City of Tigard - Pubilc Works Tier 1 FCA Final Report Facility Condition Assessment Services
Tier 1 Report of
Facility Condition Assessment
For
City of Tigard
Public Works
8777 SW Burnham Street
Tigard,
OR
1
Date of Report: October 12,2016
Provided By:
Faithful+Gould, Inc.
Provided For:
City of Tigard
FAITHFUL
GOULD
--TAll OF CONTENTS
ExecutiveSummary........................................................................................................................................3
Introduction................................................................................................................................................3
LimitingConditions....................................................................................................................................3
ProjectDetails...........................................................................................................................................4
BuildingDetails..........................................................................................................................................4
BuildingDescription...................................................................................................................................5
PropertyExecutive Summary....................................................................................................................5
Architectural Structure Executive Summary..............................................................................................5
Mechanical Executive Summary...............................................................................................................5
Electrical Executive Summary...................................................................................................................5
SiteExecutive Summary...........................................................................................................................6
Summaryof Findings................................................................................................................................7
Building Expenditure Summary.................................................................................................................7
Distribution of Immediate(Year 1) Needs by Building System..................................................................9
Distribution of Future(Year 2-Year 10)Needs by Building System........................................................ 10
Facility Condition Needs Index................................................................................................................ 11
Needs Sorted By Prioritization of Work................................................................................................... 13
NeedsSorted By Plan Type.................................................................................................................... 14
ASubStructure Systems..............................................................................................................................15
A10FOUNDATIONS.............................................................................................................................. 15
BShell Systems............................................................................................................................................16
B20 EXTERIOR ENCLOSURE............................................................................................................... 16
B30ROOFING........................................................................................................................................ 18
CInteriors Systems.......................................................................................................................................19
C10 INTERIOR CONSTRUCTION.......................................................................................................... 19
C20STAIRS............................................................................................................................................20
C30INTERIOR FINISHES......................................................................................................................21
DServices Systems......................................................................................................................................24
D20PLUMBING......................................................................................................................................24
D30HVAC...............................................................................................................................................28
D40 FIRE PROTECTION SYSTEMS......................................................................................................30
D50 ELECTRICAL SYSTEMS................................................................................................................31
EEquipment&Furnishing Systems...........................................................................................................34
E10EQUIPMENT....................................................................................................................................34
E20 FURNISHINGS................................................................................................................................35
GBuilding Sitework Systems......................................................................................................................36
G20 SITE IMPROVEMENTS ..................................................................................................................36
G40 SITE ELECTRICAL UTILITIES.......................................................................................................38
Appendices....................................................................................................................................................39
City of Tigard
Public Works October 12,2016
EXECUTIVE SUMMARY
INTRODUCTION
In accordance with the agreement held between The City of Tigard, agreement C170007 and Faithful+Gould Inc, this completed report
provides a comprehensive Facility Condition Assessment of the Public Works located at 8777 SW Burnham Street, Tigard, OR, (The
Property).
This report provides a summary of the facility information known to us at the time of the study,the scope of work performed,an equipment
inventory,evaluation of the visually apparent condition of The Property together with a forecast of capital expenditures anticipated over the
next 10 years. The expenditure forecast does not account for typical preventative maintenance items such as changing filters to fan coil
units.
Our cost rates to produce life cycle and replacement cost estimates are based on our knowledge of the local regional market rates. Our
line item costs assume that the work will be undertaken by either in-house or direct sub-contract labor. If the work is procured through
public general contractor bids, we recommend budgeting for additional project costs of between 25%-35% to allow for
professional fees and general contractor overhead/profit and management costs.
The report provides a summary of the anticipated primary expenditures over the 10-year study period.Further details of these expenditures
are included within each respective report section and within the 10-year expenditure forecast, in Appendix A.
The report also calculates the Facility Condition Needs Index(FCNI)which is used in Facilities Management to provide a benchmark to
compare the relative condition of a group of facilities.The FCNI is primarily used to support asset management initiatives of federal,state,
and local government facilities organizations.
LIMITING CONDITIONS
This report has been prepared for the exclusive and sole use of the City of Tigard.The report may not be relied upon by any other person
or entity without the express written consent of Faithful+Gould.
Any reliance on this report by a third party,any decisions that a third party makes based on this report,or any use at all of this report by a
third party is the responsibility of such third parties. Faithful+Gould accepts no responsibility for damages,if any,suffered by any third party
as a result of decisions made,or actions taken, based on this report.
The assessment of the building/site components was performed using methods and procedures that are consistent with standard
commercial and customary practice as outlined in ASTM Standard E 2018-015 for PCA assessments. As per this ASTM Standard, the
assessment of the building/site components is based on a visual walk-through site visit,which captured the overall condition of the site at
that specific point in time only.
No legal surveys, soil tests, environmental assessments, geotechnical assessments, detailed barrier-free compliance assessments,
seismic assessments,detailed engineering calculations,or quantity surveying compilations have been made. No responsibility,therefore,
is assumed concerning these matters. Faithful+Gould did not design or construct the building(s)or related structures and therefore will not
be held responsible for the impact of any design or construction defects,whether or not described in this report.No guarantee or warranty,
expressed or implied,with respect to the property,building components,building systems,property systems,or any other physical aspect
of The Property is made.
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The recommendations and our opinion of probable costs associated with these recommendations, as presented in this report, are based
on walk-through non-invasive observations of the parts of the building which were readily accessible during our visual review. Conditions
may exist that are not as per the general condition of the system being observed and reported in this document.Opinions of probable costs
presented in this report are also based on information received during interviews with operations and maintenance staff. In certain
instances, Faithful+Gould has been required to assume that the information provided is accurate and cannot be held responsible for
incorrect information received during the interview process. Should additional information become available with respect to the condition
of the building and/or site elements, Faithful+Gould requests that this information be brought to our attention so that we may reassess the
conclusions presented herein.
The opinions of probable costs are intended for global budgeting purposes only. Faithful+Gould has no control over the cost of labor and
materials, general contractor's or any subcontractor's method of determining prices, or competitive bidding and market conditions.The
data in this report represent an opinion of probable cost of construction and is made on the basis of the experience, qualifications, and
best judgment of the professional consultant familiar with the construction industry. Faithful+Gould cannot and does not guarantee that
proposals, bids,or actual construction costs will not vary from this or subsequent Cost Estimates.The scope of work and the actual costs
of the work recommended can only be determined after a detailed examination of the site element in question, understanding of the site
restrictions, understanding of the effects on the ongoing operations of the site/building, definition of the construction schedule, and
preparation of tender documents.
PROJECT DETAILS
On Aug 23,2016,Stefan Matwijiw BSc(Hons)of Faithful+Gould visited The Property to observe and document the condition of the
building and site components. During our site visit, Faithful+Gould was assisted by Kevin Cole(Facilities Supervisor)who is associated
with City of Tigard.
