Club House
65.0%
$910,300
Tier 4
38
McGaueh Pool Facility
62.8%
53.641,900
Tier 4
298
Zoeter Bleachers
61.0%
$583.900
Tier 4
9
Marina Community Center / Park
56.8%
$1.792,900
Tier 4
8
North Seal Beach Community Center
42.7%
$1,216,800
Tier 4
5 -Ph B
Ubrary /Senior Center - remaining required Phase B improve-
17.7%
$4,151,200
Tier 5
13
Beach Facility- Maintenance Building
40.7%
$667,500
Tier 6
10
Seal Beach Pier -Old Bait Shoo
63.6%
$148,600
Tier 6
2
Old City Hall
47.9%
$1.831,000
Tier 6
7
Seal Beach Pier - Restaurant Building
37.5%
$436.400
Tier 6
13B
Beach Facility- Storage Bide.
34.9%
$70,500
Tier 6
29
Zoeter Building (Day Care)
34.0%
$424.300
Tier 6
13A
Beach Facility- Restaurant Building
20.7%
5279.100
Tier 0.
In progress or scheduled to be in progress
Tier I.
Urgent
repair or renovation needed for imminent problems
Tier 2.
Renovation of critical conditions to provide city services of an essential nature in event of disaster
Tier 3.
Renovations to provide protection to City staff, and preservation of city services in event
of fire
Tier 4.
Renovations of facilities that serve the public and provide community service
Tier S.
Renovations of facilities serving basic city functions which are of lower urgency
Tier 6.
Renovations of buildings which are leased to others
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 24
20 -YEAR CAPITAL IMPROVEMENT PLAN
2017 Strategy for the 20 -Year Plan
As noted in Section I of the original report, there are two key questions we considered in the formula-
tion of a 20 -year plan. These are:
What is the basis for developing a prioritization of the deficiencies, on which a strategic plan
can be formulated?
What is the best approach to annual maintenance - related activities for each of the prioritized
facilities to be renovated? How should the associated maintenance costs be distributed over
the timeframe of the plan, before and after the renovation event?
In addition, the following question must be addressed by the city in its review of the 20 -year plan:
What is the budget timetable or fiscal limitation by which the city can act on the list of deficiencies?
We do not know the city's capacity for financing or undertaking these expenses over this time frame.
We have assumed, for the purposes of this plan, that all buildings will be renovated in this 20 -year span,
which, at least hypothetically, includes the total $43,443,300 estimate, although, a few of these projects
are in initial planning stages, and $3,189,900, Tier 6, applies to buildings now leased out to others.
Renovation costs by tier (see previous section for discussion) total as follows:
Tier 0 $6,428,600
Tier 1 $672,200
Tier 2 $14,700,200
Tier 3 $2,846,700
Tier 4
$14,938,200
Tier 5
$667,500
Tier 6
$3,189,900
In the following plan, we have distributed the projects on the basis of meeting requirements in Tier
order, and using project management principals. The city can redistribute the plan based on its specific
financial constraints.
The twenty -year plan which we have formulated here is based on sequencing the renovations for these
city facilities based on the prioritization discussed above, with Tier I renovations assumed immediately,
due to their critical status. The remaining renovations are timed in order to allow for expected typical
construction project time requirements, and to allow for a tractable management timeframe. This is
explained below.
As noted in the discussions presented in the previous Section to this report, some of the renovations of
Tier 2 might be placed into Tier 5, depending on city policy regarding the essential nature of lifeguard
services and services based at the city public works yard, in time of emergency or disaster. If they are
deemed essential, then they remain in tier 2, and this is how we have treated their renovations for the
purposes of the 20 -year plan.
Additionally, it's important to note that this facility improvement plan addresses, at a macro level, the
need for ADA improvements citywide. Many of the deficiencies noted will require additional study.
ADA does not require that all of these improvements be renovated immediately, but rather the City
have a plan to bring the facilities in compliance with ADA. This facility master plan is the first step in
that process.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 25
2017 Distribution of Renovations in the 20 -Year Plan
The result of the above is the following set of guidelines which we use to arrive at the 20 -year plan:
1. We assume the five projects which are "on the books" are done in year 0. These are (a) im-
provements to the Beverly Manor Well and Pump House, (b) improvements to the First Street
beach public bathrooms, (c) improvements to the Seal Beach pier public bathrooms, (d) reno-
vation of the beach parking lot, and (e) renovation of the Bolsa Chica well and pump house.
These budgets, primarily supplied by the city, total $6,428,600, with the major part of this
required for the well and pump house improvements.
2. The remaining renovations (Tiers 1 -6) total $37,014,700 using the conceptual estimates of
probable costs which we have provided in this report, and including the Tier 6 Leased facilities.
If buildings leased to others are excluded (Tiers 1 -5), the total is $33,824,800. Adding Tier 0
to this (Tiers, 0 -5) gives the total amount of the master plan, which is $40,253,400.
3. The 20 -year plan addresses each facility in the order as given in the previous table of renova-
tions by tier. We use the associated priority order as given.
4. Allocations are made in priority sequence, with year -of- renovation chosen upon the completion
of the previous renovation, and the duration of each renovation is based on typical construction
processes and duration for the work as discussed in respective the assessment report.
5. The following table illustrates the results of this outlined approach. Buildings l OH, 13C, and
17 (the Beverly Manor pump house, the beach restrooms, and the pier restrooms) are listed in
year 0, since they are already in some stage of execution. Some renovations are shown over a
2 -year period; we divide costs with pre - construction and design in the first year, and construc-
tion activities in the second year. The columns are as follows:
Year ............................. Year of the 20 -year plan.
Bldg. No ........................ The facilities proposed for renovation in the indicated year.
Expenditure ................... The renovation costs associated with the indicated facilities.
Notes ............................. Comments related to the timing or other aspects of the renovation in
this 20 -year plan.
to the City of Seal Beach
Submitted by Griffin Structures, Inc.
Facility Condition Assessment
Page 26
Exhibit
20 -Year Master Plan
2017 Escalation Update: Distributing Maintenance Costs by Year
Year
Bldg. No.
Expendi-
Note
0
IOH: 13C: 17: 16
$6.428.600
1
5 (part A), 39
$672,200
Pier water line, and Library truss & related corrections
2
3
$707,700
Renovations (pre -con and design) for Police Facility
3
3
$6,128,700
Renovations (construction phase) for Police Facility
4
6
$1,345,700
Fire Station renovations
5
4, 4A -D, 4 -site
$685,400
Renovations (pre -con and design) for City Yard (all)
6
4, 4A -D, 4 -site
$4,307,100
Renovations (construction phase) for City Yard (all)
7
Lifeguard & related
1,525,600
Lifeguard facilities, Tower, and Safety Building
8
1
$338,300
Renovations (pre -con and design) for City Hall
9
1
$2,508,400
Renovations (construction phase) for City Hall
10
37, 37A -B -C
$3,551,500
Includes all 4 buildings listed at the Tennis Center
II
38
$3,641,900
Based on renovation estimate*
12
9, 29B
$2,376,800
Marina Community Center. May also include bleachers.**
13
8
$1,216,800
North seal Beach Community Center.
14
5 (part B)
$4,151,200
Remaining renovations identified for Library/Sr. Center
15
13D, 13
$667,500
Remaining non - leased buildings
16
***
17
* **
18
* **
19
**
20
**
* Program requirements are not taken into account in this physical assessment. City has discussed replacement
of the pool in order to achieve added functionality and public usage opportunities.
*k Timing of Zoeter Bleachers, based on Tier order, is in year 12. Can be in year 13 to average costs.
* This timeframe would accommodate the remaining leased buildings, but timing for them will probably be linked
to lease terms and tenant requirements. The total probable cost estimate is $3,189,900.
2017 Escalation Update: Annual City Maintenance Costs for These Facilities
The 20 -year master plan also includes maintenance costs for these facilities. Prior to each renovation
event, the maintenance "run rate" that the City is currently experiencing is assumed to continue, but
once the renovation is done, then a reduced maintenance rate is expected. In order to estimate a rea-
sonable maintenance rate for the future, we have examined various published experience reports, such
as the BOMA experience documentation, and have made assumptions that lead us to assumptions of
annual expense costs going forward.
Current maintenance costs for these buildings is reported by the city as follows.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 27
Exhibit
20 -Year Master Plan
1017 Escalation Update: Distributing Maintenance Costs by Year
Facility Annual $
City Hall
$42,700
Old City Hall
$3,700
Police Headquarters
$48,800
City Yard
$12,200
Library/Senior Center
$6,100
Fire Station #44
$18,300
Pier Restaurant
n /a*
North Seal Beach Community Center
$12,200
Marina Community Center
$12,200
Old Bait Shop
n /a*
Lifeguards
$24,400
Beach Facility
$6,100
Beach Parking Lot
$12,200
Bolsa Chica Well
$6,100
Beverly Manor Well
$6,100
Zoeter Day Care
n /a*
Zoeter Bleachers
$100
Seal Beach Tennis Center
$24,400
Pier Utilities
$1,200
McGaugh Pool
$42,700
* These city buildings are leased to other tenants
For buildings in this chart, for which there are corresponding annual costs, the average across all build-
ing types is $1.65 per sq. ft.
For future maintenance costs, after the proposed renovation event, we have used an aggregate average
maintenance cost per square foot (across all building types, as an average), as obtained after review of
various national experience reports. In particular, maintenance experience over a 50 -year building life
is reported to average about $3.81 per gross sq. ft.' This is broken down as follows:
Preventive Maintenance and Minor Repair Average = .............. $0.79 /gross sq. ft.
Unscheduled Maintenance Average = ......... ............................... $0.59 /gross sq. ft.
Renewal and Replacement Maintenance = .. ............................... $2.39 /gross sq. ft.
We have assumed that, for the five years following a major renovation, an annual average maintenance
allowance of $0.79 per gsf, which is equal to the preventive maintenance and minor repair average
figure above. After the five -year mark, we add $0.59 to this annual allowance per gsf, to accommodate
possible unscheduled maintenance requirements, a total of $1.38 per sq. ft.
7 The Whitestone Facility Maintenance and Repair Cost Reference, 2010-2011. This is referenced by The Whole Building
Design Guide, aprogram of the National Institute of Building Sciences, which has made extensive study of building life-cycle
costs. The reader should also consider R. S. Means reports of building experience, and similar experience reports of the Build-
ing Owners and Managers Association (BOMA). However, because this reference has not been updated since the original
report, we escalated the provided figure to 2017 using the same factors used throughout the appendix.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 28
2017 Escalation Update: 20 -Year Plan
The 20 -year plan is based on assembly of the proposed renovation costs and the maintenance costs
noted above. On a building -by- building basis is conceptually shown as follows. Note that this concept
sketch shows the renovation in the 5th year, but the year changes with each facility.
$600.00
$500.00
$400.00
M
S300.00
$200.00
$100.00
$0.00
Rsconsnendsd
Renovation Event
current
mansh ns. M@„ � RemaYilp Years MaFlenanee Rate
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
Year
This approach has been applied to the facilities listed in the above tiers, and is tabulated in the following
worksheet. In summary, the annual expense plan per year is shown in the following exhibit. In the
associated chart, the green line and numbers refer to the cumulated total, and the blue bars and numbers
refer to the annual figures.
Exhibit
2017 Escalation Update: 20 -Year Master Plan
Summary of All Costs as Described
Year
Total per Year
Cumulated Total
Year
$7.154.320
$7,154.320
Year 1
$922,106
$8,076,426
Year2
$914,887
$8,991.313
Year3
$6.335.835
$15,327,148
Year
$1,551,934
$16.879,081
YrarS
$882,160
$17,761.242
Year 6
$4,505,328
$22,266,569
Year
$1,718.553
$23,985.122
Year 8
$492.919
$24.478.041
Year 9
$2.675,939
$27,153.980
Year 10
$3.706, %2
$30,860.941
Year 11
$3.759,602
$34.620.543
Year 12
$2,496,477
$37,117,020
Year 13
$1,337.414
$38.449,434
Year 14
$4,264,303
$42,713,738
Year 15
$804,514
$43,518.252
Year 16
$3.329,457
$46,847,708
Year 17
$139,557
$46.987.265
Year 18
$143,215
$47,130.480
Year 19
$145.899
$47.276.379
Year 20
$162.588
$47.438, %7
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 29
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Attachment "B"
Report Presented to the City of Seal Beach
Facility Condition Assessment Study
and Strategic Planning Project
Facility Condition Assessment
Final Report
Approved October 10, 201 1
Griffin Structures, Inc.
385 Second Street
Laguna Beach, CA 92651
T: 949 - 497 -9000
F: 949- 497 -8883
w .griffnholdings.net
California Nevada Arizona Italy
TABLE OF CONTENTS
I. INTRODUCTION
SCOPE AND APPROAC
ASSESSMENT TEAM.....
2. ASSUMPTIONS, APPROACH, AND METHODOLOGY
3. RESULTS OF THE ASSESSMENT SURVEYS .............................................. ............................... I I
DATESOF SURVEYS .................................................................................................................................. ............................... I I
RENOVATIONCOSTS .............................................................................................................................. ............................... 12
Total Renovation Costs by Facility ....................................................................................... ............................... 12
Renovation Costs by System Component .......................................................................... ............................... 13
Renovation Costs by System Component by Facility ...................................................... ............................... 14
REPLACEMENTCOSTS .............................................................................................................................. ............................... 15
TotalReplacement Costs by Facility .................................................................................... ............................... 15
Replacement Costs Compared to Renovation Costs ..................................................... ............................... 16
FCICALCULATION .................................................................................................................................. ............................... 18
4. STRATEGIC BUSINESS PLAN
PRIORITIZING FACILITIES FOR REMEDIATION OF DEFICIENCIES
20 -YEAR CAPITAL IMPROVEMENT PLAN ...............................................................................................
............................... 25
Strategyfor the 20 -Year Plan ...................................................................................................
.............................25
Distribution of Renovations in the 20 -Year Plan ..............................................................
............................... 26
Annual City Maintenance Costs for These Facilities .......................................................
............................... 27
20 -Year Plan .................................................................................................................................
.............................29
S. BUILDING SURVEYS ....................................................................................... .............................31
APPENDIX: A LA CARTE LIST
Report to the City of Scat Beach Facility Condition Assessment
Submitted by Griffin 3ructures, Inc Table of Contents
I. INTRODUCTION
SCOPE AND APPROACH
Recognizing the challenges associated with a number of its current facilities, and provided with re-
sults of an earlier building condition survey that did not address strategic and policy planning issues
related to improving existing building conditions, the City of Seal Beach contracted with Griffin
Structures to provide a facilities assessment of a list of city properties. These facilities represent most
of the city -owned properties, and are a diverse variety of structures with an equally wide range in
type, mission and design. The facilities examined in this project are as follows.
Exhibit: Facilities Surveyed
No *.
Property Name
Bldg:,GSF
I
City Hall
13,000
2
Old City Hall
1 1,200
3
Police Headquarters
22,000
4
City Yard-Office
3.100
4A
City Yard - Vehicle /Equipment Storage
6,200
4B
City Yard - Vehicle /Equipment Repair
4,900
4C
City Yard - Vehicle /Equipment Garage
4,800
4D
City Yard - Vehicle /Equipment Carport
5,250
4 -Site
City Yard -Site
*�*
5
Library/Senior Center
28,286
6
Fire Station #44
3,500
7
Seal Beach Pier - Restaurant Building
2,679
8
North Seal Beach Community Center
4,550
9
Marina Community Center / Park
4,600
10
Seal Beach Pier -Old Bait Shop
510
IOC
Lifeguard Tower
516
IOD
Safety Building
842
IOE
Lifeguard Headquarters
1,900
IOF
Lifeguard Garage
2,250
10H
Seal Beach Pier Restrooms
1,000
13
Beach Facility- Maintenance Building
3,150
13A
Beach Facility- Restaurant Building
1,350
13B
Beach Facility- Storage Bldg.
350
13C
Beach Facility- Restroom Building
850
13D
Beach Parking Lot
* *N`
16
Well & Pump House (Bolsa Chica)
570
17
Well & Pump House (Beverly Manor)
1,040'*
29
Zoeter Building (Day Care)
1,500
29B
Zoeter Bleachers
1,600
37
Tennis Center Club House
2,100
37A
Tennis Center Locker /Shower /Restrooms
3,200
37B
Tennis Center Workout Room
1,000
37C
Tennis Center Gate /Site
n/a
38
McGaugh Pool Facility
n/a
39
Seal Beach Pier - Utilities
n/a
* The property names and numbers are mostly provided by the city. We added (a) "4-
Site" which we added to account for the site area around the city yard buildings, and (b)
"39" which we added to the otherwise unnumbered Seal Beach Pier utilities (the pier itself
was excluded). The city also later added the Marina Park site to the project, and we in-
cluded this with property 9, the Marina Community Center building.
** This is the current size listed, but the city is planning to expand this facility.
*** See the individual assessment reports for site area information.
Report to the City of dal Beach Facility Condition Assessment
Submitted by Griffin aructures, Inc. Page 1
This project includes the evaluation of the present state of all the indicated facilities, documentation
of the deficiencies found, computation of conceptual estimates of probable costs required to remedy
these deficiencies, computation of the Facilities Condition Index' for each of these properties, a pri-
oritization of the remediation requirements, and a 20 -year plan for clearing up the remediation re-
quirements.
This project follows a building condition study undertaken by the city in 2004, referred to as the 2004
FCA reportz. Many of the facilities overlap with the present study, although new facilities have been
added since the earlier report, and some have changed since that time. The 2004 FCA report provided
a long list of very specific facility renovation requirements, including many relatively minor items
and a number of major ones. The approach was highly "tactical" in regard to fixing a long list of
small items, and did not address strategic issues, nor did it view the buildings as holistic elements of
such a strategic plan. In regard to the detailed list of repair items —such as specific window frames
needing fixing, walls in need of paint, stained ceiling tiles, non- functioning light fixtures, and so on—
much of the 2004 report still appears useful except for certain repairs which have been made since
then.
The biggest shortcoming of the 2004 report is the lack of a strategic focus, the failure to address cer-
tain deficiencies related to seismic and fire risk, and the absence of a "big picture" look at the city's
facilities and a long term holistic approach to addressing the overall conditions. We have found sig-
nificant issues with many buildings, and from a total - building point of view we believe the city
should address these needs on a strategic and comprehensive basis.
In our review, we address certain major deficiencies which were not addressed in the same way earli-
er, such as seismic safety, fire /life safety, essential facility status, health department compliance,
treatment of storm runoff, and slope stabilization. As requested by the City, we have looked for and
reviewed deficiencies noted in the 2004 FCA Report. Those findings remain useful as a supplement
to our assessment. Consequently, unlike the 2004 FCA Report, a detailed deficiencies list is not pre-
sented here. As noted in the attached building assessment survey documents, all deficiencies are ac-
counted for and packaged in our assessment of building components, the associated identified costs,
and the strategic improvement plan.
ASSESSMENT TEAM
The assessment team includes the following firms and individuals in key roles. Additional resources
and support were provided in advisory and technical capacity as required from other individuals and
firms.
General: Griffin Structures, Inc
Structural: Thornton Tomasetti, Inc.
Deryl Robinson
Young Nam, SE
Bob Hall
Dustin Alamo
Mechanical: Tsuchiyama, Kaino. Sun & Carter
Larry Sun, PE, LEED AP
Architectural: Steven Gaffney Architecture, Inc.
Steven Gaffney, AIA, LEED AP
Electrical: FBA Engineering, Inc.
Bill Zavrsnick, Principal
' The FCI is discussed later in this report. It is essentially the ratio of renovation costs and replacement costs for "an equiva-
lent" facility; or in other terms, the FCI is the percentage that renovation costs make up compared to replacement cost.
2 2004 Facility Condition Assessment, City of Seal Beach. TEC Engineering, June 10, 2004.
Report to the City of 3-al Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 2
2. ASSUMPTIONS, APPROACH, AND METHODOLOGY
APPROACH
Project Orientation Phase
The Orientation Phase began with an introductory meeting between the project team and key City
staff to acquire existing reports and documentation from the City. This phase included a review and
validation of the assessment observations reported in the 2004 FCA Report. The City noted that the
specific survey, condition findings, and remedial recommendations of the 2004 FCA Report included
acceptable usable data where, on our survey, it appeared to be valid. Our team was also able to obtain
a limited number of drawings, including some as -built drawings, and other materials provided by the
City prior to our field survey, or in certain cases after our survey, for use in our assessments.
Building Survey Phase
As the next step in the assessment, Griffin and its team performed an Architecture Survey to identify
issues and criteria, and to review and affirm observations noted in the 2004 FCA Report, where this
was appropriate. The assessment team conducted scheduled site visits to examine existing facility
conditions and record information found during the inspection. The team also checked the specific
condition items noted in the 2004 FCA Report, and affirmed those items still pending. Based on vis-
ual observations and discussions with facility occupants and maintenance staff, Griffin evaluated
conditions and identified deficiencies existing at the time of our survey, the general conditions of key
building systems, and elements requiring secondary survey by our team's specialist engineers, which
we scheduled for a follow -up visit.
Upon completion of the architectural aspects of our survey, for those facilities warranting engineering
review, a summary report was given to specialist engineers from structural, electrical, and mechanical
trades, in preparation for their respective survey activity. The engineers reviewed all project docu-
ments and associated City drawings, and addressed questions and concerns that arose during the ar-
chitecture survey. The engineer's survey was a focused assessment of building systems, and ad-
dressed the deficiencies noted from the architecture survey as well as issues noticed in their own vis-
ual inspection.
After commencement of the survey, and overlapping with
the survey process, all collected information was assembled
into a project Building Survey Workbook. This information
was checked for consistency and completeness through an
established quality control review. As part of this survey,
Griffin examined the results of work undertaken by the city
since the 2004 FCA Report, and conversely, the team inves-
tigated further observable and apparent deteriorations
which have occurred in various facility areas since that re-
port. A written description of the facility survey results, in-
cluding an overview of the facility, building systems and
general condition, was then developed, and these appear in
Section 5 of this report.
Report to the City of Seal Beams
Submitted by Griffin Structures, Inc.
The review is organized around the
following component categories
of the facilities surveyed (Section 5):
• Site
• Environmental
• Fire /Life Safety
• Disabled Access Compliance
• Architectural Assessment
• Structural Assessment
• Mechanical Systems Assessment
• Electrical Systems Assessment
Condition Assessment
Page 3
Analysis Phase
The analysis from the results of the survey began with information which had undergone quality con-
trol review and updates as necessary, as noted above. The Building Survey Workbook data was re-
viewed and assessed by system and building components, and conceptual estimates of probable costs
for required remediation and replacement were generated. Remedial actions (and costs) were gener-
ated on a facility basis, reflective and cumulative of the categories of work involved.
To compute the Facility Condition Index (FCI) as required for this project, it was necessary to com-
pute replacement costs for each of the facilities surveyed. The computation, meaning, and usefulness
of the FCI is discussed later in this section of the report.
The analysis phase provided the team with information regarding each of the properties surveyed, and
gave the team information useful in assessing possible alternate ways of prioritizing the required re-
mediation work. This supported the development of strategic options and plans by which the city can
address the significant issues and deficiencies which were identified in the survey.
Strategic Business Plan Phase
The final step of this project has been the articulation of a strategic plan for remedying the various is-
sues and conditions related to the city's properties. It is apparent that in the past the city has deferred
much of the maintenance work needed to keep properties in best condition, and consequently much of
the current maintenance activity is reactive to chronic trouble spots, emergencies, and user reports of
specific problems as they occur.
It is the intent of this report that a strategic plan and approach be developed that addresses the true
and significant facilities problems present in Seal Beach properties, and that a strategic approach be
proposed that provides rationale for sequencing or prioritizing these activities.
A key outcome of our study, which is discussed further in the next section of this document, is that it
is not economically feasible to address the problems of any individual property on a piecemeal or
component -by- component basis: based on best construction practices, each is recommended to be
completed as a single project. This "holistic building approach" is critical to the formulation of the
strategic business plan. Second, for various reasons as we discuss later, it is not advisable to use the
FCI as the primary measure for prioritizing actions on the current building problems. Third, we do
not present a long list of specific repair tasks in this report. While the long list of detailed repairs, as
presented in the 2004 FCA report, is useful and valid in developing job assignments for any one
building or another, these lists are not useful in addressing the strategic issues and key points of im-
portance related to a long -term remediation program for Seal Beach. Fourth, the annualized routine
tasks and continual services for maintaining each property —the preventive maintenance work as-
signments associated with pre - emptive maintenance policy —are less critical to the master plan than
are the holistic upgrades needed to achieve mission critical performance, targeted systems improve-
ment, and long -term fitness of the properties. All this affects the core substance of the strategic busi-
ness plan and its timetable.
Part of the strategic plan is the development of a model for the city's 20 Year Capital Improvement
Plan that progressively attends to these issues. As a consequence of this analysis, there are three key
questions we encountered as we addressed a going- forward 20 -year plan:
Report to the City of Seal Beach Facility Condition Assessment
- %bmitted by Griffin 3ructures, Inc. Pag 4
What is the basis for developing a prioritization of the deficiencies, on which a strategic plan
can be formulated?
What is the budget timetable or fiscal limitation by which the city can act on the list of defi-
ciencies?
What is the best approach to annual maintenance - related activities for each of the prioritized
facilities to be renovated? How should the associated maintenance costs be distributed over
the timeframe of the plan, before and after the renovation event?
These points are addressed in our development of a model by which the 20 -year plan is formulated,
and by the critical criteria we identify, later in the report, on which the prioritization of building re-
mediation is based.
THE FACILITY CONDITION INDEX (FCI)
One of the traditional ways for developing a work plan that upgrades overall facility condition is to
use a statistic called "the facility condition index." A requirement of this project is that we compute
FCI values for each of the surveyed properties. This number is computed by the formula:
FCI
Cost to Remedy Deficiencies in a Building
=
Cost to Replace the Build-
As an index, the number is presented as a percentage. It shows the fractional or percentage part of
replacement that is represented by correcting a set of deficiencies. When the set of deficiencies is
significant, relative to entire facility replacement, then the fraction is higher. In many cases the FCI is
relatively small, and for a new building, needing no remedies, it is zero. In some cases, when defi-
ciencies are defined to include major building systems, and existing conditions are poor, it is techni-
cally possible for the FCI to exceed 100 %. The meaning of such an FCI value is that the total esti-
mate for the remedy of identified deficiencies is computed numerically to exceed the formula used to
compute replacement of an "equivalent' building.
There are two obvious inherent challenges in computing the FCI. First, it is necessary to identify
what is to be included as a deficiency and to identify the cost for its remedy. Second, it is necessary
to identify what is meant by a replacement facility, and what is the cost for the delivery of such a re-
placement.
In this project, we have identified deficiencies based on surveys and facility assessments as at-
tached in Section 5 of this report. We have been assisted also by comments from Council at our
interim meeting seeking guidance on this issue. At that time, it was directed that we include ap-
propriately upgrading buildings essential to the protection of the residents in times of disaster or
emergency, and upgrading safety conditions in buildings that house city staff. Among other
things, this has meant:
a. the inclusion of structural upgrades to meet structural (especially seismic) code requirements
that currently constructed buildings of similar function would be required to meet, and
b. the inclusion of system upgrades that provide for fire sprinklers and integrated alarm systems
in most city owned and occupied facilities that would be required in newly constructed build-
ings.
Report to the City of Sea! Beach Fadlity Condition Assessment
Sibmitted by Griffin 3ructures, Inc. Page 5
2. Costs for a replacement building have been based on replicating the current building size, as iden-
tified in the building documentation supplied to us, using standard unit costs per foot for build-
ings of similar function and use, and assume matching architectural style in all cases. Costs are
not reflective of such factors as historical accuracy and value, special site work, or parking. Con-
sequently, the replacement costs are somewhat generic for a given building type and form, and
assume delivery on a flat and prepared site, and without land costs included. This is the typical
approach in computing FCI.
Limitations on the Use of the FCI in this Report
The FCI is used in as a standard benchmark in facilities management to compare the relative condi-
tion of a group of facilities. The general accepted range of Facility Condition Index (FCI) for estab-
lishing a buildings condition as adopted by the Building Owners and Managers Association, the
Council on Education Facilities, and the American University Planners Association, and a number of
other national facilities groups is as follows:
For an FCI in the range of 0 to 5% the building is rated "good"
For an FCI in the range of 6 to 10% the building is rated "fair"
For an FCI over 10% the building is rated "poor"
These ranges are not appropriate in this project for several reasons, and even the use of an FCI as a
comparative index across all Seal Beach facilities is questionable.
Inclusion of Major System Upgrades in the Cost Allowances
As noted above, we have included major upgrades to structural and fire safety systems in these build-
ings, to provide for the level of standards which current building codes call for. This is strongly ad-
vised due in part to regional risks of earthquake or similar disaster, and the importance —as recog-
nized by the City Council in our February presentation —of including this level of preparedness in our
facilities master planning process. This applies also to the inclusion of new fire sprinkling in the
buildings housing city staff and operations, as protection to those staff and provisions of continued
city services to the community in the event of a fire condition. The resulting effect on the FCI is a
higher value, reflecting the relative added cost of performing these major system upgrades as part of
removing a facility's deficiencies.
Little Commonality in the Mission of the Buildings
Generally, the FCI is used to compare a campus or complex of buildings of similar mission. On a
school campus, for example, each of the buildings evaluated using the FCI typically has an integrated
educational mission, and functions accordingly. In this case of Seal Beach, building missions are ex-
tremely diverse, including (a) office functions, (b) public safety functions, (c) rental buildings, (d) in-
dividually specialized sports facilities, (e) pier -based structures, (;) a parking lot, and others. This di-
versity results in a basic difficulty in recognizing the strategic importance of a given FCI value, for
example, for an office supplying lifeguard services, a building rented out for commercial uses (the te-
nant is able to make certain improvements itself), or a beach parking lot in need of reshaping, paving,
and striping.
Holistic Building Remedies
As noted above, we take a builder's approach to examining building conditions and to considering the
remedies to the deficiencies which are found. Many buildings in the survey require major system up-
Report to the City of Sad Beach Faality Condition Assessment
sibmitted by Griffin aructures, Inc. Pale 6
grades to address certain key problems, which by their nature imply removal of finished surfaces,
opening structure, and disturbing other building components in the process. For example, major
seismic upgrades, or sprinkler upgrades, will affect all ceiling systems, ceiling lighting, and other
elements of the building, and will require protection of all components, relocation of electronics and
other furnishings and equipment, and other activities. If this is undertaken, then it is prudent and re-
sponsible to perform the other remediation work identified, at the same time. So, if walls need finish-
ing, if carpet is worn and in need of replacement, or if light fixtures are not functional, then these
projects would be much cheaper to accomplish as part of the same construction contract, rather than
to do them later under a separate contract. This leads us to the general approach that the building re-
medies should be undertaken all at once, or else postponed with limited maintenance (a holding pat -
tem), deferring the renovation work to a time when it can be undertaken as a single project. This ho-
listic approach affects the FCI. In the classic analysis, it is possible to reduce a building's FCI by per-
forming some of the remediation work, on a system -by- system basis. The integrated building ap-
proach implies that the FCI is reduced completely, by the integrated renovation and remediation ac-
tivity, and notjust marginally reduced.
How the FCI is Valuable to this Review
The above comments explain why the FCI is not the best index in developing a strategic approach to
improving Seal Beach facilities'. But it may still be useful in two ways. First, it may be useful to see
where the values lie, to understand the relative costs to remedy the identified building deficiencies.
Most of the Seat Beach facility FCI values are high, ranging between 11% to over 100 %. Second,
within a selected, highly similar collection of facilities, very high FCI scores may signify critical con-
cern and warrant special focus; very low scores may indicate relatively lower cost to correct their de-
ficiencies. Generally, the FCl is useful (only) when comparing buildings of very similar function and
mission, and of similar size and system design. Two community similar centers might be compared
effectively, for example.
Consequently, we have given some care to our calculation of the FCI for the facilities included in the
study. As noted earlier, we have computed replacement costs using existing square footages, and us-
ing unit costs appropriate for the respective building type. Renovation costs come from the assess-
ment packages by building. We discuss our methodology for identifying these conceptual probable
costs below.
COMPUTING COSTS
Current Replacement Value
The replacement cost comparison is primarily driven by the existing form and type of facility (city
hall, police headquarters, library, etc.). For most facilities, a set of cost models have been developed
that begin with an estimate of the cost per square foot for new construction. These are then multiplied
by the size of the building under consideration, and to this we add an allowance for site work integral
to the delivery of such a building, and other factors, arriving at a hard -cost figure. Other allowances
are then added, including fees, pre- construction services, permits, owner's insurance, and other soft
costs as appropriate to this facility. The result is a conceptual estimate of probable costs that reflects
the current and local construction market as of-March 2011, and which are appropriate for the purpos-
es of this project. In some cases, the facility is uniquely described, or the approach just outlined is not
appropriate. These variations are explained in each assessment packet. The reader should review the
t Note for example that the Mary Wilson Library/Senior Center has a relatively low FCI, but is one of the buildings needing
urgent attention. See discussion in Section 4, and the facility assessment packet for this facility included in Section 5.
Report to the City of %al Beach Facility Condition Assessment
Stbmitted by Griffin aructures, Inc. Page 7
assessments and the cost models carefully to assure common understanding of the components of the
model as it is used.
Cost to Remedy Deficiencies
The deficiencies have been evaluated individually, as discussed and described in the facility condition
assessment packets which appear in Section 5 of this document. Each building is discussed separate-
ly, using categories and methodologies as noted above. For each deficiency, a component system
worksheet (based mainly on CSI" divisions) was developed which formed the basis of the direct con-
struction cost line item. Once computed, this information was then inserted into a summary cost
model to compute a total cost allowance. Note that our approach anticipates that all of the deficiencies
will be corrected as one package rather than separating into a component basis, and so the cost as-
sumptions are made with the economies of a continuous construction process. Otherwise, total build-
ing costs would be overstated, and the sequencing of work could radically affect the system -by-
system component cost allowances. An example is the replacement or renovation of a building roof
and a renovation of structural systems for seismic upgrade. Cost for performing these renovations as
separate projects would require redoing the roof work as part of the seismic upgrade.
DEFERRED MAINTENANCE
Over the years, maintenance and repairs have been deferred and pursued reactively. Almost all build-
ing industry and facility management organizations —such as the American Public Works Associa-
tion, the Building Owners and Managers Association (BOMA) International, and others —agree on
the benefits of well - planned and executed preventive maintenance programs. They advocate preven-
tive maintenance for its effects on improving building - mounted equipment operating efficiency,
which consequently minimizes premature replacement of components and avoids interruptions to
building occupants. Preventive maintenance also improves facility life, reduces the frequency or oc-
currence of major renovations, and provides the advantage of scheduled rather than reactive work
planning. Maintenance practices are generally described on the following continuum, with the first
levels representing the lowest degree of maintenance planning and the highest levels representing the
highest degree:
Deferred Emergency Corrective General Preventive Predictive Proactive
Financial benefits of moving along this continuum are difficult to apply in general situations, but
some studies have clearly demonstrated specific benefits. The right balance of each level depends on
overall financial constraints, tradeoffs between operating and capital budgets, and many internal and
external priorities.
"Construction Specifications Institute
Report to the City of SA Beads Facility Condition Assessnent
aAbmitted by Griffin 8rudures, Inc. Page 8
CLARIFICATIONS, QUALIFICATIONS & EXCLUSIONS
The following points apply throughout this report. See also caveats and notes appearing with the cost
models, in the individual facility assessment documentation, and elsewhere in this report.
I. We have used reasonable efforts to analyze and evaluate this building condition assessment to the
best of our professional abilities given the limited as -built drawings provided and visual informa-
tion readily available, without any physical disturbance of properties or installations.
2. The cost models represent an opinion of probable cost suitable to master planning capital budget-
ing. Costs are based on the assumption that all requirements for each given building will be ad-
dressed as part of one project. Significant economies may be realized if several buildings are re-
novated concurrently. Conversely, significant increases in costs will result if the entire renovation
package for a building is not performed as one project.
3. Note also that the associated surveys and condition assessments have been performed without
physical disturbance of existing installations or constructions. Reasonable efforts have been
made to analyze these facilities, given information readily available and visually observable.
Where applicable, additional information supplied by the city has been considered in this analy-
sis.
4. All cost figures shown are based on March 2011 dollars, prevailing wages, Public Contracting
Code requirements unless otherwise noted.
5. Needs Assessments are excluded. Space and program needs are based on current existing uses
with no changes, and replacement costs assume no changes in space or program requirements.
6. Renovation / construction will be accomplished in a single move -in per building with either the
occupants relocating to separate facilities or consolidating / relocating to a portion of the existing
facility to remain in a multi - staging/ phasing process TBD.
7. The following items are excluded:
• Building permit and plan check fees
• Utility Company connection fees, charges and assessments
• Payment and performance bonds
• Off-site / Public Improvements
• Development or other assessment fees
• Land cost and /or other associated property real estate or legal fees
• Relocation costs
• Financing costs
• Furniture, Fixtures, and Equipment (FF &E) costs
Additional in -depth investigation including destructive testing and engineering/design is neces-
sary to validate our opinions expressed here in the report, prior to taking further action on these
recommendations.
to the City of dal Beach
Submitted by Griffin Structures, Inc
Condition Assessment
Page
Report to the City of Seal Beach Facility Condition Assessment
9ibmitted by Griffin 3ructures, Inc. Page 10
3. RESULTS OF THE ASSESSMENT SURVEYS
DATES OF SURVEYS
The following table repeats the list of properties surveyed that was presented in the introduction to
this report, and also identifies the address, year built, and survey date. The date listed is the day of
our first primary survey at which conditions were recorded. In most cases, we both visited the site
prior to this date as part of a reconnaissance activity, and later as part of a follow -up activity, espe-
cially in those cases where we deemed it appropriate to add our engineer team to the survey process.
The condition surveys are therefore valid as of the indicated date, or very near to it.
No.
Property Name.,
Address_-
Yrf Built,,",.
-Survey Date*
I
City Hall
211 8th Street
1969
26 -Aug
2
Old City Hall
201 8th Street
1929
26 -Aug
3
Police Headquarters
91 1 Seal Beach Boulevard
1978
14 -Oct
4
City Yard -Office
1776 Adolfo Lopez Drive
1978
30 -Sep
4A
City Yard - Vehicle /Equipment Storage
1776 Adolfo Lopez Drive
1978
30 -Sep
4B
City Yard - Vehicle /Equipment Repair
1776 Adolfo Lopez Drive
1978
30 -Sep
4C
City Yard - Vehicle /Equipment Carport
1776 Adolfo Lopez Drive
1978
30 -Sep
4D
City Yard- Vehicle/Equipment Storage
1776 Adolfo Lopez Drive
1978
30 -Sep
4 -Site
City Yard - Surface Site Area
1776 Adolfo Lopez Drive
1978
30 -Sep
5
Library/Senior Center
707 Electric
1976
7 -Oct
6
Fire Station #44
718 Central Avenue
1960
26 -Aug
7
Seal Beach Pier - Restaurant Building
900A Ocean Avenue
1985
21 -Oct
8
North Seal Beach Community Center
3333 St. Cloud
1968
23 -Sep
9
Marina Community Center
151 Marina Drive
1974
26 -Aug
9
Marina Community Center Park
151 Marina Drive
1974
8 -Nov
10
Seal Beach Pier -Old Bait Shop
900 Ocean Avenue
1985
21 -Oct
10C
Lifeguard Tower
888 Ocean Avenue
1993
21 -Oct
IOD
Safety Building
900 Ocean Avenue
1995
21 -Oct
IOE
Lifeguard Headquarters
888 Ocean Avenue
1983
21 -Oct
IOF
Lifeguard Garage
888 Ocean Avenue
1990
21 -Oct
IOH
Seal Beach Pier Restrooms
900 Ocean Avenue
1998
21 -Oct
13
Beach Facility - Maintenance Building
Ist St. Parking Lot
1976
7 -Oct
13A
Beach Facility - Restaurant Building
15 First Street
1976
7 -Oct
13B
Beach Facility- Storage Building
I st St. Parking Lot
1976
7 -Oct
13C
Beach Facility - Restroom Building
I st St. Parking Lot
1976
7 -Oct
13D
Beach Parking Lot
I st St. Parking Lot
1976
7 -Oct
16
Well & Pump House (Bolsa Chica)
3333 Bolsa Chica Road
1977
30 -Sep
17
Well & Pump House (Beverly Manor)
3101 Beverly Manor Road
1968
30 -Sep
29
Zoeter Building (Day Care)
1 198 Landing Avenue
1948
19 -Aug
29B
Zoeter Bleachers
12th St. & Landing Avenue
1987
19 -Aug
37
Tennis Center Club House
3900 Lampson
1970
23 -Sep
37A
Tennis Center Locker /Shower /Restrooms
3900 Lampson
1970
23 -Sep
37B
Tennis Center Workout Room
3900 Lampson
1970
23 -Sep
37C
Tennis Center Gate /Site
3900 Lampson
1970
23 -Sep
38
McGaugh Pool Facility
1698 Bolsa Avenue
1964
19 -Aug
39
Seal Beach Pier - Utilities
900 Ocean Avenue
1966
21 -Oct
*Many buildings were visited on more than one date. This is the date of the initial survey.
to the City of anal Beach
Sibmitted by Griffin Structures, Inc.
Condition Assessment
Page 11
RENOVATION COSTS
Total Renovation Costs by Facility
The following table summarizes the conceptual estimates of probable renovation costs as computed
for this report, and presented with the facility surveys and assessment packages appearing below in
Section 5.
Exhibit
Total Renovation Costs by Facility Surveyed
No.
Property Name
GSF'.
Renovation $
$ /GSF
I
City Hall
13,000
$2,331,400
$179
2
Old City Hall
11,200
$1,499,500
$134
3
Police Headquarters
22,000
$5,598,800
$254
4
City Yard- Office
3,100
$873,100
$282
4A
City Yard - Vehicle /Equipment Storage
6.200
$548,700
$89
4B
City Yard- Vehicle /Equipment Repair
4,900
$563,100
$115
4C
City Yard- Vehicle/Equipment Garage
4,800
$500,100
$104
4D
City Yard - Vehicle /Equipment Carport
5,250
$65,900
$13
4 -Site
City Yard -Site
Yard
$1;537,800
5
Library/Senior Center Phases A and B'
28,286
$3,418,800
$121
6
Fire Station #44
3,500
$1,102,100
$315
7
Seal Beach Pier - Restaurant Building'
2,679
$357,400
$133
8
North Seal Beach Community Center
4,550
$996,500
$219
9
Marina Community Center / Park2
4,600
$1,468,300
$319
10
Seal Beach Pier -Old Bait Shop'
510
$121,700
$239
IOC
Lifeguard Tower
516
$91,800
$178
IOD
Safety Building
842
$294,800
$350
IOE
Lifeguard Headquarters
1,900
$469,100
$247
IOF
Lifeguard Garage
2,250
$393,700
$175
10H
Seal Beach Pier RestroomS3
1,000
$90,000
13
Beach Facility - Maintenance Building
3,150
$546,700
$174
13A
Beach Facility - Restaurant Building'
1,350
$228,600
$169
13B
Beach Facility- Storage Bldg.'
350
$57,700
$165
13C
Beach Facility- Restroom Building3
850
$150,000
13D
Beach Parking Lot
Lot
$1,083,100
16
Well & Pump House (Bolsa Chica)
570
$258,200
$453
17
Well & Pump House (Beverly Manor) 4
$3,683,500
29
Zoeter Building (Day Care)
1,500
$347,500
$232
29B
Zoeter Bleachers
1,600
$478,200
$299
37
Tennis Center Club House
2,100
$745,500
$355
37A
Tennis Center Locker /Shower /Restrooms
3,200
$1,373,300
$429
37B
Tennis Center Workout Room
1,000
$514,700
$515
37C
Tennis Center Gate /Sites
$275,000
38
McGaugh Pool Facility
$2,982,600
39
Seal Beach Pier - Utilitiesb
$531,400
'As a tenant - occupied building, this cost estimate covers shell /core work only. Tenant improve-
ment costs would be paid by tenants.
2Combines building and park costs, so cost/sq.ft. may be affected
3Costs were provided by City as rough estimates
4Lump sum of $3.6M was provided by City. Additional cost is proposed scope not currently
shown as part of City project
slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
7See discussion in Section 4 for definition of these two phases.
Report to the City of dal Beach Facility Condition Assessment
Submitted by Griffin aructures, Inc Page 12
Renovation Costs by System Component
The following table summarizes the conceptual estimates of probable renovation costs as distributed
into various construction component parts. This information is presented by building in the facility
surveys and assessment packages appearing below in Section 5. The information illustrates that me-
chanical (mainly HVAC) system improvements contribute the highest component of the overall reno-
vation costs.
.Ti
Exhibit
Total Renovation Costs by Component
System Component
Direct Cost
Percent
Mechanical
$3,415,200
18.8%
Site Construction
$3,159,600
17.4%
Finishes
$2,870,600
15.8%
Electrical
$2,861,200
15.7%
Wood and Plastics
$1,244,000
6.8%
Thermal / Moisture Prot
$1,210,800
6.6%
Special Construction
$1,094,000
6.0%
Doors and Windows
$890,100
4.9%
Communications
$706,000
3.9%
Metals
$597,500
3.3%
Concrete
$70,400
0.4%
Specialties
$33,800
01%
Masonry
$21,000
0.1%
,,.M
■Mectanical
■ sa, COrn:tmalon
Fn
"'Ekctr f
■wo a Plea
F Themes I Moisture Pmt
■ SWW Constwd
ti Doom aM Wi .
6Camnunkauons
Metals
Concrete
Spacian
9Ma ,
Report to the City of Sad Beach Facility Condition Assessment
Sibmitted by Griffin Structures, Inc. R)y, 13
Renovation Costs by System Component by Facility
The following chart illustrates the conceptual estimates of probable renovation costs as distributed in-
to various construction component parts by facility. This chart further illustrates the variety of con-
struction issues associated with facilities of wide construction type, disperse missions, and integrated
remedy requirements. The diversity is clear in the chart, and underscores another reason for present-
ing these renovations as holistic building requirements, and it further shows limitations in FCI com-
parisons. Note that three properties are currently in the process of renovation, and are not graphed:
Seal Beach Pier Restrooms, Beach Facility Restroom Building, and Beverly Manor Well and Pump
House.
i
I
Report to the City of dal Beath Pcd ity Condition Assessment
3hbmitted by Griffin Structures, Inc. PagB 14
REPLACEMENT COSTS
Total Replacement Costs by Facility
The following table summarizes the conceptual estimates of probable replacement costs as computed
for this report, and presented with the facility surveys and assessment packages appearing below in
Section 5. Note assumptions and qualifications discussed in Section 3 and elsewhere.
Exhibit
Total Replacement Costs by Facility Surveyed
Bldg. ^ - -, ; w
GSF :
- Replacement $:... ,
$ /GSF ,
I
City Hall
13,000
$9,395,300
$723
2
Old City Half
11,200
$3,131,900
$280
3
Police Headquarters
22,000
$15,521,600
$706
4
City Yard -Office
3,100
$1,420,400
$458
4A
City Yard - Vehicle /Equipment Storage
6,200
$2,000,600
$323
4B
City Yard- Vehicle /Equipment Repair
4,900
$1,635,600
$334
4C
City Yard - Vehicle /Equipment Garage
4,800
$1,907,000
$397
4D
City Yard- Vehicle /Equipment Carport
5,250
$575,100
$110
4 -Site
City Yard -Site
n/a
$1,537,800
n/a
5
Library/Senior Center
28,286
$19,268,300
$681
6
Fire Station #44
3,500
$2,573,500
$735
7
Seal Beach Pier - Restaurant Buildings
2,679
$953,100
$356
B
North Seal Beach Community Center
4,550
$2,333,700
$513
9
Marina Community Center / Park3
4,600
$2,585,100
$562
10
Seal Beach Pier -Old Bait Shop]
510
$191,400
$375
10C
Lifeguard Tower
516
$214,600
$416
IOD
Safety Building
842
$504,400
$599
10E
Lifeguard Headquarters
1,900
$1,244,100
$655
IOF
Lifeguard Garage
2,250
$925,300
$411
10H
Seal Beach Pier Restroom3
1,000
$378,000
$378
14
Beach Facility - Maintenance Building
3,150
$1,343,400
$426
13A
Beach Facility - Restaurant Building)
1,350
$1,103,800
$818
13B
Beach Faciliry- Storage Bldg. 1
350
$165,300
$472
13C
Beach Facility- Restroom Building3
850
$502,800
$592
13D
Beach Parking Lot
Lot
$1,187,800
n/a
16
Well & Pump House (Bolsa Chica)
570
$445,000
$781
17
Well & Pump House (Beverly Manor)4
$3,683,500
n/a
29
Zoeter Building (Day Care)
1,500
$1,021,700
$681
29B
Zoeter Bleachers
1,600
$783,600
$490
38
Tennis Center Club House
2,100
$1,146,300
$546
37A
Tennis Center Locker /Shower /Restrooms
3,200
$1,704,700
$533
37B
Tennis Center Workout Room
1,000
$414,300
$414
37C
Tennis Center Gate /Sites
n/a
$247,100
n/a
38
McGaugh Pool Facility
Na
$4,752,100
n/a
39
Seal Beach Pier - Utilities 6,7
As a tenant - occupied building, this cost estimate covers shell /core work only. Tenant im-
provement costs would presumably be paid by tenants.
2Combines building and park costs, so cost/sq.ft. may be affected
3Costs were provided by City as rough estimates
4Lump sum of $3.611 was provided by City. Additional cost is proposed scope not currently
shown as part of City project
slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
3New construction replacement cost estimate not provided
Report to the City of Seal Beach Facility Condition Assessment
9ibmitted by Griffin Etructures, Inc. page 15
Replacement Costs Compared to Renovation Costs
The following table and associated chart summarizes the conceptual estimates of probable replace-
ment vs. renovation costs as computed for this report, and presented with the facility surveys and as-
sessment packages appearing below in Section 5.
Exhibit
Total Replacement Cost vs. Renovation Cost
No.
Bldg
Renovation $
Replacement $
5
Library/Senior Centers
$3,418,800
$19,268,300
3
Police Headquarters
$5,598,800
$15,521,600
1
City Hall
$2,331,400
$9,395,300
38
McGaugh Pool Facility
$2,982,600
$4,752,100
17
Well & Pump House (Beverly Manor) s
$3,683,500
$3,683,500
2
Old City Hall'
$1,499,500
$3,131,900
9
Marina Community Center / Park2
$1,468,300
$2,585,100
6
Fire Station #44
$ 1,102,100
$2,573,500
8
North Seal Beach Community Center
$996,500
$2,333,700
4A
City Yard - Vehicle /Equipment Storage
$548,700
$2,000,600
4C
City Yard- Vehicle /Equipment Garage
$500,100
$1,907,000
37A
Tennis Center Locker /Shower /Restrooms
$1,373,300
$1,704,700
4B
City Yard- Vehicle/Equipment Repair
$563,100
$1,635,600
4 -Site
City Yard -Site
$1,537,800
$1,537,800
4
City Yard-Office
$873,100
$1,420,400
13
Beach Facility- Maintenance Building
$546,700
$1,343,400
IOE
Lifeguard Headquarters
$469,100
$1,244,100
13D
Beach Parking Lot
$1,083,100
$1,187,800
37
Tennis Center Club House
$745,500
$1,146,300
13A
Beach Facility - Restaurant Building'
$228,600
$1,103,800
29
Zoeter Building (Day Care) '
$347,500
$1,021,700
7
Seal Beach Pier - Restaurant Building'
$357,400
$953,100
10F
Lifeguard Garage
$393,700
$925,300
29B
Zoeter Bleachers
$478,200
$783,600
4D
City Yard- Vehicle/Equipment Carport
$65,900
$575,100
IOD
Safety Building
$294,800
$504,400
13C
Beach Facility- Restroom Building3
$150,000
$502,800
16
Well & Pump House (Bolsa Chica)
$258,200
$445,000
37B
Tennis Center Workout Room
$514,700
$414,300
IOH
Seal Beach Pier Restrooms3
$90,000
$378,000
37C
Tennis Center Gate/Sites
$275,000
$247,100
IOC
Lifeguard Tower
$91,800
$214,600
10
Seal Beach Pier -Old Bait Shop'
$121,700
$191,400
13B
Beach Facility- Storage Bldg.'
$57,700
$165,300
39
Seal Beach Pier - Utilities 5,6
$531,400
n/a
As a tenant- occupied building, this cost estimate covers shell /core work only. Tenant im-
provement costs would presumably be paid by tenants.
tCombines building and park costs, so cost/sq.ft. may be affected
3Costs were provided by City as rough estimates
+Lump sum of $3.611 was provided by City. Additional cost is proposed scope not currently
shown as part of City project
slncludes 50 gsf I -story entry office and gate
6Fire line only - other utilities not visible for assessment
7New construction replacement cost estimate not provided
BRenovation cost shown here is total of Phase A ($19,100) + Phase B ($3,399,700)
Report to the City of Sbal Beach Fadlity Condition Assessment
,Submitted by Griffin Structures, Inc. Page 16
Exhibit
Total Replacement Cost vs. Renovation Cost
0 0 ° o S g qss
0 0
&xn Pac1Ry Swap. BMB'
Sui Beach Pier -0Itl BaH SIwP'
LHprurd Tewx
Tan -C~WI ✓Silo`°
SW U. PMr Re.iw -
fin -CM W .R.
"I I Pump H.. JW. CN j
Beach EWMyJ(Wwom BW2ip
S yBuIWna
CI Y.0.WhKIMEVu .Cr
ZuxBNUMn
U1puxC G.,.
Baal Beach ft, RW—1 BuWd
ZMxBuiMin9 (D" Can)'
Bexh FxilYy- RaahuraM BuHJ`y'
Tm -C. Cub Napa
Nxh Px ,W
Lr., a HeaHwawn
Bun F.M,Winttnance W"
CHy Y.mafc.
c Yam
C,Ya V KMEW"a R.PYI
T-wC
LccYMSha'nrlRwl.
[6T YarbYMkWLpulpmeM Wrap
C" YwWhkM'EWVmart %an.
MwN SW BeacA CamMnHy <Mx
M1a 9ulvnW
YWU C—ky Cxrtx I Pa '
OM Ck, W.
rxH s Pump wuu iBwerry xa.mrl—
cHr wH
rape. watlRwnM
ta.rylseniacmtx
Peport to the City of dal Beach Facility Condition Asmsrnent
8ibmitted by Griffin 3ructures, Inc. Page 17
FCI CALCULATION
The following table summarizes the FCI computed for each of the facilities surveyed. This index is
based on the ratio of the conceptual estimates of probable replacement and renovation costs as pre-
sented above. Note assumptions, qualifications, and notes for each entry as presented elsewhere in
this report. Note that the values range from 11% to over 100 %. FCI's over 100% occur because the
specific facility conditions, requirements, and constraints of the existing facility require more expense
to remedy the significant issues than is computed by a hypothetical construction of a replacement fa-
cility of similar size and design, assuming a clean and prepared site on which to provide it.
Exhibit
FCI by Facility Surveyed
No.
Bldg
Renov $
Replace $
FCI
37B
Tennis Center Workout Room
$514,700
$414,300
124.2%
37C
Tennis Center Gate/Site
$275,000
$247,100
111.3%
17
Well & Pump House (Beverly Manor)
$3.683,500
$3.683,500
100.0%
4 -Site
City Yard -Site
$1,537,800
$1.537.800
100.0%
13D
Beach Parking Lot
$1,083.100
$1,187,800
91.2%
37A
Tennis Center Locker /Shower / Restrooms
$1,373,300
$1,704,700
80.6%
37
Tennis Center Club House
$745,500
$1,146,300
65.0%
10
Seal Beach Pier -Old Bait Shop
$121,700
$191,400
63.6%
38
McGaugh Pool Facility
$2,982,600
$4,752,100
62.8%
4
City Yard-Office
$873,100
$1,420,400
61.5%
29B
Zoeter Bleachers
$478,200
$783,600
61.0%
10D
Safety Building
$294,800
$504,400
58.4%
16
Well & Pump House (Solsa Chica)
$258,200
$445,000
58.0%
9
Marina Community Center / Park
$1.468,300
$2,585,100
56.8%
2
Old City Hall
$1.499,500
$3,131,900
47.9%
6
Fire Station #44
$1,102,100
$2,573,500
42.8%
10C
Lifeguard Tower
$91,800
$21400
42.8%
8
North Seal Beach Community Center
$996,500
$2,333,700
42.7%
101'
Lifeguard Garage
$393,700
$925,300
42.5%
13
Beach Facility- Maintenance Building
$546,700
$1,343,400
40.7%
10E
Lifeguard Headquarters
$469,100
$1,244,100
37.7%
7
Seal Beach Pier - Restaurant Building
$357,400
$953,100
37.5%
3
Police Headquarters
$5,598,800
$15,521,600
36.1%
13B
Beach Facility - Storage Bldg.
$57,700
$165,300
34.9%
4B
City Yard- Vehicle/Equipment Repair
$563,100
$1,635,600
34.4%
29
Zoeter Building (Day Care)
$347,500
$1,021,700
34.0%
13C
Beach Facility- Restroom Building
$150,000
$502,800
29.8%
4A
City Yard- Vehicle/Equipment Storage
$548,700
$2,000,600
27.4%
4C
City Yard- Vehicle/Equipment Garage
$$00,100
$1,907,000
26.2%
1
City Hall
$2,331,400
$9,395,300
24.8%
I0H
Seal Beach Pier Restrooms
$90,000
$378,000
23.8%
13A
Beach Facility- Restaurant Building
$228,600
$1,103,800
20.7%
5
Library/Senior Center
$3,418,800
$19,268,300
17.7%
4D
City Yard- Vehicle/Equipment Carport
$65,900
$575,100
11.5%
Report to the City of 3?a1 Beach Facility Condition Assessment
aibmitted by Griffin arudures, Inc. Page 18
Exhibit
Graph of FCI by Facility Surveyed
R S S R
CYyyWYMbul:vulmotc+
l.eN Fw01 ..M Wftb p'
6W Bw.M1 Pier RUh -
CRyw
cry rwo-vmaHehampmnt wap.
CRy Ywb W I kI.IF9u1pmm15�Mye
BsM1 FrilayRanrown BuiYpnp^
m a,Raxp roRi<w.i,
CRy Yw6YNkIUERUIPnimt Rlp ,
l.ecY FwIYyStwape BNB'
hW WeaqusnM
Stl &aG Rw R.Y .Bu11N,g'
lbpuwd Neatlpuw,M
W Aiac�firy�YaNt.n»c. BuNtllrg
IR.,., Gasp.
YasA B.M,CMmunBY Cent.,
Wpu,ETwar
RRBWOnf4
m CRym.
Y C.My C..IftM'
the {Pw R .18d.. Cnkal
SW* BUlldnp
2 81.KIN,Y
Cl v .
MC"Vh Pod Fecft
i e.wr nwad B M,'
TwnmC wCW HWu
nnnY cMw
L «wnsnowe,mwvoama
Bewt, PVYnp LO
Qy YY R.
M. -Pump xmn.IBev.,ry
W„Prl "'
T ft C.nw GA ft.—.
7e C.M. YYlr R.
Report to the City of Seal Beach facility Condition Asses rent
Sibmitted by Griffin Structures, Inc. Page 19
t�
Exhibit
Graph of FCI by Showing Also the Associated Renovation Cost
a
w � ftenoeanon GOel w m
Clry YaN Vehker Equipment Carport
Libra,12tenior Center
Rauh Facility ReeexuraM Building'
Seal aeach Nee Pentrto�n^
City Hag
City YartrWhiWEquimeMGarage
CRY Yam -Whit WEqulpnent storage
Reach Fuilky-Restmom BWRg'p^
Zoeter BuM, (Rry Care)'
City YaMW hicla'F.qulpment Repair
BeachFxiflro forage Bldg.'
Pee'. Headgaden
Seel Rexh Pier - Restart t Building'
1.0guard Heedquxten
Beach Fui19,10i inbnance RuildMg
LinguaM Gerape
Noxh seal Reach Community Center
Fire Station aaa
ort city Hall'
Marina Community Center I Perk'
Well 8 Pump Noose (Bolo Chia)
Sahty Bulldmg
Idtee BMaeh.
CRY YaIdA .
McGaugh Pool Facility
Sul aeMh PMrad Bail shot'
TennN Center Club House
Tennk CenterLxkedShovierlResboonn
aeatb Puking Lot
City YardSRe
Well S Pump House is." Mantel -
Tennis Center Gale'Site ^"
Ten, Center Workout Room
Report to the City of Saal Beach Facility Condition Assessinent
&bmitted by Griffin aructures, Inc. Page 20
_k
tS
S
r
w � ftenoeanon GOel w m
Clry YaN Vehker Equipment Carport
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Rauh Facility ReeexuraM Building'
Seal aeach Nee Pentrto�n^
City Hag
City YartrWhiWEquimeMGarage
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Reach Fuilky-Restmom BWRg'p^
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City YaMW hicla'F.qulpment Repair
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Pee'. Headgaden
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1.0guard Heedquxten
Beach Fui19,10i inbnance RuildMg
LinguaM Gerape
Noxh seal Reach Community Center
Fire Station aaa
ort city Hall'
Marina Community Center I Perk'
Well 8 Pump Noose (Bolo Chia)
Sahty Bulldmg
Idtee BMaeh.
CRY YaIdA .
McGaugh Pool Facility
Sul aeMh PMrad Bail shot'
TennN Center Club House
Tennk CenterLxkedShovierlResboonn
aeatb Puking Lot
City YardSRe
Well S Pump House is." Mantel -
Tennis Center Gale'Site ^"
Ten, Center Workout Room
Report to the City of Saal Beach Facility Condition Assessinent
&bmitted by Griffin aructures, Inc. Page 20
4. STRATEGIC BUSINESS PLAN
PRIORITIZING FACILITIES FOR REMEDIATION OF DEFICIENCIES
This project has as one key mission the identification of a strategic approach by which the city should
address its current (and future) facilities requirements. The main findings leading to the development
of such a plan, as outlined in the foregoing sections of this report, and in the individual survey as-
sessments included in Section 5, are summarized as follows:
Our recommendation for addressing the problems of the surveyed building inventory is to re-
novate each building in its turn but to the full extent of its needs'. It is more expensive to ad-
dress problems (such as installing sprinkler systems, or upgrading the seismic structural rating)
one at a time. This is especially critical given the Council directive to include (a) improve-
ment of seismic deficiencies, up to current code requirements for new buildings, and (b) pro-
viding fire sprinkling in all city buildings, as part of the life -safety objectives for main city
buildings.
• The FCI value is useful in understanding the relative extent of improvement needed in some
cases, especially where the mission, scale, type, and character of the comparison facilities are
similar. As explained in Section I, it is our opinion that the FCI is not useful in deciding upon
a strategic prioritization of improvements across the facilities included in this project.
• Some of the facilities surveyed have extremely critical missions that they perform in the deli-
very of city services, whereas some do not.
• A few of the facilities surveyed appear to have deficiencies which are of high risk, pose signif-
icant liability potential, and threaten the delivery of the current missions of those facilities.
We believe that a prioritization should be based on functional groupings of the facilities and the effect
the identified deficiencies have on the execution of these functions. This brings buildings with a pub-
lic safety mission to a high position on the prioritization list. Of most critical importance, however, is
the remediation of deficiencies which are imminent threats to life safety or the facility's functional
capability. In summary, we identified the following six potential strategic prioritization categories:
Tier I. Urgent repair or renovation needed for imminent problems
Tier 2. Renovation of critical conditions to provide city services of an essential nature in event of disaster
Tier 3. Renovations to provide protection to City staff, and preservation of city services in event of disaster.
Tier 4. Renovations of facilities that serve the public and provide community service
Tier 5. Renovations of facilities serving basic city functions which are of lower urgency
Tier 6. Renovations of buildings owned by the city but leased to others.
To these six tiers we have added, as a convenience of nomenclature, Tier 0: Projects underway or in
current planning stages by the City.
Tier I. Two deficient conditions fall into this most critical category. We consider these two facilities
to lie in the highest tier of priority for city remediation of the conditions found in this project.
The Senior Center / Library (Mary Wilson Library) has a structural deficiency that needs im-
mediate attention'. Further engineering examination of the conditions, using methods beyond
'With one exception which is discussed below (See Tier I discussion).
e Our survey approach has been to observe conditions as are readily accessible and available to visual inspection, without
destructive measures or dismantling any assemblies. In response to our observations. the City has undertaken a specific en-
gineering survey of the truss system of this building.
Report to the City of Seal Beach Facility Condition Assessment
Submitted by Griffin 3ructures, Inc. Page 21
the scope of our survey approach, was performed by the City'. See the Building 5 survey for
details of our preliminary observation. Based on the City assessment (and results of its inde-
pendent engineers), we have split off the truss repair portion (Phase A): $19,100, including an
allowance for insurance, GC overhead, etc. The remaining portion (Phase B, $3,399,700) is
included with the Building 5 improvements that are listed in Tier 4. Note that this is the one
exception to the rule that all work in one facility should be done as one project. The total of
these two phase costs is used in computing the FCL
The fire suppression water line on the Seal Beach Pier is observably deteriorated, to a point
that appears beyond repair. Fresh leaks were discovered during our site survey. The conse-
quence of a failed system may be inability to suppress a fire in the event one occurs. The high
cost of pier replacement suggests further that this condition should be corrected in order to re-
duce risks of loss in that event. See the assessment package for this facility in Section 5 for
further details.
In both cases, it is important at least to examine and correct these critical conditions even if the city
elects not to perform all the recommended renovations noted in the respective facility assessments.
Tier 2. Functionally, we believe that public safety and protection of the community in times of disas-
ter places buildings of that mission into the second priority tier for remediation of facility deficien-
cies. There are three classes of buildings in this category, and we single out the first of these as hav-
ing highest ranking among the group:
I. Facilities providing central police and fire services
2. Facilities providing emergency services related to city public works, as may be needed to clear streets,
repair mains, maintain traffic control and systems, and others in times of emergency or disaster.
3. Facilities providing public safety services to the beach area, or in support of central public safety re-
sources.
The inclusion of items 2 and 3 on the list above is a matter of city policy. Since an increasing amount
of public works services are provided through outside contracts, it may be considered policy by the
city that the maintenance and upgrade of public works yard facilities is not critical to the maintenance
of city infrastructure during such an event. This assumes that the vendors themselves are in suitably
protected facilities and are able to respond in Seal Beach. In this case, these public works facilities
would not be in this Tier, and might be moved to Tier 5. ,If the beach security forces can function ef-
fectively outside of the existing facilities during a time of disaster or, for example, their existing facil-
ities are rendered unusable after a significant earthquake or some other event, then these facilities
would not be in this tier, and they might be moved to Tier 5 or to Tier 3.
Tier 3. After Tier 1 and Tier 2, we believe the next priority is providing fire and seismic protection
to those city buildings which have large numbers of city staff who provide services to the public, and
which would be of significant functional loss in the event of a fire. Upgrading fire protection systems
is also critical to assuring provision of employee safety and protection of critical city property,
records, and equipment. This conclusion is also supported by advice of City Council in this regard at
the February meeting where we asked for guidance on this issue. The facilities which fall into this
Tier 3 category include City Hall, but depending on the policy issues noted regarding facilities listed
in Tier 2, some of those buildings might be listed in Tier 3.
' Structural Review for Roof Trusses, diary Nilson Librart /Senior Center, Dale Christian, S.E., Inc.: 6.1uly 2011
to the City of Seal Beach
Sibmitted by Griffin aructures, Inc.
Condition Assessment
Page 22
Tier 4. We place facilities that serve the public and provide community service into Tier 4. These
buildings are of key importance to the delivery of city services of value to the residents, and further-
more include some structures which are significantly deteriorated and in need of repair and renova-
tion.
Facilities in this group might be prioritized in various ways," including programmatic considerations
and developing a consensus ranking of these services by council policy. In the following chart, we
have ranked facilities by their respective FCI number. Based on FCI, the tennis center buildings rank
very high. Note that McGaugh Pool is also in this category, and although it technically has a lower
FCI score, it is in need of significant upgrades, and has notable programmatic limitations. The physi-
cal upgrade requirements are detailed in the respective assessment report (included in Section 5).
Other buildings also have relatively critical needs, and prioritizing the renovations between the facili-
ties of this tier ultimately will depend on city determination of which public services have operational
priority.
Tier S. Tier 5 is a category of less critical repair requirements and may include certain beach safety
and public works yard facilities (see discussion above with the tier 2 group), if they are deemed non-
critical in the event of a disaster condition.
At present, Tier 5 contains only the Beach Maintenance Building. Originally, it also contained the
Beach Parking Lot, and the Bolsa Chica Well and Pump House, but these have been placed into Tier
0 due to current city opportunities to address these facilities. The high costs which we associated
with the parking lot are largely due to upgrades to meet NPDES requirements, which may be required
if any integrated improvements are made. As noted in its associated evaluation assessment report, the
physical needs for the Well and Pump House structure are in general not central to the pumping func-
tions of the building, which might raise the facility to a higher Tier, and more to the conditions of the
housing and support elements.
Tier 6. The final tier of facilities on our functional priority list is the facilities which are currently
leased by the city to other tenants. The decision to perform repairs in this category depends on a
business economic analysis, opportunity for return, available tenant market, status of current reserves,
and other such factors which are not in the scope of this project. Our renovation costs are based only
on shell and core elements, and omit tenant areas. It is possible to recapture some of the improve-
ment costs as a pass - through of rent, or to allow tenants to make improvements as required, including
sprinkling if required by code for their usage, or others.
Summary I
In summary, the prioritized list of building renovations is summarized in the following exhibit. See
notes with Tier 2 regarding possible candidates for Tier 5, depending upon city policy.
Recall also that to these six tiers we have added, as a convenience of nomenclature, Tier 0: Projects
underway or in current planning stages by the City.
s This report does not address programmatic requirements of the functions housed in these buildings, or the adequacy of
these facilities in regard to these requirements. Program issues. numbers of public users, approaches to achieve program
requirements, and similar considerations might be used to identify a priority between these buildings.
to the City of Seal Beach Facility Condition Assessment
ed by Griffin Structures, Inc. Page 23
Exhibit: Strategic Prioritization of Required Renovations
Tier*
I Bldg No
I Bldg Name
I FCI' I
Renovation $ I
Tier 0
17
Well & Pump House (Beverly Manor)
100.0%
$3,683,500
Tier
13D
Beach Parking Lot
91.2%
$1,083,100
Tier 0
13C
Beach Facility- Restroom Building
29.8%
$150,000
Tier 0
I OH
Seal Beach Pier Restrooms
23.8%
$90,000
Tier 0
16
Well & Pump House (Solna Chica)
58.0%
$258,200
Tier 2a
6 Fire Station #44 "•
42,8%
$1,102,100
Tier 2b
4 City Yard-Office
. 61.5%
$873,100
Tier 2b
4B City Yard- VehiclelEgwpment Re
' -.. 34.4%
$563,100
Tier 2b
4A City Yard - Vehicle /Equipment $toragt
L u27.4%
$548.700
Tier 2b
4C City Yard- Vehicle/Equipment Garage
26.2%
$500,100
if Tier 26
4D City Yard - Vehicle %Equipment Carport
'.11.51
$65,900
Tier 2b
4 -Sire City Yard -Site
100.0%
$1,537,800
Tier 2c
I OD Safety Building
BB-�"°
?#` "' 58,4%
$294,800
!! Tier 2c
IOC Lifeguard Tower
42.8%
$91,800
;. Tier 2c
IOF Lifeguard Garage
42.5 %.