BUILDING DETAILS
Item Description
Project Name Public Works
Property Type GOVOFF
Full Address 8777 SW Burnham Street
Tigard,
OR
Onsite Date Aug 23,2016
Historic District No
Historic Building No
Year Built 1989
Occupancy Status Occupied
Number of Stories 1
Gross Building Area(GSF) 20,773
Current Replacement Value(CRV) $4,777,790
ARV/GSF($/Sq Ft) $230.00/Sq Ft
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BUILDING DESCRIPTION
PROPERTY EXECUTIVE SUMMARY
The City of Tigard Public Works building located at (8777 SW Burnham
Street, Tigard, Oregon) was built in 1989. It is assumed that the
office/ancillary areas were refurbished in circa 2006. The Property consists
of a single story building with; an office area to the east of the building, and
the water district operations center to the west of the building.
ARCHITECTURAL STRUCTURE EXECUTIVE SUMMARY I
The Property contains a reinforced slab-on-grade with concrete spread strip
footings which supports the structure. The exterior walls are comprised of
facing brickwork with a light metal stud framing.The building is enclosed with
a combination of gable and hip roofs clad with a standing seam metal
covering, with perimeter polyester powder-coated metal box gutters and
downspouts. The exterior walls contain aluminum double glazed windows,
overhead doors,glazed doors,and hollow metal doors.
MECHANICAL EXECUTIVE SUMMARY
The heating and cooling for the office/ancillary portion of the building is I _
provided by seven split-systems with natural gas energy efficient furnaces,
and outdoor condenser units. In addition to this, two electric baseboard
heaters are provided to the multi-use hall and breakout areas, and -
supplemental cooling is provided by two mini split-system units. •
Heating for the water district operations center portion of the building is .
provided via a combination of four natural gas furnace units,one electric wall
mounted unit heater,and one gas wall mounted unit heater.
r
Hot water is provided by three Domestic Water Heaters (DWH) located
throughout the Property;two natural gas units with capacities of 50-Gal and
40-Gal,and on electric unit with a capacity of 50-Gals. '
The Property is protected with a wet-pipe fire suppression system. + '
ELECTRICAL EXECUTIVE SUMMARY '
The electrical system consists of; a General Electric 120/208-Volt main
distribution panel (MDP) located within the main electrical room and
secondary switchboards located throughout the Property. '
The property is protected with a fire alarm system with a Fire Alarm Control
Panel(FACP)manufactured by Honeywell.
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SITE EXECUTIVE SUMMARY
The Property contains two large asphalt paved parking lots connected with
interior roadways which serve maintenance, staff and visitor parking located
to the northwest of the building. ADA parking spaces are provided adjacent
to the office/ancillary main entrance. The asphalt paved parking lot and
interior roadways are generally bound with cast-in-place concrete curbs and
sidewalks. In addition to this, the facility is provided with one flagpole, and '
perimeter wood clad chain-link fencing. '.
Backup power is provided by a 200 kW diesel generator manufactured by
Cummins located within a designated generator set room to the northeast of
the water district operations center portion of the building with one transfer
switch manufactured Cummins located within the main electrical room.
� � F
a�
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SUMMARY OF FINDINGS
This report represents summary-level findings for the Property Condition Assessment.The deficiencies identified in this assessment can
be combined with potential new construction requirements to develop an overall Long Term Capital Needs Plan that can be the basis for
a facility wide capital improvement funding strategy.Key findings from the Assessment include:
FindingsKey
Current Year Facility Condition Needs Index 1.95
Immediate Capital Needs(Year 1) $93,127
included in FCNI
Future Capital Needs(Year 2 to Year 10) $3,040,190
BUILDING EXPENDITURE SUMMARY
The building expenditure summary section provides an executive overview of the findings from the assessment.The chart below provides
a summary of yearly anticipated expenditures over the study period for the Public Works building. In addition, we have scheduled key
findings highlighting items greater than$5,000 and their anticipated failure year. Further details of these expenditures are included within
each respective report section and within the expenditure forecast, in Appendix A of this report. The results illustrate a total anticipated
expenditure over the study period of approximately$3,133,317.
Expenditure Forecast Over Study Period
s1,2M
$800K
dod
a $600K
L $404K
a
20OIC
$0
2015 2017 2018 2019 2020 2021 2022 2023 2024 2025
0 Expenditure $93,131[ $D 5325.45K 5187.&2 5202.57K 5153.21KC 592%29K $D 5117,57K 51.12M
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• B Shell: Replace Expansion Joints at an estimated cost of$20,586 in year 2016
• B Shell: Replace Double Aluminum Glazed Doors at an estimated cost of$18,528 in year 2019
7 B Shell: Replace Single Aluminum Glazed Doors at an estimated cost of$12,979 in year 2019
B Shell: Replace Aluminum Window Units at an estimated cost of$148,034 in year 2019
A B Shell: Replace Standing Seam Metal Roof Panels at an estimated cost of$1,094,327 in year 2025
7 B Shell: Replace Aluminum Perimeter Gutters&Downspout at an estimated cost of$29,253 in year 2025
C Interiors: Replace Interior Single Wood Door(s)at an estimated cost of$35,112 in year 2022
A C Interiors: Replace Carpet Tiles-Standard at an estimated cost of$668,763 in year 2022
C Interiors: Replace Ceramic Tile at an estimated cost of$8,384 in year 2022
C Interiors: Replace Ceramic Wall Tiles at an estimated cost of$17,335 in year 2022
A C Interiors: Replace Vinyl Composite Tile(VCT)at an estimated cost of$34,387 in year 2022
C Interiors: Replace Painted Finish-Standard at an estimated cost of$108,665 in year 2022
C Interiors: Replace Acoustic Ceiling System-Standard at an estimated cost of$47,993 in year 2024
A D Services: Replace Card Access System at an estimated cost of$65,061 in year 2016
7 D Services: Replace Split-System(Outdoor and Indoor Unit)at an estimated cost of$11,827 in year 2020
D Services: Replace Fire Alarm System(Full System Inc. Panel)at an estimated cost of$182,470 in year 2020
A D Services: Replace Emergency Generator Transfer Switch at an estimated cost of$8,400 in year 2021
D Services: Replace Unit Heater-Gas Fired Suspended-100 MBH at an estimated cost of$5,047 in year 2021
D Services: Replace Gas Fired Suspended- 100 MBH at an estimated cost of$5,047 in year 2022
A D Services: Replace Gas Fired Suspended- 100 MBH at an estimated cost of$5,047 in year 2022
D Services: Replace Gas Fired Suspended-100 MBH at an estimated cost of$5,047 in year 2022
D Services: Replace Gas Fired Suspended- 100 MBH at an estimated cost of$5,047 in year 2022
A D Services: Replace Drainage Pipework(Below ground)-2"at an estimated cost of$69,681 in year 2024
E Equipment&Furnishing: Replace Floor Mounted Base Cabinet(s)-Standard at an estimated cost of$24,840 in year 2022
G Building Sitework: Replace Chain Link Galvanized Fence at an estimated cost of$38,520 in year 2018
A G Building Sitework: Replace Asphalt Mill&Overlay including Re-Striping at an estimated cost of$284,235 in year 2018
-~ G Building Sitework: Replace Generator Sets, Diesel Engine-100 to 200 kW at an estimated cost of$138,442 in year 2021
1 All costs presented in present day values
2 Costs represent total anticipated values over the 10 year study period
3 Budget for additional project costs of between 25%-35%to allow for professional fees and general contractor overhead/profit and management costs
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DISTRIBUTION OF IMMEDIATE (YEAR 1) NEEDS BY BUILDING SYSTEM
Distribution of Inimediate feeds by Building System
Security and Deteetion5ystem
Exterior Wall Construction
Hot Water Senn Hardeners and Sealers
Building System Estimated Cost Percentageof •
Exterior Wall Construction $20,586 22.1%
Hardeners and Sealers $2,755 3.0%
Hot Water Service $4,725 5.1%
Security and Detection Systems $65,061 69.9%
Total $93,127 100%
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DISTRIBUTION OF FUTURE (YEAR 2-YEAR 10) NEEDS BY BUILDING SYSTEM
Distribution of Capital Needs by Building System
1130 HVAC
D20 Plum-bin D50 Electrical Systems
E10 Equipment
E20 Furnishings
JG20 Site Improvements
C30 Interior Finishe
i
i
i
i
i
f 0 Sibe Electrical Utilities
1324 Exterior EnClasure
CID Interior Construction
830 Raoiing
Building System Estimated Cost Percentage of Total Cost
B20 Exterior Enclosure $179,540 5.9%
B30 Roofing $1,123,581 37.0%
C10 Interior Construction $39,325 1.3%
C30 Interior Finishes $885,527 29.1%
D20 Plumbing $84,876 2.8%
D30 HVAC $42,816 1.4%
D50 Electrical Systems $190,870 6.3%
E10 Equipment $3,292 0.1%
E20 Furnishings $29,166 1.0%
G20 Site Improvements $322,755 10.6%
G40 Site Electrical Utilities $138,442 4.6%
Total $3,040,190 100%
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FACILITY CONDITION NEEDS INDEX
In this report we have calculated the Facility Condition Needs Index(FCNI)for the facility; illustrating the likely condition of the systems,
equipment and building needs should the required funding not be expended over the cost study period. The FCNI is used in Facilities
Management to provide a benchmark to compare the relative condition and needs of a group of facilities. The FCNI is primarily used to
support asset management initiatives of federal,state,and local government facilities organizations.
The FCNI is the ratio of accumulated Deferred Maintenance (DM) (total sum of required and recommended works) and Needs(ADA)to
the Current Replacement Value (CRV)for a constructed asset. Calculated by dividing DM and Needs by CRV(in this instance we have
applied an Adjusted Replacement Value(ARV)to the CRV to reflect to value of the partial building assessment).The range is from zero
for a newly constructed asset,to one for a constructed asset with a DM value equal to its CRV.Acceptable ranges vary by Asset Type,but
as a general guideline,the FCNI scoring system is as follows:
Maintenance, Repair, Needs and
FCN I= Replacement Deficiencies of the Facility(s)
Current Replacement Value of the
Facility(s) (CRV)
If the FCNI rating is 60%or greater then replacement of the asset/building should be considered instead of renewal.
Condition Definition
In a new or well-maintained condition with no visual evidence of wear,
GOOD soiling or other deficiencies. 0%to 5%
FAIR Subject to wear and soiling but is still in a serviceable and functioning 5%to 10%
condition.
POOR Subjected to hard or long-term wear. Nearing the end of its useful or Greater than 10%
serviceable life.
Subjected to hard or long-term wear. Has reached the end of its Greater than 60%
useful or serviceable life. Renewal now necessary.
The chart below indicates the current FCNI ratio of the Public Works building.
�7
0% 10°1a 20% 30% 40% 50% 60°la 70% 80°1a 90"l0 100°la
■ FCI Good Fair Poor 0 Very Poor
Public Works, FCNI: 1.95%
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The chart below indicates the effects of the FCNI ratio per year,assuming the required funds and expenditures ARE made to address the
identified actions each year.
Year by Year Effects of FCI Over the Study Period
2 5"/a
20%
Ilya
10%
]¢3
cut%
2016 2017 2018 2019 2020 2021 2022 1 2023 2024 2025
■ FCI 1.95°/'6 0°/a 6.82°r6 3.93°/a 4.24°/a 3.21-A 19.45°A6 0% 1 2.469% 23.52%
■
FCI i Very Poor 0 Poor Fair 0 Good
The Chart below indicates the cumulative effects of the FCNI ratio over the study period assuming the required funds and expenditures
are NOT provided to address the identified works and deferred maintenance each year.
Cumulative Effects of FCI over the Study Period
8c¢�
60%
40%
20%
2016 2017 2018 2019 2020 2021 2022 2023 2024 2025
■ FCI 1.95°la 1.95°l0 8.77°r6 12.70la 16.9411% 20.15°{a 39.6°{a 39.6% 42.061,10 65.58°la
■ FCI Very Poor M Poor Fair 0 Good
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NEEDS SORTED By PRIORITIZATION OF WORK
Faithful+Gould has prioritized the identified work in order to assist with analyzing the deficiencies found during the assessment. The
following Priorities are shown below:
Priority 1 -Systems requiring immediate action that have failed,compromises staff or
Currently Critical public safety or requires to be upgraded to comply with current codes and
accessibility
Priority •A system or component is nearing end of useful life,if not addressed will
Potentially Critical: cause additional deterioration and added repair costs
Priority -Lifecycle replacements neccessary but not critical or mid-term future
replacements to maintain the integrity of the facility or component
The chart below illustrates the breakdown of expenditure according the priority coding providing an opportunity to strategically plan and
effectively direct funding to the highest priority.
Planning Horizon Needs by System and Priority
$1,400,000.00-
$1,200,000.00-
M
1,400,000.00$1,200,000.00x
a $1,000,000.00
rt
C
5 $800,000.00
C
SJS
Q $600,000.00
O
d
$400,000.00
C
S15
$200,000.00-
$0.00-
1)
200,000.00$0.00D Services B Shell C Interiors E Equipment G Building
&Furnishing Sitework
Priority
■ Priority 1 ■ Priority 2 ■ Priority 3
Building System Priority 1 Priority 2 Priority 3 Total
B Shell $0 $20,586 $1,303,121 $1,323,707
C Interiors $0 $2,755 $924,853 $927,608
D Services $182,470 $69,786 $136,092 $388,348
E Equipment&Furnishing $0 $0 $32,458 $32,458
G Building Sitework $0 $0 $461,197 $461,197
Totals $182,470 $93,127 $2,857,720 $3,133,317
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NEEDS SORTED BY PLAN TYPE
Faithful+Gould has prioritized the identified work according to the Plan Type or deficiency categories in order to assist with analyzing the
deficiencies found during the assessment.The following Plan Types are shown below:
Plan •- 1 •Maintenance that was not performed when it was scheduled or past its
Deferred useful life resulting in immediate repair or replacement
Plan • •Maintenance that is planned and performed on a routine basis to maintain
and preserve the condition
L Routine Maintenance Ad
Plan •- 3 •Planned replacement of building systems that have or will reach the end of
Capital Renewal their useful life
Plan •- ' •When the repair or replacement of equipment or systems are
Energy&Sustainability recommended to improve energy and sustainability performance
Plan •- 5 •When the repair or replacement of equipment or systems are
recommended to comply with ADA
The chart below illustrates the breakdown of expenditure according to the Plan Type or deficiency categories providing an opportunity to
strategically plan and effectively direct funding.