$393,700
Tier 2c
10E Lifeguard Headguai iers "' � �-
37.7%
$469,100
Tier 3
1 City Hall - m
24.8%
$2,331,400
Tier 4
37B Tennis Center Workout Room'
124.2%
$514,700
Tier 4
37C Tennis Center Gate/Site
111.3%
$275,000
Tier 4
37A Tennis Center Locker /Shower /Restrooms
80.6%
$1,373,300
Tier 4
37 Tennis Center Club House
65.0%
$745,500
Tier 4
38 McGaugh Pool facility
62.8%
$2,982,600
Tier 4
29B Zoeter Bleachers
61.0%
$478,200
Tier 4
9 Marina Community Center I Park
56.8%
$1,468,300
Tier 4
8 North Seal Beach Community Center
42.7%
$996,500
Tier 4
5 -Ph B Library/Senior Center- remaining required Phase B improvements
17.74%
$3,399,700
Tier 5
13 Beach Facility- Maintenance Building
40.7%
$546,700
Tier 6
10 Seal Beach Pier -Old Bait Shop
63.6%
$121,700
Tier 6
2 Old City Hall
47,9%
$1,499,500
Tier 6
7 Seal Beach Pier - Restaurant Building
37.5%
$357,400
Tier 6
13B Beach Facility - Storage Bldg.
34.9%
$57,700
Tier 6
29 Zoeter Building (Day Care)
34.0%
$347,500
Tier 6
13A Beach Facility- Restaurant Building
20.7%
$228,600
Tier 0. In progress or scheduled to be in progress
Tier I. Urgent repair or renovation needed for imminent problems
Tier 2. Renovation of critical conditions to provide city services of an essential nature in event of disaster
Tier 3. Renovations to provide protection to City staff, and preservation of city services in event of fire
Tier 4. Renovations of facilities that serve the public and provide community
service
Tier S. Renovations of facilities serving basic city functions which are of lower urgency
Tier 6. Renovations of buildings which are leased to others
' Library/Senior Center FCI is computed using total of Phase A and Phase B renovation allowances
Report to the City of Seal Beach
Facility Condition Assessrlent
Sibmitted by Griffin 3rudures, Inc.
PaX 24
20 -YEAR CAPITAL IMPROVEMENT PLAN
Strategy for the 20 -Year Plan
As noted in Section 1, there are two key questions we considered in the formulation of a 20 -year plan.
These are:
What is the basis for developing a prioritization of the deficiencies, on which a strategic plan
can be formulated?
What is the best approach to annual maintenance - related activities for each of the prioritized
facilities to be renovated? How should the associated maintenance costs be distributed over
the timeframe of the plan, before and after the renovation event?
In addition, the following question must be addressed by the city in its review of the 20 -year plan:
What is the budget timetable or fiscal limitation by which the city can act on the list of deficiencies?
We do not know the city's capacity for financing or undertaking these expenses over this time frame.
We have assumed, for the purposes of this plan, that all buildings will be renovated in this 20 -year
span, which, at least hypothetically, includes the total $35,578,600 estimate, although, a few of these
projects are in initial planning stages, and $2,612,400, Tier 6, applies to buildings now leased out to
others. Renovation costs by tier (see previous section for discussion) total as follows:
Tier 0
$5,264,800
Tier 1
$550,500
Tier 2
$12,039,000
Tier 3
$2,331,400
Tier
$12,233,800
Tier 5
$546,700
Tier 6
$2,612,400
In the following plan, we have distributed the projects on the basis of meeting requirements in Tier
order, and using project management principals. The city can redistribute the plan based on its spe-
cific financial constraints.
The twenty -year plan which we have formulated here is based on sequencing the renovations for
these city facilities based on the prioritization discussed above, with Tier 1 renovations assumed im-
mediately, due to their critical status. The remaining renovations are timed in order to allow for ex-
pected typical construction project time requirements, and to allow for a tractable management time -
frame. This is explained below.
As noted in the discussions presented in the previous Section to this report, some of the renovations
of Tier 2 might be placed into Tier 5, depending on city policy regarding the essential nature of life-
guard services and services based at the city public works yard, in time of emergency or disaster. If
they are deemed essential, then they remain in tier 2, and this is how we have treated their renovations
for the purposes of the 20 -year plan.
Additionally, it's important to note that this facility improvement plan addresses, at a macro level, the
need for ADA improvements citywide. Many of the deficiencies noted will require additional study.
ADA does not require that all of these improvements be renovated immediately, but rather the City
have a plan to bring the facilities in compliance with ADA. This facility master plan is the first step in
that process.
Report to the City of Eeal Beach Facility Condition Assessment
3ibmitted by Griffin 3ructures, Inc. Rge 25
Distribution of Renovations in the 20 -Year Plan
The result of the above is the following set of guidelines which we use to arrive at the 20 -year plan:
1. We assume the five projects which are "on the books" are done in year 0. These are (a) im-
provements to the Beverly Manor Well and Pump House, (b) improvements to the First Street
beach public bathrooms, (c) improvements to the Seal Beach pier public bathrooms, (d) reno-
vation of the beach parking lot, and (e) renovation of the Bolsa Chica well and pump house.
These budgets, primarily supplied by the city, total $5,264,800, with the major part of this re-
quired for the well and pump house improvements.
2. The remaining renovations (Tiers 1 -6) total $30,313,800 using the conceptual estimates of
probable costs which we have provided in this report, and including the Tier 6 Leased facili-
ties. If buildings leased to others are excluded (Tiers 1 -5), the total is $27,701,400. Adding
Tier 0 to this (Tiers 0 -5) gives the total amount of the master plan, which is $32,966,200.
1 The 20 -year plan addresses each facility in the order as given in the previous table of renova-
tions by tier. We use the associated priority order as given.
4. Allocations are made in priority sequence, with year -of- renovation chosen upon the comple-
tion of the previous renovation, and the duration of each renovation is based on typical con-
struction processes and duration for the work as discussed in respective the assessment report.
5. The following table illustrates the results of this outlined approach. Buildings IOH, 13C, and
17 (the Beverly Manor pump house, the beach restrooms, and the pier restrooms) are listed in
year 0, since they are already in some stage of execution. Some renovations are shown over a
2 -year period; we divide costs with pre- construction and design in the first year, and con-
struction activities in the second year. The columns are as follows:
Year ............................. Year of the 20 -year plan.
Bldg. No ........................ The facilities proposed for renovation in the indicated year.
Expenditure ................... The renovation costs associated with the indicated facilities.
Notes ............................. Comments related to the timing or other aspects of the renovation in
this 20 -year plan.
to the City of S:al Beach
aibmitted by Griffin aructures, Inc.
Condition Assessment
Page 26
Exhibit
20 -Year Master Plan
Distributing Maintenance Costs by Year
Year Bldg. No. Expenditure Note
0 IOH; 13C -D 17; 16 $5,264,800
1
5 (part A), 39
$550,500
Pier water line, and Library truss & related corrections
2
3
$579,600
Renovations (pre -con and design) for Police Facility
3
3
$5,019,200
Renovations (construction phase) for Police Facility
4
6
$1,102,100
Fire Station renovations
5
4, 4A -D, 4 -site
$561,300
Renovations (pre -con and design) for City Yard (all)
6
4, 4A -D, 4 -site
$3,527,400
Renovations (construction phase) for City Yard (all)
7
Lifeguard & related
1,249,400
Lifeguard facilities, Tower, and Safety Building
8
1
$277,100
Renovations (pre -con and design) for City Hall
9
1
$2,054,300
Renovations (construction phase) for City Hall
10
37, 37A -B -C
$2,908,500
Includes all 4 buildings listed at the Tennis Center
1 1
38
$2,982,600
Based on renovation estimate*
12
9, 29B
$1,946,500
Marina Community Center. May also include bleachers.*"
13
8
$996,500
North seal Beach Community Center.
14
5 (part B)
$3,399,700
Remaining renovations identified for Library/Sr. Center
Is
13
$546,700
Remaining non - leased buildings
16
—
—
**
17
—
—
I8
—
—
"*
19
—
—
**
20
—
—
**
* Program requirements are not taken into account in this physical assessment. City has discussed replacement
of the pool in order to achieve added functionality and public usage opportunities.
** Timing of Zoeter Bleachers, based on Tier order, is in year 12. Can be in year 13 to average costs.
* This timeframe would accommodate the remaining leased buildings, but timing for them will probably be
linked to lease terms and tenant requirements. The total probable cost estimate is $2,612,400.
Annual City Maintenance Costs for These Facilities
The 20 -year master plan also includes maintenance costs for these facilities. Prior to each renovation
event, the maintenance "run rate" that the City is currently experiencing is assumed to continue, but
once the renovation is done, then a reduced maintenance rate is expected. In order to estimate a rea-
sonable maintenance rate for the future, we have examined various published experience reports, such
as the BOMA experience documentation, and have made assumptions that lead us to assumptions of
annual expense costs going forward.
Current maintenance costs for these buildings is reported by the city as follows.
Report to the City of dal Beach
,%bmitted by Griffin 9ructures, Inc.
Condition Assessment
Page 27
Exhibit
20 -Year Master Plan
Distributing Maintenance Costs by Year
Facility Annual $
City Hall
$35.000
Old City Hall
$3,000
Police Headquarters
$40,000
City Yard
$10,000
Library/Senior Center
$5,000
Fire Station #44
$15,000
Pier Restaurant
n /a*
North Seal Beach Community Center
$10,000
Marina Community Center
$10,000
Old Bait Shop
n /a*
Lifeguards
$20,000
Beach Facility
$5,000
Beach Parking Lot
$10,000
Bolsa Chica Well
$5,000
Beverly Manor Well
$5,000
Zoeter Day Care
n /a*
Zoeter Bleachers
$100
Seal Beach Tennis Center
$20,000
Pier Utilities
$1,000
McGaugh Pool
$35,000
* These city buildings are leased to other tenants
For buildings in this chart, for which there are corresponding annual costs, the average across all
building types is $1.36 per sq. ft.
For future maintenance costs, after the proposed renovation event, we have used an aggregate average
maintenance cost per square foot (across all building types, as an average), as obtained after review of
various national experience reports. In particular, maintenance experience over a 50 -year building
life is reported to average about $3.12 per gross sq. ft.10 This is broken down as follows:
Preventive Maintenance and Minor Repair Average = .............. $0.65 /gross sq. ft.
Unscheduled Maintenance Average = ......... ............................... $0.48 /gross sq. ft.
Renewal and Replacement Maintenance = .. ............................... $1.96 /gross sq. ft.
We have assumed that, for the five years following a major renovation, an annual average mainten-
ance allowance of $0.65 per gsf, which is equal to the preventive maintenance and minor repair aver-
age figure above. After the five -year mark, we add $0.48 to this annual allowance per gsf, to accom-
modate possible unscheduled maintenance requirements, a total of $1.13 per sq. ft.
10 The Whitestone Facility Maintenance and Repair Cost Reference. 2010 -2011. This is referenced by The Whole Building
Design Guide, a program of the National Institute of Building Sciences, which has made extensive study of building life -
cycle costs. The reader should also consider R.S.Means reports of building experience, and similar experience reports of the
Building Owners and Managers Association (BOMA).
to the City of S'ai Beach Facility Condition Assessment
Submitted by Griffin Srudures, Inc.
20 -Year Plan
The 20 -year plan is based on assembly of the proposed renovation costs and the maintenance costs
noted above. On a building -by- building basis is conceptually shown as follows. Note that this con-
cept sketch shows the renovation in the 5th year, but the year changes with each facility.
$600.00
$500.00
$400.00
e
$300.90
a
a
M $200.00
$100.00
$9.99
1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20
Year
This approach has been applied to the facilities listed in the above tiers, and is tabulated in the follow-
ing worksheet. In summary, the annual expense plan per year is shown in the following exhibit. In
the associated chart, the green line and numbers refer to the cumulated total, and the blue bars and
numbers refer to the annual figures.
Exhibit
20 -Year Master Plan Summary
of All Costs as Described
Year
Total Per Year
Cumulated Tool
Year 0
$5,859,100
$5,859,100
Year 1
$755.173
$6,614,273
Year 2
$749,273
$7,363,546
Year 3
$5,188,873
$12.552,419
Year
$1,271,073
$13,823,492
Years
$722,548
$14,546.040
Year
$3,689,810
$18,235,850
Year
$1,407,572
$19,643,422
Year 8
$403,852
$20,047,274
Year
$2,191,612
$22,238,886
Year 10
$3,035,942
$25,274,829
Year 11
$3,079,137
$28,353,966
Year 12
$2,044,577
$30,398,543
Year 13
$1,091,251
$31,489,794
Year 14
$3,492,409
$34,982,203
Year 15
$659,035
$35,641,238
Year 16
$2,726.806
$38,368,044
Year 17
$114,406
$38,482,450
Year 18
$117,382
$38,599,832
Year 19
$119,566
$38,719,398
Year 20
$133,143
$38,852,541
Report to the City of Sad Beach
Sibmitted by Griffin 3ructures, Inc.
nse.:i�. wr
Condition Assessment
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Report to the City of Sed Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Pie 30
S. BUILDING SURVEYS
The following pages present the surveys for each of the buildings in the scope of this project. The
surveys generally are divided into the following pieces, and are presented in the indicated order.
Assessments Include These Elements
General Information
Summary An
Site Logistics
Environmental
Fire & Life Safety
Disabled Access Compliance
Architectural Assessment
Structural. Assessment
Mechanical Systems Assessment
a a
Electrical Systems Assessment
Assessment Findings
General
Cost Models '
Renovation Costs Tabulation
Replacement Costs Tabulation
FCI Computation
Summary Work Packages{
Images
Buil
No.
1
2
3
4
4A
4B
4C
4D
4 -Site
5
6
7
8
9
10
IOC
I OD
JOE
'I OF
I OH
13
13A
13B
13C
13D
16
17
29
298
37
37A
37B
37C
38
39
dings are Presented in This Order
Property Name
City Hall
Old City Hall
Police Headquarters
City Yard -Office
City Yard- Vehicle /Equipment Storage
City .Yard- Vehicle/Equipment Repair
City Yard - Vehicle /Equipment Garage
City Yard- Vehicle/Equipment Carport
City Yard -Site
Library/Senior Center
Fire Station #44
Seal Beach Pier- Restaurant Building
North Seal Beach Community Center
Marina Community Center / Park
Seal Beach Pier -Old Bait Shop
.Lifeguard Tower
Safety Building
Lifeguard Headquarters.
Lifeguard Garage
Seal Beach Pier Restrooms
Beach Facility- Maintenance Building
Beach Facility- Restaurant Building
Beach Facility- Storage Bldg.
Beach Facility- Restroom Building
Beach Parking Lot
Well & Pump House (Balsa Chica)
Well & Pump House (Beverly Manor)
Zoeter Building (Day Care)
Zoeter Bleachers
Tennis Center Club House
Tennis Center Locker / Shower / Restrooms
Tennis Center Workout Room
Tennis Center Gate /Site
McGaugh Pool Facility
Seal Beach Pier - Utilities
Report to the City of %al Beach Facility Condition Assessment
Submitted by Griffin Structures, Inc. Page 31
Report to the City of Seal Beach Facility Condition Assessment
,%bmitted by Griffin 3ructures, Inc. Page 32
Building #1
CITY OF SEAL BEACH ADMINISTRATION BUILDING
(CITY HALL)
211 8t" Street
Assessment date: August 26, 2010
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City of Seal Beach Administration Building (City Hall) was built in 1968 / 1969 and has had
several modifications since. In 1989 part of the second floor arcade that connects the main
building to the Council Chambers was enclosed to become a conference room which now serves
as office space. The majority of the original steel sash single glazed windows have been replaced
(only the upper tower windows and doors remain). Restrooms located off the ground level
courtyards adjacent to the Council Chambers have received recent upgrades and a single
disabled access compliant uni -sex restroom was recently added.
The facility is approximately 13,000 square feet, two -story structure with masonry walls and wood
framing. The design is Spanish Revival with cement plaster exterior, exposed wood beams, clay
tile roof and a dominant clock tower feature. The building has two distinct parts. The first consists
of a two -story main Administration building with offices on both floors housing various City
departments and functions along with services to the public. The second part is the Council
Chambers. This is an open two -story volume public meeting room with auditorium style fixed
seating and public official and staff area dais. Separating the two is a courtyard arcade on the
ground floor and an open balcony on the second floor accessed by an exterior stair.
The arcade is fronted by three arches facing 8'" Street which forms the formal entry into the
facility. To one side of the courtyard is the main entry to the Council Chambers and to the other is
the entry into the Administrative building. The Administration building has a single hydraulic
elevator and an interior stair serving the ground floor and the second level.
The Administration portion of the facility has a distinctive clock tower and is accessed only by
stairs that continue up from the second level. The tower contains several rooms at intermediate
levels including a storage room, Team Mobile cellular site equipment room and tower clock
motors and terminates in a single un -used open room with a 360- degree exterior balcony. The
tower also provides access to a mechanical roof area.
At the south end of the building there is another larger arched covered exterior walkway on the
first level with a conference room above on the second level that connects the Administration
Building to the original "Old City Hall ".
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located adjacent to the original Old City Hall on the north side of 8" Street and
continues from the street frontage to an alley at the rear. The public sidewalk fronting the facility
is in general good condition. The facility has 14 parking spaces off the alley which are
perpendicular to the alley. There is a small parking lot that lies between the Administration
Building and the Old City Hall with 7 parking spaces. The parking surface is in generally marginal
condition. There is not disabled access parking in either of these two locations. There is metered
street parking on the surrounding streets for the public. There is a single disabled access parking
space denoted at the street parking stall closets to the corner of 8'" and Central Ave. where a
recently constructed curb ramp has been located. The sidewalk in front of the Administration
Building is made of paver units.
Through the main entry arches there is a courtyard that is bounded by the Administration
Building, Council Chambers and a masonry wall adjacent to the alley parking. This courtyard has
a combination of paving materials including paver tiles and concrete along with a small landscape
area behind the Council Chambers. There is a rear gate from the courtyard to the alley. The entry
courtyard includes a small central fountain that appears to weep some water to the surrounding
surface. Access to the upper level is provided by an exterior stair connecting the courtyard with
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 2
an open second floor balcony above. The exterior stair and landings are paved with tiles. Both the
courtyard and the balcony above provide access to the facilities on either side.
There is a second exterior stair at the rear of the Administration Building which egresses parallel
to the alley. Electrical gear has taken over the space below this stair and was enclosed at some
later date. A recent emergency generator hook -up was also added adjacent to the electrical gear.
Noted deficiencies are as follows:
1. Disabled Access parking, signage & graphics and accessible path of travel to the
facility are not compliant with current codes and local regulations
2. General concrete walkway cracking and displacement and general cracking and
missing paver tile grout
3. Fountain waterproofing
4. The exterior courtyard stair and the rear alley stair do not have the code required
contrasting strip at each tread, the handrail /guardrails are too low and the
handrails do not meet disabled access requirements
5. The auto doors to the Council Chambers do not have the required barriers
6. Courtyard gate is rusted
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team noted several locations of water damage and wood rot. The team also noted
moisture in the north Council Chambers wall as it appears the floor level is below the adjacent
exterior grade or the wall has been subject to irrigation water or a combination of both. In
addition, City staff reported that there have been numerous water leaks from the roof and that it
has been an on -going issue.
In the event that it is determined to demolish or renovate the existing building it is recommended
that the following detailed studies be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system. There appears to be a basic fire alarm
system with smoke detectors and pull station however, it does not appear to be in complete
compliance with current code requirements for public buildings / areas. Previous reports indicated
that the smoke detectors were not completely functional and should be replaced. The existing exit
signs are either non - illuminated or not functioning properly and should be replaced as noted in
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 3
previous reports. The building is equipped with fire extinguishers. Emergency exit lighting
appears to be adequate to meet current code requirements. There is no emergency generator as
part of this facility but there is a hook -up for connection to a portable emergency generator.
Emergency lighting and fire alarm system must rely on battery back -up type fixtures.
Egress from the building appears to be through a main non -rated corridor at both levels. The
second level corridor has access to an interior open non -rated main stair (Tower stair) at one end
and the non -rated exterior balcony to an open non -rated exterior stair. There is a second non-
rated exterior stair at the rear of the Administration Building from the second floor staff area. It
appears that a second means of egress for the Old City Hall passes into the second floor corridor
to access the tower stair creating a horizontal exit from the adjacent building. The non -rated
nature of the existing building and the path of egress should be further reviewed by the building
official to determine any required corrective measures. The emergency egress lighting system
was not obvious to determine if the required level of lighting could be achieved. Further
photometric studies are necessary to verify compliance.
Noted deficiencies are as follows:
1. No exit signs or non- illuminated exit signs or non - operating illuminated exit signs
where illuminated exit signs are required. No low -level exit signs at public areas.
2. Marginal fire -alarm system which requires upgrades or replacement.
3. No fire- sprinkler system.
4. Non - compliant door hardware at egress doors
5. Emergency egress lighting needs to be verified
6. Non -rated egress construction
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility serves both City staff and the public at large.
As noted above, the facility does not contain any on -site disabled access parking for staff or the
public.
The main entry to the Council Chambers is through a set of double doors with door leafs less
than 36- inches wide. The path of travel and seating location for the disabled is generally
accessible given the restrictions of the existing conditions but the slope / length of the ramp
appears to be non - compliant. A portable assisted listening device system is required. The Council
dais is raised making it inaccessible to the disabled.
There are existing restrooms at the ground floor courtyard which have undergone recent
upgrades to comply with provisions for the disabled. The existing restrooms at the second level
have not received upgrades for compliance. As long as there is an accessible path of travel
access made available via the elevator to the ground floor restrooms, disabled access
compliance is not required at these restrooms.
Door hardware (older style door knobs) and signage / graphics throughout the facility are not
compliant with current code and disabled access requirements.
There are several public counters throughout the facility that do not provide the required disabled
access counter height. The drinking fountain in the main corridor is non - compliant.
There are numerous other minor barriers to the disabled throughout the facility. A detailed
accessibility survey should be conducted by a California Access Specialist to qualify and quantify
City of Seal Beach Bldg 1 —City Hall
Building / Facility Condition Assessment Page 4
each deficiency along with proposed measures to remove or mitigate all barriers to accessibility in
conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Door hardware is not compliant
2. Disabled access parking, signage & graphics and accessible path of travel to the
facility are not compliant
3. Drinking fountain not compliant
4. Signage and Graphics are not compliant
5. Stair and handrails are not compliant
6. Council Dais is not compliant
7. Public counters not compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility appears to have been well maintained
given its overall age. There were some isolated areas of wood rot and termite damage that
should be treated or replaced. Several of the exterior lights are discolored and have broken
lenses that should be replaced. Most of the original windows have been replaced with the
exception of the upper tower and several of the smaller openings. These windows and glass
doors should be replaced to match the existing replacement windows. This will also correct some
minor water intrusion issues noted at the interior of the upper tower openings. It was noted that
there is a small leak at one of the replacement windows in the Finance office that needs to be
addressed.
It was noted that recent painting of some of the exterior doors and trim has resulted in a build -up
of paint causing several of the doors to bind and stick. Future painting should include the removal
of the old paint.
The overall tile roofing was noted to be in marginal condition. City Staff noted numerous leaks
and that it have been an on -going issue. Staff noted that the City contracts with Long Beach
Roofing for annual visual inspection and repair and indicated that as of the last inspection they
had recommended a full replacement of the tile roofing and (lashings. In addition, the roof area
above the courtyard is captured by a gutter with a downspout that discharges onto the tiled area
of the courtyard floor. A sign of stagnant water is evident. The roof drainage / downspout should
be re- routed.
There is a section of built -up flat roofing at the mechanical equipment well. The condition of the
roofing including the drainage and (lashings were noted to be in generally poor condition.
Mechanical and electrical equipment has been added / modified over the years creating multiple
water intrusion issues. A complete renovation of this built -up roof is in order including roof and
wall flashings and penetration sealant.
The general interior physical appearance of the facility appears to be maintained. It appears that
some of the interior finishes are relatively new including paint and carpet. Most of the ceiling tiles
and many of the surface mounted light fixtures appear to be relatively new. The remaining ceiling
tiles and lights should be replaced to match. The 2004 survey noted multiple interior issues that
appear to have been corrected. It was noted that there is past evidence of water intrusion around
the roof penetrations for mechanical equipment at the second Floor Council Chambers
mechanical room that should be further investigated and corrected as required.
During the assessment, the contracted elevator maintenance company was on -site and indicated
that the elevator had a useful life expectancy for another 25- years. The elevator is a hydraulic
elevator and with a control valve that was recently replaced. They noted that GLA upgrades
City of Seal Beach Bldg 1 —City Hall
Building / Facility Condition Assessment Page 5
should be performed within the next 6 -8 years which involves changing the operating system,
linkage and doors. These upgrades will be necessary to preserve the 25 -year useful life
expectancy. The elevator signage is not in compliance with current codes and disabled access
requirements.
Noted deficiencies are as follows:
1. Miscellaneous exterior wood damage
2. Damaged exterior lighting
3. Roofing and flashings
4. Miscellaneous interior finishes
5. Original steel exterior windows and doors need to be replaced
6. Interior water damage at openings, penetrations and north wall of Council
Chambers
STRUCTURAL ASSESSMENT
This one and two -story structure appears to have Concrete Masonry (CMU) walls finished with
plaster. The roof is clay tiles on wood framing, The second floor appears to be wood framed.
The clock tower walls are wood framed above the main roof level. The structure appears to be in
reasonable condition for its age.
Seismically this is a high vulnerability structure due to the method of construction using a
combination of masonry and wood framing. Although plans were not made available for review,
based on the buildings pre -1974 vintage, roof -to -wall and floor -to -wall ties may not have been
provided in the original construction and it did not appear that any retrofit has been previously
performed.
The team did not notice any obvious or visible structural discrepancies. However, in order to
provide a useful remaining life of at least 20 -years it is recommended that the building be further
evaluated seismically. In particular, the roof -to -wall and floor -to -wall ties should be evaluated to
determine if the building represents a life safety concern. If it does, then consideration should be
given to seismically retrofitting the building.
MECHANICAL SYSTEMS ASSESSMENT
A. Council Chambers:
A split- system air conditioning unit serves this area of the building. A fan coil unit and gas -
furnace are suspended in the 2nd floor Storage Room with supply air ductwork extended to grilles
in the back wall of the Chambers. Return air appears to be ducted down to buried ductwork and
connected to floor grills at the front of the chambers. An airside economizer is incorporated with
gravity relief through exterior louvers. The condensing unit for this system is located on the City
Hall roof. The equipment was installed in 2001 and is in good operating condition, replacement
would not be anticipated for 8 -10 years. There is significant noise from supply air grilles at the
back of the space. It is recommended that an acoustical evaluation be performed to determine
specific source of noise so that proper acoustical treatment, likely duct lining or sound attenuators
can be appropriately applied.
Noted deficiencies are as follows:
1. Acoustical issues at the Chambers
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 6
B. Administrative portion:
A rooftop packaged variable air volume unit serves the whole building. The unit was installed in
2001 and is located on the roof. The unit is in good operating condition and replacement would
not be anticipated for 8 -10 years, however service life of this type of equipment can be extended
with replacement of unit components when required. It is unclear from field observations how
zone control is accomplished. This should be verified, and if temperature control conditions are
not optimal, a zone control retrofit could be considered.
Noted deficiencies are as follows:
1. Possible zone control issues
ELECTRICAL SYSTEMS ASSESSMENT
The existing facility is served by main switch gear located at the rear of the facility below the
egress stair. There are several service panels including a 1200 amp motor control center, an 800'
amp meter center and a 600 amp panel with disconnect. There is also a 200 amp transfer switch
used to tie -in a portable emergency generator when needed. The panel boards appear to be in
reasonably good condition with the exception of the 800 amp section which is aging and corroded
and should be replaced. Many of the panels have lighting contactor compartments. These
compartments contain exposed contactors and were not locked. These compartments should be
locked to limit access to exposed live parts by other authorized / qualified personnel. There is a
series of distribution panels located throughout the facility, some of which are aging and should
be replaced. In some cases the panels lack proper code required clearances including ingress
and egress and there are missing dead -front components exposing live parts. Panel schedules
are missing throughout.
Most incandescent light bulbs have been replaced with screw -in compact fluorescent lamps.
Some of the exterior lights show signs of aging. The Council Chambers lighting remains
incandescent and should be changed to a more energy efficient system with proper lighting
controls and diming options.
The general office area lighting is provided by newer surface mounted energy efficient T8
fluorescent fixtures. It did not appear they were controlled by a lighting control system including
the use of motion sensors. The emergency egress lighting system was not evident that it will
meet the current code required light levels.
There is a computer OF room located in the tower in a room also used for general storage. This
is not a clean environment and is not suitable for proper function of the IDF.
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 7
ASSESSMENT FINDINGS
GENERAL
The existing facility is in generally good condition. There appears to have been several past minor
renovation efforts to correct various issues and provide general upgraded finish materials both at
the exterior and the interior. On -going non - routine maintenance and repairs will continue to be
required at an accelerated rate as the building continues to age. The facility would benefit from a
more comprehensive one time renovation to resolve the deficiencies noted below rather than take
an item by item approach spanning over time. The proposed renovation should include, but not
be limited to the following:
The courtyard concrete issues and the fountain waterproofing have been corrected by the City
since the assessment. Disabled access parking / path of travel including signage and graphics
should be addressed including refurbishment and disabled access compliance for the rear entry
gate. The exterior stair handrails and contrasting nosing along with minor tile repairs should be
addressed. The auto doors to the facility needs to have the required protective barriers added.
The exterior finishes appear to have recently been renovated (paint and window replacement)
however there were signs of wood decay at several locations where the wood is exposed to the
exterior. The damaged wood should be removed and replace and then re- finished. Most of the
exterior windows have been retrofitted. The remaining openings with the original steel sash doors
and windows should likewise be replaced (Tower). The aging exterior lights should be repaired /
replaced. Doors with a build -up of paint should be sanded down and repainted for proper
function. The moisture problem at the north wall of the Chambers should be further investigated
and repaired as required.
The exterior tile roof and the mechanical area build -up roof and flashings should be replaced.
Drainage issues onto the courtyard should be corrected. Noted areas of visible water intrusion
should be further researched and resolved as part of the roofing and window replacements.
Illuminated exit signs should be installed along with a new fully compliant fire alarm system and
consideration should be made to incorporate a fire sprinkler system all of which should be
reviewed and approved by the Building and Fire Authority. Elevator upgrades should be
implemented to extend the useful life of the elevator. Security, Data, Telecom and Audio/Visual
systems should be further reviewed and programmed for possible upgrades. The IDF room
should be organized and miscellaneous storage of combustible materials should be removed
form areas of electrical or electronic equipment.
Miscellaneous interior upgrades should be done to integrate the entire facility with the recent
general upgrades. Public counter should be made accessible to the disabled. The millwork at the
Council Chambers should be upgraded and incorporate access to the disabled. Light fixtures in
the Chambers should be replaced including new programmable controls. Lighting controls should
be added to the general lighting systems. Consideration should be given to upgrading the second
level restrooms including compliance with disabled access requirements. Additional disabled
access upgrades should be implemented to avoid associated non - compliant ADA risk to the City
including, but not limited to, door hardware, path of travel and accessories such as drinking
fountains, signage / graphics and handrails.
Due to the important nature of this facility, consideration should be given for a complete seismic
upgrade such as roof -to -wall and floor to wall ties. A more detailed analysis is required to
determine the extent of any required seismic upgrade.
The roof top mechanical units will require replacement in 8 -10 years. The acoustical issues of the
chambers needs to be researched and solutions implemented to reduce the HVAC noise
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 8
associated with the existing system. Zone controls for the overall facility should be researched for
overall performance and energy efficiency.
The entire electrical distribution system components should be further evaluated and correct as
required. Older light fixtures should be replaced with energy efficient fixtures. Emergency egress
lighting should be evaluated and corrected as required.
While the facility in its current state appears to perform well, to mitigate the risk associated with
the above noted deficiencies, a comprehensive renovation should be considered as soon as
possible to bring the facility up to current industry standards for newly renovated municipal
administration office buildings. Any delay would increase the risk and cost of resolving the
deficiencies noted including the more important issues of disabled access, structural integrity and
fire /life safety. Until such time as a renovation is begun, the facility will continue to experience on-
going repairs and increasingly higher levels of maintenance and operation that should be
resolved on an as needed basis.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a new approximately 13,000 SF two -story (equal to existing facility)
City Administration Facility (City Hall) on a separate hypothetical site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 1 — City Hall
Building / Facility Condition Assessment Page 9
Building #1
City of Seal Beach Administration Building (City Hall)
Renovate 13,000 GSF 2 -story City Hall
COMPONENT
VALUE
COMMENTS
i
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
NIC - See Oualificabons
2
PRE CONSTRUCTION SERVICES
A/E Services
155,800
Program Manager Po construction Services
49,700
Geotechnical Services
5,000
Allowance: City to Contract
ALTA Survey/ Topographic Maps
5,000
Allowance: City of Contract
Environmental Hazardous Material Repans
10,000
Allowance. City of contract
Environmental Hazardous Material Abatement Procedures
10,000
Allowance. City to contract
CEOA
0
Assumption is the Project will be exempt from CEQA
AS- Built /Structural - Seismic Verication /Documentation
16,600
CASP Disabled Access Report
5.000
Reimbursable Expenses
10000
Allowance
3
DIRECT COSTS (Construction Costs)
Demolition & Abatement
Ind
Site mr,
Ind
Renovate 13,000 GSF Building
1,658,200
See attached summary budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or other Facility /Phasing
100,000
Allowance
5
FIXTURES, FURNITURE AND EQUIPMENT (FF &E)
Furniture (Desk, Chairs, File Cabinets, etc.)
0
NIC -See Oualificao. its
6
PROGRAM AND CONSTRUCTION MANAGEMENT
165,800
TESTING & INSPECTION
Soils
5,000
Allowance: City to Contrail
Materials
25,000
Allowance. City to Contract
Rca l WP
5,0(t0
Allowance: City to Contract
8
UTILITY CONNECTION FEES
0
NIC - See Qualifications
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Qualifications
10
OWNER BUILDER RISK INSURANCE
12400
Allowance'. (Calculated at 0]5 % of Direct Cost(
11
CONTINGENCY
82,900
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACH A
2,331,400
Building #1
City of Seal Beach Administration Building (City Hall)
Construct new 13,000 GSF City Hall
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Model
0
NIC - See Qualifications
2
PRE - CONSTRUCTION SERVICES
AIE Services
5]],400
Program Manager Services
224,000
Geotechnical Services
20,000
Allowance. City to Contract
ALTA Survey/ Topographic Maps
5,000
Allowance'. City to Contract
Errvircnmental Hazardous Material Reports
0
NIC
CWA
0
Assumption is the Protect will be exempt from CEQA
Reimbursable Expenses
20,000
Allowance
3
DIRECT COSTS (Construction Casts)
Demolition l Land Cost
0
NIC - See Qualifications
Site Work
250,000
Allowance
Construct New 13,WO GSF Building
7,217,100
55WIGSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or other Facility
0
W it remain in existing facilities
5
FIXTURES. FURNITURE AND EQUIPMENT(FFBE)
Fumiture(Dee,. Chairs, File Cabinets. etc.)
D
NIC - See Qualifications
Electronic Systems and Special Equipment
0
NIC - See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
5]],400
]
ITESTING S INSPECTION
Soils
20,000
Allowance'. City to Contract
Materials
50,000
Allowance'. City to Contract
Roofing /WP
5,000
Allowance. City to Contract
8
UTILITY CONNECTION -FEES
0
NIC - See Qualifications
9
CITY ADMI NISTRATION FEES /PERM IT FEES
0
NIC - See Qualifications
10
OWNER BUILDER -RISK INSURANCE
56,000
Allowance'( Calculated at 075% ofblrect Cost)
11
CONTINGENCY
373,400
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
9,395,300
Building #1
City of Seal Beach Administration Building (City Hall)
Renovation / Repair
Replacement
FCI %
$2,331,400
$9,395,300
25%
Building #1
City of Seal Beach Administration Building (City Hall)
Renovation Budget Opinion of Probable Cost
Area (so 13,000
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
13,000
sf
2.00
26,000
2
Repair paving at courtyard
1,000
sf
9.50
9,500
2
Remodel handicap parking and signage
1
Is
5,000.00
5,000
3
ADA accessibility retrofits to council chambers
1
Is
17,500.00
17,500
6
Seismic retrofit main structure
13,000
sf
7.00
91,000
6
Modify stair and rails to compliance
1
Is
15,000
15,000
6
Revise public transaction counters for ADA compliance
1
Is
2,500.00
2,500
6
Repair mist areas of dry rot and termite damage
13,000
at
1.50
19,500
7
Replace all roofing
6,500
sf
14.50
94,300
7
Waterproof fountain
1
Is
5,000
5,000
7
Reroute downspout from courtyard
1
Is
1,500
1,500
8
Replace door hardware with compliant
40
ea
650.00
26,000
8
Revise doors to council chambers for compliance
1
Is
10,000.00
10,000
8
Replace balance of windows
20
ea
2,500
50,000
8
Replace glass door assemblies
4
ea
5,000
20,000
8
Repair window leak at finance office
1
Is
5,000
5,000
9
Refinish courtyard gate
1
Is
1,500
1,500
9
Upgrade fire ratings in egress corridors
1
Is
40,000
40,000
9
Misc interior re- finishing
13,000
sf
20.00
260,000
9
Repaint exterior including misc patching
8,125
sf
2.70
21,900
10
Replace all signage for ADA compliance
20
ea
175.00
3,500
13
Elevator upgrades
1
Is
20,000
20,000
15
Retrofit fire sprinklers
13,000
sf
13.00
169,000
15
Replace drinking fountain for ADA compliance
1
Is
3,500
3,500
15
AC air noise corrections at Council Chambers
13,000
Is
5.50
71,500
15
Replace AC controls at Admin building with DDC
1
Is
80,000
80,000
16
Retrofit fire alarm system with horn /strobes
1
Is
30,000
30,000
16
Replace exit signs
20
ea
450
9,000
16
Replace 800 A panel
1
Is
10,000.00
10,000
16
Repair or replace exterior light fixtures
20
ea
600.00
12,000
16
Replace distribution panels throughout building
4
ea
5,000.00
20,000
16
Replace interior lighting and controls throughout building
13,000
sf
8.00
104,000
including Council Chambers, and provide emergency egress
17
New data /tele cabling infrastructure
13,000 sf
4.00
52,000
Subtotal
1,305,700
GC's, bonds, insurance, Fee, and 15% contingency
27%
352,500
Total
1,658,200
City of Seal Beach Bldg 1 — City Hall Images
Building / Facility Condition Assessment Page 1
City of Seal Beach Bldg 1 — City Hall Images
Building / Facility Condition Assessment Page 2
City of Seal Beach Bldg 1 —City Hall Images
Building / Facility Condition Assessment Page 3
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City of Seal Beach Bldg 1 — City Hall Images
Building / Facility Condition Assessment Page 4
City of Seal Beach Bldg 1 — City Hall Images
Building / Facility Condition Assessment Page 5
Building #2
OLD CITY HALL
201 8'" Street
Assessment date: August 26, 2010
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The original City Hall for the City of Seal Beach was built in 1929. It appears to have been a
police and fire facility as well as the original City Hall prior to the construction of the new City
Administration Building and separate police and fire facilities. The building has had several
additions and many interior modifications over the years. It received a significant seismic retrofit /
renovation in 1984. The building is of historical importance and is a registered historic landmark.
The facility is approximately 11,150 square feet, two -story structure with masonry walls and wood
framing. The design is Spanish Revival with cement plaster exterior, exposed wood beams and
tile roof. The current building includes a main body with several additions located at the rear of
the facility that maintain the original fagade and window materials. The building currently houses
offices and retail businesses on the ground floor and a cable TV studio with supporting functions
on the second floor. The building is attached to the City of Seal Beach Administration Building at
the second level and serves as one of the floors path of exit. The ground floor has several
different finish floor elevations interconnected with ramps. Portions of the original lobby with the
dominant arched entry and characteristic open stone stairway are still functional. An elevator
(added at a later date) serves both levels.
The building is leased out by the City and the maintenance is provided by an outside contractor
(Bancap). As such the assessment is limited to the site, shell and core of the building excluding
any tenant improvements and tenant maintenance issues.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located adjacent to the City of Seal Beach Administration Building at the corner of
8'b and Central Avenue. The main entry faces 81" street and is articulated with a dominant
recessed raised arched entry. This entry is non - accessible to persons with disabilities. A second
entry that interconnects via interior corridors to the main Lobby and elevator is located off Central
Avenue. An accessible ramp has been added to this entry to provide access for the disabled from
the public way. An additional entry is provided at the rear parking court accessed via the alley.
There is a shared parking court located between the Old City Hall and the City Administration
Building that passes under a second floor addition with pedestrian access to the 8'" Street Right -
of -Way.
The parking surface is in generally good condition. Disabled access parking is provided in the
nearest stall to the entry however, the current configuration, curb ramp, signage and graphics are
non - compliant.
Noted deficiencies are as follows:
1. Disabled Access signage & graphics and accessible path of travel to the facility
are not compliant with current codes and local regulations
2. Damaged quarry tile at building entry.
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the
potential likelihood of hazardous materials within the facilities. These materials would
include, but may not be limited to, asbestos containing materials (ACM), lead based paint
(LBD), polychlorinated biphenyl (PCB) containing devices and mercury / tritium
containing devices. City staff was not aware of any recent hazardous material reports for
the facility. The general observations of the assessment team noted several locations of
water damage and wood rot. In the event a recent report was not prepared, any proposed
demolition or renovation that would disturb the existing conditions would be subject to a
full inspection, testing, containments, removal and discharge (Abatement) program to
mitigate the harmful effects of these hazardous materials.
In the event that it is determined to demolish or renovate the existing building it is recommended
that the following detailed studies be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There did not appear
to be any illuminated exit signs in the non - tenant core areas. The building is equipped with fire
extinguishers. Emergency exit lighting appears to be adequate to meet current code
requirements. There is no emergency generator as part of this facility. Emergency lighting and fire
alarm system must rely on battery back -up type fixtures.
Egress from the building appears to be through a main non -rated corridor at both levels. The
second level corridor has access to the interior open non -rated main stair (Lobby stair) at one end
and a second means of egress into the adjacent City Administration Buildings second floor
corridor with access to the buildings main Tower stairway creating a horizontal exit to the
adjacent building. The non -rated nature of the existing building and the path of egress should be
further reviewed by the building official to determine any required corrective measures.
Noted deficiencies are as follows:
1. No exit signs or non - illuminated exit signs
2. No fire -alarm system
3. No fire - sprinkler system.
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
6. Non -rated egress construction
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 3
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility serves both City staff and the public at large.
The main entry to the building from 8" Street is non - accessible. Given the historic nature of the
building a secondary access with an accessible ramp is located on the side fronting Central
Avenue with access to the main interior corridor system is accessible. The floor level slopes in
various locations. The degree of floor slope may warrant the inclusion of handrails and would
require further more detailed assessment.
There are existing restrooms at the ground floor that generally meet the requirements for the
disabled but still require some minor modifications. The upper level restrooms are part of the
upper level tenant improvements. Their current use appears to be as storage room rather than
restrooms.
The main Lobby stair treads and handrails are non - compliant but have significant historical
characteristics. Any modifications or upgrades would need to be reviewed by the Building Official.
Door hardware (older style door knobs) and signage / graphics throughout the building common
core areas are not compliant with current code and disabled access requirements.
No drinking fountain was located.
There are numerous other minor barriers to the disabled throughout the facility. A detailed
accessibility survey should be conducted by a California Access Specialist to qualify and quantify
each deficiency along with proposed measures to remove or mitigate all barriers to accessibility in
conformance with the ADA and CBC Title 24.
The elevator is currently non - compliant and may be exempt. Further review by the Building
Official is required.
Noted deficiencies are as follows
1. Door hardware is not compliant
2. Disabled access parking signage & graphics and accessible path of travel to the
facility are not compliant
3. Signage and Graphics are not compliant
4. Stair and handrails are not compliant
5. Minor restroom deficiencies at the ground floor restrooms
6. Elevator is not compliant
IT:ZGE I II =110 It
As this is a multi- tenant office / mercantile building owned by the City but managed and
maintained by a third party vender, the assessment is limited to the exterior and common area
interior areas. The general exterior physical appearance of the facility is good and appears to
have been well maintained given its overall age and history of additions and modifications. There
were some isolated areas of wood rot and termite damage that should be treated or replaced.
Most of the original steel sash windows are still installed but do not open as originally intended.
These windows should be repaired or replaced to match the replacement windows at the City
Administration Building. This will also correct potential water intrusion issue.
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 4
Painting of the exterior plaster and wood trim will continue to be an ongoing maintenance issue
as the age of the building further extends the life of the underlying surfaces. The back parking
court area and building access from the parking court has numerous areas of damage and shows
signs of old age.
City staff indicated that the roof areas were replaced by Long Beach Roofing Company two years
ago. Both the tile roof and the built -up roof areas appear to be in generally good condition.
The general common area interior physical appearance of the facility is very minimal and is in
generally good condition with the exception of the rear corridor and door to the parking court. It
appears that some of the interior common area finishes are relatively new including paint and
carpet. Most of the common areas ceiling tiles appear to be in acceptable condition with the
exception of a few damaged tiles. The upper level restroom is in poor condition but in the current
tenant configuration, this appears to be for the exclusive use of the single upper level tenant and
as such it is their responsibility. In the event that the upper floor is divided into multi- tenants at
some future date, the restrooms will need to be renovated and upgraded to meet current disabled
access requirements.
The assessment team did not have access to any elevator information. The elevator maintenance
provider should be consulted for further analysis.
Noted deficiencies are as follows:
1. Miscellaneous exterior wood damage
2. Miscellaneous minor interior finishes deficiencies
3. Original steel exterior windows should be replaced
4. Upper level restrooms not operable and non - compliant for disabled
STRUCTURAL ASSESSMENT
This one- and two -story structure with multiple additions and is assumed to have un- reinforced
masonry (URM) walls (finished with plaster) and a wood framed roof and second floor. It has
been seismically retrofitted, most likely during the 1984 renovations.
The structure is in reasonable condition for its age. No significant structural deterioration was
noted during our assessment.
Seismically, this is a moderately high vulnerability structure. We assume that the seismic retrofit
addressed the major life safety issues; however significant damage could still occur to this
building in a large earthquake.
In order to provide a useful remaining life of at least 20 years, we recommend that the building be
further evaluated seismically, to verify that the previous seismic retrofit adequately addressed life
safety issues.
MECHANICAL SYSTEMS ASSESSMENT
This facility is leased to multiple tenants, and the air conditioning systems consist of multiple
rooftop and split- system air conditioning units serving various suites. The various units all appear
to be of recent manufacture and are in good operating condition. Equipment replacement would
not be required in the near future and could be evaluated as tenant turnover occurs. The gas
meter is located on the alley side of the building and does not include a seismic shut -off valve.
Noted deficiencies are as follows:
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 5
1. The gas meter does not have a seismic shut -off valve.
ELECTRICAL SYSTEMS ASSESSMENT
Power to the building is supplied by a 1,000A switchboard with two 400A distribution panels. The
main switchboard appears to be in generally good condition. The 400A distribution panel located
on the roof is corroded and should be replaced.
Noted deficiencies are as follows:
General area lighting is provided by older technology T12 fluorescent fixtures
Exit signs are not illuminated
No emergency egress lighting
400A roof panel is corroded and should be replaced
ASSESSMENT FINDINGS
GENERAL
The existing facility has been generally maintained in overall good condition. On -going
maintenance will continue to be required at an accelerated rate as the building continues to age.
A minor renovation to correct the noted deficiencies would suffice to extend the useful life of the
building for another 20+ years. Renovation needs are not immediate but the disabled access and
life safety issues pose risks that need to be mitigated as soon as possible. Consideration must be
given to the preservation nature of the building in the form of a seismic evaluation / upgrades and
a fire sprinkler system.
Disabled access upgrades should be implemented including parking, graphics and path of travel
to avoid associated non - compliant ADA risk. Illuminated exit signs and emergency egress lighting
should be installed along with a new fire alarm system and consideration should be made to
incorporate a fire sprinkler system all of which should be reviewed and approved by the Building
and Fire Authority. Elevator condition should be reviewed by the elevator maintenance provider
for any upgrades that may be required to extend the useful life of the elevator. Miscellaneous
interior upgrades should be done to integrate with the recent general upgrades. The steel sash
doors and windows should be repaired including surrounding sealant (preferred due to the
historic nature of the building) or replaced to match the recent replacement windows at the
adjacent City of Seal Beach Administration Building. Consideration should be given to upgrading
the second level restrooms.
Due to the overall age of the building and the previous general structural upgrades, we
recommend that the building be further evaluated seismically to verify that the previous seismic
retrofit adequately addressed life safety issues.
The gas meter should have a seismic shut -off valve. General lighting should be replaced with
newer energy efficient fixtures. The 400A distribution panel on the roof should be replaced.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 11, 200 sf two -story (equal to existing facility) office
building on a hypothetical site. This would be for comparative purposes only as the existing
building is an historic structure and would not be demolished under any circumstance other than if
it became totally structurally unsound and un- restorable.
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 6
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 2 — Old City Hall
Building / Facility Condition Assessment Page 7
Building #2
Old City Hall
Remvele 11,200 GSF 2 -story Office Bolting
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
_
0
MC- See Ouelifiwtions
2
PRE-CONSTRUCTION SERNCES
A/E Sernces
109,000
Program Manager Pre+vubxtion SWces
32,700
GWe0nical Services
5,000
Allmance: City W Carsad
ALTA Survey / TWograplic Maps
5,000
Allmance: City of ConVact
Eftrwmental Haze m Mater& Reports
10,000
Allmance: City of canbatl
EnAronmenWl Hazardous Material AWtem o Procedures
10,000
Alloxance. City W conbad
CEDA
a!
Assumption is Me Project me W exempt ham CEOA
AS- Brill /SV ural- Seismic Verificafion /Dbamerdelion
16,400
CASP Oiwe lad A=ss Report
9,300
RNmWmable Expenses
15,000
Alb ance
3
DIRECT COSTS(Conahutlsn Comes)
Demtlibon & AbBMrrlMa
Intl
Site Vrbnk
Iw
Renovate 11,200 GSF SuN g
1,090,400
See attached a
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary MO ar Trailers dra FWI!ty I R"rig
0
MC- Terminate Em ng Leases
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
FuftW (Desk, Chars, Fib CaNnets, etc.)
0
NIC- See Ouaifieafians
e
PROGRAM AND CONSTRUCTION MANAGEMENT
109,000
7
TESTING B INSPECTION
Sds
0
Allmvame: City to Centred
Materials
20,000
Allow=: City to Core ad
Roo" / WP
5,000
Allowa=: City W Centred
8
UTILITY CONNECTION FEES
0
NIC -See Ousificahms
B
CITY ADMINISTRATION FEES /PERMT FEES
O
NC -See Ouafcab s
10
!OWNER BUILDER RISK INSURANCE
6,200
Allwvence: (Calculat W 0.75 Dined Cost)
11
JWNTINGENCY
54,509
5%d Direct Cost
OPINION OF PROBABLE COS - APPROACHA
1,499,000
Building #2
Old City Hall
Construct new 11,200 GSF 2 -story Office BuiWq
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Mom
0
MC -See Ousliflcefims
2
ME-CONSTRUCTION SERVICES
A/E Services
179,200
Pmgmm Manager Services
73,200
GeoteG kcal Sem m
20,000
Alvxance: Ci ro Centred
ALTA Survey/ TopogrepNe Maps
5.000
Alewarre. City t�Cm0ed
EWImmenlal Hmarbom M"al Reports
0
NIC
CEDA
0
Assumption is Me Profed will Ise exempt from CEOA
Rdmb bls Experwes
20,000
Aowance
3
DIRECT COSTS (Comes ColAs)
Dmlkeibon /Wtl
0
NIC -Sm Ou9ftfims
SRO VArk
200,000
Allowance
Cmstuct New 11,200 GSF Building
2,240,000
9200IGSF- Exdudm inferior tenant impvmmwft
4
TEMPORARY FACILITIES DURING CONSRUCTION
T Mebular Tnolers or M Fatally
0
NIC - TawMnt family
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
Fw*" (Desk, Chairs, File Cabnets, etc. )
0
MC -See Ouleifinafims
Elec lc Systams aria Spatial Equipment
0
MC -See OUalificabms
8
PROGRAM AND CONSTRUCTION MANAGEMENT
179,200
7
TESTING S INSPECTION
Soils
2Q.0W
Allowance: City W Cmbad
Matenals
50.000
Almams: Oily to CmImt
Roofing / WP
5,000
Allewance: City W Contract
8
UTILITY CONNECTION FEES
0
NIC - See Oualifimbms
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
MC -See Oualificafims
10
OWMER BUILDER RISK INSURANCE
18,300
Abwance: (CelWale0 at 0.75% of Dined Cog)
11
1GUNTINGENCY
1 122.9
5%d Direct Cost
1
OPINI ON O F PROBA BILE COST - APPROACHB
1 3,131,900
Building #2
Old City Hall
Renovation / Repair
Replacement
FCI %
$1,499,500
$3,131,900
48%
Building #2
Old City Hall
Renovation Budget Opinion of Probable Cost
Area (sf) 11,200
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatementlencapsulation
11,200
sf
2.00
22,400
2
Remodel handicap parking and signage
1
Is
5,000.00
5,000
6
Seismic retrofit main structure
11,200
sf
8.00
89,600
6
Repair misc areas of dry rot and termite damage
11,200
Is
1.50
16,800
7
Replace all roofing
5,600
sf
14.50
81,200
8
Replace door hardware with compliant
30
ea
650.00
19,500
8
Replace all windows with dual pane
30
ea
2,500.00
75,000
8
Replace glass door assemblies
2
ea
5,000.00
10,000
9
Upgrade fire ratings in egress corridors
1
Is
30,000.00
30,000
9
Misc interior Core and Shell re- finishing
11,200
sf
20.00
224,000
9
Repaint exterior including misc patching
7,500
sf
2.70
20,300
10
Replace all signage for ADA compliance
20
ea
175.00
3,500
13
Elevator upgrades
1
Is
20,000.00
20,000
15
Retrofit fire sprinklers
11,200
sf
13.00
145,600
16
Retrofit fire alarm system
1
Is
20,000.00
20,000
16
Replace all exit signs
10
ea
450.00
4,500
16
Repair or replace exterior light fixtures
16
ea
600.00
9,600
16
Replace distribution panels throughout building
4
ea
5,000.00
20,000
16
Replace interior lighting and controls in main corridors, provide
1,800
sf
12.00
21,600
17
New data /tele infrastructure (core only)
1
LS
20,000.00
20,000
Subtotal 858,600
GC's, bonds, insurance, Fee, and 15% contingency 27% 231,800
Total 1,090,400
Excludes demolition of existing tenant improvements and construction of new tenant improvements.
City of Seal Beach Bldq 2 — Old City Hall Images
Building / Facility Condition Assessment Page 1
City of Seal Beach Bldg 2 — Old City Hall Images
Building / Facility Condition Assessment Page 2
AdM
City of Seal Beach Bldg 2 — Old City Hall Images
Building / Facility Condition Assessment Page 3
Building #3
POLICE HEADQUARTERS
911 Seal Beach Boulevard
Assessment date: October 14, 2010
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City of Seal Beach Police Headquarters was built in 1978 and has had several modifications
and additions since. The most recent renovation was done in 2009 / 2010. This latest scope of
work included minor site work; new exterior lockers; renovation to the lower level evidence
storage room, lockers, showers and restrooms; and renovation to the upper level restrooms;
Chiefs restroom; storage room and kitchen / balcony. Previous renovations included the addition
of the communications center, renovation of the security "Sally Port" to administrative office area,
upgrades to the upper level multi- purpose room including provisions for an Emergency
Operations Center (EOC), new emergency generator and associated electrical renovations,
general overall interior finish upgrades and miscellaneous revisions to the detention facility.
The facility is approximately 22,000 square feet, two -story tilt -up / concrete structure. The lower
level is partially subterranean and contains a detention facility for up to 18 individuals.
SUMMARY ANALYSIS
M"IlliZe7b -1i[99
The facility is located at the south west corner of the signalized intersection of Seal Beach Blvd.
and Adolfo Lopez Drive. The main entry to the facility is from Adolfo Lopez Drive. There is a
somewhat steep grade along this section of Adolfo Lopez Drive accounting for the partial split
level subterranean design. The entry is accessed from the sidewalk at the middle of the north
elevation via a series of exterior steps. There is also a generally level access from the sidewalk
directly from the comer of the street intersection along a walkway to the top of the main entry
steps.
There is a surface parking lot to the west of the building that is secured via a fence. The police
facility accounts for approximately 57 spaces for both private and police vehicles. There are two
secured vehicular access / egress driveways into the secured lot and a single secured man -gate
all of which are accessed via Adolfo Lopez Drive. All public parking is street parallel and diagonal
parking located on each side of Adolfo Lopez Drive.
Disabled access parking is denoted as the first three parallel parking spaces at the south eastern
end of Adolfo Lopez Drive. The intersection crosswalk curb ramp serves as the access point to
the public sidewalk with access then to the walkway at the north east comer of the site. As
indicated above, there is a slope to the street grade at this point. Overall, the public disabled
access to the facility is compromised. These existing conditions were noted in the 2009 approved
renovation plans without further requirements to modify the access.
The main entry steps do not contain compliant handrails and tread nosing markings. The walkway
pavement is uneven in places. There is a non - compliant pay phone at the main entry and a
barren landscape planter. The landscape surrounding the north, east and west sides of the
building appear to be in good overall condition.
The surface parking lot to the west of the building is in marginal condition. In the center of the lot
is a secured satellite yard. The south edge of the parking lot abuts a steep slope which shows
past signs and repairs due to erosion of the earth into the parking lot. The repairs appear to be
temporary in nature and include "K" rails, wood piers and steel plates. As noted above, the
surface lot is for Police and City personnel only. There are no provisions for disabled access
parking with the secured parking area. There are no on -site provisions for public parking including
disabled access parking. The secured parking aspect was not a part of the original design and
was added in 2005. Consideration should be given to re- arrange the parking and security
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 2
features to allow for on -site public parking including and especially for the disabled along with
staff parking for the disabled. Path of travel and signage /graphics would need to be included.
The south east corner of the lot adjacent to the building serves as the detention facility secured
outdoor yard / visitor area and doubles as a secured "sally port" vehicular entry as the original
sally port is now office space. The renovated evidence room has a roll -up door access to the
parking area.
Noted deficiencies are as follows:
1. Not public on -site parking
2. Disabled Access parking, signage & graphics and accessible path of travel to the
facility are not compliant with current codes and local regulations
3. General concrete walkway cracking and displacement
4. Non - compliant entry steps
5. Geotechnical stability of southern slope adjacent to the parking and detention
yard requires investigation and permanent resolve.
6. Disposition of the satellite yard to be determined
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential for
hazardous materials within the facilities. These materials would include, but may not be limited to,
asbestos containing materials (ACM), lead based paint (LBD), polychlorinated biphenyl (PCB)
containing devices and mercury / tritium containing devices. Given the recent renovations, it is
likely that a hazardous materials survey has previously been performed however, City staff was
not aware of any hazardous material reports for the facility.
In the event that it is determined to renovate portions of the existing building the following detailed
studies (if not previously done) would be required to be performed prior to the commencement of
any work within a proposed renovation area:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system. The building is equipped with a Silent
Knight fire alarm system. The system appears to be mostly manual initiation (pull stations) rather
than automatic (smoke and heat detectors). Indicating devices (horns and strobes) are installed
throughout the facility, although appears inadequate for current codes. The system appears to be
a retrofit with exposed surface mounted conduit used for the installation rather then concealed
conduit creating a poor aesthetic and an obvious looking retrofit. The facility recently installed a
new emergency generator along with associated electrical upgrades.
Emergency egress lighting appears to be provided via older twin beam egress lights. These lights
appear to be marginal as to the ability to comply with current code requirements if needed to. A
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 3
detailed analysis of the egress lighting and associated improvements with the new generator
should be conducted to determine if corrective action is required. It appears that all the lighting
and power is now connected to the new generator. If that is the case then the additional existing
egress lights would not be required.
There is a mix of old and new illuminated exit signs. All exit signs should be tested and replaced
as necessary.
Of particular concern is that all Police facilities built after 1986 are required by the State to be built
in accordance with the Essential Services Buildings Seismic Safety Act. In 1986, the California
Legislature determined that buildings providing essential services should be capable of providing
those services to the public after a disaster. This includes, but is not limited to, requirements that
such buildings shall be "...designed and constructed to minimize fire hazards and to resist the
forces of earthquakes, gravity and winds."
Responsibility for enforcement of the act falls to the local building jurisdiction for locally owned
and leased facilities including the disposition of essential services facilities built prior to 1986. The
Police Headquarters is an essential services building and even contains an EOC. As such, the
structural design (discussed later) and the fire /live safety features of the building should be to the
standards required by this Act.
Noted deficiencies are as follows:
1. No fire- sprinkler system.
2. Retrofit fire alarm system to be upgraded
3. Emergency egress lighting needs to be verified
4. Older Illuminated exit signs to be replaced
5. Facility is not in compliance with the Essential Services Buildings Seismic Safety
Act
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility serves both Police staff and the public at large.
As previously noted there are significant issues with on -site disabled access parking for the public
and staff including the lack of actual parking spaces, an accessible path of travel and signage /
graphics. The current configuration is non - conforming or non - existent.
The upper level public restrooms of the Foyer are non - compliant and may require enlarged
spatial area to make them compliant. The main upper level staff restrooms were recently
remodeled and appear to be in general compliance. The Chief's private restroom was also
recently remodeled however, it was not done so to disabled access requirements presumable
based on spatial hardship and the fact that the remodel of the other restrooms provides for
alternative facilities in accordance with allowable exceptions to the code. The lower level lockers,
showers and restrooms were also remodeled recently and generally comply with disabled access
requirements.
Access for the disabled between floors is via a #2000 existing hydraulic elevator. The interior cab
clearances do not comply with current requirements but given the hoistway hardship, an
exception would be in order. Access to controls and proper signage and graphics however, are
required. Interior stair handrails do not comply with current requirements.
City of Seal Beach Bldg 3 — Police Headquarters
Building f Facility Condition Assessment Page 4
The outside pay telephone and the interior drinking fountains do not comply with current
requirements. Many of the existing doors are not equipped with complying lever style hardware
and proper room identification signage and graphics. The front counter height does not
accommodate access compliant requirements.
There are other barriers to the disabled throughout the facility. A detailed accessibility survey
should be conducted by a California Access Specialist to qualify and quantify each deficiency
along with proposed measures to remove or mitigate all barriers to accessibility in conformance
with the ADA and CBC Title 24.
Noted deficiencies include, but are not limited to the follow:
1. Disabled access parking, signage & graphics and accessible path of travel to the
facility are not compliant
2. Upper level public restrooms are non - compliant
3. Drinking fountain and pay phone are not compliant
4. Signage and Graphics are not compliant
5. Stair and handrails are not compliant
6. Entry counter is not compliant
7. Public counters not compliant
ARCHITECTURAL ASSESSMENT
The general physical appearance of the facility is good and has benefited from the recent
remodels. The exterior concrete wall surfaces are painted and will continue to require re- painting
on a regular basis. The sealant at the concrete tilt -up panel joints is failing in areas and should be
replaced. The windows are older style aluminum glazed unit that are in moderate condition. Some
windows have a film that has been applied and several are showing signs of peeling and
deteriorating. Consideration should be given to replacing the windows with more energy efficient
windows.
The roof appears to be near the end of its service life. There were numerous areas of
deterioration with the roofing membrane, flashing and sealants. There were many areas of
noticeable ceiling tile moisture damage. There have been past roof leaks during rains. There are
many exposed cables for communication and other equipment that appears to be abandoned.
Other cables are unprotected and disorganized throughout the roof. The door leading to the roof
is in poor condition. The mechanical equipment and exposed ductwork appear to be at the end of
their service life.
The general interior areas of the facility are a mix of original layout and older finishes and the
recently remodeled areas. The main entry lobby appears to be mostly original including lighting,
millwork, and the public restrooms. Much of the remaining administration areas of the upper level
have received updated finishes. The staff restrooms, kitchen and multi - purpose room all have
newer finishes. The communications area was a later addition and appears to be in good
condition. The detention facility has had several minor renovations over the years. The current
interior finishes are in good condition. The converted sally port appears to have been a hasty
renovation and shows signs of overall deterioration. The balance of the lower level was recently
remodeled and is in good condition.
There were several noted ceiling tiles that were damaged due to roof leaks
City Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 5
Noted deficiencies are as follows:
1. Panel joint sealant failing
2. Windows in moderate condition with deteriorating film coating in some locations
3. Roofing, flashing and sealants in poor condition
4. Roof access door in poor condition
5. Older lighting, millwork and restrooms at the Lobby and entry corridor.
6. Interior doors in marginal condition with non - compliant hardware in most cases.
7. Detention office area (converted sally port) in poor to moderate condition.
STRUCTURAL ASSESSMENT
The Police building is a two -story concrete tilt -up structure built circa 1978 with a flat steel- framed
roof and a steel- framed second floor. The roof has Vermiculite fill on metal deck and the second
floor has concrete fill on metal deck. The lateral (seismic) force - resisting system is tilt -up shear
walls with metal deck roof and floor diaphragms.
Seismically, this is a moderate -to -high vulnerability structure. The facility does not have adequate
roof -to -wall ties, per current standards. The roof relies on the perimeter walls for bearing. The
use of steel framing for the roof inherently provides somewhat better connectivity with the walls
than a wood framed building however the building may still be vulnerable to separation between
the walls and the roof. The east exterior wall was noticeably separating from the interior walls at
the top of the upper level.
As noted above, the Police Headquarters serves as an essential services facility an as such
should be in compliance with the Essential Services Buildings Seismic Safety Act.
Noted deficiencies are as follows
1. At the east end of the building, relatively minor cracking was observed in the tilt -up
panels, particularly at the south -east corner. Some cracks have been repaired in the
past, however some additional movement has since occurred. This east section of
the building is actually only a single story high, the lower floor ( "basement') stops
approximately 30 feet short of the east end wall. Therefore this east section of the
building where the cracking is occurring is supported on grade at the upper level.
The cracks observed are most likely the result of minor differential movement of the
shallow foundations.
2. Some of the sealants at the panel joints are deteriorated.
3. Areas of ponding or debris build -up were observed on the roof
4. A number of rooftop mechanical units were inadequately anchored
5. A detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic retrofit is most likely warranted, particularly if a higher
performance level than just life safety is desired (e.g. essential services facility).
MECHANICAL SYSTEMS ASSESSMENT
The facility is served by eighteen (18) rooftop packaged gas - electric air conditioning units and
one split- system heat pump. The units range from 9 -14 years old. While the units are in
operating condition many are near the end of their expected service life. Based on the average
age of the equipment, complete unit replacement should be considered in the near future. If this
is pursued, new air conditioning units should incorporate high - efficiency features such as
economizers for cooling with outdoor air, as well as coated or copper fin coils for extended
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 6
equipment life. Zone control and distribution should be verified at the same time. Any mechanical
retrofit at the roof should be coordinated with proposed seismic retrofit upgrades and roofing
upgrades to insure efficient sequencing of construction.
Another item to address is condensate drainage. These currently spill to roof overflow drains,
which results in nuisance water around the building and is a violation of current code.
Consideration should be given to connection to appropriate sanitary sewer systems.
The majority of the plumbing fixtures and finishes have recently been replaced as part of the
remodels with the exception of drinking fountains, upper level public restrooms and the detention
area. The Police Chief did note issues with some of the new plumbing and the discovery of
deteriorating underground piping during the recent remodel.
Noted deficiencies are as follows:
1. Roof top mechanical units nearing the end of their useful life expectancy.
2. Condensate drainage not code compliant.
3. Older plumbing fixtures at Lobby restrooms
4. Older non - compliant drinking fountains
ELECTRICAL SYSTEMS ASSESSMENT
The main electrical service is an 800A 120/208V switchboard that appears to have been recently
replaced in conjunction with the installation of a 200KW generator. The entire facility appears to
be backed up by the generator through a single 800A transfer switch. The generator should not
be relied on as a replacement for critical loads (egress lighting, security). For these critical loads,
a smaller dedicated ATS with priority over the overall ATS should be installed. This would allow
the non - essential loads to be shed if necessary. Additionally, a fault in the non - essential
distribution would not impact the critical loads.
There does not appear to be a load bank associated with the generator. It was uncertain, though
doubtful, that building loads are transferred when the generator is exercised. Exercising the
generator without a load may adversely affect the generator's ability to operate efficiently. The
generator manufacturer should be consulted for recommendations.
Egress lighting is provided by "bug -eye" battery lights. The lights are old and require regular
monthly and annual testing. City should verify proper testing procedures and documentation are
in place. Batteries have limited useful life and testing ensures proper function on loss of power.
Light fixtures are a mixture of more efficient T8 and older technology T12 fluorescent. The facility
would likely benefit (energy savings) from an advanced lighting controls system.
There is an existing security system that, according to the Police Chief, is currently planned for an
upgrade.
Roof AC unit disconnects are not independently supported. They are supported by conduit only.
There are no convenience outlets for AC service. The panel boards at top of the roof access
stairs are not rated for exterior use, are rusty, and are in generally poor condition.
Lights in parking lot and wall packs on building exterior have considerable distribution above 90
degrees, effectively wasting useable light and associated power.
Noted deficiencies are as follows:
1. No automatic transfer switch for the generator (ATS).
2. No load bank associated with the generator.
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 7
3. Emergency egress lighting to be tested and verified.
4. No lighting control system
5. Older security system
6. Non - functional pneumatic tube system
7. Older non - efficient lighting still in some areas
8. Poor parking lot lighting
9. Roof located panel boards are in poor condition
10. Roof mechanical equipment disconnects not properly supported
ASSESSMENT FINDINGS
GENERAL
The overall Police Headquarters facility has the appearance of being in good overall physical
condition however, it lacks several vital physical attributes that all Police facilities constructed
since 1986 are required to have. The building functions as an essential services facility and as
such should have a higher standard of fire life safety capability. This would include, but is not
limited to, higher levels of seismic design and higher levels of fire protection including a fire
sprinkler system.
While the recent remodels have provided other benefits to the overall facility to satisfy several
function needs and to generally upgrade the aesthetic finishes due to past deferred maintenance,
the upgrades did not address the requirements of an essential services facility with the exception
of the emergency generator upgrade. This combined with the condition of the noted structural
issue and the roofing and mechanical deficiencies warrants an immediate need for additional
renovations.
It is the assessment team's opinion that the essential facility needs are of paramount importance.
Considering the need for a new roof and roof mounted HVAC equipment in the near future, it
would be prudent to initiate a seismic retrofit at the same time the roofing and HVAC are
replaced. A detailed seismic analysis should be performed and should also address the cracking
in the east wall of the building. Detailed costs for the retrofit can also be calculated at that time.
Until such time as a retrofit is initiated, this condition should continue to be monitored on a regular
basis. Additional minor cracking can be expected which can be addressed by localized repairs
until a more permanent solution is determined. The drainage and landscape watering in the area
to the east of the building should be investigated. In addition it is possible but unlikely that
remedial foundation work could be required. Additional testing and analysis is required to
determine the extent of any proposed structural / seismic retrofit.
At the same time as the seismic retrofit, a retrofit fire sprinkler system and upgraded fire alarm
system and security system should be implemented. This would require interior modifications and
would provide the opportunity to efficiently address the interior deficiencies noted above that were
not treated as part of the recent remodels. This would include, but not be limited to, general
ceiling, lighting, lighting controls, egress lighting and exit sign upgrades where necessary, Lobby
renovations to correct disabled access issues and general overall finishes, Lobby restroom and
Lobby counter disabled access and finish deficiencies. The lower level converted office should be
renovated with new finishes in keeping with the rest of the facility. Remaining minor interior
upgrades should also be implemented including replacement of non complying drinking fountains,
doors and door hardware. New disabled access compliant signage is needed throughout the
facility.
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 8
The exterior of the building is in good overall condition. The wall sealant needs to be removed
and replaced and the window film removed and replaced with consideration given to replacement
of all the exterior windows with a more energy efficient aluminum and glass system.
The roof, flashing and roof mounted HVAC replacement should also include replacement of the
electrical service on the roof and removal of non - functional equipment and cabling. Generator
issues noted above should be further reviewed and resolved as necessary to ensure proper
function and maintenance operation.
A general program needs to be prepared for the use of the surface parking lot. He indicated the
possibility of reducing the satellite antenna yard to create additional parking. The southern slope
needs to be evaluated and a permanent retaining wall needs to be constructed. The issue of no
on -site public parking and disabled access parking needs to be addressed and resolved. Parking
lot lighting should be removed and replaced with more efficient lighting. Entry steps and walkways
should be repaired and provided with proper handrails and signage.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 22,000 SF two -story (equal to existing facility) Police
Headquarters (with detention facility) on a separate hypothetical site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 3 Police Headquarters
Building / Facility Condition Assessment Page 9
City of Seal Beach Bldg 3 — Police Headquarters
Building / Facility Condition Assessment Page 10
Building #3
Police Headquarters
Renovate 22,000 GSF 2 -story Pdice Headquarters
COMPONENT
VALUE
COMME
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
NIC - See Qualifrebons
2
PRE-CONSTRUCTION SERVICES
A/E SeNw.
342,800
Program Manager Pre-oanshxion Semces
128,500
Ged.Wir l Services
10,000
Allowance: City to CorBrad
ALTA Surrey/ Topographic Maps
5,000
Albwarc. City dCantrad
EwW medal Hatay Material Reports
10,000
Al erica: Gty of a
EmmmerNal HazsN Material Abatemem Procedures
10,000
Allowance: City to cgntrect
CEOA
0
Assumption is the Project will be exempt from CE-QA
AS -Built I Stru eat- Seismic Venficebon I D=mentalion
42,800
CASP Disabled A¢ R"
10,7(0
Reimbursable Expenses
20,000
Alowa ms,
3
DIRECT COSTS (COnsbudbn Costs)
Demdition 8 Abatement
See M*
_Intl
Ind
Renovate 22,000 GSF Building
4,282,900
See etledtetl
4
TEMPORARY FACILITIES DURING CONSRUCTION
TelryaaryM ,I,Tro or dher Fadlity l Phasing
100,000
A110warX4,
5
FIXTURES, FURNITURE AND EQUIPMENT (FFBE)
FumiW Desk, Chairs. File Cabinets, etc.)
0
NIC -See OUtlMca"wis
8
PROGRAM AND CONSTRUCTION MANAGEMENT
342.61M
7
TESTING &INSPECTION
Shcs
10.000
Allpwarx:e: City to Cantrell
Materials
30,000
Allowance: City to Contract
RO g / GYP
7.500
Aides e: City 0 Contract
8
UTILITY CONNECTION FEES
0
NIC -See QuIefteboru
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Qualftatims
10
E R BUILDER RISK INSURANCE
32 ,100
Alowance:(CalaMted a 1075 %of Direct Coat)
11
CONTINGENCY
114,100
5% Of 0ired COST
OPINION OF PROBABLE COST - APPROACH A
5,598,800
Building #3
Police Headquarters
Construct new 22,000 GSF 2 -story Police Headquarters
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessmem and Coil Model
0
NIC -See Qualifications
2
PRE - CONSTRUCTION SERVICES
AIE Services
98&000
Pmgmm Mwagw Services
370,500
GedxJmicel Services
20,000
All w : City W CtaWact
ALTA Survey / Topograplic Maps
5,000
Allommme: City W Crstaact
Emironmental NaTardma Material Reports
0
NIC
CEOA
0
Assmphort is Me ProjW will be exempt from CEGA
Rembu ble Expenses
25,000
Allowance
3
DIRECT COSTS (COnstrudion Costa)
DemdBim /Land Cost
0
NIC -See QualMwborm
SitevM
250,000
All w
Cenntrud New 22A00 GSF Roping
12,100,000
55501GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or o1w Fadifty
0
Wit remain in existing faelity
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE
Fm (Desk, Chairs, FN Ca0lwts, etc.)
0
NIC - See Qualifications
EbctrmicSstems and Spedal Equipment
0
NIC - See Qualificabors
6
PROGRAM AND CONSTRUCTION MANAGEMENT
968 ,000
7
TESTING B INSPECTION
Sob
20,000
Allowance: City W Contract
Meedets
60,000
AlWwar :City W Cor s
Roofing /M
5,000
Allowance: City to Centred
8
UTIUTY CONNECTION FEES
0
NIC - See Quatificatims
9
GTY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Qualifime"
10
OWNER BUILDER RISK INSURANCE
92,600
Allowame:(Calwlated at 0.75% of Dimd Cost)
11
CONTINGENCY
617,500
5% of Dimd Cost
OPINION OF PROBABLE COST - APPROACH 0 1
15,521,600
Building #3
Police Headquarters
Renovation / Repair
Replacement
FCI %
$5,598,800
$15,521,600
36%
Building #3
Police Headquarters
Renovation Budget Opinion of Probable Cost
Area (sf)
22,000
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatementlencapsulation
22,000
LS
2.00
44,000
2
Slope stabilization
1
LS
196,000
196,000
2
Slurry and re- stripe parking lot
41,400
sf
2.00
82,800
2
NPDES compliance
1
Is
50,000
50,000
3
Replace cracked sidewalks
1,800
sf
5.00
9,000
3
Remove and replace entry steps and rails
1
LS
10,000
10,000
5
Seismic retrofit, including roof /wall connections and added
22,000
sf
5.91
130,000
deck attachments - to 2010 IBC basic minimum standards
5
Additional seismic strengthening to make best efforts at 1.5
22,000
sf
21.00
462,000
safety factor based on Essential Facility standards
6
Provide new entry counter
1
LS
8,000.00
8,000
6
Provide new public counters
1
LS
5,000.00
5,000
7
New white PVC single ply roof, all new flashing
22,000
sf
13.50
297,000
7
Reseal tilt panel joints throughout
880
If
7.50
6,600
7
Epoxy inject cracks at SE corner
1
LS
10,000
10,000
8
Provide new front entrance with powered operators
1
LS
20,000
20,000
8
Retrofit energy efficient dual pane low -E windows
50
ea
3,600.00
180,000
8
Replace roof access door
1
LS
1,800.00
1,800
8
Replace all interior door locks and latches
100
ea
350.00
35,000
9
Remove and replace acoustic ceilings throughout
22,000
sf
5.00
110,000
9
Remodel upper level public restrooms for accessibility
120
sf
300.00
36,000
10
Replace signage throughout
1
LS
11,000
11,000
15
Retrofit fire sprinkler system complete with new service from
22,000
sf
10.00
220,000
street
15
Replace all rooftop mechanical units
22,000
sf
18.50
407,000
15
Replace condensate drain piping on roof
1
LS
7,500.00
7,500
15
Remove and cap off wall mounted drinking fountains
4
ea
350.00
1,400
15
Abandon pneumatic tube system and remove exposed
1
LS
3,000.00
3,000
portions
16
Retrofit fire alarm system
22,000
sf
4.00
88,000
16
New lighting thoughout, incorporating new emergency egress
22,000
sf
8.00
176,000
lighting and new energy efficient controls
16
Replace exit signs throughout, put on generator circuit
35
ea
450.00
15,600
16
Provide new ATS and load bank for generator
1
LS
140,000
140,000
16
Re- circuit critical loads to generator
22,000
sf
4.00
88,000
16
Replace parking lighting standards and bases
15
ea
3,700.00
55,500
16
Replace electrical panel at roof
1
ea
10,000
10,000
16
Re- support HVAC disconnects on roof
19
ea
2,000.00
38,000
17
New data /tele cabling infrastructure
22,000
sf
4.00
88,000
17
Provide new CCTV security system
22,000
sf
15.00
330,000
Subtotal
3,372,400
GC's, bonds, insurance, Fee, and 15% contingency
27%
910,500
Total
4,282,900
City of Seal Beach Building 3 — Police HQ Images
Building / Facility Condition Assessment Page 1
City of Seal Beach Building 3 — Police HQ Images
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City of Seal Beach Building 3 — Police HQ Images
Building / Facility Condition Assessment Page 3
City of Seal Beach Building 3 — Police HQ Images
Building / Facility Condition Assessment Page 4
City of Seal Beach Building 3 — Police HQ Images
Building / Facility Condition Assessment Page 5
City of Seal Beach Building 3 — Police HQ Images
Building / Facility Condition Assessment Page 6
City of Seal Beach Building 3 — Police HQ Images
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City of Seal Beach Building 3 — Police HQ Images
Building / Facility Condition Assessment Page 8
Building #4
CITY YARD — ADMINISTRATION BUILDING
1776 Adolfo Lopez Drive
Assessment date: September 30, 2010
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City Yard complex with the adjacent Police Headquarters was originally constructed in 1978.
The City yard complex includes a main administration building with three separate vehicular and
general storage shop buildings, a large canopy carport structure and associated site storage
areas. The facility is accessed via two secured entries off of Adolfo Lopez Drive.
The Administration Building (Building #4) is a single level office building of approximately 3,100
square feet. The facility includes a reception area, general offices, restrooms with lockers and
showers and a lunch room with an exterior patio.
There is employee parking that is shared with the secured police employee parking to the east of
the building. Public parking is provided only in the adjacent street.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located to the west of the Police Headquarters which is at the intersection of Seal
Beach Blvd. and Adolfo Lopez Drive. There is a surface parking lot to the east of the building that
is secured via a fence and is shared with the adjacent Police Headquarters. There are two
secured vehicular access / egress driveways into the secured lot and a secured man -gate all of
which are accessed via Adolfo Lopez Drive. All public parking is street parallel and diagonal
parking located on each side of Adolfo Lopez Drive.
Public disabled access parking is denoted as the first three parallel parking spaces at the south
eastern end of Adolfo Lopez Drive. The intersection crosswalk curb ramp serves as the access
point to the public sidewalk. Access to the main entry of the Administration Building for the public
is via the sidewalk which steps down into a depressed entry walk to the building. The entry is
protected by a metal entry canopy however, surface drainage is directed towards the building and
main entry. There is a small landscape section between the entry and the sidewalk with an
uneven transition to pavers. Overall, public disabled access to the facility does not currently meet
ADA standards.
There did not appear to be any employee disabled access parking and the only entry from the
employee parking area is accessed via a series of steps with non - compliant handrails and nosing
identification.
The employee parking surface parking lot to the east of the building is in marginal condition. In
the center of the lot is a secured satellite yard. The south edge of the parking lot abuts a steep
slope which shows past signs and repairs due to erosion of the earth into the parking lot. The
repairs appear to be temporary in nature and include "K" rails, wood piers and steel plates. At the
rear patio area the slope continues to drain towards the building and has caused earth to build -up
against the back wall of one of the adjacent storage buildings.
As noted above, the surface lot is for Police and City personnel only. There are no provisions for
disabled access parking within the secured parking area. There are no on -site provisions for
public parking including disabled access parking. The secured parking aspect was not a part of
the original design and was added in 2003.
Also located within the secured parking is a City vehicle washing station constructed in 2004 that
is need of maintenance.
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 2
Much of the site to the west of the building is asphalt with some concrete paving providing
vehicular access to the remaining adjacent buildings and yard areas. The general condition of the
paving is marginal to poor and in need of repair. The current configuration of the east parking lot
and the service yard paving areas do not appear to follow current best practices for waste / storm
water management. Currently, we noted temporary filter measures have been implemented at
one of the main surface drains.
Noted deficiencies are as follows:
1. No public on -site parking
2. Disabled Access parking, signage & graphics and accessible path of travel to the
facility are not compliant with current codes and local regulations
3. General grading and drainage issues at main entry and rear patio area
4. Non - compliant entry steps and handrails
5. Geotechnical stability of southern slope adjacent to the parking and patio area
requires investigation and permanent resolve.
6. Disposition of the satellite yard to be determined
7. Asphalt at yard area is deteriorating
8. Paving areas not compliant with storm water management practices.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team did not notice any obvious signs of hazardous materials. City staff indicated
that a portion of the east parking lot had previous sub - surface contamination due to an old fuel
facility. Monitoring station is still present but not active. Some testing samples are still being
obtained and analyzed.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There are no
illuminated exit signs. The building is equipped with a single fire extinguisher. Emergency egress
lighting appears to be non - existent. Door hardware from several rooms is not compliant. The
building does not have an emergency generator. The lunch Room is equipped with a large gas
range without proper ventilation.
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 3
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire- sprinkler system.
3. No illuminated exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
6. Open flame range without proper ventilation
7. The facility is not equipped with an emergency generator although portable
generators are stored at the complex.
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This facility is primarily occupied by City staff but is visited at time by the public at
large.
As indicated above, the disabled parking and path of travel to the main entry from the public
sidewalk are non - compliant. The secured employee parking area has no provisions for the
disabled including parking spaces, path of travel or required signage. Path of travel and interior
room signage and graphics within the building are either non - existent or non - compliant. Exterior
steps from the employee parking area are non - compliant including handrails. The west side
building entry could possible be used to provide compliant access to the building provided the
required site access issues of parking and path of travel can be accommodated. Otherwise, the
construction of accessible ramps will be required.
There are existing non - compliant restrooms with lockers and showers which were remodeled in
1994, however no attempt appears to have been made to make them compliant. In addition, the
general overall appearance of the finishes is poor. A significant renovation is required to meet all
disabled access requirements and address the overall finishes for sanitation and general
appearance purposes.
The existing drinking fountain is non - compliant. The lunch room has built -in millwork with
countertops and a sink area that are non - compliant
There is a sliding glass patio doors that access the exterior patio. The operation and thresholds of
this door in non - compliant preventing access to the patio area. Typical door hardware is non-
compliant.
Noted deficiencies are as follows
In general this facility fails to meet almost all required accessibility requirements
rendering completely un- accessible. A more detailed accessibility survey should
be conducted by a California Access Specialist to qualify and quantify each
deficiency along with proposed measures to remove or mitigate all barriers to
accessibility in conformance with the ADA and CBC Title 24.
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal. The main structure of the
building is tilt -up concrete and as such requires only paint which appears to be in relatively good
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 4
condition. The window openings are original anodized aluminum with single pane glazing and
solid base panels. Several of the base panels have been modified to fit through the wall unit air
conditioners which do not appear to function. There appears to have been water intrusion at
several of these locations due to the modifications. Consideration should be given to replacement
of all exterior windows and glass doors with more efficient units. Otherwise, the existing windows
will require repair and re- sealant. At the rear patio sliding glass door it appears that an original
metal awning has been removed exposing the door to the elements. A new awning should be
installed to protect the door and prevent water intrusion. The metal awnings at the main entry and
the east and west entries are in marginal condition.
The overall roofing was noted to be in poor to marginal condition. Staff was not aware of the date
of the last re- roofing to confirm if the current warranties are still valid. Staff noted that there have
been numerous leaks into the building particularly adjacent to the mechanical units. The
assessment team noted a great deal of debris on the roof blocking drainage.
The general interior physical appearance of the facility is marginal. Carpet was recently replaced
in the front office area only. Resilient (VCT) flooring was replaced more than 5 -years ago and is
showing signs of wear and de- lamination adjacent to windows. This is possible caused by water
intrusion form the window lower panels. The restroom, locker and shower facilities are in poor
overall finish. Coupled with the disabled access issues, these facilities will require extensive
renovation.
The open gas range in the Lunch Room is a building, fire and health code violation. The millwork
within the Lunch Room is in poor condition (painted plywood) and as noted above is not disabled
access compliant.
Noted deficiencies are as follows
1. Aluminum windows and doors are marginal condition particularly with respect to
the infill base panels
2. Door awning missing at rear patio
3. Roofing in marginal to poor condition
4. Miscellaneous interior finishes in marginal condition
5. Interior ceiling and lighting in poor condition
6. Restroom finishes and fixtures in very poor condition
7. Lunch Room range and cabinets in poor condition with Building, Fire and Health
Department issues
STRUCTURAL ASSESSMENT
There are three one -story concrete tilt -up buildings used primarily for offices, workshops and
storage. The interior side of the Administration Building has been finished with paint. The
remaining structures have unfinished interiors. The roofs are wood - framed and form generally
flat -low sloping roofs. The structures are in reasonable condition for their age. Seismically, this is
a moderate -to -high vulnerability structures. As would be expected for buildings of this age, the
roof -to -wall ties appear inadequate by current standards.
Noted deficiencies are as follows:
1. The concrete tilt -up wall panels have cracks; this was particularly noticeable in the
south side building. Several of these cracks have been repaired in the past. The
cause of these cracks is unknown; they may simply be shrinkage cracks.
2. Roof -to -wall ties were observed. However as was common for structures of this
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 5
vintage, the ties are one -sided only.
3. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are two (2) terminal air conditioning units that serve the offices on the north side of the
building. Four (4) rooftop package gas - electric units retrofitted in 1999 serve the balance of the
building. The units are in good repair and should not require replacement for another 4 -6 years.
However, the associated ductwork and mechanical pads attached to the 1999 units appear to be
original and are in poor repair and require attention. There is a roof mounted exhaust fan which
has surpassed its life expectancy. There are several non - operational through the wall air
conditioners which have been added into the lower window panels.
Plumbing fixtures appear to be original and due to the other restroom issues noted above, are in
need of replacement. There is a gas fired water heater located in a closet off the hallway that
appears to be in fair condition.
There is not proper ventilation for the open gas range in the Lunch Room.
Noted deficiencies are as follows:
1. Mechanical units will require replacement in 4 -6 years however ductwork and
mechanical pads are currently failing along with the underlying roofing.
2. Exhaust fan is in poor condition
3. Non - operational through the wall air conditioners should be removed
4. Proper make -up air and an exhaust ventilation system needs to be installed if the
open gas range is to remain in the Lunch Room.
5. Restroom fixtures require complete renovation
6. Drinking fountain is non - compliant
7. Water heater is in marginal condition.
ELECTRICAL SYSTEMS ASSESSMENT
The City Yard complex is served by an old Square D switchboard rated at 600A located adjacent
to Building 4A. It is a Nema 3R enclosure installed outside the building. Exposure to the elements
generally lessens the useful life of such equipment. Breakers likely have not been operated or
tested regularly and their ability to function properly is questionable. This board is near the end of
its useful life.
The Administration Building is served by a 225A distribution panel. Generally throughout the City
Yard complex the panel boards are old, in marginal condition and the ability of these circuit
breakers to function properly is questionable.
In general all the fixtures throughout the complex are older T12 Fluorescent fixtures. Many are in
poor condition and should be replaced with newer more energy efficient fixtures. Exterior building
lighting appears to have been replaced at some previous date and appears to be adequate.
Noted deficiencies are as follows:
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 6
1. Main switchboard is old and should be replaced
2. Distribution panel is old and should be replaced
3. General lighting for the most part is inefficient and shows general signs of age and
wear
4. No passive lighting controls (occupancy sensors)
5. No emergency exit signs or emergency egress lighting
ASSESSMENT FINDINGS
GENERAL
The existing facility is in marginal condition overall. On -going maintenance will continue to be
required at an even more accelerated rate as the building continues to age. Both the exterior and
the interior are in need of a significant renovation. Renovation should include, but would not be
limited to, the following:
A general program needs to be prepared for the use of the shared eastern surface parking lot.
The southern slope needs to be evaluated and a permanent retaining wall needs to be
constructed. The issue of no on -site public parking and disabled access parking needs to be
addressed and resolved. Parking lot lighting should be removed and replaced with more efficient
lighting (noted in the assessment for the Police Headquarters). Entry steps and walkways should
be repaired and provided with proper handrails and signage. Accessible ramps may be required
to provide disabled access to the building.
Exterior entry and patio paving should all be renovated and the drainage issues including waste /
storm water management should be resolved. Asphalt paving should be up- graded.
Disabled access upgrades should be implemented to avoid associated non - compliant ADA risk to
the City. This would include parking and exterior path of travel issues as well as doors, hardware,
signage, restrooms, lockers, showers, Lunch Room and drinking fountain upgrades.
A new roof should be installed. In coordination with the roofing replacement, seismic upgrades
such as roof -to -wall ties should be added. The cracks in the tilt -up panels should be repaired. A
more detailed analysis is required to determine the extent of any required seismic upgrade.
The exterior aluminum doors and windows should be replaced or repaired. Exterior awning
should be added to the rear patio door.
The interior is in need of a complete renovation and modernization. The non - compliant restrooms,
lockers and showers will require floor space and plumbing modifications. All floor, wall, ceiling
and millwork finishes should be replaced. All interior lighting should be replaced. Life safety
features such as illuminated exit signs, emergency egress lighting and a fire alarm system need
to be incorporated.
Consideration should be made to incorporate a fire sprinkler system. Consideration should also
be made to incorporate a permanent emergency generator system throughout the complex.
The roof top mechanical units will require replacement in 4 -6 years. Plumbing fixtures should be
replaced with water saving fixtures as part of the restroom renovation.
Electrical panels and breakers should be replaced and occupancy sensors should be added for
lighting control.
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 7
To mitigate the risk associated with the above noted deficiencies, a complete renovation should
be considered as soon as possible to bring the facility up to current industry standards for newly
renovated office administration buildings. Any delay would increase the risk and cost of resolving
the deficiencies noted including the more important issues of disabled access, structural integrity
and the deteriorating condition of the roof and interior finishes.
Given the current condition of the facility and the need to replace the roof, the renovation of this
facility should be considered in the very near future. Until such time as a renovation is begun, the
facility will continue to experience on -going repairs and increasingly higher levels of maintenance
and operation.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 3,100 (equal to existing facility) administrative office
building at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 04 — City Yard Office Building
Building / Facility Condition Assessment Page 8
Building #4
City Yard - Administration Building
Renovate 3,100 GSF 1 -story Office Baildng
COMPONENT
VALLIE
COMMENTS
1
NEEDS ASSESSMENT AND DUE OUGENCE
NeeOS assessmera
0
NIC - See Qualificatims
2
PRE-CONSTRUCTION SERVICES
A/E Services
62,600
Pmgram Manage, PretMMn<SOn Services
15,800
GeMechnical Services
5,000
Allowance: City W Cmtract
ALTA Survey / Topographic Maps
5,000
Albwa.: City of Contract
Envirmmental HaaaN Material Reports
5,000
Allowance: City of wntisot
Em mmental HararOOUS Mateo& Abatement ProcaOres
5,000
Allowance: City to mntrs t
CEOA
0
Assumption is the Project will be exempt tram CEOA
AS-Wilt /Sa trial - Seamc Verification /DowmentatWn
12,500
GASP Disable0A .Repot
5,000
Reimbursable Expanses
10,000
Allowrloe
3
DIRECT COSTS (COnst=tian Costs)
Demddan 5 Abatement
Intl
Ste W
Intl
Rerowate 3,100 GSF Raiding
525,500
See attechetl swwnwy bidget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary MMular Trailers m d Facaity /Phseirig
0
Temporary relma to a4,,Wt City Yrtl Wilil
5
FIXTURES, FURNITURE AND EQUIPMENT (FFSE)
Fumltre (Desk, Chairs, Fib Cadnets, etc)
0
MC -See Ouahlica5ons
6
PROGRAM AND CONSTRUCTION MANAGEMENT
62 ,600
7
TESTING S INSPECTION
Shcs
0
Alit vii e: City to Cmtmt
Materials
15,OOD
AOOwarce City W Contratl
Radit / WP
5,000
Allowance: City W Contract
8
UTILITY CONNECTION FEES
0
NIC -See0 afiffi tians
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
MC- See QV8llflfdtiarle
10
OWNER BUILDER RISK INSURANCE
4,700
Allowance: CalwMte0 810.75%of DlrW Cost
11
CONTINGENCY
31,300
5 %d Direct Cast
OPINION OF PROBABLE COST - APPROACH A
573,100
Building #4
City Yard - Administration Building
Construd new 3,100 GSF 1 -story Office BWMkg
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND WE DILIGENCE
Needs asaessm" and Cost Madst
0
_
MC -See Qualifications
2
PRE-DONSTRUCTION SERVICES
AIE Services
74,400
Program ManaW Sersdces
32,400
GaoteNniwl Services
15,000
Albwanee: City te Contract
ALTA Sur sy I Top.9i Maps
5,000
Alimance: City to Cerltral
Environmental IWmrdous Material Reports
5,000
Allowance: City of contrwt
E..nmenwl hazardous Material Abat~ PmoedaH
5,000
AIo ance: CAy to contract
CEOA
0
Assunpeon Is the Pmjectwill be exempt from CEQA
Reimbursable Expernes
15,000
Albwarce
3
DIRECT COSTS (COnstnMSn Coss)
Doi /Lend Cost
50,000
Alowance - De usibdn M Eids0rg BWldng
Site mrk
100,000
NWwanoe
C.Utict Nov 3, 100 GSF BWIdrig
930,000
$300/CSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary MO Itr Trailers or other Facility,
0
Twiportry relocation to asoerx City Yard W '
5
FI)7URES, FURNITURE AND EQUIPMENT(FF &E)
Fumihxe(Desk, Chair, Fite Cebimt;, etc.)
0
NIC -Sea Queldcabons
Electronic Systems arM Special Equipment
0
MC -See Qualifir .
0
PROGRAM AND CONSTRUCTION MANAGEM ENT
74,400
TESTING & INSPECTION
Sds
15,000
Allowance: City to Contract
Materials
35,000
Allowance: City to Contract
Roofing / iMP
5.000
Allowance: City W Contract
B
UTILITY CONNECTION FEES
0
NIC -See Oualificabons
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Qualifications
10
OMER BUILDER RISK INSURANCE
7,7W
AlMwancs:(CelcWated at 0,75% of Direct Cost)
11
CONTINGENCY
51,500
5 %d Direct Cost
OPINION OF PROBABLE COST. APPROACH 8
1,420,400
Building #4
City Yard - Administration Building
Renovation / Repair
Replacement
FCI %
$873,100
$1,420,400
61%
Building #4
City Yard - Administration Building
Renovation Budget Opinion of Probable Cost
Area (sf)
3,100
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
3,100
sf
2.00
6,200
2
Remodel handicap parking, path of travel, and signage for ADA compliance
1
Is
5,000.00
5,000
2
Remodel parking lot to provide off - street visitor parking
1
Is
25,000.00
25,000
2
Add area drains and re -grade to address drainage problems
1
Is
20,000.00
20,000
2
Remodel entry steps and rails to comply with code
1
Is
10,000.00
10,000
6
Seismic retrofit main structure
3,100
sf
10.25
31,800
7
Replace all roofing and correct ponding
3,100
sf
11.50
35,700
7
Install awning over rear exit door
1
Is
1,000.00
1,000
8
Replace door hardware with compliant
10
ea
350.00
3,500
8
Replace all exterior windows with energy efficient
12
ea
2,500.00
30,000
9
Remodel reslroom for ADA compliance and water efficiency
100
sf
300.00
30,000
9
New interior finishes ind ceiling
3,100
sf
20.00
62,000
9
Repaint exterior
7,616
sf
2.15
16,400
10
Replace all signage for ADA compliance
20
ea
175.00
3,500
15
Retrofit compliant kitchen /cooking facility
1
LS
50,000.00
50,000
15
Retrofit fire sprinklers
3,100
sf
15.50
48,100
15
Replace drinking fountain for ADA compliance
1
ea
3,500.00
3,500
15
Replace water heater
1
ea
4,500.00
4,500
15
Replace rooftop AC units
3,100
sf
15.50
48,100
16
Retrofit fire alarm system with horn /strobes
3,100
sf
5.00
15,500
16
Replace exit signs
4
as
450.00
1,800
16
New interior lighting thoughout, incorporating new emergency egress lighting
3,100
sf
8.00
24,800
and new energy efficient controls
16
Replace main switchboard and distribution board
1
Is
4,000
4,000
17
New data /tele cabling infrastructure
3,100
sf
4.00
12,400
Subtotal 492,800
GC's, bonds, insurance, Fee, and 15% contingency 27% 133,100
Total 625,900
City Seal Beach Bldg 04— City Yard Office Building Images
Building /Facility Condition Assessment Page 1
City Seal Beach Bldg 04 — City Yard Office Building Images
Building / Facility Condition Assessment Page 2
CRY Seal Beach Bldg 04 — City Yard Office Building Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 04 — City Yard Office Building Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 04 — City Yard Office Building Images
Building / Facility Condition Assessment Page 5
Building #4A
CITY YARD — VEHICLE / EQUIPMENT STORAGE
(SOUTH SIDE SHOPS)
1776 Adolfo Lopez Drive
Assessment date: September 30, 2010
City of Seal Beach Bldg 4A — Veh. 8 Eqpt. Storage
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City Yard complex with the adjacent Police Headquarters was originally constructed in 1978.
The City yard complex includes a main administration building with three separate vehicular and
general storage shop buildings, a large canopy carport structure and associated site storage
areas. The facility is accessed via two secured entries off of Adolfo Lopez Drive.
The Vehicle / Equipment Storage (South Side Shops) (Building #4A) is a single level tilt -up open
bay warehouse type building of approximately 6,200 square feet. The facility includes several
individually divided shops for use by different City Departments.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located to the south west of the City Yard Administration Building. The building is
located within a secured paved open vehicular access and general service yard storage area.
There is a single security controlled vehicular access at the east end of the complex adjacent to
the Administration Building and a secured vehicular exit at the west end of the complex. The
general public is typically not allowed into this building or within the secured service yard area.
There did not appear to be any designated employee or disabled access parking within the
maintenance yard area.
The general condition of the paving is marginal to poor and in need of repair. The current
configuration of the service yard paving areas does not appear to follow current best practices for
waste / storm water management. Currently, we noted temporary filter measures have been
implemented at one of the main surface drains.
The south end of the building a slope which shows past signs of failure and repairs due to erosion
of the earth onto the south wall of the building. The repairs appear to be temporary in nature and
include "K° rails, wood piers and steel plates.
Noted deficiencies are as follows:
1. Geotechnical stability of southern slope adjacent to the building requires
investigation and permanent resolve.
2. Asphalt at yard area is deteriorating
3. Paving areas not compliant with current storm water management practices.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the possible
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
City of Seal Beach Bldg 4A — Veh. & Eqpt. Storage
Building / Facility Condition Assessment Page 2
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team did not notice any obvious signs of hazardous materials.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There are no
illuminated exit signs. The building is equipped with fire extinguisher. Emergency egress lighting
appears to be non - existent. Door hardware from several rooms is not compliant. The building
does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire - sprinkler system.
3. No illuminated exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
6. The facility is not equipped with an emergency generator although portable
generators are stored at the complex.
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is primarily non - occupied and as such has very limited facilities that
would require disabled access compliance.
The service yard currently does not provide parking for employees. In general, access must be
provided for disabled employees to the primary access points of this building. An accessible
parking space and accessible path of travel with required signage needs to be provided to this
and the other buildings forming the complex.
The building is divided into multiple bays with access provided via a roll -up vehicular door and an
adjacent man door. The man door is required to be accessible from the path of travel. Once
inside each of the individual bays there were no further accessible requirements necessary due to
the nature and function of the facility.
City of Seal Beach Bldg 4A — Veh. & Eqpt. Storage
Building / Facility Condition Assessment Page 3
A more detailed accessibility survey should be conducted for the entire complex by a California
Access Specialist to qualify and quantify each deficiency along with proposed measures to
remove or mitigate all barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
Accessible parking, signage, path of travel and entry access needs to be
addressed.
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the building is good. The main structure of the
building is tilt -up concrete and as such requires only paint which appears to be in relatively good
condition. The rollup doors are in various stages of being replaced with newer doors (2 -new / 11-
yet to be replaced). The exterior man doors (3- total) are of wood construction and should be
replaced with hollow metal doors for greater long -term maintenance. Hardware is non - compliant
and should be replaced.
The overall roofing was noted to be in marginal condition. Staff was not aware of the date of the
last re- roofing to confirm if the current warranties are still valid. Based on the general appearance,
the roof will need replacement in the near future.
The general interior physical appearance of the facility is good for its intended use. Given the
nature of the facility there are minimal finishes and improvements.
Noted deficiencies are as follows:
1. Older roll -up doors in poor condition and are being replaced
2. Wood man doors are in marginal condition and should be replaced with hollow
metal doors and frames with new compliant hardware.
3. Roofing appears to have reached its life expectancy
STRUCTURAL ASSESSMENT
The Storage buildings are one -story concrete tilt -up buildings used primarily for workshops and
storage. The interior side of the structures have unfinished interiors. The roofs are wood- framed
and form generally flat -low sloping roofs. The structures are in reasonable condition for their age.
Seismically, this is a moderate -to -high vulnerability structures. As would be expected for
buildings of this age, the roof -to -wall ties appear inadequate by current standards.
Noted deficiencies are as follows:
1. The concrete tilt -up wall panels have cracks, this was particularly noticeable in the
south side building. Several of these cracks have been repaired in the past. The
cause of these cracks is unknown; they may simply be shrinkage cracks.
2. Roof -to -wall ties were observed. However as was common for structures of this
vintage, the ties are one -sided only.
3. Further detailed seismic evaluation is required to verify the preliminary opinion of the
City of Seal Beach Bldg 4A — Veh. & Eqpt. Storage
Building / Facility Condition Assessment Page 4
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are nine roof mounted exhaust vents (some with powered fans) to provide general
ventilation. These vent show signs of rust but appear to be in working order. There are no other
mechanical HVAC systems at this building. There are no plumbing facilities associated with this
building.
ELECTRICAL SYSTEMS ASSESSMENT
The City Yard complex is served by an old Square D switchboard rated at 600A located adjacent
to Building 4A. It is a Nema 3R enclosure installed outside the building. Exposure to the elements
generally lessens the useful life of such equipment. Breakers likely have not been operated or
tested regularly and their ability to function properly is questionable. This board is near the end of
its useful life. An electrical sub -panel serving this building appears to have been recently installed.
In general all the fixtures throughout the complex are older T12 Fluorescent fixtures. Although
they appear to be in good condition they lack protective wire guards and should be replaced with
newer more energy efficient fixtures. Exterior building lighting appears to have been replaced at
some previous date and appears to be adequate.
Noted deficiencies are as follows
1. Main switchboard is old and should be replaced
2. General lighting for the most part is inefficient and should be equipped with
protective guards.
3. No passive lighting controls (occupancy sensors)
4. No emergency exit signs or emergency egress lighting
ASSESSMENT FINDINGS
GENERAL
The existing building is in good condition overall. On -going maintenance will continue to be
required at an even more accelerated rate as the building continues to age. At this time, only
minor upgrades (some of which are on- going) need to be addressed with the exception of the
items noted below.
The southern slope needs to be evaluated and a permanent retaining wall needs to be
constructed. The issue of no on -site parking and disabled access parking needs to be addressed
and resolved.
A new roof should be installed. In coordination with the roofing replacement, seismic upgrades
such as roof -to -wall ties should be added. The cracks in the tilt -up panels should be repaired. A
more detailed analysis is required to determine the extent of any required seismic upgrade.
The exterior wood doors and remaining non - replaced roll -up doors should be replaced. All interior
lighting should be replaced.
City of Seal Beach Bldg 4A — Veh. & Eqpt. Storage
Building / Facility Condition Assessment Page 5
Life safety features such as illuminated exit signs; emergency egress lighting and a fire alarm
system need to be incorporated. Consideration should be made to incorporate a fire sprinkler
system. Consideration should also be made to incorporate a permanent emergency generator
system throughout the complex.
Main Electrical panels and breakers should be replaced and occupancy sensors should be added
for lighting control. Existing Sub - panels should be tested for compliance.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for a minimal renovation of the existing facility as compared to Alternative
Model B which provides for a new approximately 6,200 (equal to existing facility) warehouse
storage building at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 4A— Veh. & Eqpt. Storage
Building / Facility Condition Assessment Page 6
Building #4A
City Yard - Vehicle / Equipment Storge (South Side Shops)
Renovate 8,233 GSF 1 -story Mwiflenarre / Storage Building
COMPONENT
VALUE
COMMENTS
1
NEEDSASSESSMENT AND DUE DUGENCE
Needs aseena iv
0
MC -See QuaNeaions
Y
PRE-CONSTRUCTION SERVICES
AIES.M m
37,800
Pmgmm Manager Prarnrotructlon S"m
11,400
Cm wdhnical Services
5,000
Allrwence: City to Conob
ALTA Survey / TopogmpNC Maps
5,000
Allowance: City d Carltract
Errviionmantal Harar0ous Matenal Repots
5,000
mlowertro: City ormnbatl
ErnironmanWl Haardous Matenal Abatement Procedt m
5,000
Allowance: City W a d
CEQA
0
Alm -Pion is me Propel will be exanpt from CEOA
AS- BUIt /SVVdural - Seismic Venficetion I DoamYlbBm
7,800
CASP Disabled Access Report
3,800
Reimbursable Expenses
10,OO1D
Allowatce
3
DIRECT COSTS (Cone trudicn Costa)
Di i8an&AoWemaa
Intl
See V.Wk
Intl
Renovate 6,200 GSF Bulling
3711
Sm a08tlted suinmary budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
TenVioniry Modular Trailers or Mar Facill /
0
Twil mlocation to adacera CRY YW
5
FIXTURES, FURNITURE AND EQUIPMENT(FF6E)
Furidre (Desk, Cliiim, FiM CeMmis, ale.)
0
NIC -Sm QualMcaeorts
6
PROGRAM AND CONSTRUCTION MANAGEMENT
37,800
7
TESTING B INSPECTION
Soils
0
Allowance: City to Carltmd
Will
15,000
Allowance: City m Contract
Roofing / WP
5033
Allowance'. City m Contract
8
UTILITY CONNECTION FEES
0
NIC - See Qualificalas
9
CAW ADMINISTRATION FEES /PERMIT FEES
0
NIC -See Qualifications
10 1OVilNER
BUILDER RISK INSURANCE
2,833
AYOwrtre:(Calculated M 0.75% of Dled Cots
11
CONTINGENCY
18,933
5%0l Dimct Cot
OPINION OF PROBABLE COST - APPROACHA
648,00
Building #4A
City Yard - Vehicle / Equipment Storge (South Side Shops)
ComWd new 8,200 GSF 1-May Mairbererva/ Storage Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs aaseaemenl aitl Cost Madei
0
NIC -See Oualifra8ms
2
PRE - CONSTRUCTION SERVICES
AIE $Maas
111,fiW
P rem Man aSer —
46,400
Geatedmicel Services
15,000
ANOwanca: City ro
ALTA Survey / Topographic Maps
5,000
AlNnvarlce' City to Canbad
EnNran Wl -haua ua Morena Reports
5,000
Allowance: City aanbad
Erwimnmentel HaunuWus Matenal AWtemem Procedures
5,000
Alkarance: City to canbad
CEDA
0
Astunpllon is the PMW will be arempt frOM CEOA
ReimWroable EWenlas
15,000
Allowance
3
DIRECT COSTS (CorublaSOn Costs)
DennTrton / Lad CoM
50,000
Allowance - DemoliEan of Emserg Building
Site Work
100.ODO
Allc%ance
Conabud New6,20OGSF BWIdng
1,356,000
5225IGSF
4
TEMPORARY FACILITIES WRING CONSRUCTION
Temporary Modular Trailers a other Facility
0
T relorauonto Yard hAding
5
FD(TURES, FURNITURE AND EQUIPMENT(FFBE
Fumoure (Desk. Chars, File Caunets, etc. )
0
MC -See Qualifications
Elenic Systems and Special Equipment
ctro
0
NC -See Ouaifica6ans
6
PROGRAM AND CONSTRUCTION MANAGEMENT
111,80D
7
TESTING B INSPECTION
Sala
15,000
Allowance' CIty b Gonad
MAMI
35,000
ANawance. City to Ca
Rods g / WP
5,000
Allowance: City to Caaact
8
UTILNY CONNECTION FEES
0
NIC -See Ouallfieabona
8
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Ouaif;abons
10
OWNER BUILDER RISK INSURANCE
11,200
Allowance:(CaWaad at 075 %of Dbed Cosy
11
COMINGENCY
74,800
5%ol Direp DOat
OPINION OF PROBABLE COST- APPROACHB
2,000,600
Building #4A
City Yard - Vehicle / Equipment Storge (South Side Shops)
Renovation / Repair
Replacement
FCI %
$548,700
$2,000,600
27%
Building p4A
City Yard - Vehicle / Equipment Storge (South Side Shops)
Renovation Budget Opinion of Probable Cost
Area (s0 6,200
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
6,200
sf
2.50
15,500
2
Remodel handicap parking, path of travel, and signage for ADA compliance
1
Is
5,000.00
5,000
6
Seismic retrofit main structure
6,200
Is
5.85
36,300
7
Replace alt roofing and correct pending
6,200
sf
11.50
71,300
8
Replace door hardware with ADA compliant
8
ea
350.00
2,800
8
Replace remaining old roll -up doors
3
ea
10,500.00
31,500
8
Replace remaining old wood man doors with metal
3
ea
2,500.00
7,500
9
Repaint exterior
13,776
sf
2.15
29,600
10
Replace all signage for ADA compliance
3
ea
175.00
500
15
Retrofit fire sprinklers
6,200
sf
8.50
52,700
16
Retrofit fire alarm system with horn /strobes
6,200
sf
2.00
12,400
16
Replace exit signs
2
ea
500.00
1,000
16
New interior lighting thoughout, incorporating new emergency egress lighting
6,200
sf
4.00
24,800
and new energy efficient controls
16
Replace main switchboard
1
Is
4,000.00
4,000
17
New data/tele cabling infrastructure
6,200
sf
0.50
3,100
19
Subtotal
298,000
GC's, bonds, insurance, Fee, and 15% contingency
27%
80,500
Total
378,500
City Seal Beach Bldg 4A — Veh. & Eqpt. Storage — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 4A — Veh. & Eqpt. Storage — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 4A — Veh. & Eqpt. Storage — Images
Building / Facility Condition Assessment Page 3
Building #4B
CITY YARD — VEHICLE / EQUIPMENT STORAGE
(NORTH SIDE SHOPS)
1776 Adolfo Lopez Drive
Assessment date: September 30, 2010
City of Seal Beach Bldg 4B — Veh & Eqpt Repair
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City Yard complex with the adjacent Police Headquarters was originally constructed in 1978.
The City yard complex includes a main administration building with three separate vehicular and
general storage shop buildings, a large canopy carport structure and associated site storage
areas. The facility is accessed via two secured entries off of Adolfo Lopez Drive.
The Vehicle / Equipment Storage (North Side Shops) (Building #413) is a single level tilt -up open
bay warehouse type building of approximately 4,900 square feet. The facility includes several
individually divided shops for use by different City departments. Several of these functions are
now out - sourced by the City so the spaces are relatively vacant. The building is generally non -
occupied.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located to the north west of the City Yard Administration Building. The building is
located within a secured paved open vehicular access and general service yard storage area.
There is a single security controlled vehicular access at the east end of the complex adjacent to
the Administration Building and a secured vehicular exit at the west end of the complex. The
general public is typically not allowed into this building or within the secured service yard area.
There did not appear to be any designated employee or disabled access parking within the
maintenance yard area.
The general condition of the paving is marginal to poor and in need of repair. The current
configuration of the service yard paving areas does not appear to follow current best practices for
waste / storm water management. Currently, we noted temporary filter measures have been
implemented at one of the main surface drains.
Noted deficiencies are as follows:
1. Asphalt at yard area is deteriorating
2. Paving areas not compliant with current storm water management practices.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the possible
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team did not notice any obvious signs of hazardous materials.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
City of Seal Beach Bldg 4B — Veh & Eqpt Repair
Building / Facility Condition Assessment Page 2
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There are no
illuminated exit signs. The building is equipped with fire extinguisher. Emergency egress lighting
appears to be non - existent. Door hardware from several rooms is not compliant. The building
does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire- sprinkler system.
3. No illuminated exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
6. The facility is not equipped with an emergency generator although portable
generators are stored at the complex.
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is primarily non - occupied and as such has very limited facilities that
would require disabled access compliance.
The service yard currently does not provide parking for employees. In general, access must be
provided for disabled employees to the primary access points of this building. An accessible
parking space and accessible path of travel with required signage needs to be provided to this
and the other buildings forming the complex.
The building is divided into multiple bays with access provided via a roll -up vehicular door and an
adjacent man door. The man door is required to be accessible from the path of travel. Once
inside each of the individual bays there were no further accessible requirements necessary due to
the nature and function of the facility.
A more detailed accessibility survey should be conducted for the entire complex by a California
Access Specialist to qualify and quantify each deficiency along with proposed measures to
remove or mitigate all barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
Accessible parking, signage, path of travel and entry access needs to be
addressed.
City of Seal Beach Bldg 4B — Veh & Eqpt Repair
Building / Facility Condition Assessment Page 3
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the building is good. The main structure of the
building is tilt -up concrete and as such requires only paint which appears to be in relatively good
condition. The rollup doors are in various stages of being replaced with newer doors (7 -new / 3-
yet to be replaced). The exterior man doors (5- total) are of wood construction and should be
replaced with hollow metal doors for greater long -term maintenance. Hardware is non - compliant
and should be replaced.
The overall roofing was noted to be in marginal condition. There were visible gaps between the
roof membrane and the perimeter tilt -up concrete parapet. Staff was not aware of the date of the
last re- roofing to confirm if the current warranties are still valid. Based on the general appearance,
the roof will need replacement in the near future.
The general interior physical appearance of the facility is good for its intended use. Given the
nature of the facility there are minimal finishes and improvements. There was evidence of some
water damage to the gypsum board walls in the "Brass Room ". Interior doors and hardware
should be replaced with compliant hardware.
Noted deficiencies are as follows
1. Older roll -up doors in poor condition and are being replaced
2. Wood man doors are in marginal condition and should be replaced with hollow
metal doors and frames with new compliant hardware.
3. Roofing appears to have reached its life expectancy
4.. Minimal gypsum board, door and hardware repairs / replacement are required
STRUCTURAL ASSESSMENT
The Storage buildings are one -story concrete tilt -up buildings used primarily for workshops and
storage. The interior side of the structures have unfinished interiors. The roofs are wood - framed
and form generally flat -low sloping roofs. The structures are in reasonable condition for their age.
Seismically, this is a moderate -to -high vulnerability structures. As would be expected for
buildings of this age, the roof -to -wall ties appear inadequate by current standards.
Noted deficiencies are as follows:
1. The concrete tilt -up wall panels have cracks. Several of these cracks have been
repaired in the past. The cause of these cracks is unknown; they may simply be
shrinkage cracks.
2. Roof -to -wall ties were observed. However as was common for structures of this
vintage, the ties are one -sided only.
3. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are eight roof mounted exhaust vents (some with powered fans) to provide general
ventilation. These vent show signs of rust but appear to be in working order. There are no plumbing
City of Seal Beach Bldg 4B — Veh & Eqpt Repair
Building / Facility Condition Assessment Page 4
facilities associated with this building.
ELECTRICAL SYSTEMS ASSESSMENT
The City Yard complex is served by an old Square D switchboard rated at 600A located adjacent
to Building 4A. It is a Nema 3R enclosure installed outside the building. Exposure to the elements
generally lessens the useful life of such equipment. Breakers likely have not been operated or
tested regularly and their ability to function properly is questionable. This board is near the end of
its useful life. An electrical sub -panel serving this building appears to be in generally good
condition.
There is a phone / data board that has been modified multiple times of the years and should be
modernized.
In general all the fixtures throughout the complex are older T12 Fluorescent fixtures. Although
they appear to be in good condition they lack protective wire guards and should be replaced with
newer more energy efficient fixtures. Exterior building lighting appears to have been replaced at
some previous date and appears to be adequate.
Noted deficiencies are as follows:
1. Main switchboard is old and should be replaced
2. General lighting for the most part is inefficient and should be equipped with
protective guards.
3. No passive lighting controls (occupancy sensors)
4. No emergency exit signs or emergency egress lighting
5. Phone / Data equipment to be moderized
ASSESSMENT FINDINGS
GENERAL
The existing building is in good condition overall. On -going maintenance will continue to be
required at an even more accelerated rate as the building continues to age. Due to the limited
nature of the building only minor upgrades (some of which are on- going) need to be addressed
with the exception of the items noted below.
The issue of no on -site parking and disabled access parking needs to be addressed and
resolved.
A new roof should be installed. In coordination with the roofing replacement, seismic upgrades
such as roof -to -wall ties should be added. The cracks in the tilt -up panels should be repaired. A
more detailed analysis is required to determine the extent of any required seismic upgrade.
The exterior wood doors and remaining non - replaced roll -up doors should be replaced. All interior
lighting should be replaced.
There are minimal interior improvements required to walls, doors and hardware.
Life safety features such as illuminated exit signs, emergency egress lighting and a fire alarm
system need to be incorporated. Consideration should be made to incorporate a fire sprinkler
City of Seal Beach Bldg 4B — Veh & Eqpt Repair
Building / Facility Condition Assessment Page 5
system. Consideration should also be made to incorporate a permanent emergency generator
system throughout the complex.
Main Electrical panels and breakers should be replaced and occupancy sensors should be added
for lighting control. Existing Sub - panels should be tested for compliance.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for a minimal renovation of the existing facility as compared to Alternative
Model B which provides for a new approximately 4,900 (equal to existing facility) warehouse
storage building at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 4B — Veh & Eqpt Repair
Building / Facility Condition Assessment Page 6
Building #4B
City Yard - Vehicle / Equipment Storge (North Side Shops)
Renovate 4,900 GSF 1 -story Maintenance / Storage Building
COMPONENT
VALUE
COMMENTS
I
NEEDS ASSESSMEM AND DUEDIUGENCE
Needs assessment
0
NC -See Oualificati0ns
2
ME-CONSTRUCTION SERVICES
A,E Services
35900
Program Manager Pre-construction SerVoi a
11,700
Gedechnicd Services
5,000
Allowance:
Gq to Contri
ALTA Surrey/ Topograplic Maps
5,000
Allowance:
Cily M Cored
Em monentel Hazsltlac Materiel Reports
5,000
AlkrAance:
City of contract
Errvlronmemal HazarddS Materiel Abetement Procedures
5,000
Allowance: City to contract
CEOA
01
Assornption is the Projedvnll W exempt from CEQA
AS -BUMI Stnclural - Seiamk VMfiaftim /OOawrrllabon
7,600
CASP Disabled Access Report
3,900
Retrnburseble Expenses
10,000
Alowrce
3
DIRECT COSTS (Construction Costa)
DemdNOnBAbatemeM
Ind
_
Site woA
Intl
Rerlovete 4,900 GSF WUN
]69,600
See attached summary budge
4
TEMPORARY FACILITIES WRING CONSRUCTION
TerNionary Moduter Trailers or other Fedlity /
0
Ternixinvy relocation to aeliscari City Yard
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
Furniture (Desk, Chairs, Flo Catineb, ao)
0
NC -Sae DaallfifatiOn4
6
PROGRAM AND CONSTRUCTION MANAGEMENT
38 ,900
7
TESTING B INSPECTION
Soils
0
Allowance' City b Caireq
Materials
15,000
Allowance: CRY M Contract
Roofing /IMP
5,000
Allovani;a Cfty to Contact
6
UTIUTY CONNECTION FEES
0
NIC - See Oualifiea0ons
9
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC -See Qualifications
10
OWNER BUILDER RISK INSURANCE
2,900
Alvwarce: ceicuteted M 0.75% of Direct
11
CONTINGENCY
19,500
5% of Direct Cod
MWON OF PROBABLE COST - APPROACH A
100
Building #4B
City Yard - Vehicle / Equipment Storge (North Side Shops)
ConStnlalnew4,9000SF 1 -stay MaiMen e/ Storage Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND WE DILIGENCE
Needs assessment aid Cost Model
0
NIC - See Oualifications
2
PRE-CONSTRUCTION SERVICES
AIE S.M.
88,200
Pro9mm Manager Serwoes
37,800
GWecanical Services
15,000
Allowance: City to Conenw
ALTA Survey / Topographic Maps
5,000
Allowance: City to Co aad
EW = mental Hazardous Material Reports
5,ODO
Allowance: city of n
ErwiranmeMal Hazan s Material Abatement Pmcedu is
5,000
Allmxanca: City W mrltrsd
CEOA
0
Assumption is the Project YA be Mai fiun CECIA
Reimbursable Expenses
IS."
Apowalce
3
DIRECT COSTS (Construction Costs)
Demdition /Land Cost
50,OOD
Allowance - DenoMlon d Existing Building
Site Wont
10,000
ANOwarre
Construd New 4,980 GSF Balding
1,102,600
S2251GSF
4
TEMPORARY FACILITIES WRING CONSRUCTION
Tempoury Modular Trailers or other Facility
0
Terrpaary relocation to afflAcent City Yard! building
5
FIXTURES, FURNITURE AND EQUIPMENT(FFSE)
Fumit Ossk, Chats, File CsNnets, etc.
0
NIC -Sae OUalifip8ons
Electronic Systems and Special Equipment
0
NIC - See Quali6ca5ons
6
PROGRAM AND CONSTRUCTION MANAGEMENT
88,200
7
TESTING 6 INSPECTION
Soils
15,000
Allowance: City to Contract
Materials
35,000
Allowance: City to Contract
Roofing / WP
S.M
Allowance: City to Ca
8
UTILITY CONNECTION FEES
0
NIC - See Qualifications
9
CITY ADMINISTRATION FEES/ PERMIT FEES
0
NIC - See Qualifications
10
ONMER BUILDER RISK INSURANCE
9,00
Alowance: Calculated at 0,75% of Dired Cost)
11
CONTINGENCY
60,100
5% Of DINI Cog
OPINION OF PROBABLE COST - APPROACHB
1,635,600
Building #4B
City Yard - Vehicle / Equipment Storge (North Side Shops)
Renovation / Repair
Replacement
FCI %
$563,100
$1,635,600
34%
Building #413
City Yard - Vehicle I Equipment Storge (North Side Shops)
Renovation Budget Opinioin of Probable Cost
Area (s0 4,900
Div
Work Package
Qty
Unit
Unit price'
Ext
2
Asbestos and lead abatement/encapsulation
4,900
sf
2.50
12,300
2
Remodel handicap parking, path of travel, and signage for ADA compliance
1
Is
5,000.00
5,000
6
Seismic retrofit main structure
4,900
Is
6.00
29,400
7
Replace all roofing and correct ponding
4,900
sf
11.50
56,400
8
Replace door hardware with ADA compliant
8
ea
350.00
2,800
8
Replace remaining old roll -up doors
3
ea
10,500.00
31,500
8
Replace remaining old wood man doors with metal
2
ea
2,500,00
5,000
9
Repaint exterior
10,640
sf
2.15
22,900
9
Misc interior finish repairs
4,900
sf
7,50
36,800
10
Replace all signage for ADA compliance
10
ea
175.00
1,800
15
Retrofit fire sprinklers
4,900
sf
9.00
44,100
16
Retrofit fire alarm system
4,900
sf
2.50
12,300
16
Replace exit signs
2
ea
500.00
1,000
16
New interior lighting thoughout, incorporating new emergency egress lighting
4,900
sf
8.00
39,200
and new energy efficient controls
16
Replace main switchboard
1
Is
4,000.00
4,000
17
New dataltele cabling infrastructure
4,900
sf
0.50
2,500
19
Subtotal
307,000
GC's, bonds, insurance, Fee, and 15% contingency
27%
82,900
Total
389,900
City Seal Beach Bldg 413 — Veh & Eqpt Repair — Images
Building / Facility Condition Assessment Page 1
Building #4C
CITY YARD — VEHICLE / EQUIPMENT REPAIR
(GARAGE)
1776 Adolfo Lopez Drive
Assessment date: September 30, 2010
City of Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage)
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City Yard complex with the adjacent Police Headquarters was originally constructed in 1978.
The City yard complex includes a main administration building with three separate vehicular and
general storage shop buildings, a large canopy carport structure and associated site storage
areas. The facility is accessed via two secured entries off of Adolfo Lopez Drive.
The Vehicle / Equipment Repair (Garage) (Building #4D) is a single level tilt -up open bay
maintenance and repair garage building of approximately 4,800 square feet. The facility includes
a multi -bay vehicular repair area with a portion of the east end built out to include a secured office
/ parts storage room and restroom. Outside of this room is a stair providing access to mezzanine
storage above the office / parts storage room. There is usually at least one full -time mechanic on
duty at the facility during normal business hours.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located to the west of the City Yard Building 4B. The building is located within a
secured paved open vehicular access and general service yard storage area. There is a single
security controlled vehicular access at the east end of the complex adjacent to the Administration
Building and a secured vehicular exit at the west end of the complex. The general public is
typically not allowed into this building or within the secured service yard area. There did not
appear to be any designated employee or disabled access parking within the maintenance yard
area.
The general condition of the paving is marginal to poor and in need of repair. The current
configuration of the service yard paving areas does not appear to follow current best practices for
waste / storm water management. Currently, we noted temporary filter measures have been
implemented at one of the main surface drains.
Noted deficiencies are as follows:
1. Asphalt at yard area is deteriorating
2. Paving areas not compliant with current storm water management practices.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the possible
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team did not notice any obvious signs of hazardous materials. The team did note the
presents of water damage at the roof / ceiling members and evidence of termites also coming
from the roof / ceiling members.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
City of Seal Beach Bldg 4C — Veh & Eqpt Repair (Garage)
Building / Facility Condition Assessment Page 2
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There are no
illuminated exit signs. The building is equipped with fire extinguishers. Emergency egress lighting
appears to be non - existent. Door hardware from several rooms is not compliant. The building
does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire- sprinkler system.
1 No illuminated exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
6. The facility is not equipped with an emergency generator although portable
generators are stored at the complex.
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is occupied by City staff. As a result, it would be required to provide
access for the disabled.
The service yard currently does not provide parking for employees. In general, access must be
provided for disabled employees to the primary access points of this building. An accessible
parking space and accessible path of travel with required signage needs to be provided to this
and the other buildings forming the complex.
There is currently a uni -sex restroom that does not met the spatial requirements for disabled
access nor does it provide the required facilities and accessories. The restroom needs to be
enlarged and modified for conformance. Door hardware needs to be replaced with accessible
hardware.
A more detailed accessibility survey should be conducted for the entire complex by a California
Access Specialist to qualify and quantify each deficiency along with proposed measures to
remove or mitigate all barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows
City of Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage)
Building / Facility Condition Assessment Page 3
1. Accessible parking, signage, path of travel and entry access needs to be
addressed.
2. Restroom is non - compliant.
3. Interior doors / hardware are non - compliant.
4. Drinking fountain is non - compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is good. The main structure of the building
is tilt -up concrete and as such requires only paint which appears to be in relatively good
condition. The rollup doors are in various stages of being replaced with newer doors (1 -new / 4-
yet to be replaced). The exterior man doors (2- total) are of wood construction and should be
replaced with hollow metal doors for greater long -term maintenance. Hardware is non - compliant
and should be replaced.
The overall roofing was noted to be in poor condition. There were visible gaps between the roof
membrane and the perimeter tilt -up concrete parapet. There was also evidence of potential water
ponding due to inadequate drainage. Staff was not aware of the date of the last re- roofing to
confirm if the current warranties are still valid. Based on the general appearance, the roof will
need replacement with corrective slope improvements in the near future.
There is a metal canopy connecting Buildings 4B and 4C creating an exterior carport for covered
storage. This canopy appears to be in good condition.
At the west end of the building there is a small metal awning and chain link fence storage area
adjacent to the building housing an air compressor and fuel / oil storage. The fence and canopy
appear to be in generally good condition. To the west of this is a concrete trash ramp facility for
loading large dumpsters. This facility appears to be in good condition for its intended use.
The general interior physical appearance of the building is good for its intended use. Given the
nature of the facility there are minimal finishes and improvements. There is evidence of water
damage and termite damage to the exposed wood roof / ceiling members. Interior doors and
hardware should be replaced with compliant hardware. As noted above, restroom modifications
are required for disabled access.
Noted deficiencies are as follows
1. Older roll -up doors in poor condition and are being replaced
2. Wood man door is in marginal condition and should be replaced with hollow
metal doors and frames with new compliant hardware.
3. Roofing appears to have reached its life expectancy
4. Interior door and hardware repairs / replacement are required
5. Restroom modifications required
STRUCTURAL ASSESSMENT
The Storage buildings are one -story concrete tilt -up buildings used primarily for workshops and
storage. The interior side of the structures have unfinished interiors. The roofs are wood- framed
and form generally flat -low sloping roofs. The structures are in reasonable condition for their age.
Seismically, this is a moderate -to -high vulnerability structures. As would be expected for
buildings of this age, the roof -to -wall ties appear inadequate by current standards.
City of Seal Beach Bldg 4C — Veh. & Egot. Repair (Garage)
Building / Facility Condition Assessment Page 4
Noted deficiencies are as follows:
1. The concrete tilt -up wall panels have cracks. Several of these cracks have been
repaired in the past. The cause of these cracks is unknown; they may simply be
shrinkage cracks.
2. Roof -to -wall ties were observed. However as was common for structures of this
vintage, the ties are one -sided only.
3. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are roof mounted gravity exhaust vents to provide general ventilation. These vent show signs
of rust and water penetrations. Due to the visible damage, the vents should be removed and new
vents installed as part of the roof replacement. The is an older ceiling hung electric space heater
that appears to have reached is life expectancy and should be replaced with a more energy efficient
heating system. There is a powered exhaust fan and a restroom exhaust fan both of which appears
to have reached their life expectancy and should be replaced as part of the roof replacement.
Plumbing fixtures consist of the restroom fixtures in the non - compliant restroom, a drinking fountain
and a small water heater located on the mezzanine. The drinking fountain and the restroom fixtures
should be replaced for disabled access compliance. The water heater appears to be in generally
good condition however it is not properly installed for seismic restraint.
Noted deficiencies are as follows
1. Gravity and exhaust vents show signs of wear and have reached their life expectancy
and should be replaced.
2. Space heater has reached their life expectancy and should be replaced.
3. Water heater should be relocated and properly installed and braced.
4. Plumbing fixtures are non - compliant for the disabled.
ELECTRICAL SYSTEMS ASSESSMENT
The City Yard complex is served by an old Square D switchboard rated at 600A located adjacent
to Building 4A. It is a Nema 3R enclosure installed outside the building. Exposure to the elements
generally lessens the useful life of such equipment. Breakers likely have not been operated or
tested regularly and their ability to function properly is questionable. This board is near the end of
its useful life. An electrical sub -panel serving this building appears to be in generally good
condition.
In general all the fixtures throughout the complex are older T12 Fluorescent fixtures. Although
they appear to be in good condition they lack protective wire guards and should be replaced with
newer more energy efficient fixtures. Exterior building lighting appears to have been replaced at
some previous date and appears to be adequate.
Noted deficiencies are as follows:
City of Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage)
Building / Facility Condition Assessment Page 5
I . Main switchboard is old and should be replaced
2. General lighting for the most part is inefficient and should be equipped with
protective guards.
3. No passive lighting controls (occupancy sensors)
4. No emergency exit signs or emergency egress lighting
ASSESSMENT FINDINGS
GENERAL
The existing building is in good condition overall. On -going maintenance will continue to be
required at an even more accelerated rate as the building continues to age. Due to the limited
nature of the building only minor upgrades (some of which are on- going) need to be addressed
with the exception of the items noted below.
The issue of no on -site parking and disabled access parking needs to be addressed and
resolved.
A new roof should be installed. In coordination with the roofing replacement, seismic upgrades
such as roof -to -wall ties should be added. The cracks in the tilt -up panels should be repaired. A
more detailed analysis is required to determine the extent of any required seismic upgrade.
The restroom and drinking fountain require renovation to comply with disabled access
requirements. Doors and hardware need to be replaced and made compliant.
The exterior wood doors and remaining non - replaced roll -up doors should be replaced. All interior
lighting should be replaced.
Life safety features such as illuminated exit signs; emergency egress lighting and a fire alarm
system need to be incorporated. Consideration should be made to incorporate a fire sprinkler
system. Consideration should also be made to incorporate a permanent emergency generator
system throughout the complex.
Main Electrical panels and breakers should be replaced and occupancy sensors should be added
for lighting control. Existing Sub - panels should be tested for compliance.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for a minimal renovation of the existing facility as compared to Alternative
Model B which provides for a new approximately 4,800 (equal to existing facility) maintenance
garage building at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project, Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage)
Building / Facility Condition Assessment Page 6
Building #4C
City Yard - Vehicle / Equipment Repair (Garage)
Renovate 4,800 GSF 1 -story Maintenance / Slorage Building
COMPONENT
VALUE
COMMENTS
-1
NEEDS ASSESSMENT AND DUE DILIGENCE
Naiads asaessmanl
0
MC- See Qualifications
2
PRE1ANSTRUCTION SERVICES
_
ArE Services
33,900
Program Manager Prerarumxbon Services
10,200
GedeGnical Services
5.000
Allowance: City to Contract
ALTA Survey / Topographic Maps
5.=
Allowance : City of Contract
Em nonmental Hazardmn Material Reports
5,000
Allowanw: City of contract
EmirOnmental Hazardous Material Abetemant Procedures
5,000
Allowanoe: City to contract
CEOA
0
Asvmptian is tiro Project will ce exempt from CEOA
AS -BUiK / Structural - Seismic Verification / DOpanaAl✓bOn
10,200
GASP Disabled Access Report
3.400
RaimOUrsable Expenses
10,000
AYOwarce
3
DIRECT COSTS (Cowtructlon Costs)
Demolition & Abatemena
Ind
Site mrk
Intl
Renovate 4,900 GSF Building
339,000
See attadrod summery bdgM
4
TEMPORARY FACILITIES DURING CONSRUCTION
Ternporary Modular Trailers or atlror Facility f Plteei ng
01
Ternoctrary relocation to aclacenit City Yad Wilding
5
FMURES, FURNITURE AND EQUIPMENT(FF&E)
Funiltrae (Desk, Chars, File Catinets, etc.)
0
NC -See Ou&ifications
0
PROGRAM AND CONSTRUCTION MANAGEMENT
33 ,900
7
TESTING& INSPECTION
Sale
0
Allowance: city to Carhop
Meteriate
15.000
A ai City to Contract
Roofing / M
5,000
Xlomanoe. City to Contract
0
UNLRY CONNECTION FEES
0
NIC -Sea Qualifiw0ons
9
CITY ADMINISTRATION FEES f PERMIT FEES
0
MC- See Qualifice0ans
10
OVVNER BUILDER RISK INSURANCE
2,500
AIb noe: (Calmlaled at 0.75 %d Died Cod
11
CONTINGENCY
- 17.000
5% of Direct Cost
OPI NON O F PROBABLE COST - APPROACHA
500,100
Building #4C
City Yard - Vehicle / Equipment Repair (Garage)
Com4uct new 4,800 GSF 1 -story Ma tenanoe Repair Garage
COMPONENT
VALUE
COMMENT
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs essesament ark Cost Mabel
0
RIC -See Qualifications
2
PRE-CONSTRUCTION SERVICES
A/E S.or s
1OS.BB9
Program Manager Servkes
44,100
Geolechnical Services
15,000
Albxance. City to Contract
ALTA Survey / TopogMPNC Maps
5,000
Allowance: City to Contract
Environmental Hazardous Material Reports
5,000
Allowance: City of contract
Environmental Hazardous Material Abatement ProceEVes
5,000
Allonance: City to contract
CEQA
0
Assumption is the Project will W exempt hum CEQA
ReimOUrsa0le Expenses
15,000
Alkxiance
3
DIRECT COSTS (C ns1nii '0a Curb)
Demdition / Land Cost
50,000
Allowance - Demoliaon of Emitting Buldirg
Site Nbrk
100,000
Allowance
Conit New 4,500 GSF &a1Brg
1,320,000
$275/GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Traders a olher Facility
0
Temporary relocation to agacem City Yani WiMing
5
FIXTURES, FURNITURE AND EQUIPMENT(FFSE)
Furniture (Desk, Chairs, Fit Cabneb, etc. )
0
NIC -See Qualifications
Electronic Systems and Special Equipment
0
NIC - See QualifCations
5
PROGRAM AND CONSTRUCTION MANAGEMENT
105.800
7
TESTING S INSPECTION
Soils
15,000
Allowance: City to Cantraci
Materials
35,000
Allowenge: City to Contrail
Roofmg / WP
5,000
Allowance: City t Cmbad
0
UTILITY CONNECTION FEES
0
NIC - See Quaifcatians
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See QualifiCafiens
10
ONMER BUILDER RISK INSURANCE
10,700
Atice ce'.(Cs1Watedat0.75 %ofDtred Coil)
ii
CONTINGENCY
71,000
5% of Di Cost
OPINION OF PROBABLE CO T- APPROACHB
100]
Building #4C
City Yard - Vehicle I Equipment Repair (Garage)
Renovation / Repair
Replacement
FCI %
$500,100
$1,907,000
26%
Building 94C
City Yard - Vehicle / Equipment Repair (Garage)
Renovation Budget Opinion of Probable Cost
Area (sf)
4,800
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
4,800
sf
2.50
12,000
2
Remodel handicap parking, path of travel, and signage for ADA compliance
1
Is
5,000.00
5,000
6
Seismic retrofit main structure
4,800
Is
6.00
28,800
7
Replace all roofing and correct pending
4,800
sf
11.50
55,200
7
Replace rooftop gravity vents
2
ea
775.00
1,600
8
Replace door hardware with compliant
5
ea
350.00
1,800
8
Replace remaining old roll -up doors
2
ea
10,500.00
21,000
8
Replace remaining old wood man doors with metal
2
ea
2,500.00
5,000
9
Remodel restroom for ADA compliance and water efficiency
1
Is
5,000.00
5,000
9
Repaint exterior
8,568
sf
215
18,400
10
Replace all signage for ADA compliance
2
ea
150.00
300
15
Retrofit fire sprinklers
4,800
sf
9.00
43,200
15
Replace drinking fountain for ADA compliance
1
ea
3,500.00
3,500
15
Replace space heater
1
Is
6,000.00
6,000
16
Retrofit fire alarm system
4,800
sf
2.50
12,000
16
Replace exit signs
2
ea
500.00
1,000
16
New interior lighting lhoughout, incorporating new emergency egress lighting
4,800
ea
8.00
38,400
and new energy efficient controls
16
Replace main switchboard
1
Is
4,000.00
4,000
17
New data /tele cabling infrastructure
4,800
sf
1.00
4,800
Subtotal 267,000
GC's, bonds, insurance, Fee, and 15% contingency 27% 72,100
Total 339,100
ui
5
' e�•{�Y"'." -mil �' �. ,.+ � .�.�..� r_Yfh
n �
y R it
u.
City Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage) — Images
Building / Facility Condition Assessment Page 1
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City Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage) — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage) — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 4C — Veh. & Eqpt. Repair (Garage) — Images
Building / Facility Condition Assessment Page 3
Building #4D
CITY YARD — VEHICLE I EQUIPMENT STORAGE
(CARPORT)
1776 Adolfo Lopez Drive
Assessment date: September 30, 2010
City of Seal Beach Bldg 4D — Vehicle & Eqpt Storage Carport
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City Yard complex with the adjacent Police Headquarters was originally constructed in 1978.
The City yard complex includes a main administration building with three separate vehicular and
general storage shop buildings, a large canopy carport structure and associated site storage
areas. The facility is accessed via two secured entries off of Adolfo Lopez Drive.
The Vehicle / Equipment Storage (Carport) (Building #4D) is a single level open sided high -bay
carport of approximately 5,250 square feet. The facility includes multi -bay vehicular storage.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located to the west of the City Yard Building 4A. The building is located within a
secured paved open vehicular access and general service yard storage area. There is a single
security controlled vehicular access at the east end of the complex adjacent to the Administration
Building and a secured vehicular exit at the west end of the complex. The general public is
typically not allowed into this building or within the secured service yard area. There did not
appear to be any designated employee or disabled access parking within the maintenance yard
area.
The general condition of the paving is marginal to poor and in need of repair. The current
configuration of the service yard paving areas does not appear to follow current best practices for
waste / storm water management. Currently, we noted temporary filter measures have been
implemented at one of the main surface drains.
Noted deficiencies are as follows:
1. Asphalt at yard area is deteriorating
2. Paving areas not compliant with current storm water management practices.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the nature of the existing building and their associated improvements, it is unlikely that this
building contains any hazardous materials within the facilities. City staff was not aware of any
recent hazardous material reports for the building. The general observations of the assessment
team did not notice any obvious signs of hazardous materials. There was some evidence of minor
water damage to some unprotected wood roof / ceiling members that require repair. Staff noted
that the roof was replaced within the last 2- years.
FIRE LIFE SAFETY
Given this is an open to the exterior structure, there a few requirements associated with fire life
safety. However, due to the nature of its use and the type of construction consideration should be
made to provide fire extinguishers at each bay.