Planning Horizon Needs by Category
$s,s oo,000
$s,000,aoo
$2,soo,OGO
$2,o00,OGO
$1,sna,000
$1,000,aoo
$s oo,aoo
$0
Capital Renewal Deferred Routine
Maintenance Maintenance
TotalBuilding System .
Deferred Maintenance $93,127
Capital Renewal $3,036,898
Routine Maintenance $3,292
Total $3,133,317
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I SUBSTRILIETURE SYSTEMS
A10 FOUNDATIONS
A1011 Wall Foundations
DESCRIPTION
The exterior wall construction is supported by reinforced concrete spread footings around the perimeter of the building.The compressive
strength of the concrete is unknown.
CONDITION
The footings were not visible due to their location below the exterior wall construction. However,we observed no major movement to the
structure that they are supporting,therefore we assume them to be in fair condition and free from defects.We do not anticipate replacement
during the study period.
A1031 Standard Slab on Grade
DESCRIPTION
The building contained a cast-in-place concrete slab-on-grade which is reinforced with welded wire fabric.We assume that the floor slab
was placed over a vapor barrier and compacted gravel fill, with the thickness of the slab being approximately 6", laid over a crushed
aggregate base and compacted sub-grade.The compressive strength of the concrete is unknown.
CONDITION
The slab-on-grade was observed to be in fair condition.While the majority of the slab was not visible there were no signs of undue settling
or major cracks noted.We do not anticipate any requirements for replacement during the study period.
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B SHELL SYSTEMS
B20 EXTERIOR ENCLOSURE
B2011 Exterior Wall Construction
DESCRIPTION
Exterior wall systems consist of 4"thick facing brickwork with an air gap cavity, assumed to be tied to a 6" light metal stud framing
with exterior gypsum board sheathing, batt insulation and gypsum board sheeting to the internal wall face. The brick veneer is laid in a
stretcher bond with standard mortar joints and expansion joints spaced at regular intervals.
CONDITION
The exterior wall construction was observed to be in fair-to-good condition with no obvious bulging or cracking present,therefore no actions
will be generated during the study period.The deteriorated sealant at some point will allow air and water to enter the building.Sealant such
as this has a typical EUL of fifteen-years therefore we anticipate it will need replacement with a suitable polyurethane sealant near-term in
the study period to maintain water integrity and prevent any water penetration
B2021 Windows
DESCRIPTION
The Property contained anodized aluminum-framed double-glazed window units with gaskets between glazing and aluminum frame, and
elastomeric sealant between window frames and exterior masonry elements.
CONDITION
The windows were observed to be in poor-to-fair condition with deterioration of the frames and localized moisture noted within the double
glazed window units. The window systems are twenty-seven-years old with a typical EUL of thirty-years; therefore, we recommend that
the widows are replaced with double-glazed Polyester Powder Coated(PPC)aluminum windows and frames early in the study period.
B2031 Glazed Doors&Entrances
DESCRIPTION
There are two sets of double,and two single leaf anodized aluminum glazed doors and door frames with insulated tempered glass glazing
at the main entrance, and egress doors of the Property.The doors generally contain panic hardware and closers at the interior and pull
plates/handles at the exterior.
CONDITION
The aluminum glazed doors appeared to be in fair condition generally.They operated satisfactory with the hardware performing as required;
however,we recommend that the doors are replaced with insulated tempered glazed PPC aluminum doors and frames at the same time
as the window replacement work early in the study period.
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B2034 Overhead Doors
DESCRIPTION
The building contains eight overhead doors at the water district operations center portion of the building. The overhead doors are all
electrically operated and are guided via a metal track located on either side of the door panels.
CONDITION
The overhead doors appeared to be in fair-to-good condition,and we are not aware of any operating issues. It was reported to us that,the
electric motors were scheduled for replacement in 2016. This type of equipment has an EUL of thirty years; however based on our
observations we have extended the RUL beyond the study period.We recommend that the doors are regularly serviced and maintained.
The caulking surrounding the overhead door openings contained cracks similar to that at the expansion joints and window units and
therefore will require replacement with a suitable polyurethane sealant mid-term in the study period to maintain water integrity and prevent
any water penetration.The cost of this work has been included within the amount to undertake the expansion joint sealant replacement.
B2039 Other Doors&Entrances
DESCRIPTION
The building contains six leaf hollow metal doors and door frames with a factory applied finished. The doors generally contain panic
hardware at the interior and lever handles at the exterior.
CONDITION
The door sets appeared to be in fair-to-good condition operating satisfactory with the hardware performing as required. No actions are
necessary during the study period.
PROJECTED EXPENDITUREF
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
MIL&�nmmonrinfinn Priority Year Expenditures
154061 B2010 Replace Expansion Joints Priority 2 2016 $20,586
154062 B2020 Replace Aluminum Window Units Priority 3 2019 $148,034
154063 B2030 Replace Double Aluminum Glazed Doors Priority 3 2019 $18,528
154064 B2030 Replace Single Aluminum Glazed Doors Priority 3 2019 $12,979
TOTALS BY YEAR
Year Total Expenditures
2016 $20,586
2019 $179,540
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B30 ROOFING
B3011 Roof Finishes
DESCRIPTION
The Property is enclosed with a combination of gable and hip roofs supported by light metal roof trusses and steel lattice beams,overlaid
with a profiled steel deck, rigid insulation and a standing seam metal.
CONDITION
The metal roof covering appeared to be in fair condition. The typical EUL of this type of roof covering is thirty years,therefore based on
our limited observed conditions and evidence of minor leaks we anticipate replacement will be necessary in the late term of the study
period. It should be noted that, if the roof covering is monitored during the study period and repairs are undertaken when needed,deferral
could be possible beyond the study period.
B3016 Gutters and Downspouts
DESCRIPTION
The gable and hip roofs collects storm water at the perimeter within polyester powder-coated metal box gutters mounted to the aluminum
clad wood fascia which discharge into anti-climb box downspouts and below ground into municipal sewers.
CONDITIL
The gutters and downspouts were generally in fair condition; however, poor gutter joints and downspout fixings were noted at isolated
locations. We recommend replacement of the rainwater goods in the far-term of the study period, and in conjunction with the roof
replacement works to benefit from economies of scale.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
154065 B3010 Replace Standing Seam Metal Roof Panels Priority 3 2025 $1,094,327
154066 B3010 Replace Aluminum Perimeter Gutters&Downspout Priority 3 2025 $29,253
TOTALS BY YEAR
2025 $1,123,581
F+G Project No.100051118 '.
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E: INTEFRIE]IFRS SYSTEMS
C10 INTERIOR CONSTRUCTION
C1021 Interior Doors
DESCRIPTION
Interior doors at the Property primarily consist of a combination of single and double leaf wood doors and frames and single leaf hollow
metal doors and frames.
CONDITION
The doors were generally found to be in fair working condition and original to construction.The typical EUL for wood doors is thirty years;
however we have extended the RUL and we recommend replacement after the mid-term of the study period.The typical EUL for hollow
metal doors is fifty years;therefore no actions will be generated during the study period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID Type Recommendation
154067 C1020 Replace Interior Single Wood Door(s) Priority 3 2022 $35,112
154068 C1020 Replace Interior Double Wood Door(s) Priority 3 2022 $4,213
TOTALS BY YEAR
Year Total Expenditures
2022 $39,325
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C20 STAIRS
C2011 Regular Stairs
DESCRIPTION
The Property is a single story building,however,additional storage has been added above the water district operations center offices.This
is accessed via one painted steel staircase.
CONDITION
The staircases was found to be in good condition,therefore we do not anticipate any replacement works during the study period.
C2014 Stair Handrails and Balustrades
DESCRIPTION
The staircase has steel handrails consisting of tubular metal pipe.
CONDITION
The staircase handrails were in fair condition structurally;due to the nature of the staircase we do not recommend replacement with ADA
compliant handrails be installed, however,this should be addressed if required by the City of Tigard.
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C30 INTERIOR FINISHES
C3012 Wall Finishes to Interior Walls
DESCRIPTION
Interior walls/partitions throughout the Property typically consist of a combination of gypsum board and masonry with a paint finish. In
addition to this, restroom walls are finished with ceramic wall tiles.
CONDITION
Paint finishes throughout the Property were generally observed to be in fair condition and redecorated on an 'as needed' basis, with
localized marking and minor impact damage observed.The typical EUL for painted walls/partition,ceilings,and door/window frame finishes
is eight-years, however, based on our observations we have extended the RUL to after mid-term of the study period, and in conjunction
with holistic refurbishment works to benefit from economies of scale.
The ceramic tile finishes to restrooms were generally found to be in fair but outdated condition,therefore we recommend replacement after
mid-term of the study period.
C3023 Hardeners and Sealers
DESCRIPTION
The water district operations center toilet areas have an epoxy applied finish to the cast-in-place concrete slab.
CONDITION
The epoxy finish is worn and replacement is recommended early within the study period. In addition to this,we recommend that an epoxy
finish is applied to the water district operations center'wet area',which is used by employees for cleaning equipment. This would extend
the life of the cast-in-place concrete slab and improve the aesthetics/cleanliness of the area.
C3024 Flooring
DESCRIPTION
Interior flooring throughout the public areas, restrooms, office, and ancillary spaces is typically finished with a combination of carpet,
ceramic tiling,and Vinyl Composite Tile(VCT).
CONDITION
The VCT, and ceramic tile flooring was found to be in fair but outdated condition and assumed to be original to the construction. We
recommend budgeting for replacement of the floor finishes after the mid-term of the study period, and in conjunction with holistic
refurbishment works to benefit from economies of scale.
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C3025 Carpeting
DESCRIPTION
The office and ancillary space floors to the office/ancillary portion of the building are typically clad with 2'x 2' carpet tiles adhered to the
cast-in-place concrete slab.
CONDITION
The carpet finishes throughout the Property were generally found to be in fair-to-good condition and assumed to have been replaced during
the office/ancillary refurbishment in circa 2006. The typical EUL for standard carpet finishes with this level of foot-traffic is ten years;
however, based on our observations we have extended the RUL to the mid-term of the study period.
C3031 Ceiling Finishes
DESCRIPTION
In addition to various suspended ceiling systems, painted gypsum board ceilings are provided throughout the Property.
CONDITION
The painted gypsum board ceilings were generally found to be in fair-to-good condition with localized scuff marking noted. We do not
anticipate the requirement for replacement of the gypsum board ceilings during the study period.The typical EUL for standard paint finishes
is eight-years, however, as ceilings are typically less susceptible to `wear and tear', and based on our observations we recommend
budgeting an allowance for the redecoration in the late-term of the study period, and in conjunction with holistic refurbishment works to
benefit from economies of scale.
C3032 Suspended Ceilings
DESCRIPTION
The office,ancillary,and breakout,typically consists of 2'x 2'suspended acoustical ceiling tiles in a pre-formed metal grid.
CONDITION
The suspended ceiling systems to the Property were generally found to be in fair condition,with;localized water staining and scuff marking
noted. The ceiling systems will surpass the EUL during the study period, therefore, we recommend replacement in the late-term of the
study period and in conjunction with holistic refurbishment works to benefit from economies of scale.
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PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
154069 C3010 Replace Painted Finish-Standard Priority 3 2022 $108,665
154070 C3010 Replace Ceramic Wall Tiles Priority 3 2022 $17,335
154071 C3020 Replace Ceramic Tile Priority 3 2022 $8,384
154072 C3020 Replace Epoxy Floor Coating Priority 2 2016 $2,755
154073 C3020 Replace Vinyl Composite Tile(VCT) Priority 3 2022 $34,387
154074 C3020 Replace Carpet Tiles-Standard Priority 3 2022 $668,763
154075 C3030 Replace Acoustic Ceiling System-Standard Priority 3 2024 $47,993
TOTALS BY YEAR
Year Total Expenditures
2016 $2,755
2022 $837,534
2024 $47,993
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D SERVICES SYSTEMS
D20 PLUMBING
D2011 Water Closets
DESCRIPTION
There are ten floor mounted vitreous china water closets with plastic seats within the Property. These are all tank-less type units with
manual flush valves.
CONDITION
The water closets were observed to be in fair condition generally. The water closets flushed properly and did not have any cracks in the
china. Based on the observed conditions,we do not anticipate a requirement for their replacement during the study period.We anticipate
that the flush valves may fail during the study period;therefore,to maintain function they may need to be rebuilt or in some cases replaced.
This work has not been included in this study as we anticipate it will be carried out on an as needed basis as part of routine maintenance.
D2012 Urinals
DESCRIPTION
There are four stall type vitreous china urinals with automatic flush valves within the men's restrooms of the Property.
CONDITION
The urinals were observed to be in fair condition generally.The urinals flushed properly and did not have any cracks in the china;therefore,
no actions will be generated during the study period.We anticipate that the flush valves may fail during the study period and therefore to
maintain function,they may need to be replaced.This work has not been included in this study as we anticipate it will be carried out on an
as-needed basis as part of routine maintenance.
D2013 Lavatories
DESCRIPTION
The Property contained three wall mounted, and four vanity top vitreous china lavatories within the restrooms with single lever handles
and non-metered faucets.
CONDITION
The wall mounted and vanity top lavatories appeared to be in fair condition generally.The lavatories drained properly and did not have any
cracks in the china; therefore, no actions will be generated as we anticipate that they are suitable to last beyond the study period. We
anticipate that the faucets may fail during the study period and therefore to maintain function,they may need to be replaced.This work has
not been included in this study as we anticipate it will be carried out on an as-needed basis as part of routine maintenance.
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D2014 Sinks
DESCRIPTION
The Property contained two single bowl stainless steel kitchen sinks with a single lever handles and non-metered faucets located within
staff breakout area.