City of Seal Beach Bldg 4D — Vehicle & Eqpt Storage Carport
Building / Facility Condition Assessment Page 2
Noted deficiencies are as follows:
1. No fire - sprinkler system.
2. No fire extinguishers.
DISABLED ACCESS COMPLIANCE
Given the nature and use of this structure, there does not appear to be any disabled access
issues other than the general issue of access within the overall complex.
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the structure is good. Staff indicated the roof had
been replaced within the last 2 -years and it appears the exterior paint was done at a similar time.
Due to the nature of the exposed painted wood members, painting of these members for weather
protection will be an on -going maintenance issue. Failure to do so will lead to wood rot and
potential structural damage.
STRUCTURAL ASSESSMENT
This canopy structure has a flat low- sloping wood - framed roof supported on steel posts. The
structure is in reasonable condition for its age. No deterioration was observed during the
assessment.
Seismically, this is a moderate -to -high vulnerability structure. For lateral resistance, it appears to
rely on frame action between the roof beams and the steel columns; this system is poorly defined
and detailed. As a result, the building appears very flexible.
Noted deficiencies are as follows:
1. Lateral resistance is poorly defined and detailed.
2. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades could be implemented for a relatively modest cost if
the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are no mechanical systems associated with this building.
ELECTRICAL SYSTEMS ASSESSMENT
There are no electrical systems associated with this building.
City of Sea] Beach Bldg 4D — Vehicle & Eqpt Storage Carport
Building / Facility Condition Assessment Page 3
ASSESSMENT FINDINGS
GENERAL
The existing building is in good condition overall. On -going maintenance will continue to be
required at an even more accelerated rate as the building continues to age. Due to the limited
nature of the building there are no immediate issues that need to be addressed with the exception
of the item noted below.
In order to provide a useful remaining life of at least 20 years, we recommend that the structure
be further evaluated seismically. A more positive lateral system could be introduced for a
modest cost, if the existing level of seismic risk is not acceptable.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for a minimal renovation of the existing facility as compared to Alternative
Model B which provides for a new approximately 5,250 (equal to existing facility) Carport
structure at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 4D — Vehicle & Eqpt Storage Carport
Building / Facility Condition Assessment Page 4
Building #413
City Yard - Vehicle / Equipment Storage (Carport)
Renovate 5,250 GSF 1 -story Maintenance / Storage Camon
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
MC- See Oueltficabore
2
PRE - CONSTRUCTION SERVICES
AtE Seances
8,300
Program Manager Pre-construc§on$e cw
1,000
Geolectwi"I Services
0
Allowance: City 0 ConbaG
ALTA Survey / Topogmp1. Maps
0
Allowance: City of Contract
Eftwitlereal Harsrduus Material Reports
0
Allowance: City of contract
EmiranmeMel Harardea Material Abatement Procedures
0
Allowance City to contract
CEOA
0
Assumption is the Project will be exempt from CEOA
AS- Built / Structural - Seismic Verification DOwmmteemn
5,000
CASP DIsabled Access Repot
0
Reimbursable Expeses
3,000
Nlowar¢e
3
DIRECT COSTS (Construe ion Cosh)
Demoeian 8 Abatement
Ind
..Intl
Site'Abrk -.
Renovate 5,250 GSF Building
33,300
See aeacAeO a
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary MOO ther ularTmi. or o F.1,Iy /Phasing
0
Temporary mlocobw to aclaci City Yard bLgkbV
5
FIXTURES, FURNITURE AND EQUIPMENT(FF3E)
Fumitre(Desk, Chairs, File Cabinets, etc.)
0
Mc -See Oualilciearo
0
PROGRAM AND CONSTRUCTION MANAGEMENT
8,300
7
TESTING &INSPECTION
Sdb
0
Allowance: City to Contract
Materials
5,000
Allowance: City to Contract
Roohg / AP
0
Allowance. City to Contract
8
UTILITY CMFEES�IPERMIT
0
NIC- Sea Oualificalions
e
CITY ADMINISTRATION /PERMfT FEES
0
MC -See Oualifioeana
10
OIANER BRANCE
300
Abwance: (Calwlated x10.75 %of Direct Cost)
11
CONTING1,700
5 %of Direct Cast
OPINION ST- APPROACHA
66,800
Building #4D
City Yard - Vehicle / Equipment Storage (Carport)
Cmstrud new 5,250 GSF 1 -story Maintenance / Storage Carport
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
_
Needs assessment ant Cost MWel
0
NIL - See Oualificefims
2
PRE4MNSTRUCTION SERVICES
A/E Services
31,500
Program Manager Services
13,300
GecM Wniwi Services
5,000
AJI ysance: City to Contract
ALTA Survey / Topog2pnic Maps
5,000
Allowance: City to Contract
Ernirenmental Hazardous Material Reports
0
NIC
CEOA
0
Assumption is the ProjW will W exempt from CEGA
Reimbursable Expenses
5,W0
Allowance
3
DIRECT COSTS (COmbusion CWs)
DemdWon / Land Cast
25,000
Allowarx:e . DemoPom d ExJwbr9 Widing
Sae Nbrk
25,000
Allowance
Cmsbud New 5,250 GSF BuAding
393,900
975rGSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Tinslers m Mw Fauiity
0
Twrpmwy Ieloce0on to City Yerd Wilding
5
FIXTURES, FURNITURE AND EQUIPMENT(FF3E)
FM hx,a (Desk, Chairs, File Cabinets, etc )
0
NIC - Sae Oualificefims
ElecbmlcS stems ant Spe eM
0
NIC - See OuMificefi0 s
e
PROGRAM AND CONSTRUCTION MANAGEMENT
31,500
7
TESTING B INSPECTION
Soils
5,000
Allmance: City b Cerium
Materials
7,500
Allmance: City to Centrm
Roofing / VW
3,500
Albw : City to Contract
B
UTILITY CONNECTION FEES
0
NIC- SeeQaliftesms
9
GTY ADMINISTRATION FEES / PERMIT FEES
0
NIC - See Qualifications
10
OVNER BUILDER RISK INSURANCE
3r'Wm
Allowance:(CalWated M 075 %ef Dired Cost)
11
CONTINGENCY
20,900
0% of Direct Cast
OPINION OF PROBABLE COST - APPROACH B
1 5751100
Building #4D
City Yard - Vehicle / Equipment Storage (Carport)
Renovation / Repair
Replacement
FCI %
$65,900
$575,100
11%
Building #4D
City Yard - Vehicle I Equipment Storage (Carport)
Renovation Budget Opinion of Probable Cost
Area (so 5,250
Div Work Package Qty Unit Unit price Ext
6 Seismic retrofit main structure 5,250 sf 5.00 26,300
Subtotal 26,300
GC's, bonds, insurance, Fee, and 15% contingency 27% 7,100
Total 33,400
City Seal Beach Bldg 4D —Vehicle & Eqpt Storage Carport — Images
Building / Facility Condition Assessment Page 1
Building #4 - Site
CITY YARD — SITE
1776 Adolfo Lopez Drive
Assessment date: September 30, 2010
City of Seal Beach Yard - Site
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City Yard Site has been divided into pieces and included as separate elements in greater
detail among the reports for Buildings 4, 4A, 4B, 4C, and 4D. See the noted reports for details of
deficiencies.
i.
L
F
For purposes of costing, we've included the sum of all separate elements and provided in the
following probable costs pages.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Yard - Site
Building / Facility Condition Assessment Page 2
Building #4 - Site
City Yard - Vehicle / Equipment Storage (Yard)
Renovate open paves outdoor maintenance storage Yard
COMPONENT
VALUE
COMMENTS
-ASSESSMENT
1
NEED AND DUE DILIGENCE
Needs assessment
0
NIC- See Qualifications
2
PRE-CONSTRUCTION SERVICES
AE Services
62,200
Program Manager Preconstrlction Services
37,300
Gedeehnlca561Ylces
15.000
AbWance: City W CortInut
ALTA Surrey / Topographic Maps
5,000
Allowance: city of Contact
Errvironmedal Houarcous Maternal Fawns
10,000
Allowance: city of contact
Erwiranmental Hazardous Material Abatement Procedures
10,000
Albwatce: City to contact
CECA
0
Assumption Is Oro Project willIse exempt from CEOA
AS- Built /Strctwa - $asmk Verification I DOamentaton
0
GASP Disabled Access Report
0
Reimbursable Expenses
5,000
Allowance
3
DIRECT COSTS (Construction Cosb)
Demdi6on 8 AOaemed
Intl
Site M*
not
Renovate Yard
1,244,609
SM atatlled
4
TEMPORARY FACILITIES DURING CONSRUCTION
_
Modular Trailers a oti er Facility / Pleat
0
Done In Stages
5
ITURE AND EOUIPMENT(FF&E)
(Desk, Chars, Flo Cabinets, etc.)
0
NC -See OudMCa6mu
6
RAND
PROGRAM CONSTRUCTION MANAGEMENT
62,2(10
7
ECTION
10,000
Allowalce: city 0 Canted
5,000
Akwace: CIy to Contact
P
0
Alowace: City to Contract
6
I1riuTY CONNECTION FEES
0
NC- SMOuai6raecns
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NC -See Ouaifictbons
10
ONMER BUILDER RISK INSURANCE
9,300
AOara¢e: Calculated at 075 % of Direct Coat)
11
CONTINGENCY
62.200
5%a Drell Cost
OPINION OF PROBABLE COST - APPROACH A
1,537,600
Building #4 - Site
City Yard - Vehicle / Equipment Storage (Yard)
Catebud new open pawed outdoor mairNenance storage Yard
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DI UGENC_E
Needs assessment and Cost Model
0
NIC - See Oualificadats
2
PRE - CONSTRUCTION SERVICES
AE Services
52,200
Program Manager SwAm
37,300
Geaedmiwl Samces
15,000
Allowance: City W Contract
ALTA Survey / TopograpNe Maps
5,000
Allowance: City b Contract
EmbmmeMal Ha serdous Material Reports
10,000
Alktwattee: City d centred
Emironni Haaar s Material Abatement Pt»cedaee
10,000
Allowance: City to contiad
CEOA
0
Assumption is Ore Project will be wwrigifrom CEOA
Rebttbursable Expenses
5,000
Allowance
3
DIRECT COSTS (Construction Costs)
DemdNim I LaW Cost
iW
Site
Ind
Cawtrud New Yard
1,244,600
S6trw ae Renowa0on
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temlwmry Modular Trailers a oOter FadlNy
0
Terrimiry relocelion to a4scinrit CKy Yard buUft
5
FIXTURES, FURNITURE AND EQUIPMENT(FF3E
Fumitue(Desk, Otaim. File Cadrwts, etc
0
NIC - See Oualifica4wts
Electronic Systems aN Special E "pmerit
0
NIC - Sea Oualificaeons
5
PROGRAM AND CONSTRUCTION MANAGEMENT
62 ,200
7
TESTING 6 INSPECTION
SdM
10,000
Allowance: City to Contras
111e le
5,000
Allowance: City b Conbad
Roi I WP
0
Allkaut.: City to Contras
5
UTILITY CONNECTION FEES
0
NIC - See OualK ons
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See OualiAw4ats
10
DINNER BUILDER RISK INSURANCE
9,300
Aib .:(Ca abed M 0.75% of DIred Coat)
11
CONTINGENCY
62,200
5 %d Direct Cost
OPINION OF PROBABLE COST - APPROACHB
1,07,a00
Building #4 - Site
City Yard - Vehicle / Equipment Storage (Yard)
Renovation / Repair
Replacement
FCI %
$1,537,800
$1,537,800
100%
Building #4 - Site
City Yard - Vehicle I Equipment Storage (Yard)
Renovation Budget of Probable Cost
Div
Work Package
City
Unit
Unit price
Ext
2
Repave entire yard, NPDES compliance
1
Is
500,000
500,000
2
Stabilize slope along south property line
1
Is
340,000
340,000
16
New 600A main distribution board for entire complex
1
Is
10,000
10,000
16
Install new emergency generator and ATS for entire facility
1
Is
130,000
130,000
Subtotal
980,000
GC's, bonds, insurance, Fee, and 15% contingency
27%
264,600
Total
1,244,600
City Seal Beach Yard - Site
Building / Facility Condition Assessment Page 1
City Seal Beach Yard - Site
Building / Facility Condition Assessment Page 2
Building #5
LIBRARY I SENIOR CENTER
(MARY WILSON LIBRARY)
707 Electric Avenue
Assessment date: October 7, 2010
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Library / Senior Center is a single joint -use building originally constructed in 1976. It does not
appear to have been significantly altered since originally constructed with the exception of
improvements to the entry doors and minor modifications in the Senior Center. The facility is
approximately 28,286 square feet and consists of a through building entry lobby with access to
both north and south bound Electric Avenue with common restrooms; to the south of the lobby is
the entry to a multi - purpose library room with circulation desk and office / workroom area; to the
north of the lobby are a janitor room, electrical room, an office (book shop) and a multi - purpose
senior (community) room. The senior room has a kitchen; storage rooms and access to a private
exterior patio.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located in the Electric Greenbelt between 7'h and 8h Streets. Vehicular access is via
a drive way into a small parking are from the south bound lane. Entry to the building is via the
public sidewalk which connects to the parking from the public sidewalk. At the north entry access
is via a set of steps from the sidewalk.
The public sidewalk and surrounding landscaping is in generally good condition. The public curb
ramp at the north cross walk to 7t" street is not per current code requirements. The parking area
includes a single disabled access parking space. The surface of the parking appears to be in
relatively good condition. Painted stall stripping needs to be re- painted. The disabled access
parking is provided in the nearest stalls to the entry south however the signage and graphics are
non - compliant.
There is a brick masonry screen structure adjacent to the parking to the north of the building
which houses an electrical transformer, trash dumpster and a small storage shed. The metal door
to the trash area requires repair to straighten out the frame.
Noted deficiencies are as follows
1. Disabled access parking and accessible path of travel signage & graphics are not
compliant
2. Parking spaces need to be re- stripped.
3. Public curb ramp not compliant
4. Trash area door requires minor repairs
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 2
aware of any recent hazardous material reports for the facility. There was evidence of moisture at
the interior face of some of the brick and the presents of efflorescent. There was also evidence of
termites which appears to be coming from the exposed wood roof / ceiling members. Additional
inspection should be commenced to determine the nature and extent of these observations.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building contains a limited fire sprinkler system. The system appears to be a code
modification to allow non -rated (glass) doors between the library room and the common lobby. In
addition, there is a gas suppression system in the book deposit closet of questionable application.
There is an existing fire alarm system however, the system appears old and of questionable
function. The system is not compliant with current requirements for facilities of this use. The
existing exit signs not illuminated. The building is equipped with fire extinguishers. Emergency
egress lighting appears to be non - existent. The building does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire - sprinkler system.
2. Non- compliantfire -alarm system.
3. Non - compliant exit signs
4. No emergency egress lighting
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is
permanent full -time City staff located at this facility.
As indicated above, the disabled parking and path of travel to the main entry are generally
compliant with the exception of proper signage and graphics. Interior room signage and graphics
are either non - existent or non - compliant.
There are existing restrooms which have undergone previous modifications and appear to be in
general compliance for the disabled. While these renovations appear to meet full compliance
there are remaining minor issues that need to be addressed. In addition, the general overall
appearance of the finishes is marginal as it appears some of the tile wall and floor finishes are
original and show signs of age. A renovation would be appropriate to meet all disabled access
requirements and address the overall finishes for sanitation and general appearance purposes.
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 3
The Senior Center kitchen appears to have been remodeled at some point and is in a residential
style with regards to appliances and finishes. The current kitchen does not meet disabled access
compliance for access to the sink and proper work surfaces and is not compliant with health
department requirements for food service facilities.
Given the type of use and this general overall assessment, a more detailed accessibility survey
should be conducted by a California Access Specialist to qualify and quantify each deficiency
along with proposed measures to remove or mitigate all barriers to accessibility in conformance
with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Disabled access parking signage & graphics and interior signage and graphics
are not compliant
2. Restrooms not fully compliant
3. Kitchen not compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is good. The building is of brick masonry
construction with a Spanish tile roof. There was a current on -going repair being done at the south
east end adjacent to the chimney where it appears the flashing against the chimney failed
allowing moisture to enter the interior over the fire place. It was also noted that the south west
facing painted wood fascia was showing signs of weather damage due to the direct sun
exposure.
The overall tile roofing appeared to be in good condition. There is mechanical equipment well with
a built -up roof located over the library administration and circulation area. The configuration of
this well is very congested and appears to be the source of several leaks in the past. There is
evidence of improper drainage around the mechanical equipment resulting in ponding of water. In
addition, the wall flashings in this well appear to be separating. The overall roofing membrane is
in marginal condition and there was a great deal of landscape debris adding to the deficiencies
and drainage issues.
There is evidence that this area of the structure has deflected in the past. This could be the
source of the flashing separations noted in the well. Structural retrofit repairs were implemented
to control the deficiency.
The general interior physical appearance of the facility is relatively good. The perimeter walls are
typically exposed brick. In some areas moisture from the brick has caused efflorescent
particularly along the base of the interior. Some moisture damage was noted above the fireplace
in the library and above the doors at the senior room. The carpet is in marginal condition. Other
floor finishes appear to be in generally good condition. There is noticeable cracking in the wall
above the circulation desk that that abuts the mechanical roof well. This appears to be the result
of the deflection of the structure at this location.
The general overall appearance of the restroom finishes is marginal. Though previously
renovated at some point, a more significant renovation is required to meet all disabled access
requirements and address the overall finishes for sanitation and general appearance purposes.
The ceilings throughout the facility are in generally good condition. The Kitchen appears to have
been previously renovated however, the current configuration of materials and finishes are not in
keeping with Health Department standards for food preparation facilities.
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 4
Noted deficiencies are as follows:
1. Miscellaneous exterior wood repairs required
2. Roofing and (lashings at roof well in poor condition
3. Miscellaneous interior finishes / repairs required
4. Interior lighting in questionable condition
5. Restroom finishes and fixtures in marginal condition
6. Kitchen and cabinets may have Health Department issues
STRUCTURAL ASSESSMENT
This is a one -story structure with exposed perimeter brick walls and a pitched wood - framed roof
with clearstory windows and a tile roof. The structure is in reasonable condition for its age.
One of the exposed wood trusses that spans across the building in the library area has been
retrofitted, using steel cables and brackets. This appears to be the result of past deflection in this
area associates with the mechanical roof well, however there is evidence of ongoing movement
of this truss. In addition, a split was observed along the bolt line in one of the truss members.
It was note that this retrofitted truss has additional loading relative to the typical trusses. It picks
up a transfer beam that supports the adjacent truss where it is truncated at the rooftop
mechanical well. Evidence of ponding was noted at the rooftop mechanical well, which may be
adding to the loads on the retrofitted truss.
A split was also observed at another of the exposed wood trusses, along the bolt line in one of
the members. A split was observed at one of the wood beams above the door on the north side
of the senior center.
Seismically, this is a moderate -to -high vulnerability structure. Although we have not reviewed
drawings, based on its vintage it probably does not have adequate roof -to -wall ties. In particular,
the tall gable end walls may be vulnerable to out -of -plane damage at the roof.
Noted deficiencies are as follows:
1. The exposed wood truss adjacent to the mechanical well should be further
investigated and further strengthened as needed.
2. The roof ponding should be addressed.
3. Splits observed on the exposed wood truss and the wood beam at the senior center
should be further investigated and repaired as needed.
4. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic retrofit may be warranted, depending on the level of risk that is
acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are two (2) 12.5 ton rooftop gas electric AC units serving the Library areas with a third 12.5
ton AC unit serving the Senior Center and Lobby areas. All units were installed in 2001 and are
located in a roof equipment well above the Library circulation desk area. While the units are in
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 5
operating condition, the condenser coil fins showed significant corrosion. In addition there was
condensate leakage observed from the cabinet of the northern unit through the gas connection
opening. Staff indicated that there have been complaints associated with indoor air temperature.
Given the age of these units and the associated deficiencies, the units should be replaced in the
near future. There is also an exhaust fan located in the roof well that is rusted and in questionable
condition.
Due to the structural concerns at the roof well and the general disposition of the roof well
mechanical equipment and overall distribution consideration should be given to replacing the air
conditioning systems with split- systems to reduce structural loads.
Plumbing fixtures throughout the facility appear to be generally in good condition.
Noted deficiencies are as follows:
1. Mechanical units showing signs of deterioration and will require replacement within 2-
4 years.
2. Exhaust fan in poor condition and requires replacement
ELECTRICAL SYSTEMS ASSESSMENT
Power to the existing facility is distributed by a Westinghouse, 600A main switchboard and a
series of subpanels all of which appears to be in generally good condition. It was noted however
that these panels have reached their maximum circuit capacity. There is a disconnect switch for
the roof well mechanical equipment that is corroded and needs to be replaced.
The building is equipped with a Radionics Fire Control Panel. There are a few smoke detectors at
the peak of the roof only that appear to be of questionable condition. Automatic initiating device
coverage is incomplete. No notification devices (horns or strobes) were observed.
The general lighting is provided by a combination of recessed and flush mounted 2 x 4
fluorescent fixtures, recessed down - lights and decorative hanging fixtures all of which appears to
be the original lighting. Some of the decorative exposed lamps have been changed out with
screw -in compact fluorescent lamps. Some of the lamps are fully enclosed by glass globes, which
will considerably shorten the life of the lamp. Upper lamps are ineffective, as they direct light
entirely upward to a ceiling with limited reflectance. It was not known if the fluorescent lights have
been upgraded with new ballasts and lamps. Many of the prism lenses were showing signs of
age.
Noted deficiencies are as follows:
1. Non- compliant fire alarm system
2. General lighting for the most part appears to be inefficient and shows general signs
of age and wear
1 No passive lighting controls (occupancy sensors)
4. Roof well mechanical equipment disconnect switch needs to be addressed based
on disposition of mechanical equipment.
5. Receptacles in the kitchen are not GFCI protected
ASSESSMENT FINDINGS
GENERAL
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 6
The existing facility is in generally good condition overall. The facility would benefit from a one
time renovation to modernize some of the deficiencies noted. Of greatest concern are the
deficiencies noted that relate to the mechanical roof well and the deflecting structure. Further
structural evaluation is needed to confirm measure to correct any on -going deficiency. The roof
well itself should be completely renovated and re- roofed including the removal and replacement
of the mechanical equipment with consideration given to alternative systems.
The general moisture and termite issues should be further investigated and recommendations
implemented to resolve these issue. Minor interior improvements should be implemented
including new carpet, hardware upgrades and general restroom remodel. Interior lighting should
be further evaluated and replaced with more energy efficient systems including illuminated exit
signs and emergency egress lighting. Minor exterior repairs should be completed and the parking
area stripping should be re- painted. Disabled access compliant signage should be installed
throughout the facility.
A compliant fire alarm system and a fire sprinkler system should be installed in accordance with
all current code and local Building and Fire Authority requirements. The kitchen should be
renovated to local Health Department and disabled access requirements.
To mitigate the risk associated with the above noted deficiencies, a renovation should be
considered as soon as possible to bring the facility up to current industry standards for newly
renovated libraries and community center buildings. Any delay would increase the risk and cost of
resolving the deficiencies noted including the more important issues of structural integrity and the
disposition of the roof well and its associated mechanical equipment.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 28,286 square foot (equal to existing facility) Library /
Senior Community Center on the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. - Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 5 — Mary Wilson Library
Building / Facility Condition Assessment Page 7
Building #5
Library / Senior Center
Renovate 28,283 GSF Library / Sedor Ceraer
COMPONENT
VALUE
COMMENTS
1
NEEDS AS MANOOUE DILIGENCE
Needs ds w asse sessment
0
NIC - See pualifiraems
2
PRE-ODNSTRUCTION SERVICES
ArE Samces
206,900
Program Manager Pracros w Senecas
78,800
Geoh c ica semcas
10,000
Albwance: City to Cmtract
ALTA Survey / Topogaptlic Maps
Sim
Niowan City d Cmtrect
Ert+rtonmantal ylaxatdous Material Repom;
10,000
Albwa : City of cantrad
Ew.manMl Hama Mataia Abatam M PraceOMee
10,000
AlMwa : CRY to cOntrad
CEGA
0
Assumption is the PMIW Wil Im exempt hom CEW
AS-dilt /SW ura- Seismic Veri5eMm /DooxrmvW t
20,900
CASP DIsable Access Report
SIM
Ramdssable Expenses
2'000
miowarloe
3
DIRECT COSTS (Conseudion Cosh)
Oemotitlon & Abatement
Intl
Sde Work
Intl
Renovate 28,283 GSF Build ng
2,55"00
See attained
9
TEMPORARY FACILITIES DURING CONGRUCTION
T ry Modular Tralm or other Fatlli / Phasirg
100,000
AlbwarcA
5
FIXTURES, FURNITURE ANO EOUIPMENT(FF &E
Fmih"(Desk, Chan, RIO CaUmis, etc.)
0
Mc -See oU&4Ix iio,w
e
PROGRAM AND CONSTRUCTION MANAGEMENT
204.400
7
TESTING & INSPECTION
Soils
0
Albwance: city to Calved
Ma0mla
25,000
Alkv ante: City W Cm
Roofing / 44P
7,50)
Albwance: City b Contract
8
UTILITY CONNECTION FEES
0
NIC - See pualifice4ms
9
CRY ADMINISTRATION FEES /PERMIT FEES
0
Nc -See Oualifiwfia¢
10
ONMER BUILDER RISK INSURANCE
19.200
Allowance: (Calwlaetl a 0.75 %d died Cos
11
CONTINGENCY
127,700
5% of 13r Cost
OPINION OF PROBABLE COST - APPROACH A - PHASE B
3,399,700
Building #5
Library / Senior Center
Comt=t new 28,286 GSF Ubrary / Seraa Curter
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Heeds asseasmeM am Cost Ill
0
NIC -Sea Ouali8caims
2
PRE - CONSTRUCTION SERVICES
A/E Smites
933,400
Pmg.9 Manager Services
473,500
Geotedvit l S.M.
20,000
All r ame: City w Certtrad
Al-TA Survey / TopogepNC Maps
5,000
mic snce: City b perltrad
Emimnmentel Hexard is Material Reporla
10.m
Al ama: Gty of canaact
Emimnmar tal Haeai Material AOetemenl Piwixkres
10,000
Albaanca: City b tonaad
CEDA
0
Assumption is 01e PmjeU will W exempt Sarn CEOA
Reimbursable Expemes
20,000
Allowance
3
DIRECT COSTS (Cmsbudlon Coals)
Demdltlon /LaWCO
75,000
Alowanm- Demoli5m daiasiI Wilding
Sae MM
150,000
AlkN ance
Cmseud New 28,288 GSF Wit*V
16,667,300
5550/CSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tempaary Modular Trsiler8 er other Facility
1 W,000
AXOwance
5
FIXTURES, FURNITURE AND EQUIPMENT(FFSE)
FumiWe(peak, Criers, Fib CedneM, etc.)
0
NIC -See Oualimfi,XIS
EMCbmIC Syatems and Special Equipment
0
NIC -See OualMrsOms
6
PROGRAM AND CONSTRUCTION MANAGEMENT
933 ,400
7
TESTING B INSPECTION
Sd1s
20,000
Allmance. City to Cerlaad
Materials
50,000
Allowance: City to
Rc inq I M
7,500
Allowance. City to Cmtrad
8
UTILITY CONNECTION FEES
0
NIC -See OUalificeams
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See OualMC tkats
10
OVMER BUILDER RISK INSURANCE
117,800
Albwence: (C18d4ated 00.75 %of Dimd Cost)
11
CONTINGENCY
785,400
5% of Direct Cast
OPINION OF PROBABLE COST - APPROACHB
19,268,300
Building #5
Library / Senior Center
Renovation / Repair
Replacement
FCI %
$3,418,800
$19,268,300
18%
Building #5
Library / Senior Center
Renovation Budget Opinion of Probable Cost
Area (sp 28,286
Div
Work Package
City Unit
Unit price
Ext Phase A
Phase B
2
Asbestos abatementlencapsulation
28,286 sf
2.50
70,700
70,700
2
Remodel handicap parking and path of travel and signage
1 Is
10,000
10,000
10,000
2
Repair trash enclosure gate
1 Is
500
500
500
6
Structural repairs to main exposed truss that is sagging
1 Is
15,000
15,000
15,000
6
Seismic retrofit entire structure
28,286 sf
5.00
141,400
141,400
6
Revise public transaction counter for ADA compliance
1 Is
2,500
2,500
2,500
6
Repair misc areas of dry rot and termite damage
1 Is
30,000
30,000
30,000
7
Replace built -up roofing, address ponding
1 Is
150,000
150,000
150,000
8
Replace door hardware with compliant
14 ea
350
4,900
4,900
9
Misc interior re- finishing
28,286 sf
Z50
212,100
212,100
9
Remodel restrooms for ADA compliance
400 sf
350
140,000
140,000
9
Remodel kitchen for ADA and Health Dept compliance
1 Is
70,000
70,000
70,000
10
Replace all signage for ADA compliance
10 ea
175
1,800
1,800
15
Retrofit fire sprinklers
28,286 sf
10
282,900
282,900
15
Replace rooftop package AC units and EF with controls
28,286 sf
17.50
495,000
495,000
16
Retrofit fire alarm system with horn /strobes
28,286 sf
1.75
49,500
49,500
16
Replace all exit signs
6 ea
450
2,700
2,700
16
New interior lighting thoughoul, incorporating new emergency
28,286 sf
8.00
226,300
226,300
egress lighting and new energy efficient controls
16
Replace rooftop mechanical disconnects
4 ea
2,000
8,000
8,000
17
New data /tele cabling infrastructure
28,286 sf
4.00
113,100
113,100
19
Subtotal
2,026,400
15,000
2,011,400
GC's, bonds, insurance, Fee, and 15% contingency
27%
547,100
4,100
543,000
Total
2,573,500
19,100
2,554,400
City Seal Beach Bldo 5 — Mary Wilson Library — Images
Building / Facility Condition Assessment Page t
City Seal Beach Bldg 5 — Mary Wilson Library — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 5 — Mary Wilson Library — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 5 — Mary Wilson Library — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 5 — Mary Wilson Library — Images
Building / Facility Condition Assessment Page 5
City Seal Beach Bldg 5 — Mary Wilson Library — Images
Building / Facility Condition Assessment Page 6
Building #6
FIRE STATION #44 (OLD TOWN)
718 Central Avenue
Assessment date: August 26, 2010
City of Seal Beach Bldg 6 — Fire Station #44
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
Fire Station #44 was originally constructed in 1960. It has been significantly altered several times
since. The original fire station was approximately 1,950 square feet with one large equipment
room for the fire engines. The building was enlarged in 1972 by approximately 1,000 square feet.
The equipment room was expanded to create three new equipment bays. The remaining
equipment room was converted into a multi- purpose room. The original dormitories were not
significantly altered. The original office became the captain's dormitory. A new office was built.
After the 1972 expansion another expansion extended the north truck bay and added the hose
tower. The current facility is approximately 3,500 square feet, one -story exterior cement plaster
over wood framed building with sloping and flat roofs.
The facility houses a 3 -bay garage for fire engines and equipment, hose tower (used for storage)
administrative office, living quarters with lockers and restroom, separate captains quarters with
locker and restroom, kitchen / lounge / dining room, outdoor patio with washer and dryer,
emergency generator shed and remote storage shed.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located at the north west corner of the intersection of Central Avenue and 8th Street
directly across from Old City Hall. The public sidewalk is in general good condition and the
intersection crosswalk has recently been upgraded to comply with general disabled access
requirements for curb ramps. The facility has limited parking (4 -cars) which is located in front of
the facility off the main driveway entry from 8"' Street. The parking surface is concrete and is in
generally good condition. There is no disabled access parking provided.
Entry to the administrative office is from Central Avenue. An attempt has been made to
incorporate a ramp for disabled access but the current configuration is not in compliance with
current codes.
The hardscape and landscape surrounding the facility are in generally good condition
Noted deficiencies are as follows:
1. No disabled access parking on -site or immediately adjacent
2. Disabled Access signage & graphics and accessible path of travel to the facility
are not compliant with current codes
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the
potential likelihood of hazardous materials within the facilities. These materials would
include, but may not be limited to, asbestos containing materials (ACM), lead based paint
(LBD), polychlorinated biphenyl (PCB) containing devices and mercury / tritium
containing devices. City staff was not aware of any recent hazardous material reports for
the facility. In the event a recent report was not prepared, any proposed demolition or
renovation that would disturb the existing conditions would be subject to a full inspection,
City of Seal Beach Bldg 6 — Fire Station #44
Building / Facility Condition Assessment Page 2
testing, containments, removal and discharge (Abatement) program to mitigate the
harmful effects of these hazardous materials.
In the event that it is determined to demolish or renovate the existing building it is recommended
that the following detailed studies be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system. There is a minimal fire alarm system
consisting of smoke detectors, a manual pull station and exterior bell. The system is aging and
deteriorating and should be replaced given the nature of the facility. The existing exit signs are
non - illuminated and are not placed at all exits. All emergency exit paths and exit doors are
required to have illuminated exit signs. The building is equipped with a fire extinguisher. There is
an emergency generator for lighting and power however, the existing generator is very old and
has outlived its life expectancy. The fire fighting staff noted that the generator has failed on
several occasions. They also noted that when it fails, the equipment bay doors will not function
thus trapping the fire engines in the garage.
Noted deficiencies are as follows:
1. Non - illuminated exit signs where illuminated exit signs are required.
2. Deteriorating fire alarm system.
3. No fire- sprinkler system.
4. Non - compliant door hardware at egress doors
5. Deteriorating emergency generator
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is mainly an emergency response facility housing primarily fire fighting
personal which allows for certain exceptions. However, depending on the facility functions, the
administrative functions may be staffed by disabled persons and therefore must provide access
and facilities for disabled staff in addition to the public that may come to the facility as may be
required. It may be possible to justify that all non - technical staff and all public access is directed
to the City's new Fire Station #48. As a result it may be possible to exclude many of the current
code and ADA requirements. Even though the code may not require it, we did notice that an ADA
restroom for guests is not provided. A detailed accessibility survey should be conducted by a
California Access Specialist to qualify and quantify the possible deficiency along with proposed
measures to remove or mitigate any barriers to accessibility in conformance with the ADA and
CBC Title 24.
Noted deficiencies are as follows (without using Fire Station #48 as a mitigating facility):
City of Seal Beach Bldg 6 — Fire Station #44
Building / Facility Condition Assessment Page 3
I . Disabled access parking signage & graphics and accessible path of travel to the
facility are not compliant
2. Signage and Graphics are not compliant
3. Entry ramp and administration entry not compliant
4. Door hardware is not compliant
5. Restrooms not compliant
6. Kitchen not compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal and appears to have been
generally maintained given its overall age and multiple expansions. The majority of the facility is
exterior cement plaster with wood trim more in keeping with a residential construction grade
rather than a commercial facility. There is a pre- fabricated metal patio cover (again residential in
construction grade), a make -shift emergency generator shed and a separate wood framed
storage shed. The washer and dryer are located outside under the patio cover exposed to the
elements.
The overall roofing was noted to be in generally good condition. Fire fighting personal did not
indicate any recent water or moisture leaks.
The general interior physical appearance of the facility varies from area to area. The engine bays
are in generally good condition however the adjacent storage functions are deteriorating. One
part of the extended bay is used as a work -out space. The kitchen / lounge / dining area is of a
residential nature but it is in generally good condition however, the refrigerator is placed directly in
front of the electrical panel making it inaccessible. The washer and dryer are located outside on
the patio with exposed plumbing. The administrative office is in marginal condition and has been
modified and expanded multiple times creating ineffective furniture placement and an overall
inefficient layout. The dormitory, restroom and locker facilities are small and in poor condition with
multiple deficiencies and not to current standards for facilities of this nature.
Noted deficiencies are as follows
1. Miscellaneous minor exterior deficiencies
2. Miscellaneous interior finishes deficiencies
3. Administrative office deficiencies
4. Dormitory, restroom and locker facilities deficiencies
5. Emergency generator housing
6 Outdoor washer and dryer
STRUCTURAL ASSESSMENT
The structure is basically a single -level masonry building with a wood framed roof system. The
team did not notice and obvious or visible structural discrepancies. Seismically, this is a
moderate -to -high vulnerability structure. Although wood - framed structures generally perform
reasonably well in an earthquake, there are large openings on the east side of the building, which
may result in significant displacements. This could render the truck doors inoperable. Given the
age of the building and the type of construction, it would be expected that minor seismic upgrades
would be required to comply with current codes. Given its importance, some additional
strengthening may be warranted, such as adding plywood shear walls or steel braces on the east
side of the building, or improving the connection between the east side and the tower walls. A full
seismic retrofit due diligence testing and inspection report should be conducted to determine the
City of Seal Beach Bldg 6 — Fire Station #44
Building / Facility Condition Assessment Page 4
specific upgrades required.
Noted deficiencies are as follows:
1. Further testing and inspection is required to determine the specific seismic
upgrades required
MECHANICAL SYSTEMS ASSESSMENT
A single split- system cooling /gas furnace air conditioning unit serves the living quarter areas. A
vehicle exhaust system for truck service is provided with filtration located in side the truck bay
and fan on roof. All systems are in good serviceable condition.
The restroom plumbing fixtures and piping appear to be in poor condition and consideration
should be given to replacing the fixtures and associated piping to avoid future on -going
maintenance issues,
Noted deficiencies are as follows:
1. Restroom plumbing fixtures and associated piping should be replaced.
ELECTRICAL SYSTEMS ASSESSMENT
There are two main services serving the building. A 120/240V, single phase service serves all
loads except an air compressor. The panel is old in poor condition with breakers of questionable
ability to function properly. The second service is a 240V three phase service for an air
compressor only and appears to be in generally good condition.
The facility has a small 150OW generator which is in marginal condition. The generator is
estimated to power 10 -15% of this facility, and is gravity fed from a 1 -2 gallon wall mounted gas
tank within the generator room resulting in a potential fire hazard. The transfer switch feeds the
FPE panel -board with "stab -loc" breakers. These breakers lost their UL listing years ago and
failures of these components are fairly well documented. Fire authority staff expressed great
concern with the reliability of the generator and the need for a complete replacement in the very
near future.
While the existing lighting throughout the facility appears to provide adequate lighting, it is older
T12 fluorescent technology and should be replaced with newer energy efficient lamps, ballast
and /or fixtures throughout. Motion sensor controls should be incorporated per current energy
code requirements.
There were no noted electrical deficiencies
1. Main distribution panel is corroded with questionable breakers
2. Emergency generator is of marginal condition with various associated electrical
deficiencies
2. General lighting is inefficient and shows general signs of age and wear
ASSESSMENT FINDINGS
City of Seal Beach Bldg 6 — Fire Station #44
Building / Facility Condition Assessment Page 5
GENERAL
The existing facility has served its purpose over the years but the needs associated with modern
emergency response facilities are not currently being met. This relates both to an operational
function and the actual physical condition of the facility. In general the building is in good to
marginal condition with the exception of the emergency generator functions, dormitory, restroom
and locker facilities which are in poor condition and in need of extensive renovation to bring them
up to current standards for similar facilities.
The building functions as an essential services facility and as such should have a higher standard
of fire life safety capability. It currently lacks several vital physical attributes that all fire station
facilities constructed since 1986 are required to have in accordance with the 1986 California
Essential Services Building Act. This would include, but is not limited to, higher levels of seismic
design and higher levels of fire protection including a fire sprinkler system. As such it is expected
that the current facility would need to undergo a significant structural and seismic upgrade, the
extent of which needs to be determined through additional testing and inspection.
On -going maintenance will continue to be required at an accelerated rate as the building
continues to age. Disabled access upgrades need to be determined based on the overall function
of the facility and then should be implemented to avoid associated non - compliant ADA risk to the
City. Illuminated exit signs should be installed along with a new fire alarm system.
The conditions of the electrical issues, in particularly the emergency generator issues, are in need
of immediate attention if the facility is to continue to operate.
A Facility Use Assessment needs be conducted to determine the role of this facility as it relates to
the recently constructed Fire Station #48 to determine the need and the nature of any proposed
new improvements or modifications. This Facility Use Assessment should be done immediately. If
it is determined that Fire Station #44 is to remain at it's current location then the noted
deficiencies should be correct including a full seismic evaluation / retrofit at the earliest possible
date to minimize the associated risk of the current conditions.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 3,500 (equal to existing facility) emergency response
facility on the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 6 — Fire Station #44
Building / Facility Condition Assessment Page 6
Building #6
Fire Station 44
Renwata 3,500 GSF Fire Station
COMPONENT
VALUE
COMMENTS
1
NEEDSASSESSMENT AND DU -DILIGENCE
Needs esaesement
0
MC- Sea Oualifica0ons
2
PRE-CONSTRUCTION SERVICES
A& Semces
78,300
Program Manager PretonatrudtOn Smites
23,500
GeoteU iml Sem.
10,000
Allowance: City to Con
ALTA Surrey /Topogmphc Maps
5,000
Allowance: City of Con
Emironmerttal Haaadats Material Repods
10,000
Allowance: City of CanOad
Ermrmmentel HasaM Material Mateme Procedv s
10,000
Allowance: City to cOnaad
CEOA
0
Assumption Is the Project will W exempt from CEOA
AS- Built /Struduml - Seismic Venficafim /WamenMtbn
7,800
CASP DMIA d Access Report
8,700
Reimoumable Expenses
15,000
Allowmtce
3
DIRECT COSTS (Construction Cmis)
Demolition 8 AOatem
Intl
Site
Ind
Rrlrwvale 3,500 GSF Bold ig
782,800
See attached summary WdW
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tomlwary Modular Trailers or a9ler Facili /Plating
0
Relocate to StMon#48
5
FIXTURES, FURNITURE AND EOUIPMENT(FF &E)
Fumioim(Des, Chaim, File Ca rots, etc.)
0
NIC -See O.Nffi aim
8
PROGRAM AND CONSTRUCTION MANAGEMENT
78 ,300
7
TESTING & INSPECTION
Shcs
0
Allowance:
City w Corow
Materials
25,000
Allowance:
City w cot mot
Roofing / M
5,000
Allowance.
City to Con
B
UTILITY CONNECTION FEES
0
NIC -See OUalifiwfima
9
CITY ADMINISTRATION FEES y PERMIT FEES
0
MC -Sea OuNifiow"
10
O'AMER BUILDER RISK INSURANCE
5,900
AOow .(Cakulaled at 075% of Deed Coat)
11
CONTINGENCY
39,100
5% of Direct Cost
OPINION OFPROBABLE COST - APPROACH A
1102,100
Building #6
Fire Station 44
Construct new 3,500 GSF Fire Station
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DIUGENCE_
Needs assessment said Coal Model
0
NIC - S. DualifcaEms
2
PRE-CONSTRUCTION SERVICES
AJE Services
110,300
Pregrem Manager SenA.
81,100
Geotechniaal Services
25.000
Alownimnce: City to Centred
ALTA Survey / TopogrepNC Maps
5.00
AAOwace: City to Contract
E...ntel HazarEOUs Matmial Reports
10,000
Alowence: City of tartar!
EnvlmnmenMl Hazardous Maters" Abatement pmcedves
10,000
Allowance: City to cenb'ad
CEGA
0
Assumption is Me Project WI be exempt kom CEOA
Reimbursable Experlsas
15,000
Allowance
3
DIRECT COSTS (Cmntrudion Curls)
Demditim I Lars! Cost
50,000
Nlosarice- Demolitim of Existing BUlding
Sde work
150.000
Allosai
Construct New 3,500 GSF Building
1,07,800
f52SGSF
4
TEMPORARY FACILITIES WRING CONSRUCTION
Temporary Modular Trailer o, otlter Facility
0
Relocate to Sta0m148
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE
FMntkee(Desk, Chairs, File Cab,Mts, etc.)
0
NIC - See Dualifna0ms
Electronic Systems and Spedal Equipment
0
NIC -Sae Oualifcabms
PROGRAM AND CONSTRUCTION MANAGEMENT
110,300
TESTING B INSPECTION
Sdils
15,000
AINAVance: City to Contract
Materiala
55,000
Nlowance: City to Gonad
Roofirg/ WP
5.00
AlMwanca: City to Contract
e
UTILITY CONNECTION FEES
0
NIC -See Ouelifcatidns
9
CITY ADMINISTRATION FEES I PERMIT -FEES__.
0
NIC - See Duaiifca0ms
10
1OWNER BUILDER RISK INSURANCE
14,900
AIb ance:(Calculated at 075 % of Direct Cost)
1
CONTINGENCY
99.400
5% of Dared Cast
O PINION OF PROBABLE COST - APPROACH E
1,873,800
Building #6
Fire Station 44
Renovation / Repair
Replacement
FCI %
$1,102,100
$2,573,500
43%
Building #6
Fire Station 44
Renovation Budget Opinion of Probable Cost
Area (so 3,500
Div
Work Package
City
Unit
Unit price
Ext
2
Asbestos and lead abatementlencapsulation
3,500
sf
2.50
8,800
2
Remodel handicap parking and path of travel and signage
1
Is
5000.00
5,000
6
Seismic retrofit entire structure - to 2010 IBC minimum
3,500
sf
525
18,400
requirements
Additional seismic strengthening to make best efforts at 1.5
3,500
sf
20.00
70,000
safety factor based on Essential Facility standards
6
Repair misc areas of dry rot and termite damage
1
Is
20000
20,000
7
Replace all roofing
3,500
sf
11.50
40,300
8
Replace door hardware with ADA compliant
10
ea
350.00
3,500
9
Misc interior re- finishing
3,500
sf
20.00
70,000
9
Remodel restrooms for ADA compliance and water efficiency
1
Is
32000
32,000
9
Remodel kitchen
1
sf
25000
25,000
9
Repaint exterior incl misc patching
3,600
sf
2.70
9,700
10
Replace all signage for ADA compliance
10
ea
150
1,500
15
Retrofit fire sprinklers
3,500
sf
22.00
77,000
15
Replace drinking fountain for ADA compliance
1
Is
3500.00
3,500
15
Replace restroom plumbing fixtures
1
Is
15000.00
15,000
16
Retrofit fire alarm system with horn /strobes
3,500
sf
8.50
29,800
16
Replace emergency generator and ATS
1
Is
125,000
125,000
16
Replace all exit signs
6
ea
450.00
2,700
16
New interior lighting thoughout, incorporating new emergency
3,500
sf
8.00
28,000
egress lighting and new energy efficient controls
16
Replace main switch and panel board
1
Is
10,000
10,000
16
Repair and renew exterior light fixtures
6
ea
600.00
3,600
17
New data /tele cabling infrastructure
3,500
sf
5.00
17,500
19
Subtotal
616,300
GC's, bonds, insurance, Fee, and 15% contingency
27%
166,400
Total
782,700
City Seal Beach Bldg. 6 — Fire Station #44 — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg. 6 — Fire Station #44 — Images
Building / Facility Condition Assessment Page 2
Building #7
SEAL BEACH PIER — RESTAURANT BUILDING
(RUBY'S)
900A Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 7 — Seal beach Pier, Restaurant Bldg.
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Pier was originally built in 1938. A portion of the Pier collapsed in the winter of
1983 and was subsequently rebuilt. In 1992 and again in 1994 fire damaged the Pier. Repairs
were made as a result of the fire and then additional repairs were made in 2003/2004.
The current restaurant building was constructed in
framed structure of approximately 2,679 square feet.
restaurant vender (Ruby's) and the conditions of the
going maintenance.
SUMMARY ANALYSIS
1985. The building is a single level wood
The building is currently under lease to a
lease require the tenant to provide for on-
As this is a leased building with the tenant responsible for on -going maintenance and operating
expense, the Assessment team did not perform a detailed review of the building. Obvious
observations noted some minor deficiencies with regards to the exterior fagade. The building did not
appear to have a fire sprinkler system or an up to date fire alarm system. The main electrical
service has obvious signs of corrosion. The restrooms that are open to the public are in marginal
condition but are generally accessible for the disabled. Given the age of the building, it is likely that
some level of seismic upgrading would be required in the event of a significant renovation or
change in use. Otherwise, there is no requirement to upgrade the building at this time. If an upgrade
were to be performed, it would most likely require the removal and replacement of the roofing.
ASSESSMENT FINDINGS
The overall structure of the building is in relatively good condition. Given the age of the facility
and the type of construction a structural analysis should be performed to determine if any
structural upgrades would be required. It should also be noted that this building is located in an
ocean marine environment.
Minor roof repairs, wood fascia and trim repairs and exterior siding repairs should be made to
prevent any interior or structural water damage.
The interior improvements are not necessarily the responsibility of the City.
Given a new lease extension, there is no need for the City to commit to any further maintenance
or renovation at least until the lease term is up. A new assessment should be conducted if the
lease is terminated at that time and the City takes possession of the facility.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar replacement structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one projecL Significant economies may be realized ff several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 7 — Seal beach Pier Restaurant Bldg.
Building / Facility Condition Assessment Page 2
Building #7
Seal Beach Pier - Restaurant Building (Ruby's)
Renovate 2,679 GSF Restaurant (Shea and Reslroans Only)
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Naads assessment
0
NIC -Sea OuslifraEms
2
PRE- CONSTRUCTIONSERVICES
NE Services
24,000
Pregam Manager Pre-conslncaon Samiw
7,200
Gederl naafi Services
0
Aboamro City b Contact
ALTA Survey/ Topographic Maps
0
Aacovin e: CRY dCanbao
Emnonmental Hazwdous MaWal Reports
10,000
AAOwmxe: CRY of contrad
Em moneMal HassNme Material Ahetement Procedures
1gaa0
ANOwanca: City to contract
EOA
0
AeMSnplbn Is one Project rill be exempt from CEOA
ASBUiIt I Sw Ural - Sammkvwffmbon l DOnurrienMtion
6,000
CASP Disabled A=ew Report
2,000
Reimbursable Expenses
10,000
Allvxarlro
3
DIRECT COSTS(COnsauaion Costs)
Demaliaon 8 Abgemara
Intl
SRO Wft
Intl
Raresele 2,679 GSF Bukig
20400
Sea aaedmd aummay bWget
4
TEMPORARY FACAUTIES DURING CONSRUCTION
Temporary Modulm Trailers or odn r Fadlily, / Phasing
0
NIC - Telminale Existing Leases
5
FD(TURES, FURNITURE AND EQUIPMENT(FF&E)
Fumiaaa (Desk, Chairs. File Cabinets, etc.)
0
NIC - See Ouali ,;aOUa
6
PROGRAM AND CONSTRUCTION MANAGEMENT
24,000
7
TESTING 3 INSPECTION
Solis
0
Nlvaance: City b Cdntrad
Materials
5,000
Nbxance: City to Contract
Roofing /WP
5,000
Alloaanca: City b Contract
B
UTIUTY CONNECTION FEES
0
NIC - See OUalilica0ans
9
CITYADI4IN15TRATIDN FEES /PERMIT FEES
6
NIC -Sae Oualificafi.
10
OWNER BUILDER RISK INSURANCE
1,600
NkAwnce: (Cakulaled at 0.75% of Dined Cog)
11
CONTINGENCY
12,000
5 %d Direct Cog
OPINION OF PROBABLE COST - APPROACH A
36TAN
Building #7
Seal Beach Pier - Restaurant Building (Ruby's)
Constmcl new 2,679 GSF Restaurant (Shell and Restmoms Only)
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Medal
0
NIC - See Oualiflce0ons
2
PRE - CONSTRUCTION SERVICES
A/E Services
53,600
Program Manager Services
Geote icai Services
21,000
0
Allowance: City w Ctxdrad
ALTA Sum / Topographc Maps
0
Allowance: City to Centred
Em m,nmental Hazardous Material Reports
10.000
Nkrnance: City of contrad
Em mmentel Hazardous Material Abatement Pmogi s
10,000
Alkzwance: City b c d
GEOA
01
Assumption is Ole Pmjed will be exempt from CEOA
Reknbvsable Expenses
20,000
Allowance
3
DIRECT COSTS (COngnU on COSts)
Demolition / Land Cost
25,000
Albwarce - Dennlii of Egging Building
See Mrk
20,000
AOOwnvx
ConsOUd New 2,679 GSF Buildmg
88fi
$250/GSF- Exdudes interim tenant impmvemanls
A
TEMPORARY FACILITIES DURING CONSRUCTION
Tempdery MOddar bailers m dln:r Facility
0
NIC - Tenant facility
5
FIXTURES, FURNITURE AND EOUIPMENT(FF3E)
FiImi e(Desk, Chars, File Cabinets, etc.)
0
NIC - See Oualfirabons
NIC - See Ouahli dons
Ele ownicS steno; and Special Equipmenl
0
6
PROGRAM AND CONSTRUCTION MANAGEMENT
53,800
7
TESTING B INSPECTION
SdN
0
All w : City b Cmbact
Materials
25,00D
AlMVance: City b Cmltrad
Roofing / WP
5,000
Albwence: City to Contras
8
UTILITY CONNECTION FEES
0
NIC -See OUaliSCeticns
9
CITY ADMINISTRATION FEES /PERMIT FEES
01
NIC -See OUaliacefians
10
ONNER BUILDER RISK INSURANCE
5,210
Allowance: (Calwlaed at 0,75 % of Dkeci Cost)
11
1WNFINUEWY
30,500
5% of Dl Cod
ONNION OF PROBABLE COST - APPROACH 0
953,11001
Building #7
Seal Beach Pier - Restaurant Building (Ruby's)
Renovation / Repair
Replacement
FCI %
$357,400
$953,100
37%
Building #7
Seal Beach Pier- Restaurant Building (Ruby's)
Renovation Budget Opinion of Probable Cost
Area (sf) 2,679
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
2,679
sf
2.00
5,400
6
Seismic retrofit main structure
2,679
sf
8.00
21,400
6
Repair misc areas of dry rot
1
Is
10,000.00
10,000
7
Replace all roofing
2,679
sf
8.00
21,400
a
Replace door hardware with compliant
9
ea
500.00
4,500
9
Repaint exterior incl misc door, window and patching
1
Is
15,000.00
15,000
9
Remodel restrooms
1
Is
38,000.00
38,000
15
Retrofit fire sprinklers
2,679
sf
20.00
53,600
16
Renovate main electrical service
1
Is
15,000.00
15,000
16
Retrofit fire alarm system
1
Is
5,000.00
5,000
Subtotal
189,300
GC's, bonds, insurance, Fee, and 15% contingency
27%
51,100
Total
240,400
Excludes demolition of existing tenant improvements and construction of new tenant improvements.
City Seal Beach Bldg 7 — Seal beach Pier, Restaurant Bldg. — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 7 — Seal beach Pier. Restaurant Bldg. — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 7 — Seal beach Pier Restaurant Bldg. — Images
Building / Facility Condition Assessment Page 3
Building #8
NORTH SEAL BEACH COMMUNITY CENTER
3333 St. Cloud Drive
Assessment date: September 23, 2010
City of Seal Beach Bldq 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The North Seal Beach Community Center was originally constructed in 1968. It has had several
renovations and additions over the years. The facility is approximately 4,600 square feet and
consists of an entry foyer; a large multi - purpose room; kitchen; restrooms; miscellaneous storage
rooms and office. A large storage area accessed from the exterior was added to the rear of the
facility. The facility is located adjacent to the Los Alamitos Rossmoor Library and shares common
parking.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located at the north east corner of St. Cloud Drive and Montecito Road. The site is
accessed via a driveway off of St. Cloud that is shared by a small retail project to the east of the
Community Center and provides additional access to the Library and a regional retail center to
the north. The public sidewalk is in general good condition and includes a low decorative brick
screen wall. The facility has several parallel disabled access parking spaces directly in front of the
entry to the center. The remaining parking appears to be shared with the Library further to the
north. The asphalt surfaces of the parking at the driveway entry, the adjacent retail center
parking, and the Library parking have all recently received a new slurry coat and stripping, which
are in good condition. The disabled access parking is provided in the nearest stalls to the entry
however, the current configuration, curb ramp, signage and graphics are non - compliant.
To the north of the Center there is a concrete walkway between the Center and the Library that is
in marginal condition. An asphalt berm / drainage swale is in poor condition. Several planters
between the berm and the center's exterior wall are void of any planting while the one that is
planted is in poor condition. The irrigation to these planters is in poor condition or non - functional.
The paving surface is very uneven and forms a low -point adjacent to the rear exit from the facility
indicating a drainage problem. The rear exit has a small non - conforming step, non - conforming
handrail and non - conforming threshold.
The landscape and hardscape are in poor to marginal condition to the east of the main entry. The
flagpole does not appear to be operational. The wood bench is in poor condition. The hardscape
to the south of the center is in poor condition
Noted deficiencies are as follows:
1. Disabled Access parking, curb ramp, signage & graphics and accessible path of
travel to the facility are not compliant with current codes and local regulations
2. General walkway cracking and up- heaving
3. Drainage issue at northern walkway along with walkway cracking and
deteriorating asphalt berm / swale
4. Landscape and irrigation deficiencies
5. Flagpole not operational
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team noted several locations of water damage and wood rot.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. The existing exit
signs are illuminated and appear to be relatively new but are a mixture of battery back -up and
non battery back -up. The building is equipped with fire extinguishers. Emergency egress lighting
appears to be non - existent. Door hardware from several rooms is not compliant. The building
does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire - sprinkler system.
3. Some non - compliant exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is no
permanent full -time City staff located at this facility.
As indicated above, the disabled parking and path of travel to the main entry are non - compliant.
The force required to open the entry doors is excessive. Consideration for a new door with an
automatic activated door opening device should be considered especially given the use of the
facility by seniors on a regular basis. Path of travel and interior room signage and graphics are
either non - existent or non - compliant.
There are existing restrooms which have undergone a previous attempt to comply with provisions
for the disabled. While these renovations attempted to meet full compliance there are remaining
issues that need to be addressed. In addition, the general overall appearance of the finishes is
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 3
poor. A more significant renovation is required to meet all disabled access requirements and
address the overall finishes for sanitation and general appearance purposes.
The existing drinking fountain is non - compliant. The kitchen was remodeled at some point and is
in a residential style with regards to appliances and finishes. The current kitchen does not meet
disabled access compliance for access to the sink and proper work surfaces.
There are several sliding glass patio doors that access the exterior patio to the south. The
operation and thresholds of these doors in non - compliant.
Given the type of use and this general overall assessment, a more detailed accessibility survey
should be conducted by a California Access Specialist to qualify and quantify each deficiency
along with proposed measures to remove or mitigate all barriers to accessibility in conformance
with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Disabled access parking signage & graphics, accessible path of travel to the
facility and interior signage and graphics are not compliant
2. Restrooms not fully compliant
3. Kitchen not compliant
4. Drinking fountain not compliant
5. Sliding glass patio doors and entry door are non - compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal. The exposed painted wood
structural laminated timbers and fascia are in very poor condition. The paint needs to be removed
and the top of the timbers need to be flashed for future protection. The wood fascia appears to be
in need of replacement in some areas due to water and exposure damage. The exterior cement
plaster soffits appear to be in good condition. The exterior soffit lighting however is in poor
condition and should be replaced.
The painted exterior masonry walls appear to be in marginal condition although the masonry itself
appears to be sound with only the paint needing attention. The aluminum sliding doors and
storefronts are pitted and in poor condition with aging sealant all of which are in need of
replacement or refurbishment. The added rear storage room is in good overall condition with only
the exterior lighting needing replacement.
The overall roofing was noted to be in good to marginal condition. Staff was not aware of the date
of the last re- roofing to confirm if the current warranties are still valid. Of concern is the method of
drainage. The roof drainage is via small scuppers through the roof overhang which simple dump
to the ground surface below. Overflow in the event the primary drain is blocked is not provided. In
some cases this is directly onto the patio or walkway areas. Also, the perimeter curb is minimal
and in some cases the high point of the roof is nearly level with the perimeter flashing. The
flashing conditions and the roof drainage need to be addressed to comply with current codes and
standards.
The general interior physical appearance of the facility is good to marginal. New laminate flooring
was recently installed at the main assembly room however it was installed over the original VCT
tiles. In general it appears to be holding up but the longevity of this installation is compromised by
the substrate. The original VCT tiles remain in the storage areas and should be replaced. It is
likely that these tiles contain hazardous materials given the original date of the building and
assuming these are original floor tiles.
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 4
The interior walls appear to be of plaster throughout and show signs of wear in many places. A
small portion of the main assembly room adjacent to the back of the restrooms is flaking off which
may be a sign of moisture. There is a perimeter painted wood chair rail that has received
numerous coats of paint over the years to hide the wear. This element should be replaced with a
more durable material. The interior doors and frames have also seen much wear and many coats
of paint. They too should be replaced.
The general overall appearance of the restroom finishes is poor. Though previously renovated at
some point, a more significant renovation is required to meet all disabled access requirements
and address the overall finishes for sanitation and general appearance purposes. In addition, the
current plumbing fixtures / valves do not meet current low water consumption requirements.
The ceiling tiles throughout the facility are aged and are generally in poor to marginal condition.
The general lighting in the main room is surface mounted fluorescent which appears to be a
replacement of whatever the original lighting was. The facility would be better served with a new
suspended acoustical ceiling with more modern energy efficient lighting and HVAC distribution.
The Kitchen appears to have been previously renovated however the residential quality wood
cabinets are in marginal condition. The current configuration of materials and finishes are not in
keeping with Health Department standards for food preparation facilities. The cabinets can be
refinished but given this type of facility, a more commercial grade cabinet / kitchen is appropriate.
The overall energy efficiency of the facility is poor given the type of construction and the amount
of single glazed openings. The walls are solid masonry with no insulation and the roof insulation
is minimal.
Noted deficiencies are as follows:
1. Miscellaneous exterior wood repairs required
2. Aluminum storefronts and doors in poor condition
3. Exterior lighting in poor condition
4. Exterior paint in marginal condition
5. Roofing and flashings in marginal condition in areas with drainage issues
6. Miscellaneous interior finishes / repairs required
7. Interior ceiling and lighting in marginal to poor condition
8. Drinking fountain is non - compliant
9. Restroom finishes and fixtures in marginal condition
10. Kitchen and cabinets in marginal condition with Health Department issues
11. Poor overall energy efficiency
STRUCTURAL ASSESSMENT
The structure is a single -level masonry building with a wood framed roof system. The main glulam
beams at the roof span north -to -south and extend through the north and south end walls. The
lateral (seismic) force - resisting system is CMU shear walls and presumably a plywood roof
diaphragm. The team did not notice any obvious or visible structural discrepancies other than the
exterior damaged of the exposed wood members and some localized ponding of water observed
on the roof which could be the result of the structural members deflecting.
Seismically this is a moderately vulnerable structure. Based on its vintage, it likely does not have
adequate roof -to -wall ties per current standards. However, the layout of the CMU walls with
frequent 90 degree turns means that the walls are somewhat buttressed and self - supporting.
This creates less demand on the roof -to -wall connections than if they were long uninterrupted
walls.
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 5
Noted deficiencies are as follows:
1. The deterioration in the wood framing needs to be addressed. Damaged wood
should be removed and replaced.
2. The roof ponding should be addressed, either by adding drains or locally addressing
the slope with built -up roofing underlayment such as tapered foam.
3. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. If our opinion is confirmed, the building probably does not warrant
seismic retrofit until it is being considered for remodeled, at which time seismic
upgrades such as roof -to -wall ties can be included for a relatively modest additional
cost.
MECHANICAL SYSTEMS ASSESSMENT
There are two (2) rooftop packaged heat pump units that were installed in 2001 and appear to have
replaced original equipment and utilize original air distribution in ceiling soffit areas. A third unit also
installed in 2001 appears to have been added to increase cooling capacity. This unit serves
minimal exposed ductwork located at the front of the Main Community Center Space. The units are
in good repair and should not require replacement for another 5 -8 years.
Plumbing fixtures appear to have been replaced at some previous point however they do not meet
current low- consumption requirements. The roof does not contain any proper roof or overflow
drains. The water heater located in the kitchen area appears to be new.
Noted deficiencies are as follows:
1. Plumbing fixtures do not meet current requirements for low- consumption
2. No roof or overflow drains or downspouts
ELECTRICAL SYSTEMS ASSESSMENT
The existing facility is served by a 200 amp distribution panel. There is one 60 amp and two 30
amp disconnects for the HVAC units. The panelboards are older model Zinsco with old circuit
breakers of questionable ability to function properly. Original recessed exterior down lights have
been replaced by surface mounted 100W HIPS fixtures that are in marginal aesthetic condition.
The 60 -amp disconnect is aging and corroded and should be replaced. With the exception of the
main room, the existing lighting throughout the facility appears to provide adequate lighting
however it is old and not efficient and should be replaced with newer energy efficient lamps,
ballast and /or fixtures throughout. The main room lighting appears to be a more modern vintage
should be retrofitted to a more efficient type and incorporate back -up emergency egress power.
Motion sensor controls should be incorporated per current energy code requirements.
Noted deficiencies are as follows:
1. Panel boards and breakers are old and should be replaced
2. General lighting for the most part is inefficient and shows general signs of age and
wear
3. No passive lighting controls (occupancy sensors)
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 6
ASSESSMENT FINDINGS
GENERAL
The existing facility is in marginal condition overall. Over the past several years there has been a
significant amount of on -call maintenance required as evident from records provided by staff. On-
going maintenance will continue to be required at an even more accelerated rate as the building
continues to age. Both the exterior and the interior are in need of a renovation. Renovation should
include, but would not be limited to, the following:
Exterior paving, landscape and irrigation should all be renovated and the drainage issues should
be resolved. Disabled access upgrades should be implemented. This would include parking and
exterior path of travel issues as well as doors, hardware, restroom, kitchen and drinking fountain
upgrades.
The exterior exposed wood should be repaired / replaced and protected with Flashing and
painted. The exterior CMU should be re- painted. The exterior doors and windows should be
replaced with energy efficient dual glazed units with disabled access compliant thresholds and
hardware. Interior walls should be repaired and re- painted. The ceiling should be removed and a
new suspended ceiling with energy efficient lighting incorporating required emergency egress
requirements and HVAC distribution added. Interior doors, frames and hardware should be
replaced. The restroom finishes, fixtures and accessories should all be renovated and made fully
compliant with disabled access. The kitchen should be renovated to local Health Department
requirements. The flooring would most likely need replacement with another 5 -8 years of use.
A compliant fire alarm system and a fire sprinkler system should be installed in accordance with
all current code and local Building and Fire Authority requirements. The kitchen should be
renovated to local Health Department requirements.
A new roof should be installed and modification made to accommodate proper flashings and
drainage including tapered roof insulation for drainage and energy savings. Roof and overflow
drainage should be added. In coordination with the roofing replacement, seismic upgrades such
as roof -to -wall ties should be added. A more detailed analysis is required to determine the extent
of any required seismic upgrade. The roof top mechanical units will require replacement in 5 -8
years. Plumbing fixtures should be replaced with water saving fixtures as part of the restroom
renovation.
Electrical panels and breakers should be replaced and occupancy sensors should be added for
lighting control.
To mitigate the risk associated with the above noted deficiencies, a complete renovation should
be considered as soon as possible to bring the facility up to current industry standards for newly
renovated community center buildings. Any delay would increase the risk and cost of resolving
the deficiencies noted including the more important issues of disabled access, structural integrity
and the deteriorating condition of the exposed wood members and trim.
Given the current condition of the facility and the need to replace the HVAC units within the next
5 -8 years, the renovation of this facility should be considered no later than 2016. Until such time
as a renovation is begun, the facility will continue to experience on -going repairs and increasingly
higher levels of maintenance and operation that should be resolved on an as needed basis.
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 7
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 4,600 (equal to existing facility) Community Center on the
same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 8 — No. Seal Beach Community Ctr.
Building / Facility Condition Assessment Page 8
Building #8
North Seal Beach Community Center
Rerw eh, 4,550 GSF 1 -story Community Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
NIC- SsepuWd fidns
2
PRE - CONSTRUCTION SERVICES
AIE Services
70,200
Program Manager Pme oonshu w Servlws
21,000
Geolechniwl Sernces
7,500
Allewartca: Gy le
Contract
ALTO, Surrey f Topographc Maps
5,000
Allowenw: City of
COntrsll
Ennronrrenlel Hazardous Material Report
10,000
Albxarca: city of
tooted
Em iraarental Hazardous Material Abatement Pmudrtl
10,000
Albwarae: City to conbad
CEDA
0
Assunptbn is Me Pro)ed will be exempt mom LEOA
AS- Built / Structural - Seismic Verification I DocumstMlbn
7,000
GASP Disabled Access Report
5,300
Reimbursable Expenses
15,1100
AllowarNe
3
DIRECT COSTS (COnatrwhon Costs)
Demolition 3 AM4temem
Ind
_ _
Ste Nbrk
Ind
Renovate 4,550 GSF Building
702AN
See ellxhed summary budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tanpowy Modular Teeters or elver Facility / PhWJwV
0
Close operations
5
FIXTURES, FURNITURE AND EQUIPMENT (FFBE)
Furitrs(DeM. Chars, File CeMrets, etc.)
0
NIC -See Oualifmall"
6
PROGRAM AND CONSTRUCTION MANAGEMENT
70.200
7
TESTING S INSPECTION
Soils
0
Allowance: city 0 Conaad
Materials
25,000
Nloswmca: Ci to Corroad
Roofing I VVP
7.500
Abxace: City M Contract
0
UTNTY CONNECTION FEES
0
NIC -Sea OUalifi bore;
9
CRY ADMINISTRATION FEES /PERMIT FEES
0
NC- See Olrelificatiens
10
OPMER BUILDER RISK INSURANCE
5,300
Albxarioe:(Calwlated at 0.75% of Bred Cod)
11
CONTINGENCY
35,100
5 %of Direct OmA
OPINION OF PROBABLE COST - APPROACH A
996,600
Building #8
North Seal Beach Community Center
Construct new 4,550 GSF 1 -story Community Bulldng
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Ne Ws assessment ant Coat MaEd
0
NIC -Sea Oualiflciihom
2
ME-CONSTRUCTION SERVICES
A/E Semes
127,400
P Mm Manager Services
53,900
Geotechnlcel Semces
25,000
Alowance: City to Contract
ALTA Survey / Topogmptkc Maps
5,000
A imance: City to Contract
Errowm ml Hmrtles Malarial Repon
10,000
Allowance: City of entrap
Eroimnmemal Haiantles M"al Abatement ProceOUms
10,000
Allowance: City to entrap
CEOA
0
Assumption is the Project MI be exempt from CEGA
Reimbursable Expenses
20,000
Alowance
3
DIRECT COSTS (Core u icn Cab)
Demo Non /Land Cost
50,000
Alowance- Demolition d Egging Building
Site Vb
150,000
Allowance
0autruct14.4,550GSFBuldng
1,592,&00
E3501GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or ogler Ficihty
0
Clog, opmhoIu
5
FIXTURES. FURNITURE AND EQUIPMENT(FF &E)
Fumit a iDesK Chairs, File Cabinet, etc)
0
NIC -Sea OualNcebons
ElWroNc Systems ant Special Equipment
0
NIC -Sea Ouelificab.