In addition to this,the Property contained two floor mounted janitor sinks within the janitor closets.
CONDITION
The stainless steel kitchen sink appeared to be in fair-to-good condition. It functioned properly with no leaks; therefore, no actions for
replacement are anticipated during the study period.
The janitor sinks appeared to be in fair condition considering age and use. We do not anticipate replacement and have extended the RUL
past the end of the study period. We anticipate that the faucets may fail during the study period and therefore to maintain function they
may need to be replaced.This work has not been included in this study as we anticipate it will be carried out on an as-needed basis as
part of routine maintenance.
D2017 Showers
DESCRIPTION
The building contained one three wall ceramic tile shower system, and one three fiberglass system. The shower systems contained the
associated shower components and valve.
CONDITION
The shower enclosures were in a generally fair condition. They are showing signs of deterioration attributable to age such as staining and
general wear. Considering their current condition and that they are reaching the end of the EUL,replacement should be considered during
the near-to mid-term of the study period. It should be noted that,consideration should be given to replacement with ADA compliant units.
D2018 Drinking Fountains and Coolers
DESCRIPTION
There is one stainless steel wall mounted refrigerated drinking fountain set at duel height for ADA compliance located adjacent to the main
gang restrooms at the office/ancillary portion of the building.
CONDITION
The water fountains were observed to be in good condition and operating properly therefore no actions will be generated during the study
period.
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D2021 Cold Water Service
DESCRIPTION
The domestic cold water system to the building is supplied directly from local utilities.
CONDITION
The domestic water heaters appeared to be in poor-to-fair and fair condition generally.There were no signs of rust and corrosion noted at
this time; however with a typical EUL of fifteen years an action for replacement would occur for all units during the study period to maintain
efficiency. The recommended timeline for DWH replacement is as follows: 50-Gal Energy Saver DWH to be replaced immediately as a
deferred maintenance;the second 50-Gal DWH—before the mid-term of the study period and the 40-Gal DWH—after the mid-term of the
study period.
D2022 Hot Water Service
DESCRIPTION
The Property contained three Domestic Water Heaters(DWH)s located throughout;one gas unit manufactured by American Water Heater
Company in 2005 with a capacity of 50-Gal, one electric unit manufactured by Energy Saver in 1992 with a capacity of 50-Gal, and one
gas unit manufactured by General Electric in 2007 with a capacity of 40-Gal.
CONDITION
The domestic water heaters appeared to be in poor-to-fair,to fair condition generally.There were no signs of rust and corrosion noted at
this time,however with a typical EUL of fifteen-years an action for replacement would occur for all units during the study period to maintain
efficiency.
D2031 Waste Piping
DESCRIPTION
Waste piping is assumed to be a combination of cast iron and PVC piping throughout the Property.
CONDITION
No visually apparent problems with the sanitary waste piping were observed or reported by the maintenance personnel.The waste system
can be serviceable through the end of the study period with regular maintenance.
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PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
AM
154076 D2010 Replace Shower-Three Wall Fiberglass Priority 3 2019 $3,478
154077 D2010 Replace Shower-Three Wall Ceramic Tile Priority 3 2019 $2,469
154078 D2010 Replace Shower System-Head,Arm,Bypass,Stops, Priority 3 2019 $2,335
Handles
154079 D2020 Replace Domestic Hot Water Heater-Gas Priority 3 2022 $3,072
154080 D2020 Replace Domestic Hot Water Heater-Gas Priority 3 2020 $3,841
154081 D2020 ce Domestic Hot Water Heater-Electric Priority2 2016 $4,725
154082 D2030 +Mepllaace Drainage Pipework Below round -2" Priority 3 2024 $69,681
TOTALS BY YEAR
Total Expenditures��l
2016 $4,725
2019 $8,282
2020 $3,841
2022 $3,072
2024 $69,681
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D30 HVAC
D3012 Gas Supply System
DESCRIPTION
The building has natural gas piping for the split-system furnaces. This is fed from a 2" main located at the east elevation of the
Property.The gas main and diaphragm is equipped with seismic shut off valves.
CONDITION
The gas main and seismic shut off valves appeared to be in fair condition and replacement is not anticipated during the study period. It is
recommended to undertake routine testing and maintenance of the shut off valves.
D3023 Auxiliary Equipment
DESCRIPTION
The office/ancillary portion of the building contains two electric baseboard heaters at the multi-use hall and breakout area. The heaters
were reportedly installed in 2015.
CONDITION
The baseboard heaters appeared to be in good condition.Based on a typical EUL of twenty-years for this type of equipment and based on
their observed condition,we do not anticipate any replacement expenditure during the study period.
D3032 Direct Expansion Systems
DESCRIPTION
The buildings heat/cool systems consisted of seven natural gas Carrier energy efficient furnaces;they are single stage fan controlled with
air conditioning capabilities provided by outdoor condenser units manufactured by Carrier. Five units have a capacity of 80,000 BTU and
two units have a capacity of 70,000 BTU.The manufacturer's information and capacities can be found in the following HVAC mechanical
table.
There are two mini split-system present at Property manufactured by Fujitsu,installed circa 2000.The split-system provides supplemental
cooling and is with capacities of 0.75-Ton and 2-ton.
CONDITION
The indoor furnaces/evaporator coil split-system units were in fair-to-good condition for their age. Furnace units were manufactured in
2006/07. Based on the typical EUL of twenty years we do not anticipate any actions during the study period.
The split-system outdoor condenser units appeared to be in fair-to-good condition and well maintained.Based on their observed conditions
and an EUL of twenty years and their age and condition,we do not anticipate any actions during the study period.
The mini split-system units appeared to be in fair condition. Based on a typical EUL of twenty years we anticipate that these units will
require replacement in the mid-term of the study period.
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D3051 Terminal Self-Contained Units
DESCRIPTION
The water district operations center portion of the building utilizes four natural gas furnace units manufactured by Pulse, so that fresh and
heated air is distributed throughout various sections within the building. In addition to this,two wall mounted unit heaters are provided;one
gas unit manufactured by Modine with an assumed capacity of 1000,00 BTU, and one electric unit manufactured by QMark with an
assumed capacity of 10,00 BTU.
CONDITION
The furnaces and wall mounted unit heaters appeared to be in fair condition.The units are not original to the building and we understand
installation was circa 2006107.With an EUL of fifteen-years for this type of equipment we anticipate their replacement mid-term in the study
period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID •.
tion Priority Year Expenditures
154083 D3030 Replace Split-System(Outdoor and Indoor Unit) Priority 3 2020 $4,435
154084 D3030 Replace Split-System(Outdoor and Indoor Unit) Priority 3 2020 $11,827
154085 D3050 Replace Gas Fired Suspended-100 MBH Priority 3 2022 $5,047
154086 D3050 Replace Gas Fired Suspended-100 MBH Priority 3 2022 $5,047
154087 D3050 Replace Unit Heater-Electric(Small) Priority 3 2021 $1,317
154088 D3050 Replace Gas Fired Suspended-100 MBH Priority 3 2022 $5,047
154089 D3050 Replace Unit Heater-Gas Fired Suspended-100 MBH Priority 3 2021 $5,047
154090 D3050 Replace Gas Fired Suspended-100 MBH Priority 3 2022 $5,047
TOTALS BY YEAR
Year • .
l Expenditures
2020 $16,262
2021 $6,364
2022 $20,189
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D40 FIRE PROTECTION SYSTEMS
D4011 Sprinkler Water Supply
DESCRIPTION
The building is protected with an automatic wet-pipe fire suppression system utilizing standard pendent commercial sprinkler heads fixed
to fire-line pipes which are supported via the upper structure. The system is monitored by water flow and tamper switches connected to
the fire alarm system.The sprinkler main enters at the east elevation of the building.The water main incoming is a 6"line at the point of
service.