6
PROGRAM AND CONSTRUCTION MANAGEMENT
127,40D
7
TESTING & INSPECTION
Soils
20,000
Allowance: City to Contract
Meths
35,000
Allowance: City to Contract
Roofing / WP
7,500
Allowance: City to Combed
9
U-nUTY CONNECTION FEES
0
NIC -See OuelNceaom
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -Sea OualNCaEOns
10
OWNER BUILDER RISK INSURANCE
13,01M
Alkxwice:(CalelaMd el 0.75% of Gtred Cog)
11
CONTINGENCY
97,100
5 %d Direct COST
OPINION OF PROBABLE COST - APPROACH 5
2,333,700
Building #8
North Seal Beach Community Center
Renovation / Repair
Replacement
FCI %
$996,500
$2,333,700
43%
Building #8
North Seal Beach Community Center
Renovation Budget Opinion of Probable Cost
Area (sfi 4,550
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatementiencapsulation
4,550
Is
2.50
11,400
2
Remodel handicap parking and path of travel and signage
1
Is
5000.00
5,000
2
Install area drain to correct drainage problem at north walk
1
Is
5000.00
5,000
2
Repair flagpole mechanism
1
Is
500.00
500
3
Replace sidewalk that is cracking and heaving
720
sf
6.00
4,300
6
Seismic retrofit entire structure
4,550
sf
5.00
22,800
6
Repair misc areas of dry rot and termite damage
1
Is
10000.00
10,000
7
Replace all roofing, address ponding
4,550
sf
10.50
47,800
8
Replace door hardware with ADA compliant
8
ea
350.00
2,800
8
Replace glass doors for ADA compliance
1
ea
10000.00
10,000
9
Misc interior re- finishing
4,550
sf
15.50
70,500
9
Remodel restrooms for ADA compliance and water efficiency
1
Is
38000.00
38,000
9
Remodel kitchen for ADA and Health Dept compliance and wath
1
LS
70000.00
70,000
9
Repaint exterior
8,064
sf
2.70
21,800
10
Replace all signage for ADA compliance
3
ea
150.00
500
15
Retrofit fire sprinklers
4,550
sf
19.00
86,500
15
Replace rooftop package AC units and controls
4,550
sf
8.50
38,700
15
Replace drinking fountain for ADA compliance
1
Is
3500.00
3,500
15
Install roof overflow drains or scuppers
4,550
sf
3.00
13,700
16
Retrofit fire alarm system with horn /strobes
4,550
sf
4.25
19,300
16
Replace all exit signs
4
ea
- 450.00
1,800
16
New interior lighting thoughout, incorporating new emergency
4,550
sf
8.00
36,400
egress lighting and new energy efficient controls
16 Replace main switch and panel board 1 Is 10,000 10,000
16 Repair and renew exterior light fixtures 8 ea 600.00 4,800
17 New data /tele AN cabling infrastructure 4,550 sf 4.00 18,200
19
GC's, bonds, insurance, Fee, and 15% contingency 27% 149,400
Total 702,700
City Seal Beach Bldg 8 — No. Seal Beach Community Mr. — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg S — No. Seal Beach Community Ctr. — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldo 8 — No. Seal Beach Community Ctr. — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg B — No. Seal Beach Community Ctr. — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 8 — No. Seal Beach Community Ctr. — Images
Building / Facility Condition Assessment Page 5
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City Seal Beach Bldg 8 — No. Seal Beach Community Mr. — Images
Building I Facility Condition Assessment Page 6
City Seal Beach Bldg 8 — No Seal Beach Community Ctr. — Images
Building / Facility Condition Assessment Page 7
Building #9
MARINA COMMUNITY CENTER & PARK
151 Marina Drive
Assessment date: August 26, 2010
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page t
GENERAL INFORMATION
The Marina Community Center was constructed in 1974. It has had several minor renovations
and additions over the years. The facility is approximately 4,600 square feet and consists of an
entry foyer; a large multi - purpose room; an activity room used for daycare; kitchen; restrooms;
miscellaneous storage rooms and a separate exterior storage building (later addition). The facility
houses a pre - school co -op (Seal Beach Playgroup), and is located within the Marina Park with
adjacent surface parking, play area, basketball court, and tennis courts.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located at the south west comer of Marina Community Park at the intersection of
Marina Drive and Caravel Way. The public sidewalk is in general good condition and the
intersection crosswalk has recently been upgraded to comply with general disabled access
requirements for curb ramps. The facility has parking which is perpendicular off of Caravel Way.
The parking surface is in generally good condition and staff noted it was slurry coated in 2008 /
2009. Disabled access parking is provided in the nearest stall to the entry however, the current
configuration, curb ramp, signage and graphics are non - compliant.
A recently added disabled access ramp was installed from the walkway surrounding the parking
to the building entry lobby that is in general compliance with current codes and regulations. There
is a second access walk from the public sidewalk adjacent to Marina Drive to a second entry to
the building lobby that is non - compliant due to steps. The public sidewalk connects to the
walkway surrounding the parking providing thus providing access from the public way to the
building entry lobby via the ramp.
The surrounding concrete walkways have several cracks with past evidence of repairs. Rebar is
exposed and causing concrete damage adjacent to the building entry.
The adjacent tennis courts, lighting and fencing appear to be in generally good condition. The
adjacent Gazebo structure is in generally good condition with some minor termite damage at the
rafter tails.
Noted deficiencies are as follows:
1. Disabled Access signage & graphics and accessible path of travel to the facility
are not compliant with current codes and local regulations
2. General walkway cracking
3. Exterior drinking fountain is non - compliant and plugged with sand
4. With the addition of the storage room, the roof drainage causes ponding of the
adjacent concrete service area
5. Minor landscape and irrigation deficiencies
6. Minor termite damage at the Gazebo structure
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the
potential likelihood of hazardous materials within the facilities. These materials would
include, but may not be limited to, asbestos containing materials (ACM), lead based paint
(LBD), polychlorinated biphenyl (PCB) containing devices and mercury / tritium
containing devices. City staff was not aware of any recent hazardous material reports for
the facility. The general observations of the assessment team noted several locations of
water damage and wood rot. In the event a recent report was not prepared, any proposed
demolition or renovation that would disturb the existing conditions would be subject to a
full inspection, testing, containments, removal and discharge (Abatement) program to
mitigate the harmful effects of these hazardous materials.
In the event that it is determined to demolish or renovate the existing building it is recommended
that the following detailed studies be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. The existing exit
signs are non - illuminated. The building is equipped with fire extinguishers. Emergency exit
lighting appears to be inadequate to meet code requirements. There is no emergency generator
as part of this facility.
Noted deficiencies are as follows:
1. Non - illuminated exit signs where illuminated exit signs are required.
2. No fire -alarm system.
3. No fire - sprinkler system.
4. Non - compliant door hardware at egress doors
5. No fire suppression system at kitchen range hood
6. No wall protection at kitchen range hood
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is no
permanent full -time City staff located at this facility.
The entry door serviced by the ramp from the surrounding grade is non - compliant with regards to
pull force and size. In addition the entry door itself is in poor condition. A new door with an
automatic activated door opening device should be considered especially given the use of the
facility by seniors on a regular basis.
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 3
There are existing restrooms which have undergone a previous attempt to comply with provisions
for the disabled. While these renovations attempted to meet compliance there are remaining
issues that need to be addressed. In addition, the general overall appearance of the finishes is
poor. A more significant renovation is required to meet all disabled access requirements and
address the overall finishes for sanitation and general appearance purposes.
Noted deficiencies are as follows:
1. Door hardware is not compliant
2. Restrooms not fully compliant
3. Disabled access parking signage & graphics and accessible path of travel to the
facility are not compliant
4. Exterior drinking fountain not compliant
5. Interior drinking fountain is partially in compliance
6. Sliding glass patio doors and entry door are non - compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is good and appears to have been well
maintained given its overall age. There were some isolated areas of wood rot and termite
damage that should be treated or replaced. Several of the exterior lights are discolored and have
broken lenses that should be replaced. The glass clerestory window in the lobby is cracked and
one of the four skylights has a different lens. The lower exterior walls do not have proper sheet
metal cap flashing resulting in dirt run -off and potential water intrusion.
The overall roofing was noted to be in marginal condition. Staff noted water intrusion issues
particularly at the lower roof areas. It was noted that the flashing was damaged in several areas.
Of greatest concern was the limited height between the roof surface and any raised curbs
particularly at the lobby clerestory windows and perimeter parapet. These areas have insignificant
dimension to properly flash the condition and as a result are subject to on -going water intrusion.
In addition, the primary drains are in poor condition and the overflow is provided via through the
wall scuppers which are located too high. The roof slope does not appear to have adequate slope
or drainage. As noted above, the lower roof parapets do not have proper cap flashing. A complete
renovation of the roof is in order including raising the parapet, correcting the slope / drainage
deficiencies and replacing the clerestory windows to allow proper flashing.
The general interior physical appearance of the facility is marginal to good. New flooring was
recently installed although the team noted several locations where the flooring is not bonded to
the substrate. The original trim and millwork has been maintained over the years with new
additional paint. Eventually they will need replacement simply due to age and the build -up of
paint. The original millwork in the kitchen is in similar condition but it has the added issue that it is
not in compliance with County health code requirements for a public kitchen. The overall finishes
in the restroom is poor and is showing signs of age and in need of refurbishment.
Noted deficiencies are as follows
1. Miscellaneous exterior wood repairs
2. Damaged Exterior lighting
3. Roofing and flashings
4. Miscellaneous interior finishes repairs
5. Non - compliant kitchen
6. Restrooms in poor condition
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 4
STRUCTURAL ASSESSMENT
The structure is basically a single -level masonry building with a wood framed roof system. The
structure is in reasonable condition for its age. The team did not notice any obvious or visible
structural discrepancies.
Seismically, this is a moderately vulnerable structure. The assessment could not verify if it has
plywood shear panels on the walls, and there are large openings in some walls. Given the age of
the building and the type of construction, it would be expected that minor seismic upgrades would
be required to comply with current codes. The structure is however a relatively light structure and
as such, it may perform adequately from a life safety perspective in a major earthquake.
The Gazebo is a wood - framed canopy structure that is in reasonable condition
-Noted deficiencies are as follows:
1. The lack of roof slope particularly at the lower roof must be addressed to avoid
pending of rain water that could result in an unexpected additional roof loads.
2. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. If our opinion is confirmed, the building probably does not warrant
seismic retrofit until it is being considered for remodeled, at which time seismic
upgrades such as roof -to -wall ties can be included for a relatively modest additional
cost.
3. Minor termite damage needs to be addressed at the Gazebo rafter tails.
MECHANICAL SYSTEMS ASSESSMENT
Two (2) rooftop packaged gas - electric units installed in 2001 appear to have replaced original
equipment and utilize original air distribution. The units are in good repair and should not require
replacement for another 5 -8 years. Operation of the kitchen hood exhaust fan could not be
confirmed. There is a portion of the building to the south of the Entry Lobby that appears to be
"conditioned" by an exhaust fan that draws air through transfer ducts from the Entry Lobby.
Consideration should be given to providing separate air conditioning to this space with appropriate
ventilation associated to Daycare function. This would likely be a split- system heat pump unit with a
fan coil unit in the space and outdoor heat pump unit on the roof.
Noted deficiencies are as follows:
1. Inefficient HVAC at the southern activity room used for daycare
2. Possible issue with the commercial kitchen exhaust hood and required make -up
air requiring further review pending Health Department assessment.
ELECTRICAL SYSTEMS ASSESSMENT
The existing facility is served by a 225 amp distribution panel which is corroded and missing its
cover and should be replaced. The panel off the Kitchen is an old Square D panel board in poor
condition. The circuit breakers are old and of questionable ability to function properly.
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 5
Light fixtures appear to have been retrofitted with newer technology T8 lamps and ballasts.
Lenses on the fixtures do not appear to have been replaced and are in need of replacement /
cleaning. The exterior lights appear to have been replaced with more efficient HIPS or MH fixtures
in relatively good condition.
While the existing lighting throughout the facility appears to provide adequate lighting, it is old and
not efficient and should be replaced with newer energy efficient lamps, ballast and /or fixtures
throughout. Motion sensor controls should be incorporated per current energy code requirements.
The adjacent tennis courts are lit by 250W MH flood lights that are in average to good condition.
Conduit feeding these fixtures however is rusting and should be replaced. The court lights appear
to be controlled by a push button at one of the courts that illuminates all courts. Consideration
should be given to a more energy efficient system by the use of more advanced controls.
There were no noted electrical deficiencies
1. Main distribution panel is in poor condition and should be replaced.
2. Distribution panel at Kitchen is in poor condition and should be replaced.
3. Tennis court conduit, wire and controls should be replaced.
ASSESSMENT FINDINGS
GENERAL
The existing facility has been adequately maintained to be able to continue to provide the
intended building services however the facility is showing its age. On -going maintenance will
continue to be required at an accelerated rate as the building continues to age. A complete
renovation is recommended to address the deficiencies noted above and includes but is not
limited to, the following recommendations. The exterior painted trim, windows and doors will need
to be removed and replaced. The interior trim, millwork, countertops and finishes should be
removed and replaced. Disabled access upgrades should be implemented to avoid associated
non - compliant ADA risk to the City. Illuminated exit signs should be installed along with a fire
alarm system and consideration should be made to incorporate a fire sprinkler system all of which
should be reviewed and approved by the Building and Fire Authority.
The kitchen should be renovated to local Health Department requirements and a new fire
suppression exhaust system and make -up air system should be added. A new roof should be
installed and modification made to accommodate proper drainage and flashings. This would
include modifications to the surrounding parapets and the replacement of the Lobby clerestory
windows. In addition the skylights should be replaced with newer more energy efficient units. In
coordination with the roofing replacement, seismic upgrades such as roof -to -wall ties should be
added. A more detailed analysis is required to determine the extent of any required seismic
upgrade. The roof top mechanical units will require replacement in 5 -8 years.
A separate HVAC unit should be added to the daycare room. The main electrical panel and
distribution panel at the Kitchen should be replaced as well as all general lighting lenses should
be upgraded. The conduit, wiring and controls to the tennis court lights should be replaced.
Plumbing fixtures should be replaced with water saving fixtures as part of the restroom
renovation.
Given the current condition of the facility and the need to replace the HVAC units within the next
5 -8 years, renovation of this facility should be considered no later than 2016. Until such time as a
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 6
renovation is begun, the facility will continue to experience on -going repairs and increasingly
higher levels of maintenance and operation that should be resolved on an as needed basis.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 4,600 (equal to existing facility) Community Center
located on the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 7
City of Seal Beach Bldg 9 — Marina Community Center & Park
Building / Facility Condition Assessment Page 8
Building #9
Marina Community Center
Rerwvale 4.600 GSF 1 -Story Community &aang
COMPONENT
VALUE
COMMENTS
1
-
NEEDSASSESSMENTAND DUEdUGENCE
--
Needs assessment
0
NC -See Ouaifrau0ns
2
PRE-CONSTRUCTION SERVICES
ArE Services
105.600
Program Manager Preaoretruction Services
81,0011
Geate ocal Services
7,500
Allowance: City to Contras
ALTA Survey / Tepogrdplvc Maps
IS.=
Alknsarxm: City of Contract
EMMMMal Ha ssr Material Reports
10,000
Allowar City of contrail
Envimnmert al Harardous Mas
10,000
Nioaance: City to rmeatl
CEGA
0
Assumption i s the Pmje will be exempt from CEOA
AS- Wilt /Sl ural- Seismin
10,700
GASP DisabledA wRepRetrnM
ble Experaes
15,000
AlMwance
3
dRECT COSTS (COnsfrudion CodDemd6im
8 Abet mevt
Ind
Renovate 4,600 GSF Wki r1,066,!00
See attached smmery buge!
4
PORARY FACILITIES DURING
Tempmry Modular Trailers a Mar Facility / Pliasing
0
Cloee Operations
5
FIXTURES, FURNITURE AND EQUIPMENT(FF&E)
Fumih (Desk, Chars, File Ca0lnets, etc.)
0
NIC- Sea Guaific ti
6
PROGRAM AND CONSTRUCTION MANAGEMENT
106,600
7
TESTING B INSPECTION
Shcs
o
Albwarrce: City to Centred
Maenals
25,000
Allowance: City b CaMrad
Roofing I AP
7,500
Allowance: City to Centred
6
UTILITY CONNECTION FEES
01
NIC - See GUalificawis
9
CITY ADMINISTRATION FEES I PERMIT FEES
01
NC -See Ouaificetiau
10
OVMER BUILDER RISK INSURANCE
$.W01
Alowance:(Calculated At 015% al Diect Cost)
11
CONTINGENCY
53,3011
5 %0drecl Cast
OPINION OF PROBABLE COST - APPROACH A I
1466,300
Building #9
Marina Community Center
Construct new 4,600 GSF latoiy CdomuniCy Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Mudd
0
NIC - Sae Qualificida"
2
PRE4ZNSTRUCTION SERVICES
FIE Services
143,500
Program Manager Services
59,800
Gedd Tn $erdces
25,000
Alowance: City to Contred
ALTA Survey / Topographic Maps
5,000
Alimat nce: City to Contract
Emiw.Nal Ha7arOna Matenal Reports
10,000
Allowance: City of contract
Emdmnmental Hazardous Malenal Abatement Proredeea
10,000
Albwanca: City to contract
CEDA
0
Assumption is the Project will be exempt 0om CEQA
Re rnbusaEle Experues
20000
Allowance
3
DIRECT COSTS (Censtrixdbn Costs)
Drxndibon /Land Good
50000
Allowance - Demoklim of Ermfirlg Widirg
See Wbd
150.000
Allowance
Corewd New 4,600 GSF Mdng
1,784,000
5390/GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or other Facility
0
Clow operatims
5
FIXTURES. FURNITURE AND EQUIPMENT (FFBE)
FumiNa(Desk, Chairs, File Cadnets, etc.)
0
NIC -Sao Qualifica0ms
Electrcpk Systems and Spedal Egdpment
0
NIC -See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
143,50(3
T
TESTING B INSPECTION
sods;
20,000
Allowance: Clryt0 Cm8act
Maleells
35,000
Alowarce: Gtytp Geared
RooMO /WP
7,500
Alowance: Gty to CaWacl
6
UDLTTY CONNECTION -FEES
0
NIC - See Dust""
9
GTY ADMINISTRATION FEES /PERMIT FEES
0
NIC -Sea QUalificafions
10
OWNER BUILDER RISK INSURANCE
14,600
Allowance :(Calcdated a1075 %of Direct Cost
11
CONTINGENCY
97,200
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
1 2,686,100
Building #9
Marina Community Center
Renovation / Repair
Replacement
FCI %
$1,468,300
$2,585,100
57%
Building #9
Marina Community Center
Renovation Budget Opinion of Probable Cost
Area(s0 4,600
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
4,600
Is
2.50
11,500
2
Remodel handicap parking and path of travel and signage
1
is
6,000.00
6,000
2
Install area drain to correct drainage problem at concrete service a
1
Is
5,000.00
5,000
2
General landscape and irrigation repairs and replacement
31,050
sf
4.50
139,700
3
Replace sidewalk that is cracking and heaving
1,100
sf
6.00
6,600
6
Seismic retrofit entire structure
4,600
sf
5.00
23,000
6
Repair misc areas of dry rot and termite damage
1
Is
10,000.00
10,000
6
Repair termite damage at gazebo structure
1
Is
2,500.00
2,500
7
Replace all roofing, address ponding
4,600
sf
10.50
48,300
8
Replace door hardware with ADA compliant
8
ea
650.00
5,200
8
Replace glass doors for ADA compliance
1
ea
10,000.00
10,000
9
Misc interior re- finishing
4,600
sf
15.00
69,000
9
Remodel restrooms for ADA compliance and water efficiency
1
Is
38,000.00
38,000
9
Remodel kitchen for ADA and Health Dept compliance and water e
1
Is
70,000.00
70,000
9
Repaint exterior
7,616
sf
2.70
20,600
10
Replace all signage for ADA compliance
5
ea
150.00
800
15
Retrofit fire sprinklers
4,600
sf
16.35
75,200
15
Replace rooftop package AC units and controls
4,600
sf
8.50
39,100
15
Replace drinking fountain for ADA compliance
1
Is
3,500.00
3,500
16
Retrofit fire alarm system with horn /strobes
4,600
sf
4.25
19,600
16
Replace all exit signs
3
ea
450.00
1,400
16
Replace and re -wire all tennis and BB court lighting (use existing
16
ea
10,000.00
160,000
conduit)
16
New interior lighting thoughout, incorporating new emergency
4,600
sf
8.00
36,800
egress lighting and new energy efficient controls
16
Replace distribution panel at kitchen
1
ea
4,000.00
4,000
16
Replace main switch and panel board
1
Is
10,000.00
10,000
16
Repair and renew exterior light fixtures
8
ea
650.00
5,200
17
New data /tele cabling infrastructure
4,600
sf
4.00
18,400
19
Subtotal
839,400
GC's, bonds, insurance, Fee, and 15% contingency
27%
226,600
Total
1,066,000
City Seal Beach Bldg 9 — Marina Community Center & Park — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 9 — Marina Community Center & Park — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 9 — Marina Community Center & Park — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 9 — Marina Community Center & Park — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 9 — Marina Community Center & Park — Images
Building / Facility Condition Assessment Page 5
Building #10
SEAL BEACH PIER — OLD BAIT SHOP
900 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 10 — Seal Beach Pier Bait Shop
Building / Facility Condition Assessment Page i
GENERAL INFORMATION
The Seal Beach Pier was originally built in 1938. It was later re -built in 1983. In 1992 and again in
1994 fire damaged the Pier. Repairs were made as a result of the fire and then additional repairs
were made in 2003/2004.
The current Old Bait Shop building was completely renovated in 1985 as part of the restaurant
building. The building is a single level wood framed structure of approximately 510 square feet.
The building is currently under lease to a restaurant vender (Ruby's) and the conditions of the
lease require the tenant to provide for on -going maintenance.
I-V1TUlt41n1: _ ► _ AK
As this is a leased building with the tenant responsible for on -going maintenance and operating
expense, the Assessment team did not perform a detailed review of the building. Obvious
observations noted some minor deficiencies with regards to the exterior facade. The interior is
basically a large open room that is currently being used as restaurant storage. The building did not
appear to have a fire sprinkler system or a fire alarm system. There are minor accessibility issues
associated with the main entry that would require a new door, hardware and ramp if the facility was
to be used for any occupied purpose. The electrical service appears to come from the main
restaurant service. Given the age of the building, it is likely that some level of seismic upgrading
would be required in the event of a significant renovation or change in use. Otherwise, there is no
requirement to upgrade the building at this time. If an upgrade were to be performed, it would most
likely require the removal and replacement of the roofing.
ASSESSMENT FINDINGS
The overall structure of the building is in relatively good condition. Given the age of the facility
and the type of construction a structural analysis should be performed to determine if any
structural upgrades would be required, It should also be noted that this building is located in an
ocean marine environment.
Minor roof repairs, wood fascia and trim repairs and exterior siding repairs should be made to
prevent any interior or structural water damage.
The interior improvements are not necessarily the responsibility of the City.
Given a new lease extension, there is no need for the City to commit to any further maintenance
or renovation at least until the lease term is up. A new assessment should be conducted if the
lease is terminated at that time and the City takes possession of the facility.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar replacement structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 10 — Seal Beach Pier Bait Shop
Building / Facility Condition Assessment Page 2
Building #10
Seal Beach Pier - Old Bait Shop
Remvale 510 GSF Realeurad (SW I Only)
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs bssaumwwt
0
NC- Sae Oualificatlms
2
PREZONSTRUCTION SERVICES
APE S"m
7,400
Program Manager Praronsbuceon Services
2,200
Geotechnical Ser ces
0
Allowance: City b Cadnct
ALTA Survey/ Topographic Maps
ErMronmental Hazardous Mater& Reports
Emronmental Hazardous Material ADatemed Procedures
CEO A_
0
Aaimismi City of Comad
5,000
Abwarlce: City dpaq'aG
5,000
Abwal City bcon"d
0
Asaw"m is the PmJW will be eaampt horn CEOA
AS -Built l Struclural - Seismic Vsrfll ew I DoaarWMYtlon
2,800
CASP Disamed Access Rei
aW
ReirlWSaole Expenses
5,000
Aaawwa
3
DIRECT COSTS (Oonseudion Casts)
Demdllim S Abstain"
Ind
Site N
Irld
Remyale 510 GSF Bukblg
73,700
See aBecMd swnnwy budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Mortar Trailers or odter Faciliy /Phaai
0
NIC - Terminate Exiatirg Leases
5
PD(TURES, FURNITURE AND EQUIPMENT FFBE
Fudkse(Desk, (2eirs, File Cal NC.)
0
MIC -Sae QuelKtatierw
8
PROGRAM AND CONSTRUCTION MANAGEMENT
7,400
7
TESTING B INSPECTION
Sdb
0
AlbaarKe: City b Canna
Matili
5,000
Albwerws: City b COnbaa
RWI19 I m
3,500
Albwanee: City to Contract
8
UTILITY CONNECTION FEES
0
NIC -Sw Quelificetlorur
e
GTY ADMINISTRATION FEES I PERMIT FEES
0
NIC -Sao Oueliliatlme
10
ONNER BUILDER RISK INSURANCE
OW
Aaaarwa:(Caia1aW M 0.75% of Dismiss Cmi
11
CONTINGENCY
3,700
5%d Wad Coat
PINION OF PROBABLE COST - APPROACH A
121,700
Building #10
Seal Beach Pier - Old Bait Shop
ConsWd new 510 GSF Restaurant (Shell Only)
COMPONENT
VALUE
I COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
NeeOs assessment anal Cost Ma
0
NIC- See Qualifications
2
PRE-CONSTRUCTION SERVICES
AIE Servlws
13,400
Pnryam Manager 5emim
3,600
Geatechnical Services
0
Alkwence: City b Conbad
ALTA Survey / Topograi Maps
0
Allowance: City to COnbad
Emmmmenbl Hi iarCprs Matenal Reports
10,000
Allowance: City of cOnbaU
Emm Matenal Abatement ProceEVes
10,000
Aliwance: City to centred
CEOA
0
Assisimpfian is the Project will W exempt from CEQA
Reimbursable Expenses
5,000
Allowance
3
DIRECT COSTS (Cornbuaion Costs)
Demolition / LaW Cost
20,000
Allowance - Demolition of busting BUildirg
Site Nbrk
10,000
Allllwarca
Conabud NM' 2,679 GSF Suildrg
M,300
$ 175 1GSF- ExdWes interior tenant improvements
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Motl ar Trailers a other Facility
0
NIC - Tenant fadlity
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
Fumitve(Desk, Chaim, Fib CaNneb. etc)
0
NIC - See Qualilkafions
Ele mcSyatems aW Spemsal Equpmeffl
0
NIC - See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
13.400
7
TESTING -INSPECTION
Soils
0
Allowance: City to Contrail
Malanab
7,500
Allowance: City to Contact
Roofing /NP
3,500
Allowance: City to Cmaect
6
UTILITY CONNECTION FEES
0
NIC -See Qualifications
9
CITY AOMINISTRATI NFEES /PERMIT FEES
0
NIC - See Qualificatons
10
OVMdER BUILDER RISK INSURANCE
700
Akswsn :(CakJaretl st 075 % of Direct COSq
11
IIJUNIINULWY
5.000
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
191,400
Building #10
Seal Beach Pier - Old Bait Shop
Renovation / Repair
Replacement
FCI %
$121,700
$191,400
64%
Building #10
Seal Beach Pier - Old Bait Shop
Renovation Budget Opinion of Probable Cost (Shell Only)
Area (so 510
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatementlencapsulation
510
Is
5.00
2,600
6
Seismic retrofit entire structure
510
sf
6.00
3,000
6
Repair misc areas of dry rot and termite damage
1
Is
5,000
5,000
7
Replace all roofing
510
sf
8.00
4,100
8
Replace door hardware with ADA compliant
2
ea
500.00
1,000
9
Repaint exterior
1,084
sf
2.50
2,700
10
Replace all signage for ADA compliance
2
ea
150.00
300
15
Retrofit fire sprinklers
510
sf
20.00
10,200
15
Replace AC units and controls
1
sf
10,000.00
10,000
16
Retrofit fire alarm system
1
Is
12,000.00
12,000
16
New interior lighting
510
sf
10.00
5,100
16
Repair and renew exterior light fixtures
4
ea
500.00
2,000
Subtotal 58,000
GC's, bonds, insurance, Fee, and 15% contingency 27% 15,700
Total 73,700
Excludes demolition of existing tenant improvements and construction of new tenant improvements.
City Seal Beach Bldg 10 — Seal Beach Pier Bait Shoo — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 10 — Seal Beach Pier Bait Shop — Images
Building / Facility Condition Assessment Page 2
Building #10C
SEAL BEACH PIER — LIFE GUARD TOWER
888 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 10C — Lifeguard Tower
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Pier was originally built in 1938. It was later re -built in 1983. In 1992 fire
damaged the Pier. Repairs were made as a result of the fire and then additional repairs were
made in 200312004.
The Life Guard Tower was damaged in the fire and rebuilt in 1993 and has basically gone
unchanged since. The building is a multi level wood framed structure of approximately 516
square feet. The building has a main access level from the pier, a mid -level communications
room with exterior perimeter catwalk and an upper level observation level. Access to the upper
levels is by means of an internal ladder.
According to the Life Guard Chief, the Tower is manned as needed.
SUMMARY ANALYSIS
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building, the location of the building within the ocean /marine
environment, and associated improvements, there is the potential likelihood of hazardous
materials within the facilities. These materials would include, but may not be limited to, asbestos
containing materials (ACM), lead based paint (LBD), polychlorinated biphenyl (PCB) containing
devices and mercury / tritium containing devices. The general observations of the assessment
team noted several locations of water damage and wood rot. This was particularly evident at the
exterior exposed wood timbers, trim and door / window frames.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The Tower does not contain a fire sprinkler system or a fire alarm system. There were no exit
signs found. The facility did have a fire extinguisher. It did not appear that the lighting had any
emergency back -up. Emergency exit lighting at the pier appears to be adequate to meet code
requirements however further testing would need to be done to confirm this assessment. There is
no emergency generator as part of this facility.
Noted deficiencies are as follows:
1. No fire -alarm system
2. No fire- sprinkler system
3. No exit signs
4. Verification of emergency egress lighting required
City f Seal Beach Bldg 10C — Lifeguard Tower
Building / Facility Condition Assessment Page 2
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The Tower is a specialty use facility and as such only the pier level would be
required to be accessible. There is no permanent full -time staff located at the Tower.
Noted deficiencies are as follows:
1. Minor hardware issues associated with the main entry door
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the Tower is good. There are some minor repairs
needed to along with on -going painting given the harsh location of the facility. The exterior
catwalk waterproofing deck was replaced within the last two years. The roofing appears aged and
shows evidence of small cracking.
The interior walls and ceiling of the Tower is minimalist but for the most part it is in good
condition. Minor painting issues were noted and the door to the catwalk shows signs of water
damage and intrusion that should be addressed.
Noted deficiencies are as follows:
1. Exterior wood siding, trim and door /window repair and paint
2. Roofing and (lashings in poor condition
STRUCTURAL ASSESSMENT
The structure appears to be in good condition overall.
Seismically, this is a moderately vulnerable structure. However, as it is a relatively light structure.
The building may perform adequately from a life safety perspective in a major earthquake.
Noted deficiencies are as follows:
1. Limited shear walls and connection to roof
2. Further detailed seismic evaluation is required to verify the preliminary opinion of
the vulnerability. If confirmed, seismic upgrades can be included for a relatively
modest additional cost as part of an overall renovation.
MECHANICAL SYSTEMS ASSESSMENT
There is a single exhaust fan is located on the roof that is in poor condition. Heating is provided
by means of an electric strip heater that did not appear to be in working order. There is a sink and
water heater at the lowest level which appears to be in generally good condition.
Noted deficiencies are as follows:
1. Exhaust fan is in poor condition
2. Heater not functioning
City of Seal Beach Bldg 10C — Lifeguard Tower
Building / Facility Condition Assessment Page 3
ELECTRICAL SYSTEMS ASSESSMENT
The Tower is served by a 105 amp distribution panel which appears to be in generally good
condition. Interior lights are older model fluorescent fixtures. There are no exterior lights other
than the Pier lights. There does not appear to be any emergency egress lighting.
Noted deficiencies are as follows:
1. Interior lighting is inefficient and shows general signs of age and wear
ASSESSMENT FINDINGS
The overall Tower is in relatively good condition. Given the age of the facility and the type of
construction a structural analysis should be performed to determine if any structural upgrades
would be required.
Minor roof repairs, wood fascia and trim repairs and exterior siding repairs should be made to
prevent any interior or structural water damage. Roofing and flashings should be replaced. The
main entry door should be repaired and painted and equipped with accessible hardware. Minor
interior repairs should be made.
Consideration should be made to incorporating a fire sprinkler system and a fire alarm system.
A new exhaust fan and heater should be provided. Lighting should be upgraded to newer energy
efficient fixtures with emergency power source. Exterior fixtures should be added with emergency
power source.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar replacement structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 10C — Lifeguard Tower
Building / Facility Condition Assessment Page 4
Building #1OC
Seal Beach Pier - Life Guard Tower
Renovate 516 GSF Tower
COMPONENT
VALUE
COMMENTS
i
NEEDS ASSESSMENT AND DUE DIUGENCE
Nee0s msessmwtt
0
NIC -Se's GualfiClions
2
PRE-CONSTRUCTIONSERMICES
A/E SeN m
5,900
Pmgmm Manager Pre-mmsructim Servim
1,800
Gaot.Mical Sem m
0
AbearKa: City M Contract
ALTA Survey / Topogmplic Maps
0
Alowace' G d Coreral
Eiwmmemal HaxaN Malarial Re
3,500
Alsmim : City d cooled
E Wrmmedel Hazwdu MaWa AbetemeM Prdsdaes
3,500
A l li: City to conlad
CEOA
0
Aounp0on is me Project will be exempt from CEGA
AS- Built /Sault" - Seismic Vesilca fDoanwNallon
2,100
GASP Du Aaem Report
500
Revd sable Expere
2,500
All a
3
DIRECT COSTS (GOmbuction Casts)
Dean iOOn AAMtemem
Intl
Site ftlr
Intl
R.as 518 GSF Tower
68,800
Sm a8acne0 summary bu0get
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tsalponry Modular Trailers ar filler Fadllly /Pllmirlp
0
5
E AND EQUIPMENT FFBE)
, Clan, FM Cabiets, etc.
0
NIC -Sm Ouaificaeons
8
=FURNITURE
TRUCTION MANAGEMENT
5,900
7
N
SdIS
0
Albwarr9: City to CorNed
matmals
2,500
AkM,;wxe: City to Contract
Roofing / WP
1,500
Ab ixs,: City to Cmtract
a
LmuTY CONNECTION FEES
0
NIC -See Ouaifiwlms
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - Sm OUaliTlraeaos
10
OYMER BUILDER RISK INSURANCE
400
Mowance:(Caks8W e10.75% of Dire Cost)
11
CONTINGENCY
2,900
5 %d Died CoM
OPINION OF PROBABLE COST. APP ACHA
O
91,8011
Building #1OC
Seal Beach Pier - Life Guard Tower
Const new 516 GSF Tower
COMPONENT
VALUE
COMMENT
1
NEEDS ASSESSMENT AND DUE DILIGENCE
N sassessment aMC tMO
0
NC- See Ouallficalions
2
PRE-CONSTRUCTION SERVICES
AE Services
12,900
Program Manager Si
4,800
Gedednkel SeMm
0
Alowance: city tCm
ALTA Survey I Topographic M
0
Altwance: City t Cm0ed
Emdmnmemal HararOms MMwMI Repo
3,500
Allowance: CIty of combed
Em.Yemg Hii Mimi Abatmem Pmcedees
3,500
Allowance: CI tcemrad
CEOA
01
Assumption is ft Pi will be exempt bom CEGA
Reimbursable Etpenses
5,000
Allowance
3
DIRECT COSTS (Cambodian Costs)
DMndibon /Ls Cost
20,000
Nl ance- Demdifim dE bi Tower
Sit V.brlc
10,000
Allmii
Consbud New 516 GSF Tower
128,000
5250/GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Tmim ar filter Fadllty
0
5
FIXTURES, FURNITURE AND EQUIPMENT(FF &E)
FuMbn (Desk, Chain, Fit Cabinets, etc.)
0
NC -See OumificaSaM
Ele Ic S elms AM Spedal Eqmprni
0
NC -See Oualifica0are
6
PROGRAM AND CONSTRUCTION MANAGEMENT
12,900
7
TESTING & INSPECTION
Sins
0
Allowance: City t Cmbed
Miii
3,500
Allowance: City to Cmbect
Roofing I M
1,500
Allowance: City to Cmbact
8
tRILITY CONNECTION FEES
0
NIC -See Oualifice5am
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See DUalificaems
10
OVMER BUILDER RISK INSURANCE
1,000
Alkrwance.(Calwlate0 at 0.75% of 01 Cog)
11
CONTINGENCY
7,000
5 %OfDired Cog
OPINION OF PROBABLE COST - APPROACH 8
214,&00
Building #10C
Seal Beach Pier - Life Guard Tower
Renovation / Repair
Replacement
FCI %
$91,800
$214,600
43%
Building #10C
Seal Beach Pier Life Guard Tower
Renovation Budget Opinion of Probable Cost
Area (so
516
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
516
Is
5.00
2,600
6
Seismic retrofit entire structure
516
sf
6.00
3,100
6
Repair misc areas of dry rot
1
Is
5,000
5,000
7
Replace all roofing
516
sf
8.00
4,100
8
Replace door hardware
3
ea
500.00
1,500
9
Misc interior re- finishing
516
sf
7.50
3,900
9
Repaint exterior
1,817
sf
2.00
3,600
15
Retrofit fire sprinklers
516
sf
20.00
10,300
15
Replace heating units and controls
1
sf
2,500.00
2,500
16
Retrofit fire alarm system
1
Is
2,500.00
2,500
16
New interior lighting / misc elec
516
sf
10.00
5,200
16
Repair and renew exterior light fixtures
4
ea
500.00
2,000
Subtotal 46,300
GC's, bonds, insurance, Fee, and 15% contingency 27% 12,500
Total 58,800
I
City Seal Beach Bldg. 10C —Lifeguard Tower —Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldq. 10C —Lifeguard Tower —Images
Building / Facility Condition Assessment Page 2
Building #10D
SEAL BEACH PIER — POLICE SAFETY BUILDING
820 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 10D — Seal Beach Pier Police Safety Bldg.
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Pier was originally built in 1938. It was later re -built in 1983. In 1992 and again in
1994 fire damaged the Pier. Repairs were made as a result of the fire and then additional repairs
were made in 2003/2004.
The Police Safety Building sits to the north of the entry onto the pier and above / adjacent to the
Life Guard Headquarters. The building was established in 1995 and has basically gone
unchanged since. The building is a single level wood framed structure of approximately 842
square feet sitting on -top of the original Life Guard garage. The entry to the facility is at street
level with no direct access or communication with the Life Guard Headquarters. There is a single
open office area divided by a public counter, a restroom and a small coffee bar.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located at the entry to the pier directly adjacent to Ocean Avenue. There is a small
concrete parking area for official vehicles that is supported by a concrete retaining wall adjacent
to the beach access ramp. There is a steel perimeter guardrail surrounding the parking area. A
ramp has been provided to provide disabled access from the parking area to the main entry to the
facility but there is no disabled access parking associated with this facility. Access by the disabled
would be from the public sidewalk.
The paving shows signs of wear and settlement cracks. The retaining wall has several areas that
are cracking and falling off. The steel railing shows signs of wear and the spacing of the balusters
is not in compliance with current codes. There is drinking fountain located in front of the facility
but it is not accessible for the disabled.
Noted deficiencies are as follows:
1. Disabled Access parking, signage & graphics and accessible path of travel to the
facility are not compliant with current codes and local regulations
2. General paving cracking
3. Drinking fountain not accessible
ENVIRONMENTAL
Water Damage / Mold I Hazardous Materials:
Given the age of the existing building, the location of the building within the ocean/marine
environment, and associated improvements, there is the potential likelihood of hazardous
materials within the facilities. These materials would include, but may not be limited to, asbestos
containing materials (ACM), lead based paint (LBD), polychlorinated biphenyl (PCB) containing
devices and mercury / tritium containing devices.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
City of Seal Beach Bldg 1 OD — Seal Beach Pier Police SafetV Bldg.
Building / Facility Condition Assessment Page 2
Perform an LBP survey to document the lead content of finished surfaces and at the site.
Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system. There is a security and fire alarm system
that is linked directly to the Seal Beach Police Department. Staff indicated that the system was
operational with no significant issues. There were no exit signs found. The facility did have a fire
extinguisher. Emergency lighting is provided by an illuminated exit sign with emergency lighting.
There is no emergency generator as part of this facility.
Noted deficiencies are as follows:
1. No fire - sprinkler system
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is used by both the public and full -time staff.
As indicated above, the disabled parking and path of travel to the main entry are non - compliant.
The door hardware is non - compliant. The public counter does not have a space that is lowered
for disabled compliance.
There is a generally compliant uni -sex restroom that requires only minor corrective action. The
existing drinking fountain is non - compliant.
Given the general overall assessment, a more detailed accessibility survey should be conducted
by a California Access Specialist to qualify and quantify each deficiency along with proposed
measures to remove or mitigate all barriers to accessibility in conformance with the ADA and
CBC Title 24.
Noted deficiencies are as follows:
1. Disabled access parking signage & graphics, accessible path of travel to the
facility and interior signage and graphics are not compliant
2. Drinking fountain not compliant
3. Minor door and hardware non - compliant issues
4. Counter is non - compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the building is good. There are some minor repairs
needed as part of on -going maintenance and painting. The roofing and flashings appear to be in
generally good condition. Staff noted issues with water intrusion at the windows. Additional
destructive inspection is required to determine the nature of the intrusion and recommendations
for repair.
City of Seal Beach Bldg 10D — Seal Beach Pier Police Safety Bldg.
Building / Facility Condition Assessment Page 3
The interior finishes are in generally good condition with the exception that the carpet is worn and
stained in several locations. The counter millwork is old but in generally good condition but will
require renovation to incorporate disabled access requirements.
Noted deficiencies are as follows:
1. Minor exterior wood siding, trim and door /window repair and paint
2. Carpet worn and stained
3. Water intrusion at windows
STRUCTURAL ASSESSMENT
The structure appears to be in good condition overall. Seismically, this is a moderately
vulnerable structure. However, as it is a relatively light structure. The building may perform
adequately from a life safety perspective in a major earthquake. Of concern are the multiple
interfaces with previous adjacent structures over many years of remodel and renovations. What
started out as a single level garage type building is now a multi -level structure. It is uncertain how
the structural interface was designed.
Noted deficiencies are as follows:
1. Further detailed seismic evaluation is required to verify the preliminary opinion of
the vulnerability. If confirmed, seismic upgrades can be included for a relatively
modest additional cost as part of an overall renovation.
MECHANICAL SYSTEMS ASSESSMENT
The building is equipped with a single forced air unit located in a closet which the team was not
able to access. There is a new thermostat for the heater. The return air grilles and the supply
grilles show significant signs of dirt and rust and should be replaced along with new filters. The
FAU should be fully tested and inspected to determine the remaining live expectancy.
Noted deficiencies are as follows:
1. HVAC in unknown condition.
ELECTRICAL SYSTEMS ASSESSMENT
The building is served by a 100 amp distribution panel which appears to be in generally good
condition. Interior lights are older model fluorescent fixtures
Noted deficiencies are as follows:
1. Interior lighting is inefficient and shows general signs of age and wear
ASSESSMENT FINDINGS
The overall building is in relatively good condition. Given the age of the facility and the type of
construction a structural analysis should be performed to determine if any structural upgrades
City of Seal Beach Bldg 10D — Seal Beach Pier Police Safety Bldg.
Building / Facility Condition Assessment Page 4
would be required. Of concern is the way in which the overall facility has grown and expanded
from the initial Life Guard garage that was started in the 1930's.
Minor wood fascia and trim repairs and exterior siding repairs should be made to prevent any
interior or structural water damage. Window issues should be further inspected and intrusion
issues corrected. Roofing and (lashings should be replaced. The main entry door should be
repaired and painted and equipped with accessible hardware. Minor interior repairs and upgrades
should be made.
Consideration should be made to incorporating a fire sprinkler system and a updating the fire
alarm system.
A new FAU should be provided. Lighting should be upgraded to newer energy efficient fixtures.
Exterior fixtures should be replaced
To mitigate the risk associated with the above noted deficiencies, a renovation should be
considered to bring the facility up to current industry standards for newly renovated public service
buildings. Any delay would increase the risk and cost of resolving the deficiencies noted including
the more important issues of disabled access and structural integrity. Of special concern is the
relationship of this structure with that of the Life Guard Headquarters. The disposition of the Life
Guard structure would have an equal disposition for this facility.
Until such time as a renovation is begun, the facility will continue to experience on -going repairs
and increasingly higher levels of maintenance and operation that should be resolved on an as
needed basis.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar replacement structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 10D — Seal Beach Pier Police Safety Bldg.
Building / Facility Condition Assessment Page 5
City of Seal Beach Bldg 10D — Seal Beach Pier Police Safety Bldg.
Building / Facility Condition Assessment Page 6
Building #10D
Seal Beach Pier - Police Safety Building
Renovate 842 GSF Bulling
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
14 a asaeasmem
0
NC -Sea Q"ffiaeurs
2
PRECONSTRUCTION SERVICES
AIE Semm
17,300
Pmgmm Manager PrernwM . Services
5,200
GeotedvIical Services
5000
Albxarce: City w Canimt
A-TA Survey I Topographe Maps
0
Allrnvance: City of Cw1bwt
Eraimnma l Ha7ar0oue Material Rep"
10000
Albwance: City of ael8atl
Em.menWl Nazar Met d Amtsm PmmO'.eas
10,010
Abwance: City w w
CEOA
01
Asswnplion is Me PmjW will W exempt lrom CEOA
AS- Built I StNCtural - Seismic Verific w I Doaansnu
4,300
CASP dsadeeA wReport
1,500
Relm able Expenses
5,000
Albwenoa
3
DIRECT COSTS (Comes ion Costs)
D ffi n&AWtemed
Intl
Site Nbe -
Ind
Renovate 842 GSF Bulling
173,200
See attschW surmery
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tampwary ModWar Tralers ar d Fadli I
25,000
T Trailer
5
FIXTURES, FURNITURE AND EOUIPMENT(FFBE)
Furtltue(Des. Cviirs, File Csdrets, ato.)
0
MC -Sea Ou911fwes"
B
PROGRAM AND CONSTRUCTION MANAGEMENT
17,300
7
TESTING B INSPECTION
Shcs
2,500
Alowance: City to CanBect
Matenals
5,000
city w Canaatl
Roofing I WP
3,500
Abwance: City to Contract
8
Uri IITY CONNECTION FEES
0
NIC -See OualiGcafin
9
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC - Sea Qualifiead"
10
GAINER BUILDER RISK INSURANCE
1,300
A4owawe:(CalmM 90.75 %d Direct Cost
11
CONTINGENCY
8,700
5 % of Direct Cast
OPINION OF PROBABLE COST - APPROACHA
294,800
Building #10D
Seal Beach Pier - Police Safety Building
Cmabud maw B42 OSF Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
MC -See Qualifications
Needs assessment and Coen Model
0
2
PRE-CONSTRUCTION SERVICES
AIE Sen4m
21,100
male er Sernces
9,300
Gsatadnical serWCes
7.500
Allowance: City m Cm4arl
ALTA Survey / Topagraplic Maps
5,000
Albwarwe: City to Contrail
Erniranmer ial HaaerddR MSWSI Rep"
10,000
Allowance: City of c [rout
Ermrmmer l Hazard" Material AOMement Procedures
10,000
Allowance: City to contrail
CEQA
0
Assu ipibn is Me will Ee exempt from CEQA
ReimEUnaCle Expenses
15,000
Albxence
3
JUKtW COSTS ((`ensblldlm Coati)
Demolition I Land Cost
25,000
Allowance - Demolitim of UAW Bulling
Site vil
75,000
Allowance
Cbnstrud New $42 GSF Building
21CAN
62501GSF
4
TEMPORARY FACILITIES WRING CONSRUCTION
Temporary Modular Trailers a cbmir Fadllty
50 ,000
Taira, Trailer
5
FIXTURES, FURNITURE AND EQUIPMENT (FF &E)
Fumiture Desk, Chairs. File CaMnaia, idC.)
0
MC -See Qualificlt s
Eleca m Systems and Spedal Equipment
0
MC - See Qualifimb..
S
PROGRAM AND CONSTRUCTION MANAGEMENT
21,10D
7
TESTING & INSPECTION
Shcs
5.000
Alkraance: Gty to Gonad
Materials
20,=
Allowance: City to Gonad
Roofing I AP
3,500
Allowance: City to Cmbad
e
UTILITY CONNECTION FEES
0
NIC -See Queliftutlms
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
Mc -Sea Oualifieatims
10
OVMER BUILDER RISK INSURANCE
2,100
Albeence:(Cakaialetltl 0.76% of Daed Cost
11
CONTINGENCY
14,300
5% of Iliad Cost
OPINION OF PROBABLE COST - APPROACHB
604,400
Building #10D
Seal Beach Pier - Police Safety Building
Renovation / Repair
Replacement
FCI %
$294,800
$504,400
58%
Building #10D
Seal Beach Pier - Police Safety Building
Renovation Budget Opinion of Probable Cost
Area (so 842
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
842
Is
5.00
4,200
2
Repair exterior paving, railing and retaining wall conc
1
Is
20,000.00
20,000
2
Provide handicap parking and path of travel and signage
1
Is
6,000.00
6,000
6
Seismic retrofit entire structure
842
sf
6.00
5,100
6
Repair mist areas of dry rot
1
Is
5,000
5,000
7
Replace all roofing
842
sf
8.00
6,700
8
Replace door hardware with ADA compliant
4
ea
500.00
2,000
8
Repair exterior doors and windows
1
Is
10,000.00
10,000
9
Misc interior re- finishing
842
sf
20.00
16,800
9
Repaint exterior
2,321
sf
2.00
4,600
10
Replace all signage for ADA compliance
4
ea
150.00
600
15
Retrofit fire sprinklers
842
sf
25.00
21,100
15
Replace HVAC units and controls
1
sf
10,000.00
10,000
16
Retrofit fire alarm system
1
Is
7,500.00
7,500
16
New interior lighting
842
sf
8.00
6,700
16
Repair and renew exterior light fixtures
10
ea
500.00
5,000
16
Renovate electrical, power and data
1
Is
5,000.00
5,000
Subtotal
136,300
GC's, bonds, insurance, Fee, and 15% contingency
27%
36,800
Total
173,100
City Seal Beach Bldg 10D — Seal Beach Pier Police Safety Bldg. — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 1 OD — Seal Beach Pier Police Safety Bldg. — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 1 OD — Seal Beach Pier Police Safety Bldg. — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 1 OD — Seal Beach Pier Police Safety Bldg. — Images
Building / Facility Condition Assessment Page 4
Building #10E
SEAL BEACH PIER — LIFE GUARD HEADQUARTERS
888 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 10E — Seal Beach Pier Life Guard Headquarters
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Life Guard Headquarters facility has gone through several major modifications
over the years. The original site was constructed in the 1930's as part of the Seal Beach Pier, and
has grown over the years with buildings approximately in the same location as originally intended.
A garage building was originally built some time in the late 60's early 70' as a single level at
beach level, one story below street level. The building abutted a retaining wall (still present
today). Later in the 1970's the garage was then converted into a Life Guard Headquarters by
closing off the large vehicle garage doors and adding approximately 200 square feet to the south.
This addition added two small offices and a storage room. In 1983, a three story tower was added
over the first addition. In 1995, the Police Safety Building was added over the original garage
abutting the Life Guard's tower addition.
Currently, the Life Guards Headquarters is an approximately 1,900 square foot, three -story,
wood - framed structure. The lowest level includes the original garage which has been converted
into a first -aid room and meeting area. The first lower level addition now houses the main entry
office, men's and women's restroom with lockers and access to a spiral stair that leads to the
upper tower. The second level of the tower (which is approximately at street level) houses office
area (very crowded) with large observation windows. The spiral stair then leads to the upper
observation room with access to an exterior three sided observation deck.
SITE LOGISTICS
The facility is located within the beach parking lot. The general public is typically not allowed into
this building except for the administration of first aid in the lower level first aid room (former
garage). There is designated employee parking within the general area of the building however
there is no disabled access spaces at this location. There is a single disabled access space
located in the public parking area at the south east end of the parking lot.
Access to the Headquarters is through a secured courtyard between the Garage and the Life
Guard Headquarters building. Refer to the Building Number 1 O for assessment of site issues
associated with the Life Guard facility.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building, the location of the building within the ocean /marine
environment, and associated improvements, there is the possible likelihood of hazardous
materials within the facilities. These materials would include, but may not be limited to, asbestos
containing materials (ACM), lead based paint (LBD), polychlorinated biphenyl (PCB) containing
devices and mercury / tritium containing devices. City staff was not aware of any recent
hazardous material reports for the facility. The general observations of the assessment team
noticed numerous areas of water damage which is not surprising given the close proximity to the
ocean.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
Perform an ACM survey to document the asbestos content of the building materials at the
site.
City of Seal Beach Bldg 10E — Seal Beach Pier, Life Guard Headquarters
Building / Facility Condition Assessment Page 2
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
• Above the retaining wall lies the Eisenhower Park. The amount of landscaping has
drastically increased over the past 20 years. The City should perform a study to access
water intrusion through the retaining wall into the lifeguard building.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system with the exception of
smoke detectors which appeared to be in working order. There was an illuminated exit signs with
emergency lighting in limited areas. The building is equipped with fire extinguishers. Door
hardware from several rooms is not compliant. The building does not have an emergency
generator.
Noted deficiencies are as follows:
1. No fire -alarm system other than local smoke detectors.
2. No fire- sprinkler system.
3. Non - compliant door hardware at egress doors
4. Insufficient emergency egress lighting and illuminated exit signs
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is occupied by City staff and is not intended for access by the public
other than the lowest beach level first aid room. Further review of the Cities policies for
employment would be required to determine the level of disabled access that may be required to
accommodate the potential for disabled staff to access the facility in accordance with ADA
requirements.
The first aid room must be accessible to the public and this should include access to a restroom
within the facility regardless of the provisions for live guard staff.
The staff parking area immediately adjacent to the building does not provide designated parking
for the disabled. In general, access must be provided for disabled employees to the primary
access points of this building. An accessible parking space and accessible path of travel with
required signage needs to be provided. The entry door from the secured courtyard would be able
to be an accessible entry provided threshold and hardware changes were made. There is a public
disabled access parking space located in the south east corner of the public parking lot. There
does not however appear to be an accessible path of travel nor compliant graphics and signage
to provide access directly to the Life Guard Headquarters.
There are currently men's and women's restroom that do not met the spatial requirements for
disabled access nor does it provide the required facilities and accessories at the lower beach
level. The restrooms are currently intended for use by life guard staff. The restrooms need to be
enlarged and modified for compliance or a new compliant uni -sex restroom could be added.
City of Seal Beach Bldg 10E — Seal Beach Pier, Life Guard Headquarters
Building / Facility Condition Assessment Page 3
A more detailed accessibility survey should be conducted for the building by a California Access
Specialist to qualify and quantify each deficiency along with proposed measures to remove or
mitigate all barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Accessible parking, signage, path of travel and entry access needs to be
addressed.
2. Restrooms are non - compliant.
3. Interior doors / hardware are non - compliant.
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal. The main structure of the
building is exterior cement plaster over wood framing. There are several cracks in the plaster.
The exterior has been painted and on -going paint maintenance at an accelerated rate is required
due to the location adjacent to the ocean. Under the eaves at the lower level there is notable
damage to the soffit due to moisture entering into the cavity through soffit vents. Exterior wood
trim is in need of repair and paint. The exterior doors are in poor condition including the
surrounding frames and trim and are in need of repair or replacement, paint and new hardware.
The exterior windows themselves appear to be in generally good condition however there were
noted water intrusion problems associates with the perimeters.
The overall roofing was noted to be in good condition however the perimeter flashings showed
signs of rust. Staff indicated the roof was re- roofed approximately 4 -years ago. Staff also noted
that new waterproofing was added to the exterior observation deck in 2009. There is a skylight
above the stairwell that shows past signs of leaks based on interior stains. It was not apparent if
this is a new condition or one that was present prior to the last re- roofing. Further testing and
inspection is required to determine if this is of issue. Asphalt singles on the lower level eaves
need appear to have outlived their useful life and should be replaced — see Police Safety
Building. Portions of the exterior railing have rusted and come un- attached.
Exterior lighting appears to be functional but is corroded and in marginal overall condition and
should be replaced.
The general interior physical appearance is in marginal condition showing general wear and tear
in a hostile climate given the daily use and proximity to the ocean. Miscellaneous repairs and
replacement of flooring, base and paint are required and will continue to be an on -going
maintenance issue at an accelerated rate. The overall space is very over - crowded with the
exception of the meeting / first aid room.
Lighting for the most part is provided in surface mounted fluorescent fixtures that are of a non -
energy efficient vintage and should be replaced.
Noted deficiencies are as follows
1. Exterior damage at cement plaster walls and eave soffits
2. Exterior wood trim in marginal condition
3. Roof flashings are rusting
4. Asphalt roofing is deteriorating
5. Exterior and Interior doors and hardware repairs / replacement are required
6. Exterior railing repairs required
7. Restroom finishes accessories and modifications required
8. Exterior lighting in poor condition
City of Seal Beach Bldg 10E — Seal Beach Pier Life Guard Headquarters
Building / Facility Condition Assessment Page 4
9. Miscellaneous interior finish issues
10. Inefficient interior lighting
STRUCTURAL ASSESSMENT
This three -story wood— framed structure was first built as a one -story building and the second and
third stories were then added at a later date. The structure is in reasonable condition for its age.
No structural deterioration was observed, however surface corrosion was noted on the metal trim
and rails in some locations.
Seismically, this is a moderate - to-high vulnerability structure. There are large areas of windows
at the second and third stories, and we do not know if there are any steel posts or other
measures to compensate for the flexibility created by these windows.
In addition, there is significant concern based on the various additions that have occurred over
the years including the later addition of the Police Safety Building. It is unknown whether the
original foundations were ever designed to accommodate the additions.
Further detailed geotechnical and seismic evaluation is required to verify the preliminary opinion
of the vulnerability. Seismic upgrades will be required if the existing level of seismic risk is not
acceptable. Although this is not an essential facility, it does serve the City in the event of an
emergency.
MECHANICAL SYSTEMS ASSESSMENT
The lower beach level Office is not air conditioned. The meeting / first aid room have electric
space heaters that are in poor to marginal condition. A split- system unit serves the adjacent street
level Police Safety Building. The stair leading to the Tower Observation Level is unconditioned
except for some transfer air from the Police facility. A small RV style air conditioning unit located
on the roof conditions the Tower Observation space. Based upon ambient conditions during the
visit (i.e. clear mild weather) and observed conditions in the space additional air - conditioning
capacity should be considered at the Tower Observation space, this would likely be a split- system
heat pump unit.
Noted deficiencies are as follows:
1. HVAC not adequate for current facility
ELECTRICAL SYSTEMS ASSESSMENT
The building is served by a Square D 100A panel that is old and likely near the end of its useful
life. Panels lack panel schedules. A manual transfer switch has been installed to allow the
connection of a portable generator.
In general all the fixtures throughout the building are older fluorescent fixtures. Although they
appear to be in working condition they should be replaced with newer more energy efficient
fixtures. Exterior building lighting appears to be in poor overall condition and should be replaced.
Noted deficiencies are as follows:
1. Main panels and other electrical components should be further tested and
inspected and replaced as necessary
City of Seal Beach Bldg 10E — Seal Beach Pier, Life Guard Headquarters
Building / Facility Condition Assessment Page 5
2. General lighting for the most part is inefficient and should be replaced.
3. No passive lighting controls (occupancy sensors)
4. No backup power for this facility.
ASSESSMENT FINDINGS
GENERAL
The existing building is in marginal to good condition overall. On -going maintenance will continue
to be required at an even more accelerated rate due to the proximity to the beach environment.
Of greatest concern is the fact that the existing facility has been an on -going collection of
additions and remodels along with the addition of the Police Safety Building. The current facility
appears inefficient from a space function standpoint and may not meet the current spatial needs
for the life guard facility to function efficiently. There is also considerable structural concerns
given the nature of the past alterations and additions. A detailed space needs assessment and
program should be conducted in association with the garage and Police Safety Building to
determine the feasibility of any further renovations.
The issue of disabled access parking needs to be addressed and resolved. Accessibility
requirements need to be reviewed and analyzed with City policy. All public areas need to be
made fully compliant for the disabled including restrooms within the facility.
Miscellaneous exterior repairs and painting are required. Exterior doors, frames and hardware
should be replaced. Roof and roof flashings need to be addressed. Seismic upgrades should be
analyzed and incorporated as required which may necessitate the need for roofing and exterior
siding modifications. A more detailed analysis is required to determine the extent of any required
structural upgrade.
Miscellaneous interior finishes need to be upgraded.
Life safety features including a fire alarm system and fire sprinklers should be incorporated.
A completely new HVAC system is required. Electrical panels need to be tested and inspected or
replaced. All interior and exterior lighting should be replaced and occupancy sensors should be
added for lighting control.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Approach A provides for a renovation of the existing facility as compared to Altemative Approach
B which provides for a new approximately 1,900 (equal to existing facility) square foot Life Guard
building and tower at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 10E — Seal Beach Pier, Life Guard Headquarters
Building / Facility Condition Assessment Page 6
Building #10E
Seal Beach Pier - Life Guard Headquarters
Renovate 1 Sao GSF 1 -Story ouildrg with tower
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Neetls assessment
0
NC -Sae OuYfltltlwn
Allowance: City to Contras
2
PRE - CONSTRUCTION SERVICES
_
A/E Services
_
30,500
Program Manager PrarunfbucBOn SeMpe
9,21
_
Geoteofismul Services
5,01
ALTA Survey / TopograpNc Maps
_
0
_
Abwerce: City a Conbatl -_
Em,momnemal HararOOUS Matenal Rep"
10,01
Abwnce. City of mIYW
Em orm emal HaTarOaus Masi Abatemsm Pmcedrea
10,01
Alowrca: City M eerlwatl
CEDA
0
AssmpOon M OM wi6 be exempt from CEOA
AS- Built /Stmctural - Seismic Venfic bon I DoaertnWbn
7,81
GASP Disabletl Across Report
2,81
Reimbursable Experwas
5,01
AloMrtu
3
DIRECT COSTS (Comtructin costs)
Demolition 8 Abatement
Silo Wont
Intl
Intl
Renovate 1, 91 GSF BufldV
301
Sea NaMaO
TEMPORARY FACILITIES WRING CONSRUCTION
Temporal ModAerTmWs a oMer Faality/
25,01
TOM Trollies-
5
FIXTURES, FURNITURE AND EQUIPMENT(FF3E)
FwNkn (Desk, Chain, FiM Cadneu, etc. )
0
NIC - Sae Ouei6 ftw
u -
PROGRAM AND CONSTRUCTION MANAGEMENT
30.51
7
TESTING b INSPECTION
Soils
2,51
Alome
ce: City m Ca100tl
Materials
5,01
Albers
:Oty to Contract
Ring / Wls
3,51
Allowarca:
City to Contract
8
UTILITY CONNECTION FEES
0
NIC -See Ou &ificatlau
0
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See Oualifira0ms
10
O`ANER BUILDER RISK INSURANCE
2,31
Albwence: (Calculate! 00.75%of Dirscl Cost)
11
CONTINGENCY
15,300
5% of Dreot Cost
OPINION OF PROBABLE COST - APPROACHA
489,/00
Building #10E
Seal Beach Pier - Life Guard Headquarters
Cor suw new 1.900 GSF 1Suxy diking w di b
COMPONENT
VALUE
COMMENTS
t -
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment ana Coal Moaa
0
MC -See OIrPoodons
2
PRE-CONSTRUCTIONSERVICES
AE Services
Program Manager Services
76,000
26,600
Geolechnit lServices
7,500
Allowance -City to Cmlrod
ALTA Survey l Topographic Maps
Eneim r,enla Hazardous Material Remns
5,000
Allowance: City to Contrail
10,000
Allowance: City &c Vaa
EsNYanleraal Hazardous Malenal Ahatemera PIoMEUes
--
10,000
AIo ante: City Io canaad
CEOA
Ram0una01e Expanses
0
Assunption us ed w91W pan eEOA
15.000
Alowaro
3
DIRECT COSTS CtXlsaudion Cosa)
Demanim /lark coal
25,a99
Abwance - gemdkm a Fbatl Bald
Site Mrk
100,000
Abwence
C.t,ud New 1.900 GSF B Aft
760,090
{IOOrGSF
TEMPORARY FACILITIES DURING CONSRUCTION
Tempae Mu"ubr TnYlen aoaa Facility
50,000
T Trailer
S
FIXTURES, FURNITURE AND EOUIPMENT(FF&E
Funture (Desk, Chard, Fib CadneLa, etc. )
0
NIC - See Oualikadms
Eb ie Sysams ana Special Epipmenl
0
MC -See DuBkfraSms
6
PROGRAM AND CONSTRUCTION MANAGEMENT
76,000
7
-
TESTING B INSPECTION
Sam
5.000
Allowance: Cdy b Con9ad
Materials
25,000
AbwMCe'CByb Cmatl
R /YW
Acuu,
AbwWCe: Ciy tlCaaln
8
UTILITY CONNECTION FEES
0
MC -See OuYifkaSms
9
CITY ADMINISTRATION FEES /PERMIT FEES
01
NIC -See Oual,flubms
10
OMER BUILDER RISK INSURANCE
6,500
Albxmca(CabulalW me 0.76% Direct Cost)
11
CONTINGENCY
CLI0
5%a Died Cost
OPINION FPROBABLE COST -APPROACH 0
1,]Aa,100
Building #10E
Seal Beach Pier - Life Guard Headquarters
Renovation / Repair
Replacement
FCI %
$469,100
$1,244,100
38%
Building ME
Seal Beach Pier - Life Guard Headquarters
Renovation Budget Opinion of Probable Cost
Area (sfi 1,900
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
1,900
sf
5.00
9,500
2
Provide handicap parking and path of travel and signage
1
Is
6,000.00
6,000
2
Repair gate, misc security wall & paving
1
Is
7,500.00
7,500
6
Seismic retrofit entire structure
1,900
sf
6.00
11,400
6
Repair misc areas of dry rot
1
Is
5,000
5,000
7
Replace all roofing
633
sf
8.00
5,100
8
Replace doors / hardware with ADA compliant
4
ea
500.00
2,000
8
Repair exterior doors and windows
1
Is
10,000.00
10,000
9
Misc interior re- finishing
1,900
sf
20.00
38,000
9
Repaint exterior
3,487
sf
2.00
7,000
9
Renovate Restrooms / Lockers for ADA Compliance
1
Is
40,000.00
40,000
10
Replace all signage for ADA compliance
4
ea
150.00
600
15
Retrofit fire sprinklers
1,900
sf
20.00
38,000
15
Replace / install new HVAC units and controls
1
sf
15,000.00
15,000
16
Retrofit fire alarm system
1
Is
12,000.00
12,000
16
New interior lighting
1,900
sf
8.00
15,200
16
Repair and renew exterior light fixtures
6
ea
500.00
3,000
16
Renovate electrical, power, data & communications
1
Is
15,000.00
15,000
Subtotal
240,300
GC's, bonds, insurance, Fee, and 15% contingency
27%
64,900
Total
305,200
City Seal Beach Bldg 10E — Seal Beach Pier Life Guard HQ — Images
Building / Facility Condition Assessment Page t
City Seal Beach Bldg 10E — Seal Beach Pier, Life Guard HQ — Images
Building / facility Condition Assessment Page 2
City Seal Beach Bldq 1 CIE — Seal Beach Pier, Life Guard HQ — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 10E — Seal Beach Pier Life Guard HQ — Images
Building / Facility Condition Assessment Page 4
Building #10F
SEAL BEACH PIER — LIFE GUARD GARAGE
888 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 10F — Seal Beach Pier Life Guard Garage
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Life Guard Garage was constructed in 1980. The Building is located in the north
east corner of the public beach parking lot adjacent to the Life Guard Headquarters and is
accessed from the parking lot.
The Life Guard Garage is a single level wood framed structure with open bay storage for life
guard vehicles. In addition the facility includes a small workshop, storage area, kitchenette,
restroom with shower, lockers and a work -out area. It is not clear if the original building was
added to. The total square footage is approximately 2,250 square feet.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located within the beach parking lot. The general public is typically not allowed into
this building. There is designated employee parking within the general area of the building
however there was no disabled access spaces at this location. There is a single disabled access
space located in the public parking area at the south east end of the parking lot. There does not
however appear to be an accessible path of travel nor compliant graphics and signage to provide
access directly to the Life Guard Headquarters or the Garage.
Between the Garage and the Life Guard Headquarters building there is a small courtyard with a
security fence and gate. The chain link security fence and gate are in poor condition. The gate is
equipped with an electronic locking system that was non - functional. The courtyard is used as an
area for the public to come and be treated by the life guard staff as required. There are two
exterior shower heads however they did not appear to be functioning properly. Other security
fencing in the area was in very poor condition. The door leading to the garage from the courtyard
is in poor condition. The paving in the courtyard is in marginal condition.
The paving outside the courtyard in front of the vehicular doors is in poor condition and there is
evidence of drainage issues. This area is subject to beach sand. As a result the interior floor of
the garage is raised approximately 4- inches above the exterior paving.
Noted deficiencies are as follows
1. Outdoor courtyard area in poor condition including paving and security fencing
2. Paving areas in marginal to poor condition, not compliant with storm water
management practices and has drainage ponding issues.
3. Disabled access parking is non - compliant.
City of Seat Beach Bldg 1 OF — Seal Beach Pier Life Guard Garage
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building, the location of the building within the ocean /marine
environment, and associated improvements, there is the possible likelihood of hazardous
materials within the facilities. These materials would include, but may not be limited to, asbestos
containing materials (ACM), lead based paint (LBD), polychlorinated biphenyl (PCB) containing
devices and mercury / tritium containing devices. City staff was not aware of any recent
hazardous material reports for the facility. The general observations of the assessment team
noticed numerous areas of water damage which is not surprising given the close proximity to the
ocean. The team did note the presents of hazardous materials being stored in and around the
building (fuel and oil). A further evaluation of the type and methods of hazardous materials
storage should be conducted by a hazardous materials consultant to insure that the materials are
being stored correctly.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
• Above the retaining wall lies the Eisenhower Park. The amount of landscaping has
drastically increased over the past 20 years. The City should perform a study to access
water intrusion through the retaining wall into the lifeguard building.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There are no
illuminated exit signs. The building is equipped with fire extinguishers. Emergency egress lighting
appears to be non - existent. Door hardware from several rooms is not compliant. The building
does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire- sprinkler system.
3. No illuminated exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is occupied by City staff and is not intended for access by the public.
Further review of the Cities policies for employment would be required to determine the level of
disabled access that may be required to accommodate the potential for disabled staff to access
the facility in accordance with ADA requirements.
City of Seal Beach Bldg 10F — Seal Beach Pier Life Guard Garage
Building / Facility Condition Assessment Page 3
To make the facility fully accessible, the following observations were noted
The staff parking area immediately adjacent to the building does not provide designated parking
for the disabled. In general, access must be provided for disabled employees to the primary
access points of this building. An accessible parking space and accessible path of travel with
required signage needs to be provided. The entry door from the secured courtyard would be able
to be an accessible entry provided threshold and hardware changes were made.
There is currently a uni -sex restroom that does not met the spatial requirements for disabled
access nor does it provide the required facilities and accessories. The restroom needs to be
enlarged and modified for conformance. Door hardware needs to be replaced with accessible
hardware.
A more detailed accessibility survey should be conducted for the building by a California Access
Specialist to qualify and quantify each deficiency along with proposed measures to remove or
mitigate all barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows
1. Accessible parking, signage, path of travel and entry access needs to be
addressed.
2. Restroom is non - compliant.
3. Interior doors / hardware are non - compliant.
4. Kitchenette is non - compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal. The main structure of the
building is exterior cement plaster over wood framing. There are several cracks in the plaster.
The exterior has been painted and on -going paint maintenance at an accelerated rate is required
due to the location adjacent to the ocean. There are 2 vehicular overhead doors that appear to be
in generally good condition with the exception of the surrounding trim which is in need of repair
and paint. It was noted that these doors are non - sectional overhead doors which are more of a
residential assembly rather than a heavy duty sectional or roll -up door that would most commonly
be used for this application. There are 2 man doors, both of which are in poor condition including
the surrounding frames and trim and are in need of repair or replacement, paint and new
hardware
The overall roofing was noted to be in poor to marginal condition. The perimeter roof (lashings
showed significant rusting. Staff was not aware of the date of the last re- roofing to confirm if the
current warranties are still valid. Based on the general appearance, the roof and (lashings will
need replacement in the very near future. Exterior lighting appears to be functional but is
corroded and in marginal overall condition and should be replaced.
The general interior physical appearance of the vehicle garage portion of the building is generally
good. The adjacent equipment storage area was also in general overall good condition although
very crowded. It was noted that one of the wood support beams was notched to accommodate
the overhead garage door. The restrooms are non - compliant for the disabled and in generally
marginal condition with regards to finishes. The staff areas including the kitchenette and locker
rooms are in marginal condition showing general wear and tear in a hostile climate given the daily
use and proximity to the ocean. Miscellaneous repairs and replacement of flooring, base and
paint are required and will continue to be an on -going maintenance issue at an accelerated rate.
City of Seal Beach Bldg 1 OF — Seal Beach Pier Life Guard Garage
Building / Facility Condition Assessment Page 4
Lighting is provided in surface mounted fluorescent fixtures that are of a non - energy efficient
vintage and show signs of corrosion and yellowing and should be replaced.
Noted deficiencies are as follows:
1. Overhead door should be replaced with commercial heavy duty doors.
2. Roofing and flashings appear to have reached its life expectancy.
3. Miscellaneous exterior wall and trim paint deteriorating
3. Exterior and Interior doors and hardware repairs / replacement are required
4. Restroom finishes, accessories and modifications required
6. Exterior lighting in poor condition
7. Miscellaneous interior finish issues
S. Inefficient and deteriorating interior lighting
STRUCTURAL ASSESSMENT
The Garage Building is a one -story structure wood - framed structure with a flat wood - framed roof.
The structure is in reasonable condition for its age. Seismically, this is a low -to- moderate
vulnerability structure. There are good lengths of solid wall on each side of the building and it is
expected to perform adequately from a life safety perspective in a major earthquake.
Noted deficiencies are as follows:
1. One beam has been "shaved" on its underside. This reduces the strength of the beam.
The "shaved" beam needs to be further investigated and repaired if necessary.
2. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades could be implemented for a relatively modest cost, if the
existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
The facility is intended to have the staff areas heated via electrical wall heaters but these were
found to be in very poor and non - functional condition. There is no ventilation system in the
storage closet, which also includes all the electrical equipment. There was a very potent smell of
chemicals in this room. There did not appear to be adequate vehicular exhaust ventilation in the
vehicle parking bay.
Noted deficiencies are as follows:
1. HVAC not functional
2. Plumbing fixtures were aging and non - compliant for the disabled
3. Outdoor plumbing fixtures not functional
4. Inadequate vehicular exhaust ventilation.
ELECTRICAL SYSTEMS ASSESSMENT
The building is served by a Westinghouse 200A panel with main disconnect and meter section
located in the storage room. Water damage on the exterior wall was noted adjacent to the panels.
The panels appear to be original and in marginal good condition and should be further tested and
inspected.
In general all the fixtures throughout the building are older fluorescent fixtures. Although they
appear to be in working condition they should be replaced with newer more energy efficient
fixtures. Exterior building lighting appears to be in poor overall condition and should be replaced.
City of Seal Beach Bldg 10F — Seal Beach Pier Life Guard Garage
Building / Facility Condition Assessment Page 5
Noted deficiencies are as follows:
1. Main disconnect, panels and other electrical components should be further tested
and inspected
2. General lighting for the most part is inefficient and should be replaced.
3. No passive lighting controls (occupancy sensors)
4. No emergency exit signs or emergency egress lighting
ASSESSMENT FINDINGS
GENERAL
The existing building is in generally good condition overall. On -going maintenance will continue to
be required at an even more accelerated rate due to the proximity to the beach environment.
The issue of disabled access parking needs to be addressed and resolved. Paving and drainage
issues in the courtyard and parking area need to be resolved. Security fencing, gate and
hardware need to be replaced.
Accessibility requirements need to be reviewed and analyzed with City policy.
Miscellaneous exterior repairs and painting are required. Exterior doors, frames and hardware
should be replaced. A new roof and flashings should be installed. In coordination with the roofing
replacement, seismic upgrades should be analyzed and incorporated as required. A more
detailed analysis is required to determine the extent of any required structural upgrade.
The overhead doors should be replaced with heavy duty commercial type doors. Interior doors
and hardware need to be addressed. Miscellaneous interior finishes need to be upgraded.
Life safety features such as illuminated exit signs, emergency egress lighting and a fire alarm
system need to be incorporated. Consideration should be made to incorporate a fire sprinkler
system.
A completely new HVAC system is required for occupied staff areas. Electrical panels need to be
tested and inspected. All interior and exterior lighting should be replaced and occupancy sensors
should be added for lighting control.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for a minimal renovation of the existing facility as compared to Alternative
Model B which provides for a new approximately 2,250 (equal to existing facility) garage building
at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 10F — Seal Beach Pier Life Guard Garage
Building / Facility Condition Assessment Page 6
Building #1 OF
Seal Beach Pier - Life Guard Garage
Renovate 2,25) GSF 1 -Story Garage
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
NIC - See ifirafims
2
PRE - CONSTRUCTION SERVICES
A/E Semoez
24,800
- —.
_ _ _
Pmgram Manager Pfo-canVUtllon ServicOS
7.400
Gedtetlmical Sernces
5,000
Allowance: City to Ca1Vatl
ALTA Sum / Topographc Maps
0
Allowance: City of Ca Vatl
Environmental Hazardous Material Reports
10,000
Alowance: Cily a mnbetl
Emironmanlal Hazardous Material Abatement PratMaes
10,000
Albwence: City 0 aamatl
CEQA
01
ASMWicn is Ore Projea wB Ee easerript fran CEOA
AS -Built ISW ural- Seismic Vedficelian /Doartientaiicn
8,200
CASP DIemmd Access RepW
2,100
Reimbursable Expenses
5,000
Allowance
3
DIRECT COSTS (Cone ion Costs)
D ibon & Abatement
Intl
Site MrIt
Intl
Rersvate 2,250 GSF Bulling
248,100
See aXactIed sumMy budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tenporary Modular Trailers a o01a Fedllty / Phasing
25.000
Tamp Trailer
5
jFD1URES, FURNITURE AND EOUIPMENT FF &E)
FvriMa(DSO,COaire. File Cai, a ,etc.
0
NIC -See QualMasti.
8
PROGRAM AND CONSTRUCTION MANAGEMENT
24,800
7
TESTING & INSPECTION
Sam
2,500
Allowance: City to CMVatl
Materials
S,OW
Alowance: City to Canbetl
Roofing /WP
3,500
Allowance: City M COnbatl
8
UTILITY CONNECTION FEES
0
NIC - See Qualificsfiam
9
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC - See Qualifications
10
OWNER BUILDER RISK INSURANCE
1,800
Alowance: (Calculated at 075 % of Direct Cost)
11
CONTINGENCY
12,400
5 % of DIrotl Cost
OPINION OF PROBABLE COST - APPROACH A
393,700
Building #1 OF
Seal Beach Pier - Life Guard Garage
Cmsbud rew 2,250 GSF 1Story Garage
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Netts assessment ao COST MO0e1
0
NIC -See DualMc "
2
PR -CONSTRUCTION SERVICES
AIE Semces
56,300
Program Manager Services
19A00
_
Geotec ,.I Services -
7.500
_
AlkAVmce: City to Cotarad
ALTA Survey / TopogWNc Maps
5.500
Alwwarce: City to Centred
E" mmental Hazartlous Material Repons
10,000
Nbwence: City d centred
Enwironmentel HararOme Material AbatemeM ProceEUee
10,00
Nbeance: city to contract
CEQA
0
Assumption is me P will be e[empt from CEQA
RemnbM ble Espernes
15,000
Albaan
3
DIRECT COSTS (Constructim Costs)
Demdition / LaW Cost
20,000
Allvwence - Derrelitim d Existing BWMing
Site VNbric
50.000
Allowance
CeM1Strucl Nee 2,250 GSF S.Idng
66 ;600
5250)GSF
4
TEMPORARYFACILITIESDURINGCONSRUCTION
Temporary MoOuer Traders or o0wr Facility
50,000
Temp Trailer
URNITURE AND EQUIPMENT
turs (Desk, Clears, Fie Cadrets, etc.)
0
NIC- See QualifinatioeM
veic Systems aW Special E eM
0
NIC- See Qualifications
ND CONSTRUCTION MANAGEMENT
58,350
INSPECTION
VTE:STINWG&
5,000
Alkreance: City to Contrail
rial s
20.000
mionance: City to Contract
ng / WP
3,500
Allowance: City to
NECTION FEES
0
NIC -See Qualificab"
9
CITY ADMINISTRATION FEES PERMIT FEES
0
NIC -See Quaificatims
to JOYMER
BUILDER RISK INSURANCE
4,600
Alk&rance:(Celculateo aO,75 %a Direct Cosq
11
CONTINGENCY
30,800
5%a grect Cog
OPINION OF PROBABLE COST - APPROACH B
9262100
Building #1 OF
Seal Beach Pier - Life Guard Garage
Renovation / Repair
Replacement
FCI %
$393,700
$925,300
43%
Building #10F
Seal Beach Pier - Life Guard Garage
Renovation Budget Opinion of Probable Cost
Area (sf) 1,900
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatementiencapsulation
1,900
Is
5.00
9,500
6
Seismic retrofit entire structure
1,900
sf
6.00
11,400
6
Repair misc areas of dry rot
1
Is
5,000
5,000
7
Replace all roofing
1,900
sf
8.00
15,200
8
Replace door hardware with ADA compliant
6
ea
500.00
3,000
9
Misc interior re- finishing
1,900
sf
12.00
22,800
9
Renovate Restrooms / Lockers for ADA Compliance
1
Is
40,000.00
40,000
9
Repaint exterior
2,092
sf
2.00
4,200
10
Replace all signage for ADA compliance
4
ea
150.00
600
15
Retrofit fire sprinklers
1,900
sf
20.00
38,000
15
Replace HVAC units and controls
1
sf
10,000.00
10,000
16
Retrofit fire alarm system
1
Is
7,500.00
7,500
16
New interior lighting
1,900.
sf
8.00
15,200
16
Repair and renew exterior light fixtures
6
ea
500.00
3,000
16
Other electrical allowance
1
Is
5,000.00
5,000
17
Data & Communications
1
Is
5,000.00
5,000
Subtotal
195,400
GC's, bonds, insurance, Fee, and 15% contingency
27%
52,800
Total
248,200
City Seal Beach Bldg 1 OF — Seal Beach Pier, Life Guard Garage — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 1 OF — Seal Beach Pier, Life Guard Garage — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 1 OF — Seal Beach Pier, Life Guard Garage — Images
Building / Facility Condition Assessment Page 3
Building #1OH
SEAL BEACH PIER - RESTROOMS
900 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 1 OH — Seal Beach Pier Restrooms
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Pier was originally built in 1938. It was later re -built in 1983. In 1992 and again in
1994 fire damaged the Pier. Repairs were made as a result of the fire and then additional repairs
were made in 2003/2004.
The current Restrooms were constructed in 1998 under the existing concrete portion at the
eastern end of the pier. One of the original arched bays was enclosed and subdivided to create
two restrooms, one each for men and women with showers and a central mechanical chase.
There is an exterior precast concrete drinking fountain adjacent to the women's restroom. Total
area of the restroom facility is approximately 1,000 square feet.
The assessment team was provided with a set of preliminary documents prepared for the City of
Seal Beach by Basolio Associates, Inc., entitled "Eisenhower Park Restroom Remodel CIP
No.PR090" sheets CS, A -1 through A -5, E -1, E -2, MPA, MP -2, PH -land PH -2. There were
various dates on these sheets including 10/23/09 and 1126/10. As of May 31, 2011, the City
indicated this renovation as completed.
SUMMARY ANALYSIS
The assessment team noted numerous deficiencies during the field observation. In reviewing the
proposed renovation plans it appears that the deficiencies noted by the team have been
adequately and properly addressed with the following exceptions.
The documents received by the team from the City did not contain any environmental hazardous
material references or structural information. Given the age of the facility and the type of
construction, the potential of any hazardous material and the structural integrity of the structure at
this location should be verified.
The documents did not indicate improvements to the parking area directly adjacent to the restroom
facility however the documents did note an existing disabled access path of travel.
ASSESSMENT FINDINGS
It appears from the preliminary documents provided by the City that the City has already
committed to a complete renovation of the Restrooms. It should be noted that the location of the
building is within an ocean /marine environment.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for replacement by a similar structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
These costs are provided on an independent "stand alone" basis. Significant economies may be
realized if projects are combined and executed concurrently. Note also that the associated surveys
and condition assessments have been performed without physical disturbance of existing
installations or constructions. Reasonable efforts have been made to analyze these facilities, given
information readily available and visually observable. Where applicable, additional information
supplied by the city has been considered in this analysis.
City of Seal Beach Bldg 1 OH — Seal Beach Pier Restrooms
Building / Facility Condition Assessment Page 2
Building #10H
Seal Beach Pier - Restrooms
Renovate 1,000 SF Restroom Facility
COMPONENT
Budget
COMMENTS
1
Current City Project CIP No. PR091
90,000
Provided by City
Building #10H
Seal Beach Pier - Restrooms
Canstma � 1 000 GSF Reslraxn Bantling
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
NeWs assessment ark! COST Mosel
0
NIC -See DaMifieaSaM
2
PRE40NSTRUCTION SERVICES
A/E Services
35,000
Program Manager Services
7,200
_
Gadedmcal Sem.
5,000
Nlowance: City M Contras
ALTA Sm / T 1a Ne Maps
5,000
Nbwafce: City to Caltrad
Em imnme aal NezaN Material Reports
5,000
Allowance: City w Contras
Etwimrtaraal FkitarEala Material Abatement ProcaOsas
5,0D0
ABOwance: Oty w Contract
CEGA
01
Asaunption is the Propdmrill be axanpt hprrl CEDA
Reimbursable Expe v es
5,000
3
DIRECT COSTS (COnstmC n Costs)
Demokbw / LaW Cost
15,000
Allowace - Demolition of Exisdrg BdlOirlg
Site Work
25,000
Armarce
Carst=t Now 1,000 GSF Bd16ng
200,000
32001GSF (infill mtNn exisfing pia stmdue)
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary MOOdar TMIM ar Mar Facility
5,000
Temp toilets
5
FIXTURES, FURNITURE AND EQUIPMENT(FFSE)
Fw*" (Desk, Cndrs, Fib CaMnebs, etc.)
0
NIC- See Oualifimbws
Ele r k; Systems arxt Speaal Equipment
0
NIC -See Oualificebors
5
PROGRAM AND CONSTRUCTION MANAGEMENT
35 ,000
7
TESTING a INSPECTION
Shcs
8000
Allk eance: Oty m Contract
Maenals
10,000
Alkrwsme: Oty b C.Imt
Roofing / WP
0
8
UTILITY CONNECTION FEES
0
MC- See Oualificatians
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
me -See Oualifica0am
10
ONMER BUILDER RISK INSURANCE
1,800
Alktmmmme:(CaWatdi a 10.75 %of D,smt COSt)
11
CONTINGENCY
12,000
5 %ol DIred Cost
OPINION OF PROBABLE COST - APPROACNB
375000
Building #10H
Seal Beach Pier - Restrooms
Renovation / Repair
Replacement
FCI %
$90,000
$378,000
24%
Building #10H
Seal Beach Pier- Restrooms
Renovation Budget of Probable Cost
Div Work Packaoe ON Unit
City Seal Beach Bldg 1 OH — Seal Beach Pier Restrooms — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 1 OH — Seal Beach Pier Restrooms — Images
Building I Facility Condition Assessment Page 2
Building #13
BEACH FACILITIES — MAINTENANCE BUILDING
(GARAGE)
1st Street Parking Lot
Assessment date: October 7, 2010
City of Seal Beach Bldg 13 — Beach Facility Maintenance Bldg.
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Beach Facilities Maintenance Building was originally constructed in 1976. The Building is
located in the north west corner of the 1s' Street beach parking lot
The Maintenance Building is a single level concrete masonry and wood framed open bay storage,
maintenance and repair garage building of approximately 3,150 square feet. The facility includes
two deep maintenance bays, three shallow maintenance bays, an office, workshop room and a
restroom. There is a wood stair providing access to mezzanine storage above the office
workshop room that includes a small second office. Beach crews report to this building each
morning for assignments.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located within the 1s' Street beach parking lot. The general public is typically not
allowed into this building. There did not appear to be any designated employee or disabled
access parking within the general area of the Maintenance Building. To the north of the building is
an open secured fenced area with fuel / oil facility including storage of barrels and an adjacent
utility building which was not a part of this assessment. The chain link security fence and gate are
in poor condition. The asphalt paving is also in very poor condition and there is evidence of
drainage issues. Given this is a location of hazardous materials, additional testing and inspection
should be performed to determine any remediation that may need to occur.
Also adjacent to the building is an open secured fence area for trash. The area is used to store
dumpsters. The chain link fence and vinyl screen are in relatively good condition. There is not
screen on the fence facing the parking lot making the dumpsters visible to the public.
The general condition of the paving is marginal to poor and in need of repair. The current
configuration of the paving areas does not appear to follow current best practices for waste /
storm water management. The entire parking lot appears to drain onto the beach. Drainage was
also poorly design and results in multiple ponding issues some of which were several inches
deep.
Noted deficiencies are as follows:
1. Outdoor fuel / oil area in poor condition including paving and security fencing
Asphalt at yard area is deteriorating
2. Paving areas in marginal to poor condition, not compliant with storm water
management practices and has drainage ponding issues.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building, the location of the building within the ocean /marine
environment, and associated improvements, there is the possible likelihood of hazardous
materials within the facilities. These materials would include, but may not be limited to, asbestos
containing materials (ACM), lead based paint (LBD), polychlorinated biphenyl (PCB) containing
devices and mercury / tritium containing devices. City staff was not aware of any recent
City of Seal Beach Bldg 13 — Beach Facility Maintenance Bldg.
Building / Facility Condition Assessment Page 2
hazardous material reports for the facility. The general observations of the assessment team did
not notice any obvious signs of hazardous materials used in the construction of the building. The
team did note the presents of hazardous materials being stored in and around the building. A
further evaluation of the type and methods of hazardous materials storage should be conducted
by a hazardous materials consultant to insure that the materials are being stored correctly.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system or a fire alarm system. There are no
illuminated exit signs. The building is equipped with fire extinguishers. Emergency egress lighting
appears to be non - existent. Door hardware from several rooms is not compliant. The building
does not have an emergency generator.
Noted deficiencies are as follows:
1. No fire -alarm system.
2. No fire - sprinkler system.
3. No illuminated exit signs
4. Non - compliant door hardware at egress doors
5. No emergency egress lighting
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is occupied by City staff. As a result, it would be required to provide
access for the disabled.
The parking area immediately adjacent to the building currently does not provide designated
parking for employees. There is no disabled access parking in the general vicinity of the
maintenance building. In general, access must be provided for disabled employees to the primary
access points of this building. An accessible parking space and accessible path of travel with
required signage needs to be provided.
There is currently a uni -sex restroom that does not met the spatial requirements for disabled
access nor does it provide the required facilities and accessories. The restroom needs to be
enlarged and modified for conformance. Door hardware needs to be replaced with accessible
hardware. There is a non - compliant drinking fountain in the garage area.
City of Seal Beach Bldg 13 — Beach Facility Maintenance Bldg.
Building / Facility Condition Assessment Page 3
A more detailed accessibility survey should be conducted for the building by a California Access
Specialist to qualify and quantify each deficiency along with proposed measures to remove or
mitigate all barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Accessible parking, signage, path of travel and entry access needs to be
addressed.
2. Restroom is non - compliant.
3. Interior doors / hardware are non - compliant.
4. Drinking fountain is non - compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is good. The main structure of the building
is integral colored split faced concrete unit masonry. There was a crack noted at one of the
vehicular entries. There are five roll -up vehicular doors, four of which have been recently
replaced. The fourth door should be replaced to match the other newer doors. There are two
hollow metal egress doors that are in good condition with the need only of new paint.
The.overall roofing was noted to be in poor condition. Roof mounted electrical conduit was noted
to be in poor condition. Staff was not aware of the date of the last re- roofing to confirm if the
current warranties are still valid. Based on the general appearance, the roof will need
replacement in the very near future. Exterior lighting appears to be functional but is corroded and
in poor overall condition and should be replaced.
The general interior physical appearance of the garage portion of the building is exposed
structure with unfinished CMU walls and exposed wood framing. The walls have significant
marking of past grout repairs or efflorescent. Although it does not appear to have any structural
implications, the walls have an unsightly appearance. The office, workshop room and a restroom
were a minimalist construction of wood framing and gypsum board. Overall the construction is in
marginal condition. The downstairs office is in generally acceptable condition for its intended use.
Likewise for the workroom. The restroom requires a complete renovation both from a disability
aspect as well as from an overall finish and sanitation aspect.
The mezzanine appears to have been a later addition. The wood access stair is non - compliant.
The flooring is plywood placed over the ceiling joist of the rooms below. The structural integrity of
this needs to be further analyzed. Ventilation from the workroom and the restroom simple
terminates at the floor of the mezzanine and does not continue to the exterior of the building.
There is a small water heater located above the restroom. A small office has been added at one
end with a window and wall unit air conditioner. General finishes in this room are probably
acceptable given the type of use.
Noted deficiencies are as follows
1. Older roll -up door should be replaced.
2. Roofing appears to have reached its life expectancy.
3. Interior door and hardware repairs / replacement are required.
4. Restroom modifications required.
5. Interior garage walls stained.
6. Exterior lighting in poor condition.
City of Seal Beach Bldg 13 — Beach Facility, Maintenance Bldg.
Building / Facility Condition Assessment Page 4
Exterior hollow metal doors paint required.
STRUCTURAL ASSESSMENT
The Maintenance Building is a one -story split faced concrete masonry (CMU) structure used
primarily for vehicular maintenance and storage. The interior side of the structure has unfinished
interiors. The roof is wood- framed and forms a generally flat -low sloping roof. The structure is fair
condition for its age. Seismically, this is a high vulnerability structures. No roofs to wall ties were
observed.
Noted deficiencies are as follows:
1. The interior sides of the CMU walls have extensive efflorescence. This may be caused
by salts leaching through from the mortar or grout in the wall.
2. Several vertical cracks were observed in the CMU walls, particularly at the door jambs.
These may be caused by corrosion of the reinforcing bars.
3. No roof -to -wall ties were observed.
4. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There are two (2) gas -fired unit heaters serve the Service Bay areas. There is a packaged terminal
air conditioning unit that serves the Mezzanine Office. Exhaust fans serving ground floor areas
discharge through mezzanine floor, which is a non -code complying condition. The equipment in this
facility is past its expected service life and should be considered for replacement, at which time
code issues and air conditioning of regularly occupied areas should be addressed.
Drinking fountain and restroom fixtures are non compliant with disabled access requirements.
Noted deficiencies are as follows:
1. Exhaust fans are non -code compliant
2. Space heaters and air conditioner have reached their life expectancy and should be
replaced.
3. Water heater should be properly installed and braced.
4. Plumbing fixtures are non - compliant for the disabled.
ELECTRICAL SYSTEMS ASSESSMENT
The building is served by a General Electric 200A disconnect and meter section located on the
exterior of the building. There are two 125A panels located in the garage area. Typical power is
distributed via exposed conduit and surface mounted receptacles. Many of the electrical
components show signs of rust and corrosion and should be replaced.
City of Seal Beach Bldq 13 — Beach Facility Maintenance Bldg
Building / Facility Condition Assessment Page 5
In general all the fixtures throughout the building are older T12 Fluorescent fixtures. Although
they appear to be in good condition they lack protective wire guards and should be replaced with
newer more energy efficient fixtures. Exterior building lighting appears to be in poor overall
condition and should be replaced.
Noted deficiencies are as follows:
1. Main disconnect, panels and other electrical components are rusted / corroded and
should be replaced
2. General lighting for the most part is inefficient and should be equipped with
protective guards.
3. No passive lighting controls (occupancy sensors)
4. No emergency exit signs or emergency egress lighting
ASSESSMENT FINDINGS
GENERAL
The existing building is in generally good condition overall. On -going maintenance will continue to
be required at an even more accelerated rate as the building continues to age.
The issue of no on -site parking and disabled access parking needs to be addressed and
resolved.
A new roof should be installed. In coordination with the roofing replacement, seismic upgrades
such as roof -to -wall ties should be added. The efflorescent and cracks in the walls should be
further analyzed and repaired as needed. The mezzanine floor structure should be further
analyzed and repaired as necessary. A more detailed analysis is required to determine the extent
of any required structural upgrade.
The restroom and drinking fountain require renovation to comply with disabled access
requirements. Interior doors and hardware need to be replaced and made compliant.
The remaining non - replaced roll -up door should be replaced. All interior and exterior lighting
should be replaced.
Life safety features such as illuminated exit signs; emergency egress lighting and a fire alarm
system need to be incorporated. Consideration should be made to incorporate a fire sprinkler
system.
Main Electrical panels and corroded electrical distribution should be replaced and occupancy
sensors should be added for lighting control.
Given the high structural vulnerability of this building and the condition of the roofing, a renovation
should be considered in the near future.
City of Seal Beach Bldg 13 — Beach Facility Maintenance Bldg.
Building / Facility Condition Assessment Page 6
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for a minimal renovation of the existing facility as compared to Alternative
Model B which provides for a new approximately 3,150 (equal to existing facility) maintenance
garage building at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 13 — Beach Facility, Maintenance Bldg.
Building I Facility Condition Assessment Page 7
City of Seal Beach Bldg 13 — Beach Facility Maintenance Bldg.
Building / Facility Condition Assessment Page 8
Building #13
Beach Facilities — Maintenance Building (Garage)
Rerwvala 3,150 GSF 1 -story Ma enarce/ Storage Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
Mc -Sea Oudifiomions
2
PRE - CONSTRUCTION SERVICES
Ad: Se cee
37,500
Program Manager Preaarsbuc0on Services
11,300
GeOtarhniral Services
5.000
Allowance: City to Conrad
ALTA Survey / TopogmpNc Maps
5.000
Allowance: City of Gamed
EnNimnmenlal Ha uvr ous Material Repots
5.000
Allowance: City of centred
Erniranmernal Haxallous Materiel Abatement Procedures
5.000
Allowance: City to contract
CEOA
0
Assumption m the Proled wall be exempt from CEOA
AS- Built I Strudunil- Seismic Vartfication /DocVmenWhon
7,500
GASP Disabled Access Report
3,600
Reimbusable Expenses
10,000
Allowance
3
DIRECT COSTS (Construction Costs)
Demdition 8 Abatamem _
Ind
Site Mrk
Ind
Renovate 3,150 GSF Builcling
37kO9D
Sea madwd summary budget
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or other Filidlity / Phastrig
0
T ry r icesil bn to Ciy Yard WMti
5
FIXTURES, FURNITURE AND EQUIPMENT(FF&E)
Furnibre(DeM. Chain, File CadneN. etc)
0
NIC -See OualMraJons
e
PROGRAM AND CONSTRUCTION MANAGEMENT
37 ,500
7
TESTING B INSPECTION
Silk
0
Allowance: Oy to Contract
Materials
15,000
Allawarx »: city to Contract
RoofinglNP
7.500
Allowlincw City to Contrail
8
UTILITY CONNECTION FEES
0
NIC - See Oualifica0ons
6
CITY ADMINISTRATION FEES /PERMIT FEES
0
MC -See Oualificm m
10
ORNER BUILDER RISK INSURANCE
2.600
Al ica:(Calwlatad a 1075 %of Direct Coat)
11
CONTINGENCY
18,600
5% of Orect Cog
OPINION OF PROBABLE COST - APPROACHA
606,700
Building #13
Beach Facilities — Maintenance Building (Garage)
Construct new 4,800 GSF lately Maintenance Repair Garage
COMPONENT
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs asseasment end Cost MO
NIC -See Qualikatlons
2
PRE-CONSTRUCTION SERVICES
F30SW
A/E SeMms
Program Manager Semites
Geotechnical SeMCes
Allowame: City to Camber
ALTA Surrey/ Topographe Maps
Allowance: City to Contract
Emiranrnaraal Hazardous Material Reports
Allowance'. City of contras
Emiranm Nal Haranlous Material Abatement PmcedMea
Alowance. City tp contract
CEGA
0
Assumption is me Project will W emmpt from CEGA
Reimbursable Expanses
15,000
Alowance
3
DIRECT COSTS (Construction Casts)
Demdanin l Land Coal
W."
Allowance - Demdidan of E dstllq Building
Stemmt
100,000
Allowance
Construct New 4,800 GSF Building
888,300
32]SIGSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temlpom MWularTmImor Mho Fa Ai
0
Temporary relocation W City Yard building
5
FIXTURES, FURNITURE AND EQUIPMENT(FF &E
Fu Wire (Desk, Chairs, He Cabinets, etc )
0
NIC - See Qualifications
Ek is Systems aril Spedal Equipment
0
NIC - See Qualifications
8
PROGRAM AND CONSTRUCTION MANAGEMENT
69 ,300
7
TESTING & INSPECTION
Soils
15,000
Allowance: City b Centred
Materials
35,000
Allowance: City b Central
Roofing I VVP
7,500
Allowance. City W Contrecl
8
UTILITY CONNECTION FEES
0
NIC -See OU.N.ficns
9
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC -See Qualifications
10
OWNER BUILDER RISK INSURANCE
7,200
Alowance: (Co Wated rH 0.75% of Direct OpaQ
11
CONTINGENCY
48,300
5 % of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
1,343,400
Building #13
Beach Facilities — Maintenance Building (Garage)
Renovation / Repair
Replacement
FCI %
$546,700
$1,343,400
41%
Building #13
Beach Facilities - Maintenance Building (Garage)
Renovation Budget Opinion of Probable Cost
Area (s0 3,150
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatementlencapsulation
3,150
Is
2.50
7,900
2
Remodel handicap parking, path of travel, and signage for ADA compliance
1
Is
10,000.00
10,000
2
Repave parking area, improve drainage
3,200
sf
10.00
32.000
2
Upgrade oil storage area - repair paving and fencing
1
Is
10,000
10,000
4
Repair and seal exterior masonry
7,000
sf
3.00
21,000
6
Seismic retrofit main structure
3,150
Is
8.00
25,200
7
Replace all roofing and correct pending
3,150
sf
6.00
18,900
7
Replace rooftop gravity vents
2
ea
1,750.00
3,500
8
Replace door hardware with compliant
4
ea
350.00
1,400
8
Replace roll -up door
1
ea
10,500.00
10,500
9
Remodel reslroom for ADA compliance and water efficiency
1
Is
7,500.00
7,500
9
Repaint exterior (doors, etc)
1
Is
5,000
5,000
10
Replace all signage for ADA compliance
2
ea
150.00
300
15
Retrofit fire sprinklers
3,150
sf
20.00
63,000
15
Replace office HVAC
1
Is
2,000
2,000
15
Replace garage area exhaust fans
2
ea
550.00
1,100
15
Replace drinking fountain for ADA compliance
1
ea
3,500.00
3.500
15
Replace space heater
1
Is
6,000.00
6,000
16
Retrofit fire alarm system
3,150
sf
4.00
12,600
16
Replace exit signs
2
ea
450.00
900
16
New interior lighting thoughout, incorporating new emergency egress lighting
3,150
sf
8.00
25,200
and new energy efficient controls
16
Repair and renew exterior light fixtures
8
ea
650.00
5,200
16
Replace main switchboard
1
Is
10,000.00
10,000
17
Renovate misc electrical power, dataltele
3,150
sf
4.00
12,600
Subtotal 295,300
GC's, bonds, insurance, Fee, and 15% contingency 27% 79,700
Total 375,000
City Seal Beach Bldg 13 — Beach Facility Maintenance Bldg. — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 13 — Beach Facility Maintenance Bldg — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 13 — Beach Facility Maintenance Bldg. — Images
Building / Facility Condition Assessment Page 3
Building #13A
BEACH FACILITIES — RESTAURANT
15 1st Street Parking
Assessment date: October 7, 2010
City of Seal Beach Bldg 13A — Beach Facility Restaurant Building
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Beach Facilities Restaurant Building was originally constructed in 1976 as a concessions
facility along with the restrooms and dressing rooms. The Building is located in a small complex
at the south end of the 1s' Street beach parking lot. The restaurant building along with the
dressing room building is leased to a restaurant service provider (Rivers End Cafe). It is the
teams understanding that the lease with the City was renewed in 2010 for another 10 -year period.
The terms of the lease require the lessee, Rivers End Cafe, to provide all taxes, insurance and
maintenance expenses that arise from the use of the City owned property.
The original building was a single level concrete masonry and wood framed structure of
approximately 690 square feet. The area of the additions was not known but appears to have
approximately doubled the size of the original facility to approximately 1,350 square feet. The
building was constructed as a sister building to the adjacent public restrooms and dressing
rooms. It has since been converted, modified and expanded to a full service restaurant in
compliance with county health requirements, The conversion, modifications and expansions were
performed by the tenant at various times. The tenant continues to make modifications and
performs required maintenance as needed.
SUMMARY ANALYSIS
The assessment team noted numerous deficiencies during the field observation in line with the
assessment findings from the 2004 Facility Condition Assessment prepared by TEC Engineering.
It does not appear that any of the pervious findings and recommendations have been
implemented.
The team did note the City proposed improvements to the adjacent parking lot in accordance with
the proposed Restroom Building renovation. These improvements appear to provide for the
requirements of access to the facilities for the disabled.
ASSESSMENT FINDINGS
The overall structure of the building is in relatively good condition. Given the age of the facility
and the type of construction and the nature of the various additions and modifications, a structural
analysis should be performed to determine if any structural upgrades would be required. It should
also be noted that the location of the building is within an ocean /marine environment.
Minor roof tile repairs and wood fascia repairs should be made to prevent any interior or structural
water damage.
The interior improvements are not necessarily the responsibility of the City.
Given the new lease extension, there is no need for the City to commit to any further
maintenance or renovation at least until the lease term is up in 2020. At which time a new
assessment should be conducted if the lease is terminated at that time and the City takes
possession of the facility.
City of Seal Beach Bldg 13A — Beach Facility, Restaurant Building
Building / Facility Condition Assessment Page 2
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar replacement structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 13A — Beach Facility Restaurant Building
Building / Facility Condition Assessment Page 3
City of Seal Beach Bldg 13A— Beach Facility Restaurant Building
Building / Facility Condition Assessment Page 4
Building #13A
Beach Facilities - Restaurant (Rivers End Cafe)
Re.yWe 1,350 GSF Restaurant (Shell Only)
COMPONENT
VALUE
COMMENTS
1 -
NEEDSASSESSMENT AND DUE DILIGENCE
Nestle assessment
0
MC- Sae Quallficafiona
2
PRE-CONSTRUCTION SERVICES
A/E Services
13,500
Program Manager Pre-canswction Services
4,000
Gactedr4cal Services
5,000
AOavance: City b Contrxl
ALTA Survey /TDpogmpNC Maps
5,000
ANOwence: City of Contract
Ern mmeMal Haaartlous Material Reports
10,000
AOOxanca: City of cantratl
Envirmm Nal Htzti us Material Abatement Pmudaes
10,000
Albwam: Oily to contract
CEQA
0
Assunplion is the Prged EMI be exempt Iron, CEQA
AS -Built I SIr uil- Seidl Verification I DOamanmlbn
3,900
GASP Olsablatl Amax Repro
1,400
Reimbusable Expanses
10,000
Allowance
3
DIRECT COSTS (Comtrudim Costs)
Demdi0m & Abatemmt
Intl
site Mrk
Intl
Re vale 1,350 GSF Build,
138,000
See a0ac summary d gel
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tenparary MOtlulw Trailers ar 001er FlittJlity, IPOati
0
NIC - Terminate ExisS Leases
5
FIXTURES, FURNITURE AND EQUIPMENT)FFBE)
Funiexe)Deak, Chairs, File CabiWs, etc.)
0
MC -See Oudilke6ms
6
PROGRAM AND CONSTRUCTION MANAGEMENT
13,600
7
TESTING B INSPECTION
SdR
0
Allowance: City to Cmtncl
Malmials
5,000
AIIDwam: City to Cmtncl
RDOMg /M
5,000
All.. City b Cmtract
8
UTILITY CONNECTION FEES
0
NIC -See Qualifica8ms
9
CITY ADMINISTRATION FEES I PERMIT FEES
1 01
NIC -See Qualificaems
10
OYINER BUILDER RISK INSURANCE
1,000
Allowance: calwleletl at -0.75%d Direct Cost)
11
CONTINGENCY
6,800
5 % of Direct Coat
OPNIONOF PROBABLE COST - APPROACH A
228,600
Building #13A
Beach Facilities - Restaurant (Rivers End Cafe)
Cmabucl new 1,350 GSF Resta.M (Shell OMy)
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE_
_
Needs assessment and Cost MaOel
0
NO - Sea Oualifics ions
2
PRE-CONSTRUCTION SERVICES
AIE Services
58,900
Program Manager Sersices
25,100
Ge ,,Wnical Services
It
Alowance: C' mContract
ALTA Survey / Topograptic Maps
0
Albwanca: Cil m Conhm
EmAm Ial Haiardous Material Repo0s
10,000
Allowance: City of cantim
Emdma Wl Hva Material AbatsmeM ProcodU
10,000
Allowance: City to conbm
0
Assumption is the Proje A%QI a from CEOA
ble Expenses
20,000
Allows.
3
(Comtructim Costs)
/Land Cosl
25,000
Allowance - Demofitim of Existing Building
pTeffp=yNMe�111aCroTsUmIm
75,000
Al ante
New 3,150 GSF Building
738,700
52751GSF - ExclWes interior WmM improwemmts
6
CILITIES DURING CONSRUCTION
Modular Trailers a Mer Facility
0
NIC -Twist mdl8
5
FIXTURES, FURNITURE AND EQUIPME14T(FF &E)
Fumitwe Desk, Cbeim. Fib Cadnets, etc.)
0
NIC - See Qualifications
Ebctimic Systems and Spedal Equipment
0
NIC -See Quallficatims
8
IMCGRAM AND CONSTRUCTION MANAGEMENT
58 ,900
7
TESTING & INSPECTION
Soils
7,500
Allowance: City m Combed
Materials
2.000
Allowance: city m Cormad
Roofing /VVP
.ODO
Allowance: City to Canfratl
8
UTILITY CONNECTION FEES
0
NIC - See Qualificatims
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See Qualifications
10
OWNER BUILDER RISK INSURANCE
8,100
Allowance: Celedamd at 035% of Direct Cost)
11
CONTINGENCY
40,000
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
1,103,800
Building #13A
Beach Facilities - Restaurant (Rivers End Cafe)
Renovation / Repair
Replacement
FCI %
$228,600
$1,103,800
21%
Building #13A
Beach Facilities - Restaurant (Rivers End Cafe)
Renovation Budget Opinion of Probable Cost
Area (sf) 1,350
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
1,350
sf
2.00
2,700
6
Seismic retrofit main structure
1,350
sf
10.00
13,500
6
Repair misc areas of dry rot
1
Is
5,000.00
5,000
7
Replace all roofing
1,350
sf
10.50
14,200
8
Replace door hardware with compliant
6
ea
650.00
3,900
9
Repaint exterior incl misc door, window and patching
1
Is
15,000.00
15,000
15
Retrofit fire sprinklers
1,350
sf
20.00
27,000
16
Renovate main electrical service
1
Is
15,000.00
15,000
16
Replace exterior lighting
1
Is
5,000.00
5,000
16
Retrofit fire alarm system
1
Is
5,000.00
5,000
Subtotal
106,300
GCs, bonds, insurance, Fee, and 15% contingency
27%
28,700
Total
135,000
Excludes demolition of existing tenant improvements and construction of new tenant improvements.
City Seal Beach Bldg 13A — Beach Facility Restaurant Building — Images
Building / Facility Condition Assessment Page 1
rA
City Seal Beach Bldg 13A — Beach Facility, Restaurant Building — Images
Building / Facility Condition Assessment Page 2
Building #13B
BEACH FACILITIES — STORAGE BUILDING
(DRESSING ROOMS)
1st Street Parking Lot
Assessment date: October 7, 2
City of Seal Beach Bldg 13B — Beach Facility, Storage Bldg.
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Beach Facilities Storage Building was originally constructed in 1976 as open public dressing
rooms. The Building is located in a small complex at the south end of the 1 s' Street beach parking
lot which contains public restrooms and a restaurant facility. This storage room along with the
restaurant facility is leased to a restaurant service provider (Rivers End Caf6). It is the Teams
understanding that the lease with the City was renewed in 2010 for another 10 -year period. The
terms of the lease require the lessee, Rivers End Cafd, to provide all taxes, insurance and
maintenance expenses that arise from the use of the City owned property.
The Storage Building is a single level concrete masonry and wood framed structure of
approximately 350 square feet. The building was constructed as a sister building to the adjacent
public restrooms. It has since been converted to a storage room and office for the restaurant. The
office is constructed as a mezzanine level within the overall structure. The spaces are not
accessible to the disabled and the overall construction of the improvements is suspect with
regards to code compliance. It was not known if a permit was issued for the use conversion at the
time of the improvements.
SUMMARY ANALYSIS
The assessment team noted numerous deficiencies during the field observation in line with the
assessment findings from the 2004 Facility Condition Assessment prepared by TEC Engineering.
It does not appear that any of the pervious findings and recommendations have been
implemented.
The team did note the City proposed improvements to the adjacent parking lot in accordance with
the proposed Restroom Building renovation. These improvements appear to provide for the
requirements of access to the facilities for the disabled.
ASSESSMENT FINDINGS
The overall structure of the building is in relatively good condition. Given the age of the facility
and the type of construction, a structural analysis should be performed to determine if any
structural upgrades such as roof to wall ties would be required. It should also be noted that the
location of the building is within an ocean /marine environment.
Minor roof tile repairs should be made to prevent any interior or structural water damage.
The interior improvements, while not compliant, are not necessarily the responsibility of the City.
Given the new lease extension, there is no need for the City to commit to any further
maintenance or renovation at least until the lease term is up in 2020. At which time a new
assessment should be conducted if the lease is terminated at that time and the City takes
possession of the facility.
City of Seal Beach Bldg 13B — Beach Facility Storage Bldg.
Building / Facility Condition Assessment Page 2
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 13B — Beach Facility Storage Bldg.
Building / Facility Condition Assessment Page 3
City of Seal Beach Bldg 13B — Beach Facility Storage Bldg.
Building / Facility Condition Assessment Page 4
Building #13B
Beach Facilities - Storage Building (Dressing Rooms)
Renovate 350 GSF Storage (Shell Only)
COMPONENT
VALUE
COMMENTS
1
NEEDSASSESSMENT AND DUE DILIGENCE
Needs assessment
0
MC- See Oualificztions
2
PRE - CONSTRUCTION SERVICES
_
NE SBMCes
4,400
Program Manager Pmralstrudion Services
1,300
Geotechnical Services
0
Ind with
Restaurant
ALTA Survey l Topogrepno Maps
0
Ind with
Restaurant
Errvimnm nlal Ha]enbus Material Reports
0
Ind with
_
Restaurant
ErrvimnmeMal Ha]aNOUS Materal Abetemenl Procedures
0
Ind with Restaurant
CECA
0
Assumption is the Project will be exempt from CEOA
AS- Built /Stnrctunl - Seemb Verification I DoanrenbYbn
1,100
CASP D ealetl Access Real
400
Reimbusable Expenses
0
Intl satin Restaurant
3
DIRECT COSTS(Consttudaun Coals)
Darnell & Abatement
Intl
She Mrk
Ind
Renovate 350 GSF Building
43,60)
See atledled sLmwy budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temparary Modular Ttalen a ednerF I Pressing
0
NIC - Terminate Exis0ng Leases
5
FIXTURES, FURNITURE AND EOUIPMEN7 (FFAE
FtmtiNn (Dark, Chan, File CaOireta, el
0
Ni -See QualiOCMiprc
6
D CONSTRUCTION MANAGEMENT
4,400
]
PECTION
0
Intl sdm Restaurant
ls
0
Ind wi th Restaurant
tTESTING
I VvP
0
Intl with Restaurant
8
ECTION FEES
0
NIC -see Ouailesdi"
9
RATION FEES /PERMIT FEES
0
MC -See Oulhacadans
10
OWNER BUILDER RISK INSURANCE
300
AYpwartca: (Calalsted M 0,75% of Dina Cost)
11
CONTINGENCY
2.200
5%oi Direct Cost
OPINION OF PROBABLE COST - APPROACH A
67
Building #13B
Beach Facilities - Storage Building (Dressing Rooms)
Construct new 350 GSF Storage Brilding (Shell Ody)
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
_
0
NIC - See Oualifica5ms
Needs wee,"mwM am! Cost Ma
2
PRE - CONSTRUCTION SERVICES
A/E Services
14,400
Program Manager Services
3,800
Geotedlnica Sewiraa
0
Alwwantt: City w COnbact
ALTA Survey / Topographc Maps
0
Alma": City w COnbad
EmAmnmenlal Iwtatl Material Reports
0
Ind with Restauanl
Erwimnmental Hasa us Material Abatement Pmcedsee
0
Intl with Reswua4
CEOA
0
Assumption is the ProjedvAl be ekem t fiodn CEOA
Reimbursable Expenses
0
Intl with Restauwt
3
DIRECT COSTS coretrudi0n CbaS)
Die Wi9on /Lend COSt
15.000
Allowance - Demditian of Dating Building
SiteV
15,000
Alkenime
Const ud New WI GSF Building
96,OW
$2751GSF - Exdu0es terbf tviwit irnprowtbnM
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers ar other Facilfty
0
NC- TeiWIRY
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE
Feature (Desk, Chars, Fite CeINMIS. etc.)
0
NIC -Sea Ouallfficafians
Ewahonic Syswms and Spedal Equipment
0
NIC - See DUalificaecns
6
PROGRAM AND CONSTRUCTION MANAGEMENT
14,400
7
TESTING B INSPECTION
5dl5
0
Intl with Reewuar0
Mawriaa
0
Ind with ReswuwM
Roofing / Ale
0
Ind
with ReswumM
8
UTuW CONNECTION FEES
0
NIC -See DUallfiwfims
9
CAW ADMINISTRATION FEES /PERMIT FEES
0
tilc -See Ouaifi.b.
10
OVINER BUILDER RISK INSURANCE
800
Alwwance:(Celwlated at 0.75 %a Dmct Cost)
11
CONTINGENCY
5,600
5 %d Direct Cast
OPINION OF PROBABLE COST - APPROACHB
166300
Building #13B
Beach Facilities - Storage Building (Dressing Rooms)
Renovation / Repair
Replacement
FCI %
$57,700
$165,300
35%
Building #13B
Beach Facilities - Storage Building (Dressing Rooms)
Renovation Budget Opinion of Probable Cost
Area (sf) 350
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
350
sf
5.00
1,800
6
Seismic retrofit main structure
350
sf
15.00
5,300
6
Repair misc areas of dry rot
1
Is
3,000.00
3,000
7
Replace all roofing
350
sf
10.00
3,500
8
Replace door hardware with compliant
2
ea
650.00
1,300
9
Repaint exterior incl misc door, window and patching
1
Is
5,000.00
5,000
15
Retrofit fire sprinklers
350
sf
20.00
7,000
16
Retrofit fire alarm
1
Is
2,500.00
2,500
16
Misc electrical
1
Is
5,000.00
5,000
Subtotal
34,400
GCs, bonds, insurance, Fee, and 15% contingency
27%
9,300
Total
43,700
Exdudes demolition of existing tenant improvements and construction of new tenant improvements.
City Seal Beach Bldq 13B — Beach Facility Storage Bldg. — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 13B — Beach Facility Storage Bldg. — Images
Building / Facility Condition Assessment Page 2
Building #13C
BEACH FACILITIES — RESTROOM BUILDING
1st Street Parking Lot
Assessment date: October 7. 2010
City of Seal Beach Bldg. 13C — Beach Facilities Restroom Bldg
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Beach Facilities Restroom was originally constructed in 1976. The Building is located in a
small complex at the south end of the 13' Street beach parking lot which contains the these public
restrooms, a storage room (former changing rooms — now part of the restaurant facility) and a
restaurant facility. The restaurant facility and the storage room are leased to a restaurant service
provider who is responsible for the improvements and maintenance of these two buildings.
The Restroom Building is a single level concrete masonry and wood framed structure of
approximately 850 square feet. The facility includes storage / electrical closet, women's restroom
with six water closets and one lavatory and a men's restroom with three water closets, two urinals
and one lavatory. There is a single drinking fountain on the exterior of the building. There is a
separate freestanding exterior shower that appears to have been abandoned.
The assessment team was provided with a set of preliminary documents prepared for the City of
Seal Beach Department of Public Works entitled "River's End Staging Area and San Gabriel
River Bikeway Enhancement Plan — Restroom Renovations" sheets A.1.0 through A.7.0. These
plans are preliminary in nature but clearly articulate the complete renovation of the restroom
building. It is anticipated that this project will be constructed in 2012.
SUMMARY ANALYSIS
The assessment team noted numerous deficiencies during the field observation. In reviewing the
proposed renovation plans it appears that all of the deficiencies noted by the team have been
adequately and properly addressed with the following exceptions.
The documents received by the team from the City did not contain any structural information.
Given the age of the facility and the type of construction, a structural analysis should be
performed to determine if any structural upgrades such as roof to wall ties would be required.
The documents indicate improvements to the parking area directly adjacent to the main entry into
the facility however the documents did not contain any civil improvement drawings. The team noted
the overall paving of the parking area was in marginal condition with significant drainage issues
throughout the parking lot that should be addressed.
ASSESSMENT FINDINGS
It appears from the preliminary documents provided by the City that the City has already
committed to a complete renovation of the Restroom Building and the adjacent parking area.
Provided the exceptions noted above are included in the renovation, the new renovated building
should perform well for at least the next 20 -years of service with only general maintenance
requirements. It should also be noted that the location of the building is within an ocean /marine
environment.
City of Seal Beach Bldg. 13C — Beach Facilities Restroom Bldg.
Building / Facility Condition Assessment Page 2
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg. 13C — Beach Facilities, Restroom Bldg.
Building / Facility Condition Assessment Page 3
City of Seal Beach Bldg. 13C — Beach Facilities Restroom Bldg.
Building / Facility Condition Assessment Page 4
Building #13C
Beach Facilities - Restrooms
Renovate 850 GSF Restroom Building
COMPONENT
Budget
COMMENTS
1
Current City Project
150,000
Provided by City
Building #13C
Beach Facilities - Restrooms
Construct new SW GSF Restroom Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost MOtla
0
NIC -See OuaificetiaM
2
PRE - CONSTRUCTION SERVICES
AaE Services
M,000
Program Manager Semmes
Geotechnical Services
10,100
5,000
Albwrce: City Is Contract
ALTA Survey / Topographic Maps
5,000
Allowance: Clly W Compact
Ernkonmenlal Hazardous Material Reports
5,000
Albwarlce: City to Contract
Errvironmenlal Hazardous Material Abatement Rauduew
5,000
Allowance: City to Contract
CEOA
0
Ass amptlon Is the Project will be axem t flan CEGA
Reimbursable Expenses
5,000
Intl with R.W.M
3
DIRECT COSTS (Constiud'bn Coss)
Damdition I Land Cost
15,000
ADOwarom - Demofifion W Existing Bdldi
Site Work
25,000
Albwrre
Construct New 850 GSF Buil6rlg
297,500
E350/GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Traders or dhr Face ty
5,000
Temp Wilets
5
WIXTURES, FURNITURE AND EOUIPMENT (FF&E)
Fumiture(De*, Chairs, File Cabinets, etc.)
0
NIC - See Qualifications
Elocironk Systems and Special Equipment
0
NIC - Sea Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
44,800
7
TESTING B INSPECTION
Sods
5,000
Allowance: City to Contract
Materials
10,000
Allowance. City to Capact
Roofing /NR
2,500
Allowance, City to Contract
8
UTILITY CONNECTION FEES
0
NIC - See Qualification
9
CITY ADMIMSTRATION FEES/ PERMIT FEES
0
NIC -See Ouaificafions
10
CANER BUILDER RISK INSURANCE
2,400
Allowance:(CalWated at 015% Of Dined Cost)
11
CONTINGENCY
16,100
5% of DimeG Cog
OPINION OF PROBABLE COST- APPROACH B
60 800
Building #13C
Beach Facilities - Restroorns
Renovation / Repair
Replacement
FCI %
$150,000
$502,800
30%
Building #13C
Beach Facilities - Restrooms
Renovation Budget Opinion of Probable Cost
Area (sf) 850
Div Work Packaoe ON Unit Unit orice Ext
150,000
City Seal Beach Bldg. 13C — Beach Facilities, Restroom Bldg. — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg. 13C — Beach Facilities, Restroom Bldg. — Images
Building I Facility Condition Assessment Page 2
City Seal Beach Bldg. 13C — Beach Facilities. Restroom Bldg. — Images
Building / Facility Condition Assessment Page 3
Building #13D
BEACH FACILITIES — PARKING LOT
1st Street Parking Lot
Assessment date: October 7, 2010
City of Seal Beach Facility 13D — Beach Facility, Parking Lot
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Beach Facilities Parking Lot was originally appears to have been improved as part of the
1976 project to construct the maintenance garage, restrooms, dressing rooms and concessions
buildings. The parking area is accessed via a controlled entry from 1 st Street at the intersection of
Ocean Avenue. There is an asphalt drive way that then enters into the general asphalt parking
area. Parking fees are controlled via an electronic parking system. The Parking Lot is
approximately 1.5 acres in area. The assessment also included the site area around the restroom
and restaurant facility. This includes concrete walkways with a wood barricade / railing and raised
concrete planters.
The parking area has very limited lighting mounted on wood "telephone" poles primarily at the
main vehicular circulation areas. The restaurant and restroom facility has a single twin head HPS
pole mounted light in the central courtyard area.
SUMMARY ANALYSIS
SITE LOGISTICS
The general condition of the Parking Lot paving is marginal to poor and in need of repair. The
asphalt was cracking and damaged in many areas. The parking stall stripping was faded. The
current configuration of the paving areas does not appear to follow current best practices for
waste / storm water management. The entire parking lot appears to drain onto the beach.
Drainage was also poorly designed and results in multiple ponding issues some of which were
several inches deep. This parking area becomes submerged in extreme high tides.
The entry driveway and vehicular controls are in marginal condition. The extents to which the
vehicular controls are used are unclear but appear to be used only to allow the parking area to be
closed. Parking revenue is controlled through an automated parking fee ticket / permit system.
The system appears to be in good condition.
The parking area has limited lighting mounted on wood "telephone" poles primarily at the main
vehicular circulation areas. The lights appear to be in relatively good condition although the team
did not witness the fixtures illuminated. The interior of the parking area is without lights. A
photometric study should be conducted to determine if the lighting levels are in compliance with
required codes and City Ordinances.
The concrete paving area around the restaurant and restrooms is in generally good condition but
there are several areas of uneven cracks and transitions that should be repaired. The wood
barricade / railings are in poor condition. Wood rot was evident at several locations. The railings
should be replaced throughout. The restaurant and restroom facility has a single twin head HPS
pole mounted light in the central courtyard area. The team did not witness the fixtures illuminated
but we were told that the fixture was not operating properly. Further assessment is required to
determine if the fixture is in need of replacement.
The planting at the parking lot planters and around the restaurant / restroom facility is in marginal
condition. Sand has taken over the landscape area adjacent to the restrooms. The outdoor
shower in non - operational and should be abandoned or repaired.
The disabled access parking associated with the parking lot is not currently compliant but the
team noted that the proposed renovation plans for the Restroom Building includes the required
improvements to provide disabled parking and access to the facilities.
City of Seal Beach Facility 13D — Beach Facility Parking Lot
Building / Facility Condition Assessment Page 2
Noted deficiencies are as follows:
1. Entry controls in marginal condition
2. Paving areas in marginal to poor condition, not compliant with storm water
management practices and has drainage / ponding issues.
3. Lighting efficiencies to be determined.
4. Minor cracking and uneven paving at concrete areas around restaurant and
restrooms
5. Wood barricades / railings in poor condition.
6. Landscape planters and area around restroom in marginal condition.
ASSESSMENT FINDINGS
GENERAL
The existing Parking Lot is in generally poor condition overall. A survey and analysis needs to be
done to determine the extent of re- contouring that may be required to provide proper drainage.
Drainage must be analyzed for compliance with storm water management requirements. The
lighting needs to be analyzed to provide proper lighting. The need for entry controls needs to be
verified and implemented as required. Re- stripping needs to be performed and the proposed
improvements made for disabled access parking and path of travel to adjacent facilities.
The concrete paved areas around the restaurant and restrooms needs to be repaired to correct
cracks and uneven transitions. The wood railings need to be replaced and the lighting verified.
The overall landscape planting needs to be refurbished.
This parking lot is scheduled to be repaved with the RMC project in fiscal year 2011/12.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing parking lot as compared to Alternative Model
B which provides for a new (equal to existing facility) parking lot located on the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Facility 13D — Beach Facility Parking Lot
Building / Facility Condition Assessment Page 3
Building #13D
Beach Facilities — Parking Lot
Renovate Parlor lot
COMPONENT
VALUEMENT
1
NEEDS ASSESSMENT AND DUE DILIGENCE
NeeCs assessment
0
MC -See OuaiifKe3ons
2
PRE-CONSTRUCTION SERVICES
AA: SeNces
44'm
m aanager Pr nstr claw SelvIm
28,400
Gent ical Services
10,000
All w : Gty to Contact
ALTA Sumey I Topographc Maps
5,000
AlbNarx:s: City of Canted
Emmmemal Har,a d Material Reports
5,000
Albw .: City of content
Ewwmemal Hera us Material Abatemerd Procedl
5,000
Allewance: City to conratl
CEDA
01
AsaurWion Is Vs, Project Will be exempt from CEOA
AS- Built / Srudurd - Seismic Vsnficaficn / Dowms,nletiorl
0
GASP Disabled Across Repmt
0
Reimrursable Expermes
2,500
All a
3
DIRECT COSTS (Construction Costs)
DemdNOn 8 Abatam mit
Intl
Site *
Ind
Remy Parking lot
330,300
See atlached summary budget
a
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers, or U Fadliy /Phasing
0
5
FIMRES, FURNITURE AND EQUIPMENT(FF3E)
Fumroee Desk, Chairs, File Callimts, etc)
0
NIC - See Oualificafions
8
PROGRAM AND CONSTRUCTION MANAGEMENT
44,000
7
TESTING d INSPECTION
Sails
5,000
AlbwarKe: City to Contact
Materials
5,000
Albxenee: City b Conrad
Roofing / V
0
A srce: City to Conrad
e
UTILITY CONNECTION FEES
0
NIC -See Oualificarcts
S
CITY ADMINISTRATION FEES /PERMIT FEES 1
01
NIC - See Oualificafians
10
OVINER BUILDER RISK INSURANCE
BODO
Albnusse:(Calculated at 0.75 %of Direct Cost)
11
CONTINGENCY
44,000
5%of Oirecl Can
OPINION OF PROBABLE COST - APPROACH A
1,030,100
Building #13D
Beach Facilities — Parking Lot
ConsWCt oew Peking lot
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Neetls assessment arM Cost Mo0e1
0
NIC- See Ouelificabms
2
PRE-CONSTRUCTION SERVICES
A/E Services
40,400
Program Manager Services
Ge oicsl Sernces _..
29,100
10,000
Allowance: City to Contact
ALTA Sury ey I TopNmpNc Maps
5,"
Allowance. City lo C.Inicl
Ewmmental Haiar0ous Material Reports
5,000
Allowance'. City of oentma
Environmental Ha7af0ntu Material Abatement ProceEUes
5,000
Allowance: Oty to 0011 a
CEOA
0
Assmplion is the Prolm will be ezem t from CEOA
Reknbirsable Expenses
2.500
Allowance
3
1DIR ECT COSTS (CwsW on Coats)
Demolmon /Lil COST
loot
Allowance - DemdiGan of Emsfirg Wilding
Site Work
inot
Allowance
Const Ud New Wiling 10
%0,700
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Tmilm or other Facility
0
5
FIXTURES, FURNITURE AND EOUIPMENT(FFBE)
Fumiture (Des N, Chairs, File CaNneM, etc.)
0
0
NIC - See Oualifice5ons
Ek mic Systems am Special Equipment
Nit; -See Oualiflcabons
6
PROGRAM AND CONSTRUCTION MANAGEMENT
48,400
7
TESTING B INSPECTION
Soils
5.=
A snce: City to Contr
Matenals
5,000
A anee: City lo Coo a
Roofing / WP
0
Allowance: oty 0 Coo0
8
UTILITY CONNECTION FEES
0
NIC -See Oualifics5ons
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See OUaliBCalions
10
OVWR BUILDER RISK INSURANCE
7,300
Allowance:(CslWateE m 075 %af Dima Cast)
11
CONTINGENCY
48,400
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACH Is
1 11187800
Building #13D
Beach Facilities — Parking Lot
Renovation / Repair
Replacement
FCI %
$1,083,100
$1,187,800
91%
Building #130
Beach Facilities — Parking Lot
Renovation Budget Opinion of Probable Cost
Area (sf)
65,340
Div
Work Package
qty Unit
Unit price
Ext
2
Remodel handicap parking, path of travel, and signage for ADA compliance is
- Is
0
-
being done as part of the reslrcom project & Maintenance Bldg
2
Demo, regrade & repave parking area, improve drainage
65,340 sf
10.00
653,400
2
Renovate security / entry
1 Is
10,000
10,000
16
Repair and renew parking area light fixtures
3 ea
10,000
30,000
Subtotal
693,400
GC's, bonds, insurance, Fee, and 15% contingency
27%
187,200
Total
880,600
City Seal Beach Facility 13D — Beach Facility Parking Lot — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Facility 13D — Beach Facility, Parking Lot — Images
Building / Facility Condition Assessment Page 2
Building #16
BOLSA CHICA WELL & PUMP HOUSE
3333 Bolsa Chica Road
Assessment date: September 30, 2010
City of Seal Beach Bldg 16 — Bolsa Chica Well & Pump House
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Bolsa Chica Well and Pump complex was originally constructed in 1977. The complex
includes a main pump control building with a small wood frame exterior storage shed addition and
a separate exterior exposed pump motor with a screened and covered enclosure assembly.
The pump building is a single level masonry and wood roofed building of approximately 570
square feet. The building houses pump controls with rooms for monitoring equipment,
chlorination, storage, and electrical equipment and office functions. At one time the building
housed a chlorine gas tank but this has been replaced with tanks that use liquid Sodium
Hydrochloride which itself is manufactured on -site from table salt.
City staff is on -site every morning for approximately 15 minutes to check water levels, chlorine
levels, etc.
No assessment was made of the actual pump motor and equipment.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located at the south west comer of Bolsa Chica Road and Valley View Street.
Driveway access is from Valley View Street. The facility is secured by a masonry wall and
screened chain link fencing. The driveway outside the fencing and the paved areas within the
secured area are asphalt.
The security fence is equipped with a barbed wire top assembly that is in need of repair. The
chain link fence is equipped with slats or vinyl screening that is nearing the end of its life
expectancy and should be replaced. The chain link fence does not have screening panels on the
river channel side.
The asphalt paving is in marginal condition and is in need of minor repairs and a new top slurry
coat.
Noted deficiencies are as follows:
1. Fence barbed wire and screening is deteriorating
2. Paving areas are in marginal condition
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the possible
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility. The general observations of the
assessment team did not notice any obvious signs of hazardous materials.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
City of Seal Beach Bldg 16 — Bolsa Chica Well & Pump House
Building / Facility Condition Assessment Page 2
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The building does not contain a fire sprinkler system. There is an alarm system that staff
indicated goes directly to the Police Department but does not appear to have typical fire alarm
functions. There are no Illuminated exit signs, emergency egress lighting or fire extinguishers.
Door hardware from several rooms is not compliant. The building does not have an emergency
generator.
Noted deficiencies are as follows:
1. No fire - sprinkler system.
2. No illuminated exit signs
3. No emergency egress lighting.
4. Non - compliant door hardware at egress doors
5. No fire extinguishers
6. Questionable fire alarm system
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is occupied by City staff on a very limited basis and generally not
opened to the public. As a result, it would be a low priority to provide access for the disabled.
The service yard currently does not provide designated parking for employees although the
driveway and the service yard are of sufficient size to accommodate a single vehicle. Given that it
is occupied on a very limited basis the need for designated parking may not be required. As long
as there is space large enough to accommodate the disabled access parking requirements with a
compliant path of travel from the parking location through the secured gate and to the building
entries, the existing configuration should suffice.
The entries into the main room and the testing room are raised and therefore an access ramp is
required to gain access into the facilities. Door hardware is non compliant and needs to be
replaced with compliant hardware.
Given the limited nature of this facility, a detailed accessibility survey should be conducted by a
California Access Specialist to qualify and quantify any limited potential deficiencies along with
proposed measures to remove or mitigate all barriers to accessibility in conformance with the
ADA and CBC Title 24.
City of Seal Beach Bldg 16 — Bolsa Chica Well & Pump House
Building / Facility Condition Assessment Page 3
Noted deficiencies are as follows:
Accessible parking, signage, path of travel and entry access needs to be
addressed.
2. Building entries non - compliant
3. Doors / hardware are non - compliant.
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is in marginal condition. The main
structure of the building is painted concrete unit masonry. There is a significant amount of
exposed electrical conduit. The flat roof overhangs the exterior walls with an exterior cement
plaster soffit and wood fascia trim. The exterior doors are painted hollow metal and appear to
function well. Hardware should be replaced for code compliance. The exterior paint on the CMU
and exterior plaster is in need of re- painting. The wood fascia shows sings of deterioration due to
lack of up keep on the paint and will require repair and removal and replacement in some areas
and new paint. The metal doors and frames require re- painting.
The added wood framed storage shed is deteriorating and should be re- constructed in a more
durable fashion or replaced with a freestanding pre- fabricated storage shed.
The overall roofing was noted to be in poor to marginal condition. Staff was not aware of the date
of the last re- roofing to confirm if the current warranties are still valid. Based on the general
appearance, the roof will need replacement in the near future.
The general interior physical appearance of the building is good for its intended use. Given the
nature of the facility there are minimal finishes and improvements within the building. Some
minor wall and ceiling damage was noted that should be repaired. One interior door has non-
compliant hardware that should be replaced with compliant hardware.
The free - standing roofed pump motor screen structure is a steel assembly with a flat built -up roof
with wood slat screen panels. The entire structure is in very poor condition.
Noted deficiencies are as follows
1. Wood fascia requires repair/ replacement
2. Exterior walls, doors and trim is in need of re- painting
1 Roofing appears to have reached its life expectancy
4. Interior door and hardware repairs / replacement are required
5. Minor interior wall and ceiling repairs
6. The entire free - standing roofed pump motor screen structure is in poor overall
condition throughout.
STRUCTURAL ASSESSMENT
The structure is a one -story concrete masonry building. The roofs are wood - framed and form
generally flat -low sloping roofs. The structure is in reasonable condition for its age. Seismically,
this is a moderate -to -high vulnerability structures. As would be expected for buildings of this age,
the roof -to -wall ties appear inadequate by current standards.
City of Seal Beach Bldg 16 — Bolsa Chica Well & Pump House
Building / Facility Condition Assessment Page 4
Noted deficiencies are as follows:
1. Roof -to -wall ties were observed. However as was common for structures of this
vintage, the ties are one -sided only.
3. Further detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
There is a single air conditioning unit providing conditioned air to the electronic equipment within the
building. The unit is located outside with exterior ductwork. The unit appears to be in relatively good
condition and functioning properly however, the ductwork connections have been subject to
exposure and appear to be failing in places.
Plumbing consist of a sink used for testing and an eye -wash station. Both appear to be in relatively
good function condition.
Noted deficiencies are as follows:
1. Mechanical ductwork connections are deteriorating.
ELECTRICAL SYSTEMS ASSESSMENT
The pump complex is served by a Cutler Hammer 800A switchboard located within the building.
The equipment appears to be the original and in good working order.
The light fixtures within the building are older T12 Fluorescent fixtures. Although they appear to
be in good working condition they should be replaced with newer more energy efficient fixtures.
Exterior building lighting appears to have been replaced at some previous date and appears to be
adequate.
Noted deficiencies are as follows:
1. General lighting is inefficient.
2. No passive lighting controls (occupancy sensors)
3. No emergency exit signs or emergency egress lighting
ASSESSMENT FINDINGS
GENERAL
The existing building is in good condition overall. On -going maintenance will continue to be
required at an even more accelerated rate as the building continues to age. Due to the limited
nature of the building only limited upgrades need to be addressed as noted below.
Access for the disabled to park and enter the facility need to be addressed. The asphalt paving is
in need of minor repair and re- slurry. The security fence slats / vinyl screening should be replaced
and the barbed wire system repaired. Masonry screen walls should be painted.
City of Seal Beach Bldg 16 — Bolsa Chica Well & Pump House
Building / Facility Condition Assessment Page 5
The exterior storage shed should be removed and replaced with a free - standing prefabricated
shed. The exterior wood fascia should be repaired or replaced and the entire exterior should be
painted. A new roof should be installed. In coordination with the roofing replacement, seismic
upgrades such as roof -to -wall ties should be added and the exterior ductwork should be re-
sealed. Minimal interior repairs and refurbishment should be done along with new door hardware.
Life safety features such as illuminated exit signs and emergency egress lighting should be
addressed. The interior light fixture should be addressed and placed on time controller. The alarm
system should be further evaluated and tested. Consideration should be made to incorporate a
fire sprinkler system. Consideration should also be made to incorporate a permanent emergency
generator system.
The free - standing roofed pump motor screen structure should be stripped to the basic steel frame
and completely re- furbished.
The improvements recommended in this section have already been planned for in the City of Seal
Beach Water Master Plan (2004). A budget of $600,000 has been allocated within the current
Capital Improvement Program for improvements to the well pumps and facilities for fiscal year
2014/15.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Approach A provides for a minimal renovation of the existing facility as compared to Alternative
Approach B which provides for a new approximately 570 (equal to existing facility) maintenance /
equipment building at the same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 16 — Bolsa Chica Well & Pump House
Building / Facility Condition Assessment Page 6
Building #16
Bolsa Chica Well & Pump House
Renovate 570 GSF 1 -story Pump House
COMPONENT
VALUE
COMMENTS
1
NEEDSASSESSMENTAND DUEDIUGENCE
Needs assessment
0
NIC -Sae Qualifications
2
PRE - CONSTRUCTION SERVICES
AIE Services
18,800
_
Pmpram Manager PremtslMien Servtm
5,000
_
Gealedmical Serrices
5,000
AIMAVanoe: city to Contract
ALTA Survey / Topographic Maps
5,000
Allceanea: cjty d Contract
_
EmNcrunc al Himardous Material Rep"
5.000
Nl arlce: City of dmlred
EmdronmenMl Hasardous Malarial Atretemern Pmdwdses
5,000
Allowance: City m centred
CEOA
0
Assumption is Me Pmjed will be exempt from CEOA
AS- BuiltI b" ural - Seismic verification /DdnerleltBtrOn
2,400
CASP Olsebled Access Report
1,200
ReimbursaM ses
5,000
Allowance
3
DIRECT COSTS (on Costs)
DamdNon erit
Ind
SBa Work
_
50,000
Alcenm sfrc Pump Screen
Renowata uldlg
117,800
See aeadled summary budget
d
TEMPORARY FAURING CONSRUCTION
Temporary railers u dNe Fadli /F1Mfi
S,OW
5
FIXTURES, FURND EQUIPMENT(FF &E)
Fumihee (Desk, Chairs, Fat Cabinets, etc.)