CONDITION
The fire suppression systems and components appeared to be in fair-to-good condition with inspections up to date. Assuming the
completion of continued proactive maintenance as an operational expense we do not anticipate the need for significant expenditure of the
fire suppression systems during the study period.
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D50 ELECTRICAL SYSTEMS
D5012 Low Tension Service&Dist
DESCRIPTION
The Property contains a Main Distribution Panel(MDP) rated at 120/208-Volts at 800-amp located in the main electrical room,secondary
switchboards with a capacities of 120/208-Volts at 225-amp. In addition to this, panelboards rated at 120/208-Volts,and under 400-amps
are provided throughout the Property.The electrical service and distribution equipment is typically manufactured by General Electric
The emergency generator transfer switch manufactured by Cummins is wall mounted within the main electrical room.
CONDITION
The building main electrical distribution system was upgraded in 2006 and appeared to be in fair-to-good condition.There were no signs
of deterioration or issues noted at any of the panels.The typical EUL for electrical switchboard gear such as this is thirty-years;therefore
there will be no requirement for replacement during the study period.
The electrical equipment should receive preventive maintenance consisting of cleaning the interiors of all enclosures, and infrared scans
of connections,fuses, and breakers in switches, panel boards, and motor starters beginning at the start of the study period and repeated
no more than every three-years thereafter.Any items identified as abnormal during the infrared scans should be corrected at that time.
The transfer switch appears to be in fair condition. The typical EUL for this type of equipment is twenty-years; therefore we anticipate
replacement in the mid-term of the study period.
D5021 Branch Wiring Devices
DESCRIPTION
The branch wiring devices including switches, receptacles, GFCI and other devices were observed to be commercial grade in standard
non-decor format. Branch wiring was observed to be distributed in Electrical Metallic Tubing (EMT) conduit except in locations that may
vibrate where flexible metal clad cable is typically used.
CONDITION
The branch wiring was observed to be in fair condition with no broken outlets or switches therefore no actions will be generated during the
study period.
D5022 Lighting Equipment
DESCRIPTION
The interior lighting is provided by a combination of recessed 2'x 2'fluorescent fixtures within the office/ancillary areas,4'strip fluorescent
fixtures, and pendant mounted fixtures within the water district operations center portion of the building. The light fittings are typically
controlled with a combination of manual switches and room sensors adjacent to entrance doors.
The exterior lighting consisted of a combination of localized wall pack light fixtures and recessed soffit circular light fixtures.
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CONDITION
The interior lighting was observed to be in fair condition,assuming ongoing lamping and replacement of defective fixtures as a maintenance
expenditure.We do not anticipate that any major works are required to the lighting systems during the study period.
The exterior light fixtures appeared to be in fair condition with no visible deterioration observed, therefore no actions will be generated
during the study period.
D5033 Telephone Systems
DESCRIPTION
The telephone and data system is located within the telecommunications room at the office/ancillary portion of the building.The telephone
system provides voice lines to the telephone switch panel and is patched to the structured voice cabling to the various telephone voice
plates throughout the building.The data system contains a tower rack with voice and data patch panels, routers, switches, modems and
structured data cabling to the various data plates located throughout the building.
CONDITION
The existing telephone and data equipment/infrastructure was observed to be in fair-to-good condition. We assume that over time the
systems have under gone regular upgrades due to changing and innovating technology requirements. There are no reported operating
issues at this time which will require immediate action;therefore we do not anticipate any major replacement during the study period.
D5037 Fire Alarm Systems
DESCRIPTION
The Property contains a Gamewell-FCI intelligent fire detection system by Honeywell,with addressable Fire Alarm Control Panel(FACP).
The FACP is wall mounted and located within the main electrical room. The FACP monitors manual pull stations and smoke detectors
throughout the building interior.
CONDITION
The fire alarm system and FACP appeared to be in fair but antiquated condition. It was noted that this panel is approaching obsolesce
which will make replacement parts difficult to obtain. We anticipate the system and FACP will require replacement in the middle-term of
the study period due to the lack of available replacement parts and to insure it provides its intended function.
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D5038 Security and Detection Systems
DESCRIPTION
The building contains a door card access system which monitors individuals gaining access to the building.
CONDITION
The door card access system appeared to be in fair condition generally, however, it was reported that, failures of the system were a
concern due to the age of the system, and that the system was obsolete and replacement parts not available for purchase.The security
access system has a typical EUL of ten years; therefore, we recommend replacement of the security access system in the near-term of
the study period.
D5092 Emergency Light&Power Systems
DESCRIPTION
There are standard wall mounted exit signs at all egress points from the Property. The signs are white plastic with green lettering and local
battery backup.
CONDITION
The exit signs were generally observed to be in fair condition. We recommend that the exit signs are updated in conjunction with the fire
alarm system early in the study period.The cost for this has been considered within the fire alarm system replacement.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID Type Recommendation
154243 D5010 Replace Emergency Generator Transfer Switch Priority 3 2021 $8,400
154244 D5030 Replace Card Access System Priority 2 2016 $65,061
154245 D5030 Replace Fire Alarm System(Full System Inc. Panel) Priority 1 2020 $182,470
TOTALS BY YEAR
Year Total Expenditures
2016 $65,061
2020 $182,470
2021 $8,400
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E10 EQUIPMENT
E1031 Vehicular Service Equipment
DESCRIPTION
The site contains approximately 12 reinforced steel bollards upon isolated cast-in-place concrete footings. Bollards are located to the
exterior perimeter of the water district operations center portion of the building; typically at corners and adjacent to overhead doors, and
protect the exterior wall construction from vehicular impact.
CONDITION
The bollards appeared to be in fair condition with only aesthetical damage noted,including; minor impact damage and delamination of the
paint finish causing corrosion of the metal;therefore,we recommend repainting of the bollards in the near-term of the study period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overheadiprofit and
management costs.
ID Type Recommendation
154094 1 E1030 Repaint Bollards Priority 3 2018 1 $3,292
TOTALS BY YEAR
Year Total Expenditures
2018 $3,292
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E20 FURNISHINGS
E2012 Fixed Casework
DESCRIPTION
The Property contains fixed laminate finished countertops and base units throughout.