0
NC -See Qualifical'"
8
PROGRAM AND CONSTRUCTION MANAGEMENT
18,800
7
TESTING & INSPECTION
Shcs
0
All w nce: City to Contract
Mateials
5,000
A loearra: City to Gonad
Ring / V%P
3,500
Albwence: City to Centred
8
UTIUTY CONNECTION FEES
0
NIC -See Qualifications
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See Quelifiratima
10
ONMER BUILDER RISK (INSURANCE
1,300
Albwsnoe :(CalcuMMd M 0.75% of Dyed Cost)
11
CONTINGENCY
8,400
5% of drad Cost
OPINION OF PROBABLE COST - APPROACHA
258,200
Building #16
Bolsa Chica Well & Pump House
Construct new 570 GSF 1 -story Pump House
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Model
0
NIC - See Qualifications
2
PRE-CONSTRUCTION SERVICES
AIE Services
25,700
Pmgmm Man er Services
9,800
Gectecbmeal Services
5,000
Allowance: City to Contract
ALTA Survey / Topographic Maps
5,000
Allowance: City to Contract
Environmental Hazardous Material Reports
5.000
Allowance: City of contract
Environmental HaTaMOUS Material Abatement Procedures
5.000
Allowance: City to contract
CEQA
0
Assumption is the Praject will be esampt from CEQA
Reimbursable Expenses
5,000
Allowance
3
DIRECT COSTS (Co truction Cosb)
Demolition / Lard Coat
25,000
Allowance - Demolition of basting Building
Site Nod,
125,000
Allowance a Allowance for Pump St can
Construct New 570 GSF Guil&V
171,000
$3 SF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Toeless or omer Facility
5,000
5
FIXTURES, FURNITURE AND EQUIPMENT(FFSE)
Fumaum (Nsb, Chars, File CaNnets, etc.)
0
NIC- See Qualifications
Electronic Systems and Special Equipment
0
NIC -See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEM ENT
25,700
7
TESTING B INSPECTION
Sills
5.000
Alb ance'. alyto Canbact
Malerials
7,500
Allowance: Oty to Contract
Roofing f WP
3,500
Allowance: City to Contract
8
UTILITY CONNECTION FEES
0
NIC - See Qualilrabos
9
CITY ADMINISTRATION -FEES I PERMIT FEES
0
NIC -See Quelificatias
10
ONNER BUILDER RISK INSURANCE
2,200
Allowance:(Cabx0aled at 075 % of Direct Cost)
11
CONTINGENCY
14,800
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACH 8
"5,000
Building #16
Bolsa Chica Well & Pump House
Renovation / Repair
Replacement
FCI %
$258,200
$445,000
58%
Building #16
Boise Chica Well & Pump House
Renovation Budget Opinion of Probable Cost
Area (so
570
Div
Work Package
Qty
Unit
Unit price
Ext
2
Remodel handicap parking, path of travel, and signage for ADA compliance
1
Is
5,000.00
5,000
2
Repair perimeter fence
1
Is
5,000.00
5,000
2
Repave slurry yard
2,488
sf
2.50
6,200
6
Seismic retrofit main structure
570
Is
12.00
6,800
6
Repair all rotted and damaged wood
1
Is
5,000.00
5,000
7
Replace all roofing
570
sf
10.50
6,000
8
Replace door hardware with ADA compliant
4
ea
350.00
1,400
9
Repaint exterior
1,344
sf
2.50
3,400
9
Misc interior finish repairs
570
sf
10.00
5,700
10
Replace all signage for ADA compliance
2
ea
175.00
400
15
Retrofit fire sprinklers
570
sf
50.00
28,500
15
Replace HVAC unit and ductwork
1
Is
10,000.00
10,000
16
Retrofit fire alarm system
570
sf
10.00
5,700
16
Replace exit signs
2
ea
500.00
1,000
16
Install new wall mount emergency egress lighting
2
ea
275.00
600
16
Repair and renew interior light fixtures
6
ea
275.00
1,700
16
Install occupancy sensors on all interior lighting
2
ea
250.00
500
Subtotal
92,900
GC's, bonds, insurance, Fee, and 15% contingency
27%
25,100
Total
118,000
Alternate
Replace screen structure over pump 1 Is 50,000.00 50,000
City Seal Beach Bldg 16 — Bolsa Chica Well & Pump House — Images
Building / Facility Condition Assessment Page t
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City Seal Beach Bldg 16 — Bolsa Chica Well & Pump House — Images
Building ! Facility Condition Assessment Page 2
City Seal Beach Bldg 16 — Bolsa Chica Well & Pump House — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 16 — Bolsa Chica Well & Pump House — Images
Building / Facility Condition Assessment Page 4
Building #17
BEVERLY MANOR WELL & PUMP HOUSE
3101 Beverly Manor Road
Assessment date: September 30, 2010
City of Seal Beach Bldg 17 — Beverly Manor Well & Pump House
Building / Facility Condition Assessment Page 1
CrT nat _�Al►T;[91 `jA- tr67►I
The Beverly Manor Well and Pump complex was originally constructed in 1968. The additional
pre - fabricated metal buildings, carports and sheds may have been added at a later date. The
complex includes a main pump building, chlorination building, carport, open storage shed, 2-
storage buildings and a small wood framed storage shed.
The pump building is a single level masonry and concrete building of approximately 1,040 square
feet. The building houses three pumps, with rooms for monitoring equipment, storage, restroom
and a water heater closet. A shed roof has been recently added to the south end of the building to
cover exposed oil tanks.
The City is currently in the process of renovating this complex in its entirety. The assessment
team has been provided with plans prepared by AKM Consulting Engineers dated June 2009
containing sheet 1 -46 depicting the demolition and re- construction of the facilities.
Rather than present our findings of the existing facility, the following are our comments to the
proposed renovation. The proposed renovation appears to address the noted deficiencies our
team observed at the site with the following exceptions:
SUMMARY ANALYSIS
SITE LOGISTICS
The extent of site improvements is unclear in the noted documents. Given the nature and extent
of the proposed demolition and renovation, it is presumed that a portion of the existing asphalt
paving will also require demolition and replacement. It would be recommended that all existing
paving be repaired and or replaced.
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the extent of the renovation it is presumed that full hazardous material testing is required
and has or will be performed prior to demolition. The assessment team was not provided with any
test reports for verification.
FIRE LIFE SAFETY
The existing buildings do not contain a fire sprinkler system. It does not appear that the noted
documents include provisions for a new sprinkler system or fire alarm system in any of the new
proposed or renovated buildings. Consideration should be given to incorporate these systems.
The noted documents did not indicate any fire extinguishers or illuminated exit sings. The
documents include a new emergency generator. It is presumed that lighting fixtures are to
connect to this source for emergency egress lighting.
The new storage building does not appear to have a required means of egress via a man -door
City of Seal Beach Bldg 17 — Beverly Manor Well & Pump House
Building / Facility Condition Assessment Page 2
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). This building is occupied by City staff on a very limited basis and generally not
opened to the public. As a result, it would be a low priority to provide access for the disabled.
The service yard currently does not provide designated parking for employees although the
driveway and the service yard are of sufficient size to accommodate vehicles. Given that it is
occupied on a very limited basis the need for designated parking may not be required. As long as
there is space large enough to accommodate the disabled access parking requirements with a
compliant path of travel from the parking location to the building entries, the existing configuration
should suffice.
The existing restroom and shower are non - compliant and the noted documents do not address
any modifications to this room. If the existing restroom and shower are to remain, they should be
renovated to meet current disabled access requirements. The door to the existing restroom is not
large enough to accommodate the disabled and would require modification.
ARCHITECTURAL ASSESSMENT
The noted documents did not include any "Architectural Documents'. Therefore it is unclear as to
the extent of the overall exterior and interior improvements. With the exception of the pump
building, all the other existing structures are being replaced with two new concrete unit masonry
buildings with steel and metal deck roofs. It appears the intent of these new buildings is that they
are to have an exposed masonry finish. It is unclear exactly what the new doors and frames are
proposed to be.
The pump building main structure appears to be left intact with most of the existing equipment,
mechanical and electrical systems being replaced. The shed roof at the south end is noted to be
removed. The windows are noted to be replaced. It appears that all existing doors, frames and
hardware are to remain.
The general exterior physical appearance of the facility is in marginal condition. The main
structure of the building is painted concrete unit masonry. The concrete flat roof overhangs the
exterior walls with a painted concrete soffit and metal fascia trim. The exterior doors are painted
hollow metal and appear to function well. Hardware should be replaced for code compliance. The
exterior paint on the CMU, concrete soffits and metal flashings is in need of re- painting. The
metal doors and frames require re- painting.
The overall roofing and flashing was noted to be in poor condition. Staff was not aware of the
date of the last re- roofing to confirm if the current warranties are still valid. Based on the general
appearance, the roof will need replacement. A large penthouse gravity vent / skylight is
deteriorating and should be replaced with a pre- fabricated metal assembly if the new equipment
design requires ventilation of this nature or removed if not.
Given the nature of the facility there are minimal finishes and improvements within the building
with the exception of the existing restroom / shower. If the restroom is to remain, it should be
completely renovated in conformance with disabled access requirements. Otherwise, it should be
converted into a storage room or other related use.
It appears that a section of the floor slab is being removed to accommodate the removal and
replacement of the new motors. The floors to remain and the new floor slab should be sealed.
City of Seal Beach Bldg 17 — Beverly Manor Well & Pump House
Building / Facility Condition Assessment Page 3
After the equipment is demolished the interior should be re- painted before the installation of the
new equipment.
STRUCTURAL ASSESSMENT
The noted documents include structural drawings for the two new structures. The assessment
team did not review these for conformance to current codes. There does not appear to be any
proposed structural upgrades to the pump structure that is to remain. It is unknown if a structural
assessment was performed on this structure to determine if any upgrades are required to
conform to current code requirements. If not, a detailed seismic evaluation is required to verify the
structural vulnerability of the existing structure.
MECHANICAL SYSTEMS ASSESSMENT
It appears that the noted documents have accounted for all new HVAC systems with the following
exceptions:
It is unclear how the existing main pump room, new storage building and new chlorination
building spaces are being ventilated and /or conditioned.
There is no reference to any plumbing or HVAC at the existing restroom which is non - compliant.
There is not reference to the existing water heater which is in marginal condition and appears to
be used exclusively for the restroom.
ELECTRICAL SYSTEMS ASSESSMENT
It appears that the noted documents have accounted for all new electrical systems with the
following exceptions:
There is no reference to the general lighting or power in the pump building. Given the condition of
the existing power and lighting in this building and the extent of the renovation, all the existing
general lighting and power should be replaced with similar specifications to the new buildings.
ASSESSMENT FINDINGS
GENERAL
The proposed renovation of the facility as noted in the documents provided to the assessment
team anticipates a complete and total renovation and modernization of the existing facility with
the exception noted.
Architectural documents should be provided for all the proposed new buildings and the renovation
of the existing pump building to help clarify the extent of the improvements and finishes.
The site, disabled access and life safety issues noted above should be incorporated into the
design.
The existing pump building structural integrity should be verified. Electrical and plumbing
upgrades should be included.in the pump building. HVAC issues should be addressed for all
buildings.
City of Seal Beach Bldg 17 — Beverly Manor Well & Pump House
Building / Facility Condition Assessment Page 4
This project has been budgeted in the current Capital Improvements Program to receive $2.7M in
fiscal years 2012/13 and 2013/14, and as such an FCI evaluation is not applicable to this facility.
Existing budget should be evaluated and consideration given to the comments noted in this
assessment.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Cost Model A provides for the renovation of the existing facility as compared to Alternative Cost
Model B which provides for a similar structure.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 17 — Beverly Manor Well & Pump House
Building / Facility Condition Assessment Page 5
City of Seal Beach Bldg 17 — Beverly Manor Well & Pump House
Building / Facility Condition Assessment Page 6
Building #17
Beverly Manor Well & Pump House
Renovate Well Pump complex
Proposed additional scope not current shown as being a part of the City Project
COMPONENT
Budget
COMMENTS
1
Current City Project
3,600,000
Provided by City
2
Paving Allowance
7,500
3
Disabled Access Issues
7,500
4
Retrofit fire sprinkler system
35,000
5
Retrofit fire alarm system
7,500
6
Misc. electrical / lighiting
7,500
7
Replace roofing and gravity vent
10,000
8
Repaint
3,500
9
Structural seismic upgrades
5,000
Total
3,683,500
Proposed additional scope not current shown as being a part of the City Project
Building #17
Beverly Manor Well & Pump House
Construct new Pump Complex
* New construction of a separate facility is not applicable as the wells are an integral part
of the existing facility. The new construction would be limited to a complete renovation of the current
facility which matches the current projected City project with the additional componets noted.
COMPONENT
Budget
COMMENTS
1
Same as Current City Project
3,683,500
N /A*
* New construction of a separate facility is not applicable as the wells are an integral part
of the existing facility. The new construction would be limited to a complete renovation of the current
facility which matches the current projected City project with the additional componets noted.
Building #17
Beverly Manor Well & Pump House
Renovation / Repair
Replacement
FCI %
$3,683,500
$3,683,500
100%
Building #17
Beverly Manor Well & Pump House
Renovation Budget of Probable Cost
Div Work Package Qty Unit Unit price Ext
All Provided by City 7 Is 3,600,000 3,600,000
3,600,000
City Seal Beach Bldg 17 — Beverly Manor Well & Pump House — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 17 — Beverly Manor Well & Pump House — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 17 — Beverly Manor Well & Pump House — Images
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City Seal Beach Bldg 17 — Beverly Manor Well & Pump House — Images
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FA
City Seal Beach Bldg 17 — Beverly Manor Well & Pump House — Images
Building / Facility Condition Assessment Page 5
Building #29
ZOETER BUILDING (DAY CARE)
1198 Landing Avenue
Assessment date: August 19, 2010
City of Seal Beach Bldg 29 — Zoeter Building (Day Care)
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Zoeter Building Day Care Facility was originally a portion of Zoeter Elementary School built
possibly as far back as 1948 according to City officials. The majority of the school was
demolished and today has been incorporated into the adjacent City Park. What appears to have
been one of the original classrooms at the south -west corner was retained. It also appears as if
an addition or modification was performed many years ago to this classroom to expand the
interior area. City officials noted that the facility went through a remodel in 2006. The facility is
currently leased by the City to a Cooperative Day Care operator (Sun'N'Fun) who is responsible
for the general maintenance of the Facility. The Facility is a typical pre - school day care facility for
up to 15 -total children ages 3 -5. Approximate square footage is 1,500 SF.
In general the facility appears to have been well maintained. It was noted that over the years
additional coats of paint have been added on top of the previous coats. As a result there is a
build -up of paint on the exterior and interior doors and windows as well as much of the casework.
The result of this is that many of the doors and windows do not close or operates correctly.
Before additional coats of paint are added in the future, the old existing paint needs to be
removed to return these items to working order.
SITE LOGISTICS
The facility is located at the south east comer of Zoeter Field at the intersection of Landing
Avenue and 12th Street. There is a minimal setback from both Landing and 12th Street which has
been landscaped with irrigation and is in general good condition. The public sidewalk is in general
good condition and the intersection crosswalk has recently been upgraded to comply with general
disabled access requirements for curb ramps. The facility has no on -site parking, all parking and
drop -off is done in the public streets. The interior is equipped with two restrooms which have
been modified for child use. The only adult restroom is a uni -sex restroom accessed from the
exterior of the building which appears to have been a later modification in an attempt to provide
disabled access toilet facilities.
The facility is completely fenced in with access from both Landing Avenue (primary entry) and
12"' Street (secondary emergency egress / maintenance only). The fenced area includes a small
site area of both hardscape and landscape surfaces and is used as an outside play area for the
children while serving as the main entry to the indoor facilities. The fencing, hardscape,
landscape, irrigation and furnishings appear to be in general good condition with no complaints
from the Cooperative operator. Some minor rust was noted on the fencing. There are several
disability access issues which are discussed later. Noted deficiencies are as follows:
1. The Primary entry gate at the fence is neither accessible nor compliant for
emergency egress — see disabled access and fire life- safety comments below.
2. The Secondary gate at the fence is neither accessible nor compliant for
emergency egress — see disabled access and fire life- safety comments below.
3. Primary entry is raised and therefore is not accessible - see disabled access
comments below.
4. Path of travel to an accessible restroom is not compliant with accessible
requirements - see disabled access comments below.
City of Seal Beach Bldg 29 — Zoeter Building (Day Care)
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing buildings and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports for the facility but given the recent renovation in
2006, it may be likely that one was prepared and remediation work was performed as a part of
the 2006 renovation. The general observations of the assessment team did not find any obvious
signs of past / on -going water damage, mold or hazardous materials. Given the type of use it is
highly recommended that either a recent hazardous report be found or a new report be prepared.
The team noted and staff confirmed that there was a recent restroom pipe that had broken
causing some flooding in the classroom. Clean -up and repairs were nearly complete at time of
assessment. In the event a recent report was not prepared, any proposed demolition or
renovation that would disturb the existing conditions would be subject to a full inspection, testing,
containments, removal and discharge (Abatement) program to mitigate the harmful effects of
these hazardous materials.
In the event that it is determined to demolish or significantly renovate the existing building it is
recommended that the following detailed studies be performed prior to the commencement of any
work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The existing facility is basically a single room classroom. There are two means of egress however
both exit into the outdoor fenced yard area. The outdoor fenced yard area is equipped with two
means of egress. Newer fire extinguishers and smoke detectors were noted within the facility.
Existing exit signs were non - illuminated. The facility did not have a fire alarm system or a fire
sprinkler system.
Noted deficiencies are as follows:
1. Non - illuminated exit signs where illuminated exit signs are required.
2. No fire -alarm system.
3. No fire- sprinkler system.
4. Non - compliant door hardware at egress doors and gates.
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility has both staff /employees and outside users that visit the facility. As a
City of Seal Beach Bldg 29 — Zoeter Building (Day Care)
Building / Facility Condition Assessment Page 3
result, provisions for the disabled must address both of these groups of individuals. In addition,
the facility services children and must accommodate their needs as well. As noted previously, the
interior restrooms are constructed to serve the child users and appear to be in general
compliance. A modification done at a previous time converted or added a room to the exterior
which serves as an adult uni -sex restroom. This restroom appeared to be in general compliance
with disabled access requirements with the caveat that it is accessed from the exterior and
therefore an accessible path of travel is required from the interior of the building to this restroom.
The primary entry to the facility has a step which creates a barrier for entry into the facility and
thus access to this restroom.
Noted deficiencies are as follows:
1. Entry gate hardware is non - compliant
2. Egress gate hardware is non - compliant
3. Primary entry floor landing / threshold is non - compliant
4. Door hardware is non - compliant
5. The play area for the Sun'N'Fun appears to not meet all requirements of ADA for
access and fall safety. It's recommended that the City direct the Sun'N'Fun to
review the compliance issue.
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is good and appears to have been well
maintained given its potential overall age. As noted above the vintage awning windows do not
completely operate correctly due to excessive paint build -up over the years however, the design
of the windows prevents water from entering the building even when partially open. This however
does not help the heating system efficiency. There were some isolated areas of wood rot that
should be treated or replaced. The assessment team noted that it appeared that the majority of
the roof was re- roofed as part of the 2006 remodel. Based on this the warranty should still be in
effect and should be verified by City staff. However, the majority of the lower roof portion was not
re- roofed and is showing signs of deterioration including the surrounding flashings. This portion of
the roof should be re -done to the same level as the balance of the roof.
The general interior physical appearance of the facility is good and appears to have been well
maintained. As noted above, the doors and millwork to not completely operate correctly due to
excessive paint build -up over the years. The millwork appears to be very old and while it has
been maintained well over the years, it will need replacement in the near future simply due to old
age.
Noted deficiencies are as follows:
1. Portions of the roof is deteriorating and is in need of repair
STRUCTURAL ASSESSMENT
The Zoeter Building is a one -story wood - framed structure with a multi -level flat roof and stucco
exterior walls. The structure is in reasonable condition for its age.
Seismically, this is a moderate vulnerability structure. Although it is a relatively old building and
not designed to current standards, wood frame structures such as this generally perform relatively
well in earthquakes.
Noted deficiencies area as follows:
City of Seal Beach Bldg 29 — Zoeter Building (Day Care)
Building / Facility Condition Assessment Page 4
1. Water ponding was noted at the low roof.
2. Cracking was noted in the stucco beneath the window on the south side.
3. Termite damage was observed in several of the rafter tails.
4. A detailed seismic evaluation is required to verify the preliminary opinion of the
vulnerability. If our opinion is confirmed, the building probably does not warrant
seismic retrofit, unless it is being remodeled, at which time seismic upgrades can be
included for a relatively modest additional cost.
MECHANICAL SYSTEMS ASSESSMENT
The existing facility has had a gas -fired furnace recently replaced or added with a single source of
distribution into the main classroom area and is co- located with a gas -fired water heater in a
storage room. Both items are in good repair. Given the mild climate at the facility location, the
cooperative operators had no complaints with the heating and cooling of the space with the
existing furnace and the operable exterior windows.
The interior bathroom has a fixed opening to an adjacent bathroom with an operable window for
ventilation. This is not a code complying condition and mechanical exhaust should be
considered.
The gas meter for the facility is remotely located and does not have an earthquake shut off valve.
Noted deficiencies are as follows:
1. No restroom mechanical ventilation
2. No earthquake shut -off valve at gas meter
ELECTRICAL SYSTEMS ASSESSMENT
The existing facility has had a new electrical service recently replaced or added. The cooperative
operators had no complaints with regards to any electrical power or lighting issues. Refer to the
fire -life safety issues above for related assessment.
There were no noted electrical deficiencies.
ASSESSMENT FINDINGS
GENERAL
It was obvious to the assessment Team that despite Its age, the existing facility has been well
maintained and serves it purpose well. On -going maintenance will continue to be required at an
accelerated rate as the building ages even more. At some point the existing painted trim,
windows, doors and millwork will need to be removed and re- painted to allow and restore proper
function. The existing window glass will need to be re- sealed to the frames with minor repairs to
some noted wood rot. The interior millwork, countertops and craft sink should be removed and
replaced in the not too distant future. Disabled access upgrades should be implemented to avoid
associated non - compliant ADA risk to the City. Illuminated exit signs should be installed along
with a fire alarm system and consideration should be made to incorporate a fire sprinkler system
all of which should be reviewed and approved by the Building and Fire Departments.
City of Seal Beach Bldg 29 — Zoeter Building (Day Care)
Building / Facility Condition Assessment Page 5
The water ponding issue needs to be addressed with additional minor roofing repairs made. The
cracking exterior stucco needs to be repaired and re- painted. The termite - damaged wood framing
needs to be further investigated by a pest control service and be repaired or replaced as required.
A seismic retrofit should be performed only in the event that a significant renovation or remodel is
being considered which may not be required for some time as long as the facility continues with
its current functions.
A gas meter shut -off valve should be installed. Restroom mechanical ventilation should be
installed.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new approximately 1,500 (equal to existing facility) child care facility on the
same site.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 29 — Zoeter Building (Dav Care)
Building / Facility Condition Assessment Page 6
Building #29
Zoeter Building (Day Care)
Renovate 1,500 Day Care Facility
COMPONENT
VALUE
COMMENTS
1
NEEDSASSESSMENT AND D D(UGENCE
Natal assessmem
0
NC -See Ouali8ca5ms
2
PRE-CONSTRUCTION SERVICES
AE Services
23,000
Program Manager Pre: Services
Q900
Geolednical Services
5,000
Alowance: c0y to Control
AL TA Survey/Topograplvc Maps
5,000
All0warre: City W Contract
Emirenmedal 1-1.0 US Malenal Reports
10,000
Atiowar ce: City of coral
imoujMatZAWteZ Precedaes
10,000
Alowance: C ity to contract
0
Assunption is the Project sill DB exempt from CEGA
al- Sein cumentatgt
5,700
cess R
enses
5,000
FOIRECT E
3
C
emera
Intl
lad
SF Bct
2!9,8011
See a0ache0 summary Cudgel
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Mmular Trailers or char Facility / Phissift
0
NIC - Terminate Emsfing Lessee
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
Fumitue (Desk, Chaim, File Caltnsts, etc)
0
NIL -See Qualifications
8
PROGRAM AND CONSTRUCTION MANAGEMEk1T
23 ,000
7
TESTING B INSPECTION
Sals
0
Allowance: City to Canal
Materials
S.=
Allowance: City M Co* W
Roofing /WP
3,500
Allowance' City to Central
8
UTILRYCONNECTION FEES
0
NIC- See Ouali5ca0ons
9
CRY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Qualifications
10
OWNER BUILDER RISK INSURANCE
1,700
AOOwerlce: (Caiwlate0 at 0.75% of Direct Cost)
11
CONTINGENCY
11,500
5% of Direct Cost
PINION OF PROBABLE COST - AP ROACMA
347800
Building #29
Zoeter Building (Day Care)
Cautrud nee 1,500 GSF Day Care FadBty
COMPONENT
VALUE
COMMENT
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessmaM aW Cast Model
0
NIC - See Oualifiralions
2
PRE-CONSTRUCTION SERVICES
AE Somme
56,000
Prog,. Manager S"ces
23,100
Gectedn I Services
0
Allowance: City lo Cor&W
ALTA Survey I TopogmpNC Maps
0
Alkwrence: Qty to Cmaact
Emmmnmenlal Hazer Malarial Reports
10,000
Alkxaence: City of oon"d
Emiranmental Ha7x0aus Male— Abalemsnt Pmced ms
10,000
Allowance: Cary to cantraci
CEGA
0
Assunption is Me Proled will Ee exempt from CEQA
Reimbusa0le Expenses
20,000
Allowance
3
DIRECT COSTS (Cons"dion Costs)
Demolifion f Land Cast
20,000
Allowance - Dem m of Exong BdIdIng
SOe Wod
75,000
Allowance
Com;t d Nee, 3,150 GSF BuBdirg
875,000
5650fGSF
TEMPORARY FACWTIES DURING CONSRUCTION
Temporary MDWw Trailers or Mw Facility
0
NIC -Tenant fad'
5
FIXTURES, FURNITURE AND EQUIPMENT(FF &E)
FumMm(Desk, QlMiM. Flo Catire4, etc)
0
NIC -See Qualimca0ms
EMwonic Systems aM Special Equipment
0
MC -See Qualifira0o is
8
PROGRAM AND CONSTRUCTION MANAGEMENT
56 ,000
7
TESTING & INSPECTION
SONS
7,500
Albwerx »: City to Centred
Malenals
25,Oro
Allowance: DIly W Geared
Roofing IWP
5,1p0
Allowar :City W Cmbad
8
UTILITY CONNECTION FEES
0
NIC -See Qualffaorls
g
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC - See Qualificabons
10
OWNER BUILDER RISK INSURANCE
5,800
Allowame:(Calcdale0 at075 %of Dired Cost)
11
CONTINGENCY
37,500
5% of Direct Coat
OPINION OF PROBABLE COST - APPROAC BB
1,021,700
Building #29
Zoeter Building (Day Care)
Renovation / Repair
Replacement
FCI %
$347,500
$1,021,700
34%
Building #29
Zoeter Building (Day Care)
Renovation Budget Opinion of Probable Cost
Area (s0 1,500
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatementlencapsulation
1,500
sf
10.00
15,000
2
Replace fence gates to accessible
2
ea
1,500.00
3,000
3
Revise Floor /threshold at main entrance to be accessible
1
Is
2,000.00
2,000
6
Seismic retrofit main structure
1,500
sf
8.00
12,000
6
Repair misc areas of dry rot & termite damage
1
Is
5,000.00
5,000
7
Replace all roofing
1,500
sf
10.50
15,800
8
Replace door hardware with compliant
10
ea
350.00
3,500
8
Replace all windows with dual pane
200
sf
100.00
20,000
9
Misc interior re- finishing
1,500
sf
20.00
30,000
9
Repaint exterior including misc patching
3,400
sf
2.70
9,200
10
Replace all signage for ADA compliance
4
ea
175.00
700
15
Retrofit fire sprinklers
1,500
sf
35.00
52,500
15
Install fan in restroom
1
Is
750.00
800
15
Install gas meter shut -off
1
Is
750.00
800
16
Retrofit fire alarm system
1
Is
10,000.00
10,000
16
Replace exit signs
2
ea
450.00
900
Subtotal
181,200
GC's, bonds, insurance, Fee, and 15% contingency
27%
48,900
Total
230,100
City Seal Beach Bldg 29 — Zoeter Building (Day Care) — Images
Building / Facility Condition Assessment Page 1
City Sea] Beach Bldg 29 — Zoeter Building (Day Care) — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldq 29 — Zoeter Building (Day Care) — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 29 — Zoeter Building (Day Care) — Images
Building / Facility Condition Assessment Page 4
Building #29B
METER BLEACHERS
Landing Avenue at 1 1t Street
Assessment date: August 19, 2010
City of Seal Beach Bldg. 29B — Zoeter Bleachers
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Zoeter Bleachers are part of Zoester Field, a sports (softball / baseball field) facility that
appears to have been originally a portion of a previous building according to City officials. The
2004 Assessment Report indicates that in 1987 the bleacher facility was created. The facility is
approximately 1,600 sf. The facility is a one -story wood framed structure with a slopping roof on
top of which fabricated aluminum bleacher seating has been placed over a roofing membrane.
The perimeter is protected by a wood framed parapet wall on two sides and a chain link guardrail
on the remaining side. There are several rooms that have been constructed under the bleachers
that house what was an older restroom (some fixtures still remain inoperable today) that is now
used as a general work/storage room; men and women restrooms which appear to have been
added at a date later than the original 1987 date and a general work/storage room for field
maintenance. There is a secured (fenced) alley providing access to these rooms along the back-
side of the facility. The front side faces the ball field. The ball field has a perimeter fence that
recently was extended in height. The field fence has a vinyl screen around some of the perimeter.
The fence and vinyl are in general good condition but will continue to require general overall
maintenance.
In general the facility appears to be in marginal condition. It was noted the over the years the
roofing membrane and parapet siding have failed causing water damage to the underlying
structure and uses.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located at the south west corner of Zoeter Field at the intersection of Landing
Avenue and 11'" Street. There is a minimal setback from both Landing and 12th Street which has
been landscaped with irrigation and is in general good condition. The public sidewalk is in general
good condition and the intersection crosswalk has general disabled access requirements for curb
ramps. At some point a disabled access ramp was installed allowing access form the primary
entry at Landing and 11" to the raised bleachers main lower section. This ramp appears to be in
general compliance with disabled access requirements. A drinking fountain was also added near
the main entry ramp and appears to be in compliance with code and disabled access
requirements. There is also access / egress from an alley along the west side of the field. The
facility has no on -site parking, all parking and drop -off is done in the public streets.
The facility is completely fenced in with access by City staff only when events are scheduled.
There are several disability access issues which are discussed later. Noted deficiencies are as
follows:
1. The Primary entry gate and secondary gate hardware is neither accessible nor
compliant for emergency egress — see disabled access and fire life- safety
comments below. However, as long as the facility is required to be opened by
City staff and left open, it would be in general compliance.
2. The fencing and metal railings of the ramp shown some rusting.
City of Seal Beach Bldg. 29B — Zoeter Bleachers
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing buildings and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports. The general observations of the assessment
team did find obvious signs of past / on -going water damage although they did not find any
obvious signs of mold or other hazardous materials. In the event a recent hazardous materials
report was not prepared, any proposed demolition or renovation that would disturb the existing
conditions would be subject to a full inspection, testing, containments, removal and discharge
(Abatement) program to mitigate the harmful effects of these hazardous materials.
In the event that it is determined to demolish or renovate the existing building it is recommended
that the following detailed studies be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The existing facility is basically an open air use with minimal occupied enclosed spaces. There
are two means of egress from the facility however as noted above, these exit gates must remain
opened during occupancy otherwise the hardware would need to be modified to allow for egress
during an emergency. The facility did not have exit signs, fire extinguishers, a fire alarm system or
a fire sprinkler system. There was no fire separation between the bleacher seating (roof) and the
rooms below. Provided no storage of hazardous materials occurs, this would be acceptable.
Given the public use of the facility, consideration should be given to adding a fire sprinkler system
as may be required by the local authorities.
Noted deficiencies are as follows:
1. Non - illuminated exit signs where illuminated exit signs are required.
2. No fire extinguishers.
3. No fire -alarm system.
4. No fire - sprinkler system.
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility has both staff /employees and outside users that visit the facility. As a
result, provisions for the disabled must address both of these groups of individuals. A modification
done at a previous time converted or added restrooms for men and women. The layout of the
restrooms is in general compliance with disabled access codes. Minor hardware improvements
City of Seal Beach Bldg. 29B — Zoeter Bleachers
Building / Facility Condition Assessment Page 3
are required for the doors to comply fully. The workroom that was a previous men's restroom
needs to have an accessible door and hardware including threshold installed. The storage room
is an un- finished room (exposed structure) but also requires accessible doors and hardware. In
general, the added ramp from the primary entry provides the necessary path of travel to a
compliant disabled access viewing area. Path of travel / signage is required
Noted deficiencies are as follows:
1. Door hardware is non - compliant
2. No disabled access path of travel / signage
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal. The exterior aluminum
bleacher seats are in good condition however the roofing membrane they sit on is not. Likewise,
the perimeter parapet / guardrail wall siding is failing. As a result, the aluminum bleachers should
be removed along with the perimeter parapet siding. A new waterproof roofing membrane can
then be added with proper flashing and new parapet siding can be installed with new cap
flashings.
The interior of the storage / work -room is in very poor condition. The original lath and plaster walls
and ceilings have suffered damage in addition to abandoned electrical and plumbing fixtures
along with a series of make -shift modifications.
The restrooms are in general fair condition requiring minor patching and new paint. Due to the
nature of these restroom facilities they are the target for rough use and on -going vandalism and
as such require continued maintenance. A more vandal resistant program could be implemented
utilizing vandal resistant fixtures and finishes but they will continue to be a source of on -going
maintenance and repair.
The field storage room is an unfinished "yard shed" and as such it will continue to serve this
purpose with little corrective work. Care should be taken with the type of materials that are stored.
There is some evidence of minor structural wear on the exposed structure that needs to be
protected.
Noted deficiencies are as follows
1. Roofing membrane and flashings are in poor condition
2. Parapet / guardrail siding and flashings is in poor condition. The chain link
parapet / guardrail at the east end should be replaced to match the west end.
3. Storage / Workroom in complete disrepair
4. Restrooms require minor refurbishment
STRUCTURAL ASSESSMENT
The structure is basically a single -level wood framed box with a sloping roof. The concrete floor
slab appeared to be in generally good condition. Access to the underside of the wood structure
was not available however we noted that the membrane protecting the wood structure was
deteriorated, as was the diagonal wood sheathing. There did not appear to be any seismic
resisting shear panels or a plywood roof diaphragm.
City of Seal Beach Bldg. 29B — Zoeter Bleachers
Building / Facility Condition Assessment Page 4
Noted deficiencies are as follows:
No visible means of seismic resisting structural systems at the lateral walls,
horizontal roof plane or structural ties or hold- downs.
2. A detailed seismic evaluation is required to verify the potential vulnerability of this
structure. Although we could not review the underside wood frame structure,
based on our observations of the top side, significant repair work is required.
Alternatively, removal and replacement of this structure may be more viable.
MECHANICAL SYSTEMS ASSESSMENT
The existing facility does not have any heating or air conditioning.
Plumbing is limited to plumbing fixtures at the restrooms and the drinking fountain at the main
entry. All appear to be in good condition. Given the age of the building and the type of use, the
subsurface piping should be further tested and inspected to determine if there are any sub-
surface issues with the pipes.
There were no noted mechanical deficiencies.
ELECTRICAL SYSTEMS ASSESSMENT
The existing facility has a 300 amp disconnect panel and meter station located in an outdoor
cabinet enclosure on the west end of the building. This serves both the bleacher facility and the
field lighting. The enclosure and the electrical equipment are in. poor condition and should be
replaced. The building electrical is distributed through a main switch and panel located in the
Storage / Workroom. These should be replaced with the refurbishment of this room. Lighting for
the restrooms and field storage appear to be in generally good condition. Exterior wall lighting
along the back alley fagade and end facades also appears to be in generally good condition. Due
to the time of day, the team was not able to assess the field lighting. The 2004 assessment and
Staff confirmed that the lighting was in poor condition and should be replaced.
Noted deficiencies are as follows:
1. Main switchgear and enclosure in poor condition
2. Field lighting in poor condition
3. Storage / Workroom electrical in poor condition
ASSESSMENT FINDINGS
GENERAL
It was obvious to the assessment Team that the facility is in need of major repair and renovation
to avoid further costly repairs and potential shut -down of the facility due to failure. Given the use
as a gathering space for the public which could impose significant loads onto the existing
structure, a full structural analysis needs to be considered. The roofing system and the exterior
siding associated with the seating needs to be repaired / replaced to avoid further water damage
to the structure and the rooms below. This will require removal and reinstallation of the metal
bleachers which are in relatively good condition.
City of Seal Beach Bldg. 296 — Zoeter Bleachers
Building / Facility Condition Assessment Page 5
The disabled access issues need to be addressed and the general finish of the rooms below the
bleaches need to be completed. The restrooms need minor refurbishment. The electrical
deficiencies need to be addressed to avoid untimely failure of the current equipment / systems.
Given the nature of the facility and the on -going need for maintenance, the assessment team
believes it would be more economically viable over the long term to demolish the existing facility
and replace it with prefabricated bleachers rather than renovate the existing structure to correct
the deficiencies noted above.
To determine the FCI for this facility two Alternative cost models were established. Alternative
Model A provides for the renovation of the existing facility as compared to Alternative Model B
which provides for a new pre- fabricated bleacher assembly of the same basic size. The team
would then propose a separate freestanding restrooms, storage and workroom building to
minimize cost and maximize sustainability rather than construct a new structure to provide these
spaces and support the seating as is the current configuration. The added advantage of the
approach based on Alternative Model B is that it would considerably reduce future on -going
maintenance as opposed to that of Alternate Model A.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg. 29B — Zoeter Bleachers
Building / Facility Condition Assessment Page 6
Building #29B
Zoeter Bleachers
Renovate 1 600 Deemer, storage & restroom taality
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
NIC - See Ouaifimitims
2
PRE-CONSTRUCTION SERVICES
A/E Semoes
33,400
Program Manager Preranstruction SeMces
10,000
G technical Services
5,000
Albwance.
City to Cmtract
ALTA Survey/ Topographic Maps
5,000
Alkrwence:
City 0 Contract
Emimnmental Hazardous Material Reports
5'"
mlovance:
City of cdntraa
Em renmental Hazardous Material Abatement Pr `arks
5,000
Allcaei c . City to cantrad
DEC
0
Assumption is Me Projea will be ezempt ham CEOA
lt /$1nK1Ndl- Seismic Verification /Dammenlalion
6,700
isabled Access Repot
2,700
seble Exwmes
5,000
Albwence
3
S (Com"aim Costs)
ian & Abatement
tk
Intl
Intl
te 1,600 GSF Facility
934,300
See etletlh0dFACI
LITI ES DURING CONSRUCTION
ary Modular Trailers or abler Fatality / Phasing
5,000
FIXTURES, FURNITURE AND EQUIPMENT(FF &E)
Fumiture (Desk, Chars, File Catinets, etc.)
NIC - See Dualill a
PROGRAM AND CONSTRUCTION MANAGEMENT
33 ,400
]7TESTING
& INSPECTION
Soils
0
Albwance: ity to Centratl
Maedsls
5,000
Alloxanca: ity b Canbaa
RoafN / WP
3,500
Allowance: City W Contract
UTIUTY CONNECTION FEES
0
NIC -See OUalifica5cns
9
CITY ADMINISTRATION FEES I PER-MFEFEES
0
MID -See Ouaifioatidm
10
OMER BUILDER RISK INSURANCE
2,50D
Albwance. (Calculated at 01516 of Direct Cost)
11
CONTINGENCY
16,700
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACHA
478,200
Building #29B
Zoeter Bleachers
Construct new 1 600 Bleacher, storage S restroom fatality
COMPONENT
VALLIF
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment am Coal MOdN
0
MC -Sae Oualificeeona
2
PRE-CONSTRUCTION SERVICES
A/E Services
38,400
Program Manager Services
17,300
Gedechnical SeNces
0
Allowance: City to Contract
ALTA Survey / Topographic Maps
0
Allowance: City to Contract
Environmental Hazardous Material Reports
10,0X)
Allowance: City of contract
Erntreomental Hazardous Material Abatement Procedures
10,000
Allowari City to contract
CEQA
01
Assumption is the Project will be exempt front CEOA
Reimbursable Expenses
20,000
Allowance
3
DIRECT COSTS(ConsbVdlon Costs)
Demditien I Lam Cost
20,X)0
Allowance - Demotiaon of Eitisfirg Buidiog
Site Work
75,000
Allowance - indudes newt slamlog alum'vxan bMdMa
ConsWCt New 1,600 GSF Building
4Q000
E30D(GSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temooi Maluler Trailers or eater Faidlity
5,000
5
FIXTURES, FURNITURE AND EQUIPMENT(FF &E)
Fumilue(Data. Chairs, Flo Cadnats, etc.)
0
NIC - See Qualifications
Ebcboric Systems and Spai Equipment
0
NIC -See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
38,40
7
TESTING & INSPECTION
Stile
7,500
Allowance: City to Contract
Malenals
25,000
Allowance: City to Contract
Romng / WP
5,000
Allowance: City to Contract
8
UTILITY CONNECTION FEES
0
NIC - See Qualifications
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See Oualificat"
10
OWNER BUILDER RISK INSURANCE
4,2DO
ANnwance:(Caloulaled W 0.75% of Dked Cwt)
11
CONTINGENCY
27,800
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACH 0
7&3,600
Building #29B
Zoeter Bleachers
Renovation / Repair
Replacement
FCI %
$478,200
$783,600
61%
Building #2913
Zoeter Bleachers
Renovation Budget Opinion of Probable Cost
Area (so 1,600
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos and lead abatement/encapsulation
1,600
sf
2.00
3,200
6
Reframe roof structure
1,600
sf
10.56
16,900
6
Misc replacement of rotted wood, etc
1
Is
30,000
30,000
6
Seismic retrofit main structure
1
Is
20,000
20,000
7
Remove and replace roofing and flashing
1,600
Is
11.00
17,600
9
Remodel interiors throughout to comply with ADA requirements
100
sf
35.00
56,000
9
Misc exteior repairs and paint
1
Is
15,000.00
15,000
15
Retrofit fire sprinklers
100
sf
35.00
56,000
16
Replace exit signs
1
ea
450.00
500
16
New interior lighting thoughout, incorporating new emergency
1,600
sf
8.00
12,800
egress lighting and new energy efficient controls
16
Upgrade receptacles to GFCI
6
ea
80.00
500
16
Replace all exterior lighting
4
ea
650.00
2,600
16
Retrofit fire alarm system
1
Is
7,500.00
7,500
16
Install main disconnect and CB
1
Is
10,000.00
10,000
16
Install building grounding
1
Is
5,000.00
5,000
Remove and Replace aluminum bleachers
1
Is
9,600
9,600
Subtotal
263,200
GC's, bonds, insurance, Fee, and 15% contingency
27%
71,100
Total
334,300
City Seal Beach Bldg. 29B — Zoeter Bleachers — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg. 29B — Zoeter Bleachers — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg. 29B — Zoeter Bleachers — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg. 29B — Zoeter Bleachers — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg. 29B — Zoeter Bleachers — Images
Building / Facility Condition Assessment Page 5
Building #37
TENNIS CENTER CLUBHOUSE
3900 Lampson
Assessment date: September 23, 2010
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The City of Seal Beach Tennis Center resides along the northern edge of the 405 Freeway
directly across from the Old Ranch Country Club. The property is bounded by the 405 Freeway to
the south, Lampson to the north and west, Basswood Street to the north and Aster Street to the
east. The facility was originally constructed in 1970 and served as an extension to the Country
Club. The facility was originally known as the "Old Ranch Tennis Club." The facility is accessed
via a non - secured surface parking lot from Lampson Avenue. The tennis facility itself is secured
behind a perimeter fence or wall with an entry portal (gate and guardhouse) on the west side
adjacent to the surface parking lot. There are other egress gates from the facility to the
surrounding streets.
The facility includes sixteen tennis courts, an entry gate / guardhouse, a stand alone Club House
with administration functions, pro shop and lounge / cafe', a separate stand alone Fitness Center
and a separate stand alone Locker, Shower and Restroom building.
The facility is maintained by the City of Seal Beach but is operated by a vender contracted to the
City.
The Club House facility is an approximately 2,100 square foot single story open wood timber
beam building. Located at the center of the overall tennis complex, the Club House includes
administrative offices, a tennis pro shop, a main multi - purpose lounge with open vaulted ceilings,
kitchen with snack bar cafe and equipment room. The original building had separate men and
women restrooms but these were recently converted into a single disabled access compliant
unisex restroom. The building is surrounded by an oversized concrete patio / walkway which is
covered on the north side and includes an enlarged trellis patio area at the north east corner.
There is a terraced lawn / concrete stepped viewing area stepping down approximately six feet to
the east facing the main "Center Court". The terraces and steps appear to have been modified
over the years.
Apart from the renovation of the restrooms, some possible aluminum door replacements and the
incorporation of the pro shop glass divider wall, the building appears to be in its original 1970's
condition.
SUMMARY ANALYSIS
SITE LOGISTICS
The site area immediately surrounding the Club House building consists mostly of concrete
walkway / patio paving. The concrete walks show some signs of cracking and have had various
patches and repairs over the years as evident by un- matching concrete. The concrete finish has
aged and stained over they years. Several modifications have been done at the stepped terraces
to remove or install walkway steps. A disabled access ramp was added at the south end to
provide primary access to the Club House via the main walkway from the entry gate. The current
handrails for the terrace steps and the ramp are not compliant and show signs of rust and
weather deterioration. There is no direct access to the Locker /Shower / Restroom building which
would explain the restroom conversion.
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 2
Noted deficiencies are as follows:
1. Concrete walkway issues
2. Non - compliant and deteriorating handrails
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBA), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices.
The general observations of the assessment team noted several locations of water damage,
wood rot and insect damage. This was particularly evident at the exterior exposed wood timbers,
trim and door / window frames.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an _BP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The Club House is primarily a high occupancy assembly building with multiple uses. The building
does not contain a fire sprinkler system. The exhaust hood in the Kitchen appears to be newer
than the original construction and does have a fire suppression system that appears to meet
current code requirements. The building does not have a code compliant fire alarm system. A full
visual and audio fire alarm system is required for this type of occupancy use. There were limited
non - complying exit signs. The facility did have a fire extinguisher. Emergency lighting was
provided by separate twin beam emergency lights with battery back -up. The general lighting
appears to have been modified with the addition of low voltage track lighting over the years. It did
not appear that the general lighting had any emergency back -up. The emergency exit lighting
does not appear to be adequate to meet code requirements, further testing would need to be
done to confirm this assessment. There is no emergency generator as part of this facility. The
equipment room contains not only the main electrical systems for the building but also houses a
janitor sink, laundry facilities and general storage, the combination of which is non - compliant with
current code requirements.
Noted deficiencies are as follows:
1. No fire - sprinkler system
2. Non - compliant fire alarm system
3. Non - compliant and non - working exit signs
4. Verification of emergency egress lighting required
5. Electrical equipment in combination with other building functions
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 3
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is full -time
staff located at this facility in addition to assembly use by the public members and guests.
Access from the main entry is via a concrete walkway and previously added access ramp. The
ramp handrail is currently non - compliant.
The building entries appear to have been replaced with newer aluminum entry doors. There are
minor issues with accessibility but of greater concern is the deterioration of the wood supporting
frames noted below.
The recently renovated restrooms appear to be in general compliance with current requirements.
Several of the interior and exterior doors have non - compliant door hardware, There is a pass -thru
counter from the Kitchen to the north east outdoor patio that is non - compliant
Given the type of use and this general overall assessment, if renovation is to be considered then
a more detailed accessibility survey should be conducted by a California Access Specialist to
qualify and quantify each deficiency along with proposed measures to remove or mitigate all
barriers to accessibility in conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Entry ramp and walkway step handrails are non - compliant
2. Window counter is non - compliant
3. Interior counters are non - compliant
4. Minor entry door issues
5. Non - compliant door hardware
6. Non - compliant graphics and signage
ARCHITECTURAL ASSESSMENT
The general physical appearance of the Club House is marginal. The building is a concrete post
and wood beam structure with wood siding that has weathered poorly and shows numerous signs
of water damage, wood rot and insect damage. Paint has been added over the years to cover -up
the wear but the underlying wood timber members and siding require more significant attention.
The exterior siding has exceeded its expected service life. The wood trim members at the fascia,
the open trellis members, wood windows and the wood door /window frames all show significant
deterioration from water and insects. The cantilevered patio cover structural members show signs
of deterioration and distortion. The replacement aluminum doors are in marginal condition with
some issues due mainly to the condition of the surrounding wood frames.
The interior walls and ceiling of the Club House is also clad with wood siding with exposed wood
structural members. The interior and exterior surrounding lighting appears to be old, damaged
and in general, inefficient. The interior walls of one of the administration offices is deteriorating
and in poor overall condition. There is carpet flooring throughout the majority of the building which
is in marginal condition. Kitchen flooring is VCT which needs to be tested for possible hazardous
materials. The light fixtures in the Kitchen are missing lenses. The interior millwork associated
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 4
with the snack bar/ cafe are in deteriorating condition. The Kitchen would not meet current health
department requirements for new food service establishments.
The roof consists of concrete tiles and appears to be in generally good condition,' but show signs
of weather staining over the years. It is likely that this is the original 1970's roof which would most
likely be beyond the original warranty life expectancy. The area around the mechanical
equipment well has deteriorated and the mechanical equipment flat roof is in need of
replacement. The larger concern is that with this type of construction there appears to be little or
no roof insulation. Given this and the amount of single glazed window / door openings, the
building lacks current minimal energy efficiency requirements.
The newer uni -sex restroom is in good condition however it does not meet the minimum number
of restroom fixtures required for the occupancy level of the building. The addition fixtures can be
accounted for in the adjacent Locker /Shower /Restroom building given the close proximity to the
Club House with proper directional signage.
Noted deficiencies are as follows
1. Exterior wood siding, trim and door /window frame replacement required
2. Exterior exposed wood members have wood rot and insect issues
3. Aluminum doors /windows are in marginal condition
4. Interior siding at the end of its service life
5. Interior and exterior lighting in poor condition
6. Roofing and flashings at roof well in very poor condition
7. Interior millwork in poor condition
8. Kitchen is not compliant with current County Health requirements for new
facilities
9. Poor overall energy efficient design
STRUCTURAL ASSESSMENT
The Club House building is a one -story structure with a high pitch wood framed roof. The main
rafters span to cantilever concrete columns, which also take the horizontal thrust from the rafters.
There are overhangs on three sides of the building; on the east side the roof continues out at a
lower pitch and the building line extends to the edge of the roof.
Seismically this is a reasonably high vulnerability structure. It appears that the lateral system
relies on cantilever concrete columns, which based on the vintage, probably do not have
adequate reinforcing steel, particularly the horizontal ties that are needed to provide ductile
behavior.
Noted deficiencies are as follows:
1. The tops of several concrete columns have minor cracking, where the steel
brackets supporting the rafters are embedded.
2. There is some deterioration in the wood framing, particularly at the exposed
trellises on the east side of the building. There is also evidence of termite
damage at the fascias.
3. The overhang framing and fascias are also somewhat warped or distorted, which
results in a visible unevenness along the overhang, however we do not consider
this a structural concern.
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 5
4. Further detailed seismic evaluation is required to determine whether the
cantilever column lateral system represents a significant life safety concern. If it
does, then consideration should be given to seismically retrofitting the building.
MECHANICAL SYSTEMS ASSESSMENT
There are two split- system heat pumps each serve half of the building. The fan coil unit serving
the east side is located in a closet with the outdoor heat pump remote from the building to the
north. The fan coil unit serving the west side is located in an attic with the outdoor heat pump
located in roof equipment well. These units were installed in 2004 and are in good operating
condition. Replacement would not be required for 10 -12 years. The Kitchen exhaust system is
also located in the roof well and appears to be in generally good condition. There does not
appear to be any mechanical air make -up for the Kitchen exhaust.
The restroom plumbing was recently replaced including new fixtures and the water heater was
recently replaced. The Kitchen plumbing fixtures appear to be in generally good condition.
There were no significant deficiencies noted for the mechanical and plumbing systems
ELECTRICAL SYSTEMS ASSESSMENT
The Club House building is served by a 600 Amp 120/208 volt main service located in a room that
functions as an electrical room but also serves as a storage room, janitor room and laundry room.
A combination that is not acceptable to current codes and standards. Interior lighting is provided
by a combination of hanging chandeliers and added low- voltage track lighting at the main lounge
room and incandescent and older fluorescent surface mounted fixtures elsewhere. There is no
electronic security system for the Club House. There is no lighting control system for the Club
House or for the site lights and court lights other than switch and breaker controls.
Noted deficiencies are as follows:
1. Breakers likely have not been operated or tested regularly and their ability to
function properly is questionable.
2. Panels missing blank filler plates with old breakers of questionable ability to
function properly.
3. Panels are not provided with code required clearances. Electrical equipment is in
space shared by other non - electrical functions that should be separated.
4. Meeting room lighting consisting of a combination of indirect track lighting and 2
chandeliers appears to be inadequate.
5. Attachment of chandeliers to structure does not appear to comply with current
codes.
6. Receptacles near sinks are not GFCI protected.
7. Exterior and interior lighting is old incandescent and fluorescent type. (Not
energy efficient.)
8. Condensing unit disconnect is supported by conduit only, not independently
supported.
9. There are no light switches for the court lights. These lights are manually turned on
and off with the breaker.
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 6
ASSESSMENT FINDINGS
GENERAL
The buildings that make up the overall tennis campus are in poor condition. The Club House
building itself is in marginal condition. Of greatest concern is the structural integrity of the overall
structure. Given the type of construction, a more detailed seismic analysis needs to be performed
to determine the extent of seismic retrofit required which will determine the viability of renovating
the building. Assuming the structure can be retrofitted, the deterioration in the wood framing must
be addressed. The cracks in the concrete columns should be repaired in addition to any seismic
retrofit requirements.
The exposed wood beam structure members and wood siding has weathered poorly and shows
numerous signs of water damage, wood rot and insect damage. The exterior siding has exceeded
its expected service life. This is also the case for the wood trim members at the fascia and wood
windows and the wood door /window frames. All exposed wood siding, trim and frames should be
replaced with more suitable and durable materials.
The roofing system is not energy efficient and the roofing tile has most likely surpassed its
warranty period. Given the need for further seismic review and the likelihood that a new roof
diaphragm would be required the existing roofing tile, underlayment and sheathing should be
removed. This would allow for a new insulated roofing system to be installed over the existing
retrofitted wood structure. The existing mechanical roof well should also be addressed at the
same time. A new light weight energy efficient roofing tile should be used with a new 20 -year
warranty period.
Given the type of construction (combustible) and the assembly occupancy use, the building
should be equipped with a fire sprinkler system. A new fully compliant fire alarm system should
be installed along with adequate emergency egress lighting and proper illuminated exit signs. The
electrical room should be partitioned off from the other uses and electrical equipment repairs
made as required. The interior and exterior lighting should be replaced and lighting controls
should be added.
Interior and exterior doors should be replaced including more energy efficient dual glazed doors
and windows all to be equipped with disabled access compliant hardware. The interior siding
should be replaced with a more suitable and durable material. Flooring should be replaced
throughout. Millwork should be replaced and the kitchen finishes and equipment should be
retrofitted to meet current Health Department requirements.
The surrounding concrete walks and patios have minor cracks and show signs of staining and
discoloring over the years. The terrace steps and walls have had past modifications and the new
entry ramp contrasts poorly with the original hardscape. Consideration should be given to
replacement of the concrete walks throughout the overall Tennis Facility. Ramp and walkway step
handrails need to be replaced to comply with current codes.
To mitigate the risk associated with the above noted deficiencies, a complete major renovation or
outright demolition and re- construction of a new facility should be considered as soon as possible
to bring the facility up to current industry standards for similar use facilities. Any delay would
increase the risk and cost of resolving the deficiencies noted including the more important issues
of the overall structural integrity and associated life /safety issues and disabled access.
Given the current condition of the Club House building and more importantly the associated
Fitness Center and the Locker /Shower /Restrooms, it is recommended that the renovation or
replacement happen in the very near future. Until such time as a renovation or new facility has
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 7
begun, the Club House building will continue to experience on -going repairs and increasingly
higher levels of maintenance and operation expense in addition to the associated health and
safety risks.
To determine the FCI for this facility two alternative cost models were established. Alternative
Model A provides for the renovation of the existing Club House building and the immediate site
area as compared to Alternative Model B which provides for a new 2,100 square foot single story
Club House building (equal to existing facility) at the same location.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 37 — Tennis Center Club House
Building / Facility Condition Assessment Page 8
Building #37
Tennis Center Clubhouse
CWSWG nev. 2.100 GSF 1 -story Cludause Biildng
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Model
0
MC -Sea Oualiecabms
2
ME-CONSTRUCTION SERVICES
A9: SeNces
80,200
Pmgram Manager Services
24,900
Geoteclmicel SeMm
25,000
Alb aWS. City m CtWi r
ALTA Survey / TopogmpNC Maps
5,000
m0wame: City m Ca *w
EmiranmeNal Hai Material Reports
10,000
Alb ivi,: Clly olcerdratl
Environmental Hazardwa Material AMtemeM PmceduM
10,000
Almwance: City m caWKl
CEOA
0
Assumption is Me Project wN W exempt from CEOA
Reknbus.able Expermes
20,OW
Allowance
3
DIRECT COSj rmtnxtiion Cosh
Dem,:and Cost
25,000
Allowance - Dam M. d Emming BUOMI;;
$k9 W
50,000
Allowance
w 2,100 GSF BWkSng
753,900
S3501GSF
4
TEMPORARY ITIES DURING CONSRIICTION
Tempo Wr Trailers x OMer Facill
5,000
5
FIXTURES, FRE AND EOUIPMENT(FF &E)
Fuminsa(Dask, CNaks, File, Caro ,etc.)
0
NIC -See Qualifications
Eleotranc Systems and SpeaU EgipmeM
0
IAC -See Oualifira5
e
PROGRAM AND CONSTRUCTION MANAGEMENT
80,200
7
TESTING &INSPECTION
$all.
15,000
Allowarxx: City m Cantraat
Materials
W."
Allowance: CRY m Contract
Roofing / WP
7,500
Allowance: City to COntrad
8
UTIUTY CONNECTION FEES
0
NIC - See Quelifineerm
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIG -See Qualifications
10
OWNER BUILDER RISK INSURANCE
9,000
Alloxance:(GWWated M 0.75 %dD —COS1)
11
CONTINGENCY
40,100
5 %d 04re Cost
OPINION OF PROBABLE COST - APPROACH B
11 300
Building #37
Tennis Center Clubhouse
Construct new 2,100 GSF 1 -story OubhOcSe Building
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Model
0
NIC - See Qualifications
2
PRE - CONSTRUCTION SERVICES
A/E Services
60,200
Program Manager Services
24,800
Geotechnical Services
25000
Allowance: City to Contract
ALTA Survey/ Topographic Maps
5,000
Allowance: City to Contract
Environmental Hazardous Matenal Reports
10,000
Allowance: City of contract
Environmental Hazardous Matenal Abatement Procedures
10000
Allowance: City to contract
CEOA
0
Assumption is me Project will be exempt from CEOA
Reimbursable Expenses
20000
Allowance
3
DIRECT COSTS (Construction Costs)
Demolition I LaW Cost
25,000
Allowance - Demolition of Existing Building
Site Work
50,000
Allowance
Construct New 2,100 GRIP Building
753,500
S350IGSF
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers or other Faolity
5,000
5
FIXTURES, FURNITURE AND EQUIPMENT(FF&E)
Furniture (Desk, Chairs, File Cabinets, etc,)
0
NIC -See Qualifications
Electronic Systems and Specaal Equipment
0
NIC - See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
60 ,200
7
TESTING & INSPECTION
Soils
15,000
Allowance: City to Contract
Matenals
30000
Allowance: City to Contract
Roofing) WP
7,500
Allowance: City to Contract
0
UTILITY CONNECTION FEES
0
NIC - See Qualifications
9
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC - See Qualifications
10
OWNER BUILDER RISK INSURANCE
6,000
Allowance (Calculated at075 %of Direct Cost)
11
CONTINGENCY
40,100
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACH B
1,146,300
Building #37
Tennis Center Clubhouse
Renovation) Repair
Replacement
FCI %
$745,500
$1,146,300
65%
Building #37
Tennis Center Clubhouse
Renovation Budget Opinion of Probable Cost
Area (sf 2,100
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
2,100
Is
2.50
5,300
3
Replace concrete sidewalks
500
sf
8.00
4,000
5
Replace handrails at terrace steps
1
Is
5,500.00
5,500
6
Misc replacement of rotted wood, etc
1
Is
5,000.00
5,000
6
Replace selected interior casework for ADA compliance
2,100
sf
2.50
5,300
6
Seismic retrofit main structure
1
Is
35,000.00
35,000
7
Replace roofing
2,100
sf
10.50
22,100
8
Replace door hardware with compliant
10
ea
650.00
6,500
8
Replace all door and window assemblies
1,700
sf
57.00
96,900
9
Construct new janitor closet to separate from the elec room
1
Is
10,000.00
10,000
9
Remodel interior
2,100
sf
15.50
32,600
9
Remodel kitchen to comply with health dept requirements
1
Is
50,000.00
50,000
10
Replace all interior signage for ADA compliance
5
ea
175.00
900
15
Retrofit fire sprinklers
2,100
sf
25.00
52,500
15
Add makeup air to the kitchen
1
Is
5,000.00
5,000
16
Retrofit fire alarm system with horn /strobes
2,100
sf
6.00
12,600
16
Replace exit signs
4
ea
450.00
1,800
16
New interior lighting thoughout, incorporating new emergency
2,100
sf
10.00
21,000
egress lighting and new energy efficient controls
16
Replace main breaker panel
1
Is
10,000.00
10,000
16
Upgrade misc electrical
1
Is
7,500.00
7,500
16
Replace all exterior lighting
8
ea
1,000.00
8,000
17
New data /tele cabling infrastructure
2,100
sf
4.00
8,400
19
Subtotal
405,900
GC's, bonds, insurance, Fee, and 15% contingency
27%
109,600
Total
515,500
City Seal Beach Bldg 37 — Tennis Center Club House — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 37 —Tennis Center Club House — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 37 — Tennis Center Club House — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 37 — Tennis Center Club House — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 37 — Tennis Center Club House — Images
Building / Facility Condition Assessment Page 5
City Seal Beach Bldg 37 — Tennis Center Club House — Images
Building / Facility Condition Assessment Page 6
Building #37A
TENNIS CENTER
LOCKERS / SHOWERS /RESTROOMS
3900 Lampson
Assessment date: September 23, 2010
City of Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Locker /Shower /Restroom building is housed in a separate single story structure that was
constructed as part of the original 1970's project. The facility is not staffed and is open to
members of the Tennis Club only. The building is approximately 3,200 square feet in size. The
facility has four basic components including separate locker, shower and restroom facilities for
men and women separated by an open atrium court with screen divider. The design of the facility
is very unique, open and airy. The men's facility contains a non - operational spa and sauna while
the women's facility has had the original spa filled in with concrete. A storage room was added to
the women's locker area. The west side of the facility contains storage rooms and mechanical
equipment rooms including the non - operational spa equipment.
SUMMARY ANALYSIS
SITE LOGISTICS
The site area immediately surrounding the Locker /Shower /Restroom building to the east consists
mostly of landscape area with concrete walkways at the south entry end and a concrete service
alley to the east with a maintenance and mechanical yard to the north which also has an exposed
trash dumpster for the entire tennis facility. The paving and surrounding security walls and gate
appear to be in generally good condition
Noted deficiencies are as follows:
1. Maintenance yard and service alley do not appear to have adequate lighting
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. The general
observations of the assessment team noted several locations of water damage, wood rot and
insect damage. This was particularly evident at the exterior exposed wood timbers, trim and door
/ window frames. In addition, there was significant moisture damage and mold found in the
shower area walls and ceilings.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
City of Seal Beach Bldq 37A — Tennis Center Locker - Shower • Restrooms
Building / Facility Condition Assessment Page 2
FIRE LIFE SAFETY
The Locker /Shower /Restroom building does not contain a fire sprinkler system, a fire alarm
system, emergency exit signs or emergency egress lighting. The facility did have fire
extinguishers. There is no emergency generator as part of this facility.
Noted deficiencies are as follows:
1. No fire -alarm system
2. No fire - sprinkler system
3. No exit signs
4. No emergency lighting
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is no
permanent full -time staff located at the Locker /Shower /Restroom building.
The disabled path of travel to the Locker /Shower /Restroom building entry is provided via a
concrete walkway. The path of travel and the entry to the Fitness Center is not designated with
compliant graphics and signage. Entry thresholds are non - compliant.
Once inside the facility there are numerous barriers for the disabled. Toilets, urinals, showers,
lavatories and general maneuvering / clearances requirements are all non - compliant. Most
fixtures and accessories are non- compliant. In general, the entire facility would require a
significant retrofit to comply with all disabled access requirements required for this type of use.
Given the numerous deficiencies, if renovation is to be considered then a more detailed
accessibility survey should be conducted by a California Access Specialist to qualify and quantify
each deficiency along with proposed measures to remove or mitigate all barriers to accessibility in
conformance with the ADA and CBC Title 24.
Noted deficiencies are as follows:
1. Disabled access path of travel to the facility lacks compliant graphics
2. Entry and entry graphics and signage not compliant
1 Restroom special requirements, maneuvering requirements, clearance
requirements not compliant
4. Restroom fixtures not compliant
5. Restroom accessories not compliant
6. Controls not compliant
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the Locker /Shower /Restroom building is poor. The
building is a wood structure with wood siding, trim and exposed wood structural members that
have weathered poorly and show numerous signs of water damage, wood rot and insect damage.
Numerous coats of paint have been added over the years to cover -up the wear but the underlying
members and siding require more significant attention. It is apparent that some repairs have been
made over the years but the exterior siding has exceeded its expected service life. This is also
City of Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms
Building / Facility Condition Assessment Page 3
the case for the wood trim members at the fascia, doors /windows and the door /window frames.
The atrium is surrounded by a custom wood framed full height single glazed fixed sash window
wall system. The wood frames show signs of water damage and wood rot in numerous locations.
The glazing has water stains from the atrium irrigation system. The entire system shows signs of
water penetration at multiple locations. It was not evident if the glazing was tempered glass. The
exposed wood timbers and trellis members in the atrium show significant signs of deterioration.
The structural roof members appear to be sagging resulting in a ponding problem caused by the
structural deflection. The roofing membrane is in poor condition overall. There have been
numerous leaks throughout the facility. The edge of the roofing membrane is not properly sealed
to the flashings. In addition, the existing roofing system does not meet current energy efficient
design requirements. The roof structure should be retrofitted as required to allow a new roofing
system to be installed which would include tapered roofing insulation and new roofing membrane
to resolve the drainage and efficiency issues.
The interior walls of the Locker /Shower /Restroom building are clad with wood siding which is
inappropriate for sanitation reasons for a facility such as this. The ceilings appear to be plaster or
gypsum board but show signs of multiple roof leaks and moisture damage including the presence
of mold. The millwork and toilet partitions are a combination of painted wood and plastic laminate.
These elements are all in poor condition and are not appropriate for sanitation reasons for a
facility such as this. Lockers are old and in marginal condition.
Interior and exterior lighting is in poor condition and inefficient.
There are multiple types of flooring and wall cladding including multiple styles and colors of
ceramic tile, terrazzo and carpet most of which are in marginal to poor condition.
Noted deficiencies are as follows
1. Exterior and atrium wood siding, trim and door /window frame replacement
required
2. Exposed wood structural members require replacement
3. Doors are in poor condition
4. Interior siding is inappropriate and at the end of its service life
5. Ceilings damaged
6. Interior millwork and partitions are in poor condition and of inappropriate
materials
7. Interior wall and floor finishes are in poor condition
5. Interior and exterior lighting in poor condition
6. Roofing and (lashings in poor condition
STRUCTURAL ASSESSMENT
This one -story structure has a flat wood - framed roof. The roof framing spans to exterior and
interior wood framed walls and interior wood posts.
The structure is in reasonable condition for its age. The roof does not appear to have adequate
slope and /or drainage. This is exacerbated by long -term creep deflection of the wood framing.
Significant areas of pending were observed. If these are not addressed, they could potentially
result in failure of the roof framing in a heavy downpour. It is likely that the roof structure can be
retrofitted structurally with the existing supporting walls with the ponding issues resolved by the
inclusion of sloping roof insulation and additional roof drains. There is some deterioration in the
wood framing, particularly at the exposed trellises on the inner courtyard area of the building.
These members should be replaced with decay resistant wood members.
City of Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms
Building / Facility Condition Assessment Page 4
Seismically, this is a moderately vulnerable structure. It likely does not have plywood shear
panels on the walls, and there are large openings in the diaphragm and other irregularities that
would require additional detailing if the building were designed to current codes. However, as it is
a relatively light structure with walls located throughout, it may perform adequately from a life
safety perspective in a major earthquake.
Noted deficiencies are as follows:
1. Roof member deflection and on -going drainage / ponding issues
2. Deterioration of exposed wood members
3. Further detailed seismic evaluation is required to verify the preliminary opinion of
the vulnerability. If confirmed, seismic upgrades can be included for a relatively
modest additional cost as part of an overall renovation.
MECHANICAL SYSTEMS ASSESSMENT
The buildings HVAC system consists of two (2) packaged gas electric units that are located on
grade at the north side of the building, One unit each serve the Men's and Women's Locker
Rooms. Based on nameplate data these units were installed in 2004 and are in good operating
condition. Replacement would not be anticipated for 10 -12 years as long as the units are well
maintained. A single roof mounted exhaust fan located at the low roof at the west side of the
building provides exhaust for all areas.
The existing Sauna and Spa are non - operational and have been removed.
The plumbing fixtures are older models fixtures that do not meet water efficiency standards and
disabled access requirements are not met.
The facility has a 50- gallon gas fired hot water heater that appears to be in working condition but
will require replacement within the next few years.
Noted deficiencies are as follows:
1. Sauna and Spa are non - operational
2. Plumbing fixtures not compliant for water consumption or disabled access
compliance where required.
3. Roof drainage is not adequate
ELECTRICAL SYSTEMS ASSESSMENT
The Locker /Shower /Restroom facility appears to have been retrofitted with a newer Siemens
panel board. However, the building does not have a main disconnect since the panel does not
include a main circuit breaker.
Noted deficiencies are as follows:
1. Site and exterior lighting is inefficient and shows general signs of age and wear
2. Interior lighting is inefficient and shows general signs of age and wear
3. The building does not have a main disconnect since the panel does not include a
main circuit breaker.
4. Grounding for building is likely not to current standards.
City of Seal Beach Bldg 37A — Tennis Center Locker - Shower • Restrooms
Building / Facility Condition Assessment Page 5
ASSESSMENT FINDINGS
GENERAL
The overall assessment of the Locker /Shower /Restroom facility is that the facility is in very poor
condition. The roof structure is deflecting and along with the aging roofing has created significant
issues. The exterior exposed wood siding, trim and door /window frames are all in need of
replacement. The existing conditions observed at this facility pose a significant health risk from an
overall sanitation aspect along with significant risks associated with non - compliant access for the
disabled.
The doors and windows are in poor condition and given the amount of glazed area, are very
inefficient from and energy consumption standpoint and should be replaced.
The interior wood siding is aged beyond its useful life and should be replaced with materials more
suitable for sanitation facilities. The interior ceilings need to be removed completely and replaced
due to moisture damage and mold with new energy efficient lighting added. The roof structure
needs to be made structural sound, and a new energy efficient roof system with proper drainage
needs to be installed.
To mitigate the risk associated with the above noted deficiencies, a complete major renovation or
outright demolition and re- construction of a new facility should be considered as soon as possible
to bring the facility up to current industry standards for similar use facilities. The entire building
should be stripped down to the basic structure and then completely re -built with new roof
structure retrofit, new roofing, new seismic wall bracing, new exterior and interior finishes, new
doors and windows, new HVAC distribution, new electrical distribution and lighting, new restroom
fixtures and accessories and new fire -life safety sprinklers, fire alarm system, exit signs and
egress lighting. The concrete paving immediately surrounding the building should be replaced.
The spa and sauna functions should be re- visited and if desirable, need to be reconstructed to
current code requirements. Any delay in renovation or replacement would increase the risk and
cost of resolving the deficiencies noted including the more important issues of the overall
structural integrity, associated life /safety issues and the disabled access issues.
To determine the FCI for this facility two alternative cost models were established. Alternative
Model A provides for the renovation of the existing Locker /Shower /Restroom building and
immediate site area as compared to Alternative Model B which provides for a new
Locker /Shower /Restroom building (equal to existing facility) built at the same site location.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms
Building / Facility Condition Assessment Page 6
Building #37A
Tennis Center Lockers / Showers / Restrooms
Renovate 3,200 GSF 1 -sWry LoGer, slwwer 8 mstr o tadlily
COMPONENT
VALUE
COMMENTS
-ASSESSMENT
1
NEED AND DUE DILIGENCE
Neems assessmem
0
NIC - See Qualifications
2
PRE - CONSTRUCTION SERVICES
A/E Somms
_
Program Manager Pre st=tion SeMm
29,300
GedeWnical Semm
5,000
Allowa.: City to Catsact
ALTA Survey/ Topographic Maps
5,000
Allowance: City d CmImt
Ernironm wl Hasartlous Material Reports
10,000
Allowance' city otanfrad
Erwirarvrro l HarerCnn Material PLalemeM Puaodaan
t0,00D
milmance: Gty W cantmt
CEQA
0
Assunpbon is the Project will M mal from CEQA
AS- Built I StWuw;dl- Seismic Veiifi.ssu, I DoameNllon
9,800
CASP Disabled Access Repot
4,000
Reimbursable Expermes
10,000
AlWwa.
3
DIRECT COSTS (Conslulion Coats)
Damoilfion 8 Alm lemBrlt
Ind
SiteV _
Ind
Ren W3,200 GSF WkI
977,600
Sea allui 0 surnmary &,I"
4
TEMPORARY FACILITIES DURING OONSRUCTION
Tempoary Modulo TmIm o W Facility / Phaiiing
5,000
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
F lxmm (Dil Chaim, Fit, caNmIs. it
0
NC -See Dualft;l
8
PROGRAM AND CONSTRUCTION MANAGEMENT
97 ,800
7
TESTING
B INSPECTION
Soils
0
A lmsi : city W Ca
Malenals
20,000
AOCwance: City W Confrad
Roofing /AP
5,000
Allowance: city W crosmt
8
UNLITY CONNECTION FEES
0
NIC -Sea Qualification
B
CITY ADMINISTRATION FEES I PERMIT FEES
0
NIC -See OualMro4an
10
GINNER BUILDER RISK INSURANCE
7,300
Alowarnce: (Calalatetl W 075% of Direct Coat
11
CONTINGENCY
78,900
5% al Direct COB
OPINION OF PROBABLE COST- APPROACH A
1,373,W
Building #37A
Tennis Center Lockers / Showers / Restrooms
Const new 3,200 GSF 1 -stay Lacher, shower & restroom fealty
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment and Cost Modal
0
NIC - See Qualifications
2
PRE - CONSTRUCTION SERVICE$
AIE Services
96,000
Program ManagLw Services
38,300
Geotecnnicel Services
25,000
Allowance: City to Combat
ALTA Survey I Topographic Maps
5,000
Alkmwarre: City to Contras
Emmitmental Hazardous Material Repoda
10,000
Allowance: City of aattraa
Environmental Hazardous Material AOalemerlt Precedres
10,000
Allowance: City to contras
GEQA
0
Assumption is Ore Project roll be esem t from CEQA
Reimbursable Esperess
20,000
Allowance
3
DIRECT COSTS (Construction Costs)
Dennlifion / Land Cost
25.560
Allowance - Demontim at Emting Bulding
Site mrk
50,000
Allowance
Carmel New 3,200 GSF Building
7,100,000
93751GSF
0
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary Modular Trailers o, Mfrer Faalisy
5,000
5
FIXTURES. FURNITURE AND EQUIPMENT(FFBE)
FomiN (Desk. Chairs. File Cabinsts, eW. )
0
NIC -See Qualifications
Electronic Systems arm! Speaal Equipmer0
0
NIC -See, Qualilketiou
6
PROGRAM AND CONSTRUCTION MANAGEMENT
96 ,000
7
TESTING B INSPECTION
Soils
15.6615
AllowerKe: Ciry to Calfreat
M109MIS
30,000
Allowance: Dry W CorNact
Roofing IVVP
7,500
AlWwarce: City W Corbels
6
UTILITY CONNECTION FEES
0
NIC - See Qualifratlao
9
CITY ADMINISTRATION FEES I PERMIT FEES
6
NIC - See oualifcaboru
10
OMER BUILDER RISK INSURANCE
9,400
Allowance: lCaWarteml at 0.75% of Direct Coat)
11
CONTINGENCY
62,500
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
1 00
Building #37A
Tennis Center Lockers / Showers / Restroorns
Renovation / Repair
Replacement
FCI %
$1,373,300
$1,704,700
81%
Building #37A
Tennis Center Lockers / Showers / Restrooms
Renovation Budget Opinion of Probable Cost
Area (s0 3,200
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatementlencapsulation
3,200
Is
3.50
11,200
3
Replace concrete sidewalks
500
sf
8.00
4,000
6
Misc replacement of rotted wood siding, etc
1
Is
50,000
50,000
6
Seismic retrofit main structure
1
Is
35,000
35,000
6
Reframe roof to eliminate sagging - create slope to drain
3,200
sf
10.56
33,800
7
Replace roofing
3,200
sf
6.00
19,200
7
Install insulation
3,200
sf
3.50
11,200
8
Replace exterior window system
3,200
sf
11.50
36,800
9
Misc demolition
1
Is
20,000
20,000
9
Remodel interiors throughout (comply with ADA requirements)
3,200
sf
120.00
384,000
15
Retrofit fire sprinklers
3,200
sf
13.50
43,200
15
Provide roof drainage
1
Is
7,500.00
7,500
15
Redistribute HVAC
3,200
sf
7.50
24,000
16
Retrofit fire alarm system with horn /strobes
3,200
sf
4.00
12,800
16
Replace exit signs
4
ea
450.00
1,800
16
New interior lighting thoughout, incorporating new emergency
3,200
sf
8.00
25,600
egress lighting and new energy efficient controls
16
Upgrade electrical
3,200
ea
10.00
32,000
16
Replace all exterior lighting
4
ea
650.00
2,600
16
Install main disconnect and CB
1
Is
10,000.00
10,000
16
Install building grounding
1
Is
5,000.00
5,000
Subtotal 769,700
GC's, bonds, insurance, Fee, and 15% contingency 27% 207,800
Total 977,500
City Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms — Images
Building / Facility Condition Assessment Page 5
City Seal Beach Bldg 37A — Tennis Center Locker • Shower • Restrooms — Images
Building / Facility Condition Assessment Page 6
Building #37B
TENNIS CENTER WORK OUT ROOM
(FITNESS CENTER)
3900 Lampson
Assessment date: September 23, 2010
City of Seal Beach Bldg 37B — Tennis Center Workout Room
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Fitness Center is housed in a separate single story structure that was constructed as part of
the original 1970's project. The center is approximately 1,000 square feet in size and consists of a
single work out room with various types of fitness equipment. Over half of the exterior walls
consist of floor to ceiling windows with sliding doors to the exterior and a double entry door facing
west with a protective overhang.
SUMMARY ANALYSIS
SITE LOGISTICS
The site area immediately surrounding the Fitness Center building consists mostly of lawn area
with concrete walkways, and a concrete mow strip adjacent to the building separating the lawn
area from the building. There is a small shrub planter at the main entry. The concrete walks show
signs of cracking and have had various patches and repairs over the years as evident by un-
matching concrete. A ramping threshold has been added at the main entry door in an attempt to
provide disabled access from the entry walkway. The walkway has low bollard pathway lighting
that matches the overall site and as elsewhere is in poor condition.
Noted deficiencies are as follows:
1. Concrete walkway issues
2. Pathway lighting in poor condition
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. The general
observations of the assessment team noted several locations of water damage, wood rot and
insect damage. This was particularly evident at the exterior exposed wood timbers, trim and door
/ window frames.
In the event that it is determined to demolish or renovate the existing building the following
detailed studies need to be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
City of Seal Beach Bldg 37B — Tennis Center Workout Room
Building / Facility Condition Assessment Page 2
FIRE LIFE SAFETY
The Fitness Center does not contain a fire sprinkler system or a fire alarm system. There were no
exit signs found. The facility did have a fire extinguisher. It did not appear that the lighting had any
emergency back -up. Emergency exit lighting appears to be adequate to meet code requirements
however further testing would need to be done to confirm this assessment. There is no
emergency generator as part of this facility.
Noted deficiencies are as follows:
1. No fire -alarm system
2. No fire - sprinkler system
3. No exit signs
4. Verification of emergency egress lighting required
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is no
permanent full -time staff located at the Fitness Center.
The disabled path of travel to the Fitness Center entry is provided via a concrete walkway and
various efforts over the years have improved access with the addition of ramps and handrails
which provide access from the main entry, Club House and Shower /Locker /Restrooms. However,
the path of travel and the entry to the Fitness Center is not designated with compliant graphics
and signage.
The main entry to the Fitness Center has been reworked numerous times with new doors and
hardware. As noted above the grade difference from the interior finish floor toe the exterior
walkway exceeds code requirements. The added threshold is not currently acceptable. The
walkway should be reconstructed to meet current requirements. The force required to open the
entry doors is excessive and needs adjustment or may need to be replace yet again to meet
current requirements.
The sliding doors to not meet current standards but given that they do not access areas that
cannot be accessed via the exterior pathways, the existing condition would be acceptable.
The drinking fountain within the Fitness Center is not accessible and needs to be replaced.
Controls for the air conditioner are also not compliant.
The Fitness Center does not have its own restroom facilities and relies on the separate
Shower /Locker /Restroom building. The path of travel to these facilities does not contain required
signage and graphics.
Noted deficiencies are as follows:
1. Disabled access path of travel to the facility lacks compliant graphics
2. Entry not compliant
3. Drinking fountain not compliant
4. HVAC controls not compliant
5. No directional restroom path of travel signage and graphics
City of Seal Beach Bldg 37B — Tennis Center Workout Room
Building / Facility Condition Assessment Page 3
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the Fitness Center is poor. The building is simply a
post and beam wood structure with wood siding that has weathered poorly and shows numerous
signs of water damage, wood rot and insect damage. Numerous coats of paint have been added
over the years to cover -up the wear but the underlying members and siding require more
significant attention. It is apparent that some repairs have been made over the years but as
stated in the 2004 Assessment Report, the exterior siding has exceeded its expected service life.
This is also the case for the wood trim members at the fascia, doors /windows and the
door /window frames. Likewise, the cantilevered entry cover structural members show signs of
deterioration and the roof / ceiling sheathing is sagging noticeably.
The interior walls and ceiling of the Fitness Center is also clad with wood siding with exposed
wood structural members and again has had numerous coats of paint over the years. The
structural roof members appear to be sagging and in fact an additional drain was added in the
middle of the roof in an attempt to resolve the ponding problem caused by this deflection. The
drain pipe was clad with a crude wood cover at the interior ceiling and discharges through the
wall and down to the exterior grade. The penetration through the wall is not properly sealed.
There are numerous signs of water damage on the ceiling.
The roof and flashings are in very poor condition and appear to have long outlived their service
life and should be replaced. The roof design is essentially a flat roof. Water was contained by the
perimeter flashing and diverted to small scuppers the poured over the edge and designated
locations. Due to the middle of the roof sagging, the water began to pond in the center of the roof
before filling up enough to drain over the edge. To remedy this, a drain was added at the center
of the roof. To correct all these issues it is recommended that the entire roof structure including
structural members be replaced and a new roof be installed with proper slope and drainage.
Noted deficiencies are as follows
1. Exterior wood siding, trim and door /window frame replacement required
2. Roof / ceiling structural members and roof sheathing require replacement
3. Aluminum doors / windows are in poor condition
4. Interior siding at the end of its service life
5. Exterior lighting in poor condition
6. Roofing and flashings in very poor condition
7. The interior water fountain drains to an exterior flowerbed and is not connected to
the sewer system. Health code issue to be noted.
STRUCTURAL ASSESSMENT
This one -story structure has a flat wood- framed roof. The roof framing spans to exterior and
interior wood framed walls.
The structure is in reasonable condition for its age. One major deficiency was noted in that the
roof does not appear to have adequate slope and /or drainage. This is exacerbated by long -term
creep deflection of the wood framing. Internal drains have been installed in one area to help
address the ponding issues. If not further addressed, the inadequate slope and drainage could
potentially result in failure of the roof framing in a heavy downpour.
Seismically, this is a moderately vulnerable structure. It likely does not have plywood shear
panels on the walls, and the existing walls are only in the corners and relatively short. The
framing over the windows /doors would likely require additional strapping if the building were
designed to current codes. However, as it is a relatively light structure, the building may perform
City of Seal Beach Bldg 37B — Tennis Center Workout Room
Building / Facility Condition Assessment Page 4
adequately from a life safety perspective in a major earthquake provided the roof issues are
resolved.
Noted deficiencies are as follows:
1. Roof member deflection and on -going drainage / ponding issues
2. Limited shear walls and connection to roof
3. Further detailed seismic evaluation is required to verify the preliminary opinion of
the vulnerability. If confirmed, seismic upgrades can be included for a relatively
modest additional cost as part of an overall renovation.
MECHANICAL SYSTEMS ASSESSMENT
A single packaged terminal air conditioning unit mounted high on the south wall of the building
provides cooling to the space. This unit appears to be very recently replaced and is in good
operating condition. Wall mounted electric heaters two each on the north and south walls provide
heating. These appear to be original equipment and actual working efficiency is unknown.
Equipment replacement would not be anticipated. Much of the exterior is glazed with inefficient
single glazed windows causing significant heat gain and loss. Cooling and heating load
requirements should be confirmed based on the activity levels in the space and consideration
could be given to a split- system heat pump unit to provide both heating and cooling and
consideration should be given to glazing replacement with energy efficient dual glazed units in
accordance with current California Title 24 energy requirements.
Noted deficiencies are as follows:
1. Existing HVAC design is not compliant with current efficiency standards
ELECTRICAL SYSTEMS ASSESSMENT
The Fitness Center facility is served by a 125 amp distribution panel with 12 circuits which
appears to be in poor condition.
As noted above, the pathway lighting is in poor condition. The exterior lighting is in poor condition
and is inefficient. Interior lighting appears to have been retrofit with 1x4 fluorescent fixtures and is in
generally good condition.
Noted deficiencies are as follows
1. Site and exterior lighting is inefficient and shows general signs of age and wear
2. Interior lighting is inefficient and shows general signs of age and wear
3. Numerous re- routed exposed electrical conduit and boxes
4. Electric panel is old Zinsco with breakers of questionable ability to function
properly.
5. The building does not have a main disconnect since the panel does not include a
main circuit breaker.
6. Fitness equipment is fed by cords on floor without protection.
7. Grounding for building is likely not to current standards.
City of Seal Beach Bldg 37B — Tennis Center Workout Room
Building / Facility Condition Assessment _ Page 5
ASSESSMENT FINDINGS
GENERAL
The overall assessment of the Fitness Center is that the facility is in very poor condition. The roof
structure is deflecting and along with the aging roofing has created significant health and safety
issues. The exterior exposed wood siding, trim and door /window frames are all in need of
replacement.
The doors and windows are in poor condition and given the amount of glazed area, are very
inefficient from and energy consumption standpoint and should be replaced.
The interior wood siding is aged beyond its useful life and should be replaced with materials more
suitable for current construction standards such as gypsum board thus reducing the on -going
maintenance issues. The interior and exterior ceilings need to be removed completely with the
roof structure and re -built with a structural sound, energy efficient and functional ceiling system
with new efficient lighting.
The electrical distribution should be replaced with new service panel an in the wall conduit and
lighting should be replaced to current standards. The HVAC system should be replaced with a
new energy efficient system. A fire alarm and fire sprinkler system should be installed.
Emergency back -up lighting should be installed.
To mitigate the risk associated with the above noted deficiencies, a complete major renovation or
outright demolition and re- construction of a new facility should be considered as soon as possible
to bring the facility up to current industry standards for similar use facilities. A renovation would
include the entire building being stripped down to the basic structure with the roof being removed
and then completely re -built with new roof structure and roofing, new seismic wall bracing, new
exterior and interior finishes, new doors and windows, new HVAC, new electrical distribution and
lighting, new drinking fountain and new fire -life safety sprinklers, fire alarm system, exit signs and
egress lighting. The concrete paving immediately surrounding the building should be replaced.
Any delay in renovation or replacement would increase the risk and cost of resolving the
deficiencies noted including the more important issues of the overall structural integrity and
associated life /safety issues.
To determine the FCI for this facility two alternative cost models were established. Alternative
Model A provides for the renovation of the existing Fitness Center building and immediate site
area including as compared to Alternative Model B which provides for a new Fitness Center
building (equal to existing facility) built at the same site location.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 37B — Tennis Center Workout Room
Building / Facility Condition Assessment Page 6
Building #37B
Tennis Center Work Out Room (Fitness Center)
Renovate 1000 GSF 1 -slay W Ou R.
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Nm&assessment
0
Ric -See OuRifiwaons
2
PRE-CONSTRUCTION SERVICES
A/E Services
35,300
Pmgum Manager Precasbu w Services
10,600
Geote ical Services
5,000
Allowance City to Contract
ALTA Survey / TopogcapNc Maps
5,000
AIb anca: City of Cmtrad
ErlviMMMal Harar Material Reports
7,500
Aikvwance: City of contract
ErMMMMel HasssE Material Abalewa Pivvs w
7,500
Allavanca: City 0unvad
CEQA
01
Assumption is 01a Project will ba exempt from CEQA
AS- Built ISUUdural - Seismic Verification I Dmi anM
5,300
CASP DisableE Access Repot
1,800
Reimbursable Expenses
5,000
Albwance
3
DIRECT COSTS (ComWction Cwb)
Demdibon 8 ADelannA
IM
Site Vrbrk
IM
Rarwvate 1,000 ESP Building
362,=
See sawhs l summery sixilliet
4
TEMPORARY FACILITIES DURING CONSRUCTION
T ry Maiular Trailers a direr Faclity I Pitimiinq
5,000
5
FIXTURES, FURNITURE AND EQUIPMENT(FF3E)
Fumieae (Desk, Chairs, Fee Cahmts, etc.)
0
RIC- See Qualificaaow
6
PROGRAM AND CONSTRUCTION MANAGEMENT
35 ,300
7
TESTING B INSPECTION
Soils
0
Albwance: City to Co *ad
Materials
15,000
Atlowamce: City to CanOact
Roofing / 04P
3,500
AlbxaI City to Cane=d
8
lffIUTY CONNECTION FEES
0
NIC - See Qualificaaow
9
CITY ADMINISTRATION FEES PERMIT FEES
0
NIC -Sea Qualifications
10
OMER BUILDER RISK INSURANCE
2,700
Allowance: Calaialed at 075% of Direct Cwt
11
CONTINGENCY
17,800
5 % of erect Cwt
OPINION OF PROBABLE COST - APPROACH A
514,700
Building #37B
Tennis Center Work Out Room Fitness Center)
Constmdrew t 000 GSF 1 -story 4WM Out Rope
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment end Cost M,Xel
0
NIC - See Qualificbcx,s
2
ME-CONSTRUCTION SERVICES
AE Services
22,500
mManager Servires
8,300
Geolechnicel Services
10,000
Allowance. City M Canhad
ALTA Survey / TapograpNc Maps
5000
Allowance:
City w Contract
Errvimnmersal Hazardous Material Reports
7,500
Allowance:
City of cenhad
Ei imnmaMal Haiardous Materal Abatement Ponce hitas
Allowance:
City to contract
CEQA
Assumption is the Project will be exempt ham CEQA
Reimbursable Expenwas
Nbwanca
3
DIRECT COSTS(COnstnxticn Cots)
Demolition /Land Cost
F7,
Allowance - Demolition of Embing Widing
Site Work
Allowance
Cp d New 1,000 GSF Building
E225GSF
4
TEMPORARY FACILITIES DURING CONSRUCTIONTertpwa
Modular Trailers d o wFacility
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
Fumitue (beak, Chairs, FPO CaGnets, etc.)
0
NIC- See Qual ubms
Elo is Systems and SPOON Equipment
0
NIC - See Qualiflrafions
8
PROGRAM AND CONSTRUCTION MANAGEMENT
22 ,500
7
TESTING S INSPECTION
Sala
5,000
Alknvance: City to CparMt
Materials
20,"
AINlwance: City to Contract
Roofing / NP
3,500
Allowance: City M Contact
8
UTILITY CONNECTION FEES
0
NIC - See Qualifimbons
9
CITY ADMINISTRATION FEES f PERMIT FEES
0
NIC -See Quelifiwitims
10
10MER BUILDER RISK INSURANCE
2,000
Allowance: (Calculated at 0 75% of Direa Cost
11
CONTINGENCY
13,000
5 % of Direct Cost
OPINION OF PROBABLE COST - APPROACHB
1 414,300
Building #37B
Tennis Center Work Out Room (Fitness Center)
Renovation / Repair
Replacement
FCI %
$514,700
$414,300
124%
Building #3713
Tennis Center Work Out Room (Fitness Center)
Renovation Budget Opinion of Probable Cost
Area (so 1,000
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
1,000
sf
3.50
3,500
3
Replace concrete sidewalks
500
sf
8.00
4,000
6
Misc replacement of rotted wood, etc
1
Is
30,000.00
30,000
6
Seismic retrofit main structure
1
Is
20,000.00
20,000
6
Reframe roof to eliminate sagging - create slope to drain
1,000
sf
10.56
10,600
7
Replace roofing
1,000
sf
10.50
10,500
7
Install insulation
1,000
sf
3.50
3,500
8
Replace entrance door
1
ea
7,500.00
7,500
8
Replace all window assemblies
400
sf
57.00
22,800
9
Misc demolition
1
Is
15,000.00
15,000
9
Replace interior wall paneling
500
sf
15.00
7,500
9
Replace flooring throughout
1,000
sf
19.50
19,500
9
Replace misc. interior finishes
1,000
sf
20.00
20,000
10
Replace all interior signage for ADA compliance
4
ea
175.00
700
15
Retrofit fire sprinklers
1,000
sf
23.00
23,000
15
Replace drinking fountain
1
ea
3,500.00
3,500
15
Provide roof drainage
1
Is
5,000.00
5,000
16
Replace pathway lighting
1
Is
20,000.00
20,000
16
Retrofit fire alarm system with horn /strobes
1,000
sf
12.00
12,000
16
Replace exit signs
2
ea
450.00
900
16
New interior lighting thoughout, incorporating new emergency
1,000
Is
8.00
8,000
egress lighting and new energy efficient controls
16
Replace main breaker panel
1
Is
10,000.00
10,000
16
Replace all exterior lighting
8
ea
650.00
5,200
16
Upgrade / re -route retrofitted electrical to conceal
1
Is
10,000.00
10,000
16
Install building grounding
1
Is
5,000.00
5,000
Subtotal
277,700
GC's, bonds, insurance, Fee, and 15% contingency
27%
75,000
Total
352,700
City Seal Beach Bldg 37B — Tennis Center Workout Room — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 37B — Tennis Center Workout Room — Images
Building / Facility Condition Assessment Page 2
Building #37C
TENNIS CENTER GATE / SITE
3900 Lampson
Assessment date: September 23, 2010
City of Seal Beach Bldq. 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The gated entry and guard house of the City of Seal Beach Tennis Center functions as the
primary access point to the secured tennis facility. The Entry Portal (gate) consists of a
landscaped wood trellis structure with a wood and open metal gate / screen fence attached to a
small Guardhouse. The original function of this arrangement was for guest to arrive at the facility
and be screened and assigned courts by staff personal working from the Guardhouse. This staff
function has long since been deleted and guests now check in at the Club House. The
Guardhouse currently serves no function. The main gate door remains unlocked during
operational hours allowing anyone to enter reducing the level of security and requiring the Club
House staff to monitor the courts to make sure it is being used by members only.
SUMMARY ANALYSIS
The surface parking lot, perimeter security walls, fences and surrounding landscape appear to be
in good condition and well maintained. Staff noted concern over the limited parking lot lighting
causing the parking area to be dark at night. Further photometric studies should be conducted to
determine if additional lighting is needed to meet current code standards.
The landscaping and hardscape within the secured facility also appears to be well maintained
and in overall good condition. The surface level pathway light bollards are in need of repair /
replacement and the six courtside drinking fountains are in marginal to poor condition and should
be replaced. The courts have recently been re- surfaced. The courts have an asphalt base which
requires scrapping, patching and re- surfacing approximately every four years. This will continue
to be an on -going maintenance requirement for the life of the facility. The asphalt base could be
replaced with a concrete base extending the surface life between maintenances but the initial
cost is considerable. The court lighting is older but appears to be in working condition. The 2004
Assessment Report however noted that the fixtures were problematic and should be replaced
with newer efficient fixtures. The Report also noted that the lights did not meet current match
standards for night play. As suggested in the 2004 Report, further photometric studies should be
conducted to determine the need for repair or replacement of the court lighting fixtures and
control systems.
The chain link fencing surrounding and separating some of the courts shows signs of rust but are
in generally good condition. Vinyl screens are mostly in good condition but this material will
continue to need replacement on a regular basis.
Noted deficiencies are as follows
1. Minor walkway and handrail issues
2. Pathway lighting in poor condition
3. Courtside drinking fountains in marginal to poor condition
4. Court lighting needs further study
5. Parking lot lighting needs further study
City of Seal Beach Bldg. 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 2
ENVIRONMENTAL
Water Damage I Mold I Hazardous Materials:
Given the age of the existing building and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. The general
observations of the assessment team noted several locations of water damage and wood rot.
In the event that it is determined to demolish or renovate the existing Entry Gate, trellis and
Guardhouse, the following detailed studies need to be performed prior to the commencement of
any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an _BP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
FIRE LIFE SAFETY
The Guardhouse portion of the Entry Portal does not contain a fire sprinkler system or a fire alarm
system. There were no exit signs found. It did not appear that there was a fire extinguisher at the
entry facility. Emergency exit lighting appears to be inadequate to meet code requirements.
Further testing would need to be done to confirm this assessment. There is no emergency
generator as part of this facility. Door hardware from the guardhouse is not compliant. Gate
hardware for the main gate appears to meet egress requirements but may have excessive force
to meet disabled access requirements.
Noted deficiencies are as follows:
1. No fire -alarm system
2. No fire - sprinkler system
3. No exit signs
4. No fire extinguisher
3. Non - compliant door hardware at guardhouse door
4. Verification of emergency egress lighting required
DISABLED ACCESS COMPLIANCE
Buildings are required to be accessible to the disabled as governed by both the provisions of the
Americans with Disabilities Act (ADA) and requirements of the California Code of Regulations
Title 24 (CBC). The facility is a public facility and is used by the public at large. There is no
permanent full -time staff located at the Guardhouse building nor is the public required to access
the Guardhouse building.
The disabled parking and path of travel to the main entry are non- compliant. Parking is located
across the main drive aisle and there does not appear to be proper signage nor the required
City of Seal Beach Bldg. 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 3
number of spaces based on the total parking spaces. Consideration should be given to relocating
the disabled access spaces to provide direct access to the main entry.
The force required to open the entry gate is excessive. Consideration for a new gate with an
automatic activated door opening device should be considered.
The intent of the original Guardhouse was for members to come to an outdoor counter / window
to check -in with staff. The current counter does not meet disabled access requirements.
However, as indicated earlier, this check -in function is no longer utilized. All members are
required to proceed through the gate to the Club House to check -in. Should the use of the
Guardhouse be restored, not only will the exterior features require modifications to comply but the
interior space will need to comply such that it will support the potential for disabled staff
occupancy. The interior space appears to meet minimum floor area requirements but
modifications would be required to counter heights and accessories including complying windows,
doors and hardware.
Within the facility in appears that one of the sixteen courts has been retrofitted to provide access
for the disabled. The ramp appears to exceed the slope requirements without the inclusion of
handrails. There does not appear to be required access signage and graphics to this court.
Noted deficiencies are as follows
1. Disabled access parking signage & graphics and accessible path of travel to the
facility are not compliant
2. Entry gate is non - compliant — excessive force
3. Door and counter windows are non - compliant
4. Counters are non - compliant
5. Ramp to accessible court is not compliant
6. No accessible direction signage and graphics throughout the facility
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the Entry Portal is poor with the exception of the
vegetation. The surrounding security walls and the exposed wood trellis structure is completely
covered with planting. While this is aesthetically appealing, the condition of the underlying wood
structure is visibly unknown.
The gate structure is made of wood frames for a wood gate and metal security mesh. The wood
is showing signs of wood rot and general abuse over the years. Graphics are placed over the
metal mesh creating a poor aesthetic.
The Guardhouse exterior is in marginal condition. Given the fact that it has not been used in
many years it has been left to weather. The wood siding and trim are showing signs of wood rot,
water damage and damage form the overgrown planting.
The roofing condition was unknown as it was not possible to view the roof due to the overgrown
planting.
The Guardhouse interiors were also in marginal condition again mostly due to the fact that the
space is no longer used and has been left to weather. Interior lighting appears to be original and
shows signs of age and should be replaced with modern efficient fixtures.
City of Seal Beach Bldg. 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 4
Noted deficiencies are as follows:
1. Miscellaneous exterior wood siding and trim repairs required
2. Aluminum windows in marginal condition
3. Exterior paint in marginal condition
5. Roofing and flashings in unknown condition
6. Miscellaneous interior finishes / repairs required
7. Interior ceiling and lighting in marginal to poor condition
STRUCTURAL ASSESSMENT
The structure is a single -level wood framed gate support structure, trellis and guardhouse
building. The team did not notice any obvious or visible structural deficiencies however, very little
of the overhead trellis structure is actual visible due to overgrown vegetation. Some exterior
damaged of the exposed wood members caused by moisture and the overgrown planting was
visible. Given the age of the building and the type of construction, it would be expected that
seismic upgrades would be required to comply with current codes and given the overgrowth,
there is a strong likelihood that the wood members of the trellis are in a state of decay and would
most likely need to be replaced. A full seismic retrofit due diligence testing and inspection report
should be conducted to determine the specific upgrades required which would require the
removal of the vegetation.
Noted deficiencies are as follows:
1. Limited visible decay of the exposed wood members consistent with findings at
the other buildings in the facility and due to the overgrowth of vegetation at this
particular location.
2. Further testing and inspection is required to determine the specific seismic
upgrades that may be required upon removal of the vegetation.
MECHANICAL SYSTEMS ASSESSMENT
There appears to be no HVAC or plumbing associated with this structure
There were no noted mechanical deficiencies.
ELECTRICAL SYSTEMS ASSESSMENT
The existing facility is served by a 100 amp distribution panel with 12 circuits located inside the
Guardhouse. The circuits appear to be for the gate area itself with several others appearing to be
redundant to allow additional switching control for some of the site lighting which is also controlled
at the Clubhouse.
As noted above, the pathway lighting is in poor condition. The court lighting and the parking lot
lighting should be further studied to determine if additional repairs or replacement is required.
Security lighting at the gate entry appears to be inadequate. Guardhouse interior lighting is
generally poor and should be replaced.
City of Seal Beach Bldg. 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 5
Noted deficiencies are as follows:
1. Site lighting is inefficient and shows general signs of age and wear
2. Parking lot lighting requires additional photometric studies
3. Court lighting requires additional photometric studies
4. Guardhouse and entry lighting is inefficient and shows general signs of age and
wear
ASSESSMENT FINDINGS
GENERAL
The parking area and surrounding landscape and hardscape are in good condition and will
require only routine maintenance with the exception of additional lighting studies to determine the
current level of light and the possible need for additional improvements. The parking lot will
require modification to the stripping to relocate and provide compliant accessible parking stalls,
proper path of travel and graphics for the disabled. The interior site areas again are in good
overall condition including landscaping and hardscape with only minor repairs required to the
main walkway. The pathway site lighting is in need of replacement and a general overall lighting
study should be conducted to determine the need for repairs and replacement locations. Drinking
fountains should be replaced. The access ramp to the disabled access court needs to be
replaced with a compliant ramp and pathway including direction graphics and signage. The courts
should not need resurfacing for several years.
The existing entry gate portion of the facility is in poor condition overall. The overall entry
structure has been deteriorating in part due to the fact that that it is an exposed wood structure
with wood siding and in part due to the overgrowth of the planting. On -going maintenance will
continue to be required at an even more accelerated rate as the building continues to age. Both
the exterior and the interior are in need of a renovation. To mitigate the risk associated with the
above noted deficiencies, a complete major renovation or outright demolition and re- construction
of a new entry should be considered as soon as possible. Any delay in renovation or replacement
would increase the risk and cost of resolving the deficiencies noted including the more important
issues of the overall structural integrity of the overhead trellis.
Before considering any renovation of this structure, the overall program functional requirements
should be established. If the entry is not to have a staffed guard and be used as a check -in point
then it may be prudent to simply demolish the Guardhouse function and have an access security
gate that can have an electronic security system report to the main Club House. This would result
in less costly renovation improvements and reduce future on -going maintenance expenses. A
new Entry Portal could be constructed of durable and efficient materials to be both aesthetically
responsive to the sense of entry for the overall facility and require minimal maintenance or
staffing requirements.
To determine the FCI for this facility three alternative cost models were established. Alternative
Model A provides for the renovation of the existing entry gate facility and site area as compared
to Alternative Model B which provides for a new entry gate facility (equal to existing facility). A
third approach (not modeled) is to provide for renovation of the overall site issues and replace the
existing gate and guardhouse with a new entry portal gate with electronic security.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
City of Seal Beach Bldg 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 6
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg. 37C — Tennis Center Entry
Building / Facility Condition Assessment Page 7
City of Seal Beach Bldg. 37C — Tennis Center Entry
Building / Facility Condition Assessment . Page 8
Building #37C
Tennis Center Gate/ Site
Renovae 50 GSF 1 -story Entry Office & gore
COMPONENT
VALUE
COMMENTS
1
NEEOSASSESSMENTANDDUEDILIGENCE
_
Neecis assessment
0
NIC - See OualibcaSOns
2
PRE - CONSTRUCTION SERVICES
AE Senkes
18,600
Program Manager Precansburaon Services
5,800
Geoxmi,mal Services
5,000
Albxance: city to Contract
ALTA Survey I Topographic Maps
5,000
Albwance: city Of contrecl
Emironmedal Hararlws Material Reports
5,000
Amowance: City d contrau
Emimnnienel HaraNOrs Massing Abatement ProomhOes
5,000
Allowance: City to contract
CEGA
0
Assumption is hie Project will be exempt from CEDA
AS4iuift I Sbuctua- Seismk Verdicalion hDocxurormation
2,800
CASP DiwblW Atcase Report
900
Reirlbrsaable F_xpemes
5,000
Allowance
3
DIRECT COSTS (Construction Cos;)
Demdam & Abatement[
Ind
See M*
Intl
Renovate 50 GSF Building
18&,300
See aOerAW amwy, bidget
4
TEMPORARY FACILITIES DURING CONSRUCTION
TennPorary Molder Trailers or other Facility IPhs ing
0
5
FIXTURES, FURNITURE AND EQUIPMENT(FF &E)
Funrse (Desk, Chars, Fie Cabinets, etc.)
0
MC -See GUBImcab=
0
PROGRAM AND CONSTRUCTION MANAGEMENT
18,800
7
TESTING & INSPECTION
Sills
0
Allowance'. City to Contract
Mamas
5,000
Allowance : Cny to Contract
Roofing f M
1,500
Allowance -. City to Contract
8
UTILITY CONNECTION FEES
0
NIC -See Oualifimtions
9
CITY ADMINISTRATION FEES) PERMIT FEES
01
NIC -See Ouaifimbons,
10
OVMER BUILDER RISK INSURANCE
1,400
Allowance'. (Calwlatel a 0.7S% of Direct Cost
11
CONTINGENCY
9,300
5% of Direct Coa
PINION OF PROBABLE COST - APPROACHA
27 000
Building #37C
Tennis Center Gate / Site
ComMect new 50 GSF 1 -story Entry office & gate
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
_
Neecs assessment and COST Model
0
NIC - See Quaiificafims
2
PRE - CONSTRUCTION SERVICES
ASE Services
13,500
Program Manager Services
5,000
GeateUmical Services
5.000
Allowance: City M Centred
_
ALTA Surrey / Topogmphc Maps
5,000
Allowance: City b Cmaact
Environmental HetaM w Material Reports
7,500
Allowarce'. City of eact
Environmental Hazer w Material Abatemnt Prpeedaes
7,500
Allowance '. City to mntrsU
CEQA
0
Assumption is me Project wi0 be exempt from CEQA
Reimbursable Expenses
5,000
Allcma ce
3
DIRECT COSTS Co. im Cc M)
Der ui / Lane Cost
15,00)
Allowance - Demolitim of ExisSrg Building
site mm
75,000
A 1000u
Cxwin New 50 GSF Bu061g
76,009
4
TEMPORARY FACILITIES DURING CONSRUCTION
Tanyorwy Mccular Trailers m O Facility
0
5
FIXTURES, FURNITURE AND EQUIPMENT (FFBE)
Fumihxa Desk. Chairs, File Casings, gG
0
NIC -See Ouali0ce0uu
Elecamic Systems aria Special EgtipmeM
0
NIC - See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
13,500
7
TESTING B INSPECTION
Sails
5,000
Alowance: City to Cm0act
Motenals
5.=
Albwar ce. City b Cmtract
Ring / WP
1,500
Albnance: City to Cmtrect
0
UTILITY CONNECTION FEES
0
NIC - See Qualificafims
9
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See Qualifica5ms
10
ON RA BUILDER RISK INSURANCE
11100
Allowance: COlcelate9 at 0.75 %W Diced Coal
11
CONTINGENCY
7,500
5 % of 01recl Cog
OPINION OF PROBABLE COST- APPROACH B
Building #37C
Tennis Center Gate / Site
Renovation / Repair
Replacement
FCI %
$275,000
$247,100
111%
Building #37C
Tennis Center Gate / Site
Renovation Budget Opinion of Probable Cost
Area (so
100
Div
Work Package
Qty
Unit
Unit price
Ext
2
Asbestos abatement/encapsulation
1
Is
2,500.00
2,500
2
Restripe and sign handicapped parking stalls for compliance
1
Is
3,500.00
3,500
2
Replace entry gate and structure
1
Is
15,000.00
15,000
2
Repair misc walkway and handrails
1
Is
10,000.00
10,000
3
Replace concrete sidewalks
500
sf
8.00
4,000
3
Replace ramp and signage to accessible tennis court
1
Is
5,000.00
5,000
6
Seismic retrofit main structure
1
Is
7,000.00
7,000
6
Repair or replace exterior siding
750
sf
3.50
2,600
7
Replace roofing
100
sf
50.00
5,000
8
Replace door assembly
1
ea
2,500.00
2,500
8
Replace pass thru window and counter for compliance
2
Is
5,000.00
10,000
9
Replace flooring throughout
100
sf
10.00
1,000
9
Repaint interior
100
sf
2.50
300
9
Replace interior ceiling
100
sf
8.00
800
15
Retrofit fire sprinklers
100
sf
50.00
5,000
15
Replace courtside drinking fountains
6
ea
3,500.00
21,000
15
Provide HVAC
1
Is
5,000.00
5,000
16
Replace pathway lighting with bollards
20
ea
1,800.00
36,000
16
Replace interior lighting
1
Is
1,500.00
1,500
16
Replace all exterior lighting
1
Is
1,500.00
1,500
16
Replace security system
1
Is
7,5D0.00
7,500
Subtotal
146,700
GC's, bonds, insurance, Fee, and 15% contingency
27%
39,600
Total
186,300
City Seal Beach Bldq. 37C — Tennis Center Entry — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg. 37C — Tennis Center Entry — Images
Building / Facility Condition Assessment Page 2
RI
City Seal Beach Bldg. 37C —Tennis Center Entry —Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg. 37C — Tennis Center Entry — Images
Building / Facility Condition Assessment Page 4
Building #38
McGAUGH POOL FACILITY
1698 Bolsa Avenue
Assessment date: August 19, 2010
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The McGaugh Pool Facility (Seal Beach Aquatic Facility / Seal Beach Community Pool) was
originally constructed around 1964 / 1965 as an addition to the adjacent McGaugh School facility.
The facility includes a fenced deck area with an L- shaped 25 -yard x 25 meter competition /lap
pool and a 20 -foot by 30 -foot shallow children's pool with associated outdoor showers and
drinking fountains. A portable changing room facility with two compartments is located within the
fenced area of the pool deck.
The two pools share a common mechanical equipment room with common filtration, heating and
chemical treatment equipment. The room is located outside of the fenced area in a building
attached to the adjacent school gymnasium. Adjacent to the equipment room and also attached
to the school gymnasium is an approximately 400 square foot Pool Administration Room which
includes office, lockers and storage for City staff. A small public counter is located within the
room.
There are no restrooms as part of the pool facility. Pool patrons and staff use the adjacent school
restrooms.
Parking is provided in a surface parking lot adjacent to the facility.
A more detailed report of the existing facilities was completed in September 2008 and was used
as a reference by the assessment Team. There appears to have been several renovations of the
facility over the years. The two most recent are were in 2000 when improvements were made to
the pools and in particular the pool deck area and in 2010 when improvements were made to the
pool equipment and distribution piping. Prior to these latest improvements, pool water leaks were
noted by staff as well as the 2008 report noted several equipment deficiencies. The latest
corrective action to the piping was reported by staff to be a "5 year temporary fix."
The adjacent school facility was remodeled in 2009/2010 and as a result the restrooms that are
shared by the pool facility have been significantly improved and appear to be in compliant with
current codes including applicable disabled access codes and requirements.
Of greatest concern (in additions to the overall age of the facility) is that the current facility does
not meet local Health and Safety code requirements. The 2008 report noted a number of code
violations but of significant concern are the continued use of a single water treatment system for
both pools (pool facilities are currently required to have a stand alone system for each pool) and
the lack of accessible restrooms and changing rooms within the pool facility itself.
SUMMARY ANALYSIS
SITE LOGISTICS
The facility is located to the west of the adjacent McGaugh School. Parking is located directly off
of Bolsa Avenue and appears to serve the school, the pool facility and adjacent tennis courts and
ball fields. The parking lot is in generally good condition. There parking lot contains existing
disabled access parking spaces. The tennis courts are separate from the pool facility (except for
one common fenced wall) and secured with a fence.
The pools and pool deck is secured with a chain link fence which is in deteriorating condition.
Access is controlled to the secured pool deck via a security gate which is monitored by staff. The
pool deck area has overhead pole lighting which appears to be in deteriorating condition. The
pool deck itself received a top -coat applied "Kool Deck" as part of the 2000 improvements. The
pool deck shows signs of heaving, de- lamination and discoloring (due to rebar rusting) in several
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 2
locations around the pools. Pool coping tiles were also damaged or missing. The pool deck
slopes away from the pools to a perimeter drainage swale the surrounds the outer deck in line
with the perimeter fencing.
Directly across from the access gate is the Pool Administration Room and the Equipment Room
both of which are an addition to the original school gymnasium. A modular changing room
building is located within the pool fencing.
Noted deficiencies are as follows:
1. Disabled Access signage & graphics and accessible path of travel to the pool
facility are not compliant with current codes and local regulations
2. General walkway cracking
3. Pool facility fencing in poor condition
4. Pool facility lighting in poor condition
5. No disabled access to Pool Administration Office (office door is raised up one
step)
6. Pool decking (and coping) is in very poor condition with insufficient drainage
7. Pool deck changing rooms are in poor condition and are not accessible
8. Restrooms are remote from pool deck — health and security issues
9. Pool deck showers are in poor condition and are not accessible
10. Pools are not accessible
11. Drinking fountain is not accessible
12. Miscellaneous graphics and signage is not posted as required per current codes
and local regulations
ENVIRONMENTAL
Water Damage / Mold / Hazardous Materials:
Given the age of the existing buildings and their associated improvements, there is the potential
likelihood of hazardous materials within the facilities. These materials would include, but may not
be limited to, asbestos containing materials (ACM), lead based paint (LBD), polychlorinated
biphenyl (PCB) containing devices and mercury / tritium containing devices. City staff was not
aware of any recent hazardous material reports. In the event a recent hazardous materials report
was not prepared, any proposed demolition or renovation that would disturb the existing
conditions would be subject to a full inspection, testing, containments, removal and discharge
(Abatement) program to mitigate the harmful effects of these hazardous materials. The 2008
report noted asbestos cement piping was observed by their team.
In the event that it is determined to demolish or renovate the existing facility it is recommended
that the following detailed studies be performed prior to the commencement of any work:
• Perform an ACM survey to document the asbestos content of the building materials at the
site.
• Perform an LBP survey to document the lead content of finished surfaces and at the site.
• Perform a Hazardous Materials Assessment to document PCBs, Mercury, Tritium and
other hazardous materials.
• Perform a detailed Mold Survey to assess areas of suspected water damage.
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 3
FIRE LIFE SAFETY
The existing pool deck and associated facility within the secured fence are basically an open air
use with minimal occupied enclosed spaces. There are two means of egress from the facility
however these exit gates and hardware must be modified to allow for egress during an
emergency.
The Administration Room and Equipment Room did not have exit signs or a fire sprinkler system.
A fire alarm system was recently installed but still contained covers over the detectors so it was
unclear if the system was completed and tested.
Noted deficiencies are as follows:
1. No illuminated exit signs
2. Fire extinguishers to be readily accessible and identified
DISABLED ACCESS COMPLIANCE
Buildings and pool facilities are required to be accessible to the disabled as governed by both the
provisions of the Americans with Disabilities Act (ADA) and requirements of the California Code
of Regulations Title 24 (CBC). The facility has both staff /employees and outside users that visit
the facility. As a result, provisions for the disabled must address both of these groups of
individuals.
As noted above, the Administration Room entry is not accessible. The interior space does not
provide proper accessible clearances, access for the disabled at the counter nor general access
to lockers, or other interior spaces. The secured pool deck does not provide proper clearances or
hardware for disabled access. The showers and drinking fountain do not meet accessible
requirements. Access to the pool for the disabled is not provided. The pool handrails are not in
compliance with current requirements.
There is a modular building housing two changing rooms on the pool deck. Neither room is
accessible. The remote restrooms have recently been renovated and appear to be in general
conformance with current disabled access requirements. The path of travel from the pool facility
to the restroom facilities, while an issue for health and security appears to be in general
compliance with the exception of proper signage and graphics.
The Pool Equipment Room can be exempt from access compliance due to the hazardous and
specific nature of the use.
Noted deficiencies are as follows
Disabled Access parking signage & graphics and accessible path of travel to the
pool facility are not compliant with current codes and local regulations
No disabled access path of travel signage for parking and restrooms
No disabled access to Pool Administration Office (office door is raised up one
step)
Pool deck showers are not accessible
Pools are not accessible
Drinking fountain is not accessible
Door clearances and hardware are not accessible at Administration Room and
pool deck gates
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 4
8. Interior spaces and uses (including counter) within Administration Room are not
accessible
ARCHITECTURAL ASSESSMENT
The general exterior physical appearance of the facility is marginal. The surrounding security
chain link fencing and lighting is in poor condition. As noted previously, the pool deck is in very
poor condition overall. The Administration / Equipment Room addition to the original school
gymnasium is in fair condition and appears to have been recently painted. The wood widows are
in poor condition and shows signs of wood rot. Roofing and flashings appear to be in good
condition and staff noted that they were unaware of any recent leaks. Staff did not know the age
of the roofing or when it was last replaced.
The changing rooms are located on the pool deck and consist of a modular wood facility with two
changing rooms. Both termite and wood rot damage was noted. The modular building is in
general poor condition with finishes that are not in compliance with health code regulations.
Refer to the 2008 report for specifics regarding the pools themselves
Noted deficiencies are as follows:
1. Administration Room wood windows in poor condition
2. Walkway cracks
3. Pool facility fencing in poor condition
4. Pool facility lighting in poor condition
5. Pool decking (and coping) is in very poor condition
6. Pool deck changing rooms are in poor condition
STRUCTURAL ASSESSMENT
This one -story structure was built circa 1964 and has Concrete Masonry (CMU) walls and a wood
framed roof. The east side of the building is formed by the concrete west wall of the adjacent
school building. The structure is in reasonable condition for its age. No deterioration was noted.
Seismically, this is a moderate vulnerability structure.
Noted deficiencies are as follows:
1. Roof -to -wall ties were not observed, however the walls are relatively modest height
and length, which will limit the potential out -of -plane forces at the roof.
2. A detailed seismic evaluation is recommended to verify the preliminary opinion of the
vulnerability. Seismic upgrades such as roof -to -wall ties could be implemented for a
relatively modest cost, if the existing level of seismic risk is not acceptable.
MECHANICAL SYSTEMS ASSESSMENT
The existing Administration Room does not have any heating or air conditioning. Plumbing is
limited to a small electric water heater to supply hot water to a work sink in the room and the
outdoor showers. Piping to the showers was a later addition such that the piping is placed
overhead and is exposed without insulation. Gas piping serving pool water - heating equipment is
not seismically braced. The gas meter is not independently supported and there is no seismic
shut off on meter.
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 5
In an effort to address the potential issues and impacts of the pool equipment mechanical
deficiencies noted in the 2008 report, the City recently upgraded, repaired and replaced several
pieces of equipment and made piping repairs to provide for the immediate equipment deficiencies
and leak problem. These efforts were completed in early 2010 and were considered a short term
(7 -8 year) fix. The underlying issues raised by the 2008 report however, were not fully addressed.
If the pool facility is to remain and be renovated, further negotiations will be required with the
County Health Department to determine the level of mechanical system design and compromise
the County is willing to accept given the current non -code compliant issues with the equipment
system design and materials. This could further be impacted by the degree of pool deck remodel,
pool renovation requirements and restroom / changing room facility accommodation.
Noted deficiencies are as follows:
1. Gas piping serving pool water- heating equipment is not seismically braced
2. The gas meter is not independently supported and there is no seismic shut off on
meter
3. Piping to the is placed overhead and is exposed without insulation
4. Non - compliant pool equipment
5. Short term pool equipment repairs
ELECTRICAL SYSTEMS ASSESSMENT
The electrical equipment for the facility is located in the equipment room and has been subject to
moisture creating corrosion throughout the equipment There have been previous modifications,
alterations and additions to the equipment. A new meter appears to have been recently installed.
A sub -panel is located in the Administrative Room with a second meter which appears to be in
good condition. Lighting is provided by open bulb single light fixtures with exposed conduit for
both lighting and power distribution. Smoke detectors appear to have been recently added in the
equipment room and the Administration Room but they are still covered with protective covering
rendering them inoperable. The pool area is light by twin head 250 W MH lights.
Noted deficiencies are as follows:
1. Panel board is an old Zinsco panel board missing its deadfront, which exposes
live parts live parts to unauthorized / unqualified personnel
2. Smoke detectors are inoperable. The generally dirty environment of the
equipment room may make the smoke detectors unsuitable for the application.
3. Wire guards or other protective lenses are missing from the exposed lamps in the
light fixtures.
4. Electrical to the 250W MH fixtures lighting the pool area and to the pool
equipment is old and in various state of disrepair. The light poles and fixtures
themselves are also in various state of disrepair and appear to have been altered
as maintenance required.
5. Underwater lights at the pools do not appear to be GFCE protected.
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 6
ASSESSMENT FINDINGS
GENERAL
It is the opinion of the assessment Team that the facility is in need of significant repair and
renovation to avoid further costly repairs and potential shut -down of the facility due to equipment
or other failure. There are numerous disabled access compliance issues for the Administration
Room and the pools / pool deck that need to be addressed. The pools and more specifically the
piping to the pools are in need of repair and /or replacement. Refer to the 2008 report for a more
specific discussion.
The assessment team concurs with the 2008 report that both pools, the pool decking and the
Administration / Equipment Rooms may be able to be brought into compliance with all applicable
current codes and regulations including local health and safety requirements and the
requirements of the Americans with Disabilities Act (ADA) with a major renovation. However, as
noted by the 2008 Report, when coupled with the updates in the State Health Code, the best
course of action would be to replace the existing pools with an aquatic facility capable of allowing
a multitude of concurrent uses. Given the age of the facility and the non - compliant design and
equipment issues, the cost of a complete major renovation will be significant. The existing support
building is approximately 400 square feet in size. The 2008 report is recommending a support
building of 4,800 square feet to house administrative staff, restrooms and mechanical equipment /
storage. The limitations of the existing site will not accommodate a support building of this size.
For the purposes of this assessment any renovation at the same site assume that the 400 square
foot building will remain and be renovated, the existing restrooms at the school will continue to be
shared pending Health Department approval, and a new mechanical building will be constructed
of approximately 750 square feet. It is not certain that the County Health Department will continue
to allow for minor renovations and repairs in the future due to the current nature of the non-
conforming items. It should be noted that any major renovation or replacement with a new facility
at the same location will require the pool facility to be taken out of use to the public for a lengthy
period of time for the renovation construction to be completed.
The limitation of the current facility and any major renovation is that it is still based on the
program requirements originally established in 1964 / 1965. As such, it may not meet the current
needs and expectations of the City or the public users the facility is intended to serve.
Therefore, when comparing the cost of renovation to replacement, consideration must be given to
potential program uses for a new facility that will differ from the current configuration. In addition,
consideration must be given to the fact that the facility is not solely owned by the City but is part
of a joint use agreement with the adjacent school.
Refer to the 2008 Report for a more specific analysis.
The City has budgeted $4.9M in the current Capital Improvements Program towards a City Pool.
This site will function until a new pool site is located and chosen for construction.
To determine the FCI for this facility we used the 2008 Report cost estimates updating them to
current costs and developed three Alternative cost models. Alternative Model A provides for the
renovation of the existing facility utilizing the existing Administration / Equipment building and
adding an additional 750 SF support building. Alternative Model B provides for a completely new
facility with new pool configuration and new support building housing equipment, restrooms and
administration on the same site. Alternative model C provides for a completely new facility at a
new location. Refer to the 2008 Report for various options and budget pricing for this approach
These Models represent an opinion of probable cost suitable to master planning capital budgeting
City of Seal Beach Bldg 38 — McGauc h Pool
Building / Facility Condition Assessment Page 7
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 38 — McGaugh Pool
Building / Facility Condition Assessment Page 8
Building #38
McGaugh Pool Facility
Renovate Aquatic Faolily
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE DILIGENCE
Needs assessment
0
NC -See Oualific ms
2
PRE-CONSTRUCTION SERVICES
A/E Services
183,200
Manager Premastu w SeMC
88,700
Gad icsl Services
5,000
Alb ance: City to Cmtrad
ALTA Sum yTopographic Maps
5,000
Albwance: Cily of Canbact
EiwimmeMel H=r Material Reports
10,000
Alk mince: City of contrad
Emironm i,tal HaTarEOUe Material Abatement Pmce0ues
10,000
Allowance: City W tooted
CEOA
0
Assvnplion is Me Project will tb exempt tom CEGA
AS- Built /Sbucturel - Seismic Venficafion /DoasnentWM
11,400
GASP Disablsd Access Report
11,400
Reimbursable Expenses
10,000
Aaowarce
3
DIRECT COSTS(Cortstrutlion Costs)
Di liar 8 Abslemers
Intl
site wo,*
Intl
Renovate Fadlity
],]88,700
Sea a0ached summery budget
4
TEMPORARY FACILITIES DURING CONSRUCTION
Temporary MO sr Trailers aro Facility / Phassi
0
5
FIXTURES, FURNITURE AND EOUIPMENT(FFBE)
Fu0uhre(Desk, Chars, FM CaUmts, etc )
0
NIC -See Oualifinfions
8
PROGRAM AND CONSTRUCTION MANAGEMENT
729,00
TESTING 81NSPECTION
Soils
5,00
Albwanca: city to Canbed
Maenals
10,00
Allowan : City to Cgntrad
Roofing / OVP
2,500
Allmance: City to Centred
8
UTIUTY CONNECTION FEES
0
NIC -See Oualificabms
9
CRY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See OUSligra0ons
10
OWNER BUILDER RISK INSURANCE
17200
Alms.: (CalcWated at 0.75%01 Dked Cost)
11
CONTINGENCY
114,500
5% Of Direct Cost
OPINION OF PROBABLE COST - APPROACH A
88 800
Building #38
McGaugh Pool Facility
Construct new Aquatic Fadlity at same location
COMPONENT
VALUE
COMMENTS
1
NEEDS ASSESSMENT AND DUE OIUGENCE
Needs assessment arM Cost M00el
0
NIC -See Qualifications
2
PRE - CONSTRUCTION SERVICES
AE Services
301,300
Program Manager Seuioss
113,000
Geotechnical Services
5,000
Allowance: City lo ConOW
ALTA Surrey I TopograplYC Maps
5,0X)1
Allowance: City to Contratl
Errvironmeraal Hazxdors Material Repent
7,50(1
Allowance: City of conned
En imnmenlal HazmEmu Material Atratemer0 PmceO6as
7,500
Allowance: City to contract
CEQA
0
Assumption is the Prated mil De exerlpt fmrn CEOA
ReimWrsable Expenses
10,000
Allowance
3
DIRECT COSTS (COmtrudion Costs)
Denwlition I LaM Cod
Ind
Site Work
Intl
CorI*w New fmMy
3,766,600
Based on 2008 Report for claw, 30aneter pool
TEMPORARY FACILITIES DURING CONSRUCTION
Ternporary MaOUler Toeless or other Fadlily
5
FIXTURES, FURNITURE AND EQUIPMENT(FFBE)
Furniture (Desk, Chairs, File Cabinets, etc.)
0
NIC- See Qualificatione
Electronk Systems arm! Spacial Equipment
0
NIC - See Qualifications
6
PROGRAM AND CONSTRUCTION MANAGEMENT
301 ,300
7
TESTING B INSPECTION
We
$000
Nbwance: City to Contract
Mar ials
10,000
Allowance: City to Contract
Roofing / M
3,500
Allowance: City to Conti
8
UTILITY CONNECTION FEES
0
NIC -See Qualificaficns
0
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC - See Qualifications
10
OWNER BUILDER RISK INSURANCE
28,200
Allowancer(Celculale0 at 0.75% of DVad
11
1CONIFINiSENUY
188,300
5% of Direct Cost
OPINION OF PROBABLE COST - APPROACH 8
4,752,100
Building #38
McGaugh Pool Facility
Renovation / Repair
Replacement
FCI %
$2,982,600
$4,752,100
63%
Building #38
McGaugh Pool Facility
Renovation Budget Opinion of Probable Cost
Area ts0 NA
Div
Work Package
City Unit
Unit price
Ext
2
New perimeter fencing
479 If
80.00
38,300
2
Disabled Access site issues
1 Is
10000.00
10,000
2
Complete renovation of existing 400 SF building
400 sf
200.00
80,000
2
New 750 SF Mechanical Support Building
750 sf
300.00
225,000
16
New lighting
12 ea
15,000
179,600
13
Pool Shell
t Is
325,000
325,000 Estimated cost per 2008 Report
13
Children's pool
1 Is
100,000
100,000 Estimated cost per 2008 Report
13
Piping and valves
1 Is
165,000
165,000 Estimated cost per 2008 Report
2
Deck work (demo and re -pave entire deck)
1 Is
216,000
216,000 Estimated cost per 2008 Report
13
Mechanical equipment (less work recently completed)
1 Is
153,000
163,000 Estimated cast per 2008 Report
13
Deck equipment
1 Is
155,000
155,000 Estimated coal per 2008 Report
13
Electrical equipment
1 Is
146,000
146,000 Estimated cost per 2008 Report
Subtotal
1,802,900
GC's, bonds, insurance, Fee, and 15% contingency
27%
486,800
Total
2,289 700
City Seal Beach Bldg 38 — McGaugh Pool — Images
Building / Facility Condition Assessment Page 1
City Seal Beach Bldg 38 — McGaugh Pool — Images
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 38 — McGaugh Pool — Images
Building / Facility Condition Assessment Page 3
City Seal Beach Bldg 38 — McGaugh Pool — Images
Building / Facility Condition Assessment Page 4
City Seal Beach Bldg 38 — McGaugh Pool — Images
Building / Facility Condition Assessment Page 5
City Seal Beach Bldg 38 — McGaugh Pool — Images
Building / Facility Condition Assessment Page 6
Building #39
SEAL BEACH PIER — UTILITIES
900 Ocean Avenue
Assessment date: October 21, 2010
City of Seal Beach Bldg 39 — Seal Beach Pier Utilities
Building / Facility Condition Assessment Page 1
GENERAL INFORMATION
The Seal Beach Pier was first built in 1906 and at 1,865 feet it was the longest pier south of San
Francisco. It was the center of the "Jewel City" amusement resort. In 1935 the pier was heavily
damaged by waves and was re -built as a Federal Emergency Administration of Public Works
project in 1938. Just a year later, in 1939 storm waters again ripped the pier in half which again
was repaired shortly thereafter. Again in 1983, storms destroyed several sections of the pier
prompting a new re- building effort using both public funds and private donations. In 1992 an
electrical fire (which started in a lifeguard tower on the pier) caused major damage to the pier.
Then just a few months later, the Lander's (or Big Bear) earthquake cracked some of the pier's
support pilings. Then in May of 1994, a natural gas line under the pier was ignited by falling
barbecue coals burning out the mid section of the pier. Temporary repairs were made until in
1995 when permanent repairs were made to the fire damaged areas from both the 1992 and
1994 fires.
The assessment team received a set of documents from the City dated September 17, 2003
entitled "Plans for Municipal Pier Repair" stamped as "As- Built" which document a number of
additional repairs throughout the length of the pier.
The assessment team was asked to review the current utilities most of which are located
underneath the pier. Unfortunately, the team's ability to assess the condition of these utilities was
limited as most of the utilities have been encased in a wooden cavity beneath the pier timbers.
Portions of the utilities are visible at some of the piling locations. Our limited assessment is
therefore based on the locations we were able to visually see the utilities and City provided As-
Built documents.
SUMMARY ANALYSIS
The utilities noted in the 2003 documents serving the pier are as follows:
• There are two main electrical rooms serving the pier. Room #1 is located under the pier
on the land end and Room #2 is located on the pier adjacent to the pier restaurant.
• A 4" HV line from SCE is routed through a vault at the land end of the pier and then under
the pier to Room #2.
• Various 2" conduits from Room #1 feeding lighting and power on pier and the Lifeguard
Tower.
1" conduit serving ramp hoist from Room #2
2" Conduit for telephone
• 2" cold water line
• 4" forced main waste line
• 6" fire water main line— detector check valve is located under the pier at the land end of
the pier.
• 1 -1/2" abandoned gas line
• Gas meter located in a chain link fence box adjacent to the first pier piling at the land end
feeding a 2" gas line that has been attached to the north edge of the pier serving the
restaurant.
The assessment team was able to visually observe the following deficiencies:
The main cavity containing the utilities under the pier is enclosed with wood planks spanning
between the structural joists of the pier decking. The cavity has become full of debris and bird
City of Seal Beach Bldg 39 — Seal Beach Pier Utilities
Building / Facility Condition Assessment Page 2
droppings making it impossible to see the actual utilities except where the planks have been
removed or fallen out due to damage. At each pile support a small section of each utility is visible.
Both electrical rooms are exposed to the weather and as such show significant signs of rust and
corrosion. Conductors on the Room #1 utility transformer secondary are exposed, unprotected by
conduit, on the non - utility side of a protective fence. Much of the equipment is in need of
replacement based on the assessment. It is unclear as to when the equipment was actually
installed. It would appear from the 2003 documents that the equipment observed is the same
equipment noted in those documents.
PVC conduit was visible coming from below grade to the underside of the pier and appeared to
be in generally good condition. Likewise, what limited conduit that was visible appeared to be
PVC and in generally good condition.
Pier level lighting and power has noted signs of corrosion. Light poles can be cleaned and
repainted or replaced. Power connections that show signs of corrosion should be replaced with
weatherproof enclosures.
Room #2 located adjacent to the restaurant also shows significant signs of corrosion. Refer to the
assessment of the Pier Restaurant. It is unclear if the maintenance of this electrical service is the
responsibility of the restaurant tenant or the City.
Visibility of the 2" cold water line and the 4" forced main sewer line was very limited. A more
detailed testing and inspection analysis is required to determine the current condition of these
utilities.
Where the fire main water line starts coming out of the sand to the detector check valve, the
piping shows signs of rust. The detector check valve itself appears to be in generally good
condition. The piping leading from the detector check valve to the underside of the pier shows
significant signs of rust. The pipe supports also show significant signs of rust and overall
corrosion. At several of the exposed piling locations the fire line showed significant signs of rust
and corrosion and in some areas the team observed water leaking. At the time of the
assessment, a crew was repairing a section of the pipe that had just recently failed.
The gas meter enclosure has significantly rusted as the gas meter and the enclosure sit on the
sand at the base of the pier piling. The gas line located on the north edge of the pier is coated
and appears to be in generally good condition however, several of the attachment clips have
failed.
The City has budgeted $1.OM in the current Capital Improvements Program for fiscal year 2012/13.
This project will address the deficiencies listed within this section.
City of Seal Beach Bldg 39 — Seal Beach Pier Utilities
Building / Facility Condition Assessment Page 3
ASSESSMENT FINDINGS
A much more detailed analysis is required to fully address an assessment of the pier facilities,
due to the nature of the facilities being located within an ocean /marine environment. All of the
under pier wood planking that conceals the utility lines needs to be removed. Then full visual and
other testing of the lines and conduits can occur.
Based on our limited observations the following assessments can be generalized:
• Given the time since the 2003 repairs, new testing and inspection of all the electrical
components of the pier should be performed.
• The exposed electrical equipment needs immediate attention due to significant corrosion
at both the #1 and #2 electrical rooms. Light fixtures and exposed connection boxes with
corrosion need to be repaired or replaced.
• The cold water line and sewer line should be visually and pressure tested to determine
the nature of any deficiencies.
• The fire service should be completely replaced.
• The gas meter should be relocated away from the sand and fully tested and inspected.
All the pipe attachments should be replaced with non - corrosive materials. Broken
hangers should be addressed immediately to prevent pipe failure.
• Consideration should be given to include corrosive materials or coatings for all metal
piping, conduits, connection boxes and supports.
These Models represent an opinion of probable cost suitable to master planning capital budgeting.
Costs are based on the assumption that all requirements for each given building will be addressed
as part of one project. Significant economies may be realized if several buildings are renovated
concurrently. Conversely, significant increases in costs will result if the entire renovation package
for a building is not performed as one project. Note also that the associated surveys and condition
assessments have been performed without physical disturbance of existing installations or
constructions. Reasonable efforts have been made to analyze these facilities, given information
readily available and visually observable. Where applicable, additional information supplied by the
city has been considered in this analysis.
City of Seal Beach Bldg 39 — Seal Beach Pier Utilities
Building / Facility Condition Assessment Page 4
Building #39
Seal Beach Pier - Pier Utilities
RenovMe flier Utilities (Fire line only - other utilities not visable for assessment)
COMPONENT
VALUE
COMMENTS
1
NEEDSASSESSMENT AND WE DILIGENCE
Needs assessment
0
NIC -Sea Oualfica
2
PRE - CONSTRUCTION SERVICES
AIE Services
37,600
Pregmm Manager Prr conntnmtian Services
11,300
Geutedmi.l Services
0
Allonanca, City tD Coned
ALTA Savoy l TOpogniphc Maps
0
Allowance. city of Contract
En ironmantal Hazardous Matena Repots
0
Allowance: City of caned
EnvironmenMl Hazardous Malarial Abatement Pmccduas
0
Allowance: City to contract
CEOA
0
Assumption is toe Project twill I» exempt from CEOA
AS -Built VeMciium / DDn Wtion
37,600
Additional testing and impectron aea partial demDfidon
CASP Disabled Access Report
0
Rambumable Expenses
5,000
Allowance
3
DIRECT COSTS (CDnstrudion Cogs)
DemdNOn B Abatementt
Ind
Ste Vtbrk _.
Ind
RarrovMe utilities
376,700
Sea BKO&W
4
TEMPORARY FACI LITI ES DURING CONSRLICTION
Temporary Modular Trailers or Omer Facility/ Prasing
0
Tory Treiler
5
FO(TURES. FURNITURE AND EQUIPMENT(FFBE)
Furtitua (Desk, Chars, File Cabinets, ate,)
0
NIC - See OuilirtnOans
6
PROGRAM AND CONSTRUCTION MANAGEMENT
37 ,600
7
TESTING B INSPECTION
Soils
0
Allowance' city w Cabled
MMenals
5,000
Allowance: City lo Contrail
Roofing / YM
0
Albnanca: GN a Contract
6
LrnuTY CONNECTION FEES
0
NIC - Sea GUaliflcatials
8
CITY ADMINISTRATION FEES /PERMIT FEES
0
NIC -See OuMifiraDau
10
ONMER BUILDER RISK INSURANCE
2,800
A1bwMIDe: calculated M 0.75 %M Dnr Cost)
11
CONTINGENCY
18,800
5 %MDnmt CaM
OPINION OF PROBABLE COST - APPROACHA
531,400
Building #39
Seal Beach Pier - Pier Utilities
Renovation Budget Opinion of Probable Cost
Area (sf) NA
Div
Work Package
Qty
Unit
Unit price
Ext
2
Cut and patch pavement at connection
1
Is
20,000
20,000
6
Remove and replace deck boards to provide access to fire line
1
Is
6,000
6,000
15
Replace 6 in. cast iron fire water line and all associated valves
1
Is
175,000
175,000
and hydrants
15
Relocate gas meter
1
Is
10,000
10,000
15
Resupport existing gas line for length of pier
1,600
If
8.00
12,800
16
Allowance to repair /replace electrical panels at Elec Room 1
1
Is
10,000
10,000
16
Allowance to repair /replace electrical panels at Elec Room 2
1
Is
10,000
10,000
16
Allowance to repair existing light fixtures and connections
26
ea
2,000
52,000
Subtotal
295,800
GC's, bonds, insurance, Fee, and 15% contingency
27%
79,900
Total
375,700
City Seal Beach Bldg 39 — Seal Beach Pier Utilities
Building / Facility Condition Assessment Page 2
City Seal Beach Bldg 39 — Seal Beach Pier Utilities
Building / Facility Condition Assessment Page 3
APPENDIX: A LA CARTE LIST
IN REPLY TO COUNCIL REQUEST ON SEPTEMBER 12, 2011
As requested by City Council and staff, the below "a la carte" list summarizes certain critical priority
items which may be corrected as free - standing tasks. The associated costs for each item are also
represented below, and include an allowance to account for contractor costs, soft costs, and other fees.
The allowance is different from the total- building (holistic) approach used in the main report, and
serves as a general estimate that in practice will vary depending on if work is performed as a singular
task or grouped into a package of tasks.
Free-Standing Tasks
Pier Utilities - Fire Suppression Line
Fee
$331,700
Library Building — Structural Truss Repair
$24,800
PD and Yard Facilities — Slope Re- stabilindon
$884,400
Fire Station #44 — Replace Generator
$206,300
Beach Parking Lot — Drainage Repair (unless being corrected w/ concurrent restroom project)
$1,083,100
Lifeguard Headquarters — Replace/install HVAC Units and Controls
$24,800
Tennis Workout Building — Repair Roof /Structure
$131,300
It is important to note that the recommended holistic approach is still the most cost effective approach
and will address all deficiencies noted above. These free- standing items do not in most cases resolve
comprehensive life -safety or structural issues, which require significant deconstruction and would
best be accomplished as part of a complete renovation effort. Therefore to truly resolve the structural
and life -safety issues, the City should do so as part of a complete renovation for maximum efficiency
of expenditures.
ADA Compliance
Another urgent project, from a liability standpoint, is ADA compliance in all buildings, which may
subsequently trigger the need to do other associated work. We do not recommend performing this
work as free - standing tasks unless absolutely necessary. If necessary, a detailed design plan is needed
to produce an itemized list of stand -alone cost estimates.
Emergency Operations Center (EOC)
Additionally, the lack of a police Emergency Operations Center housed in a facility with seismic up-
grades (meeting essential service requirements) is a critical exposure that should be addressed. The
need can be met with either a separate facility or with an operational plan, which is a policy decision
for Council and staff.
Report to the City of %al Beech Facility Condition Assesffnent
aibmitted by Griffin 8ructures, Inc. Appendix