CONDITION
The countertops and base units were generally found to be fair condition and assumed to have been replaced during the office/ancillary
refurbishment in circa 2006,therefore we anticipate that all casework will be replaced after mid-term of the study period,and in conjunction
with holistic refurbishment works to benefit from economies of scale.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
71154095 E2010 Replace Floor Mounted Base Cabinet(s)-Standard Priority 3 2022 $24,840096 E2010 Replace Fixed Casework-Counter Top-Laminated Priority 3 2022 $4,326
TOTALS BY YEAR
Year Total Expenditures
2022 $29,166
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E5 BUILDINC5 SITEWORK SYSTEMS
G20 SITE IMPROVEMENTS
G2021 Bases and Sub-Bases
DESCRIPTION
The Property contains two parking lots accessed off SW Burnham Street with interior roadways;one which serves staff and visitor parking
adjacent to the office/ancillary portion of the building, and one secure parking lot which serves maintenance vehicle parking adjacent to
the water district operations center portion of the building.The staff and visitor parking lot contains approximately 42 spaces, including two
accessible spaces adjacent to the main entrance, and the secure parking lot contains approximately 78 spaces. We were not provided
with sectional details of the asphalt-paved areas, however, such elements typically consist of a 2"deep asphaltic top course over a
4"thick bituminous concrete base and a 6"deep compacted aggregate sub-base.
CONDITION
The parking areas, interior roadways,and road markings were generally in fair structural condition; however,the asphalt wearing course
had a number of hairline and minor cracks in addition to other deteriorated sections.The typical EUL for this type of buildup is twenty-years
and based on observed conditions,we recommend that these areas are milled and overlaid in the near-term of the study period. It should
be noted that,due to the nature and scale of this work consideration could be given to a phased/prioritized approach.
G2031 Paving &Surfacing
DESCRIPTION
The asphalt-paved areas are bordered by cast-in-place concrete curb sections.
The perimeter of the Property is provided with sidewalk sections assumed to consist of; 4"thick cast-in-place concrete with expansion
joints provided at driveways, curbs and adjacent to the building structure. In addition to this, saw-cut contraction joints are provided at
approximately 5'on center.
CONDITION
Concrete curb sections were found to be in good condition and assuming curbs are cleaned and repaired as a maintenance expenditure,
we do not anticipate that replacement will be required during the study period.
Sidewalk sections throughout the Property were generally found to be in fair-to-good condition;however,localized cracking of the concrete
was noted.Assuming these areas are cleaned and repaired as a maintenance expenditure,we do not anticipate that replacement will be
required during the study period.
G2041 Fences&Gates
DESCRIPTION
The secure portion of the parking lot to the northwest of the site is secured with 6' high wood clad chain linked fence upon isolated cast-
in-place concrete footings.
F+G Project No.100051118
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City of Tigard
Public Works October 12,2016
CONDITION
The fencing appeared to be in poor-to-fair condition with;deterioration of the wood cladding,vegetation growth through the fencing, and
significant impact damage noted throughout,therefore,we recommend replacement of the fencing in the near-term of the study period to
maintain the integrity of the site.
G2048 Flagpoles
DESCRIPTION
The facility is provided with one flagpoles to the east of the office/ancillary portion of the building adjacent to the main entrance which
consists of an approximately 20'high aluminum pole,countersunk with concrete footings.
CONDITION
The flagpole appeared to be in fair-to-good condition,therefore no actions will be generated during the study period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
ID Type Recommendation
154097 G2020 Replace Asphalt Mill&Overlay including Re-Striping Priority 3 2018 $284,235
154098 G2040 Replace Chain Link Galvanized Fence Priority 3 2018 $38,520
TOTALS BY YEAR
Year Total Expenditures
2018 $322,755
F+G Project No.100051118 '. -
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City of Tigard
Public Works October 12,2016
G40 SITE ELECTRICAL UTILITIES
G4092 Site Emergency Power Generation
DESCRIPTION
The Property power is backed up by a diesel emergency generator located within a designated generator set room to the northeast of the
water district operations center portion of the building. It was manufactured by Cummins and has a capacity of 200 kW at 250 M.The
transfer switch is wall mounted within the main electrical closet.
CONDITION
The age of the emergency generator and transfer switch could not be determined, however; they appeared to be in fair condition and
regularly maintained.The typical EUL of such equipment is twenty years and based on the likely manufacture date,we recommend the
replacement in the mid-term of the study period.
PROJECTED EXPENDITURES
Identified recommended works that are required during the 10-year study period are scheduled below. We recommend budgeting for
additional project costs of between 25%-35% to allow for professional fees and general contractor overhead/profit and
management costs.
We—commendation Pr: Year Expenditures
F1 5-409 7_71 Replace Generator Sets, Diesel Engine-100 to 200 kW Priority 3 2021 $138,442
TOTALS BY YEAR
Year Total Expenditures
2021 $138,442
F+G Project No.100051118 '.
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APPENDIX A: Capital Expenditures
APPENDIX B: Photographic Record
APPENDIX C: Document Review and
Warranty Information
APPENDIX D: Equipment Tables
APPENDIX E: Glossary of Terms
APPENDIX A :
CAPITAL EXPENDITURES
Deficiency Report
Public Works
GSF: 20,773
Year Built: 1989 Renew Year :
Replacement Cost: $4,777,790
Materials
r
Fiscal Year $ ID CSI Type Name Description Off Qty Units Cost Assessed Estimate
Cost
2016 $93,127 154213 B2010 Deferred Replace Expansion Joints 308 LF $66.84 $20,586 $20,586
Maintenance
154224 C3020 Deferred Replace Epoxy Floor Coating 164 SF $16.80 $2,755 $2,755
Maintenance
— — — — — —— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — -
154233 D2020 Deferred Replace Domestic Hot Water Heater-Electric 50 GALS $94.50 $4,725 $4,725
Maintenance
- - — — — — — — — — — — — — — — — — — —y — — — — — — — — — - - — — — — — — — — — —— — — — — — — — — — — -
154244 D5030 Deferred Replace Card Access System 20773 SF $3.13 $65,061 $65,061
Maintenance
- - — — — — — — — — — — — — —— — — — — — — — — — — — — — — — — — — — — — — — — - - - - - - - - - - -- - - - - - - - - - - -
2018 $326,047 154246 E1030 Routine Repaint Bollards 12 EACH $274.31 $3,292 $3,292
Maintenance
154249 G2020 Capital Renewal Replace Asphalt Mill&Overlay including Re- 10791 SY $26.34 $284,235 $284,235
Striping
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154250 G2040 Capital Renewal Replace Chain Link Galvanized Fence 1070 LF $36.00 $38,520 $38,520
- - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
2019 $187,822 154214 B2020 Capital Renewal Replace Aluminum Window Units 1792 SF $82.61 $148,034 $148,034
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154215 B2030 Capital Renewal Replace Double Aluminum Glazed Doors 2 EACH $9,263.93 $18,528 $18,528
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154216 B2030 Capital Renewal Replace Single Aluminum Glazed Doors 2 EACH $6,489.45 $12,979 $12,979
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154228 D2010 Capital Renewal Replace Shower-Three Wall Fiberglass 1 EACH $3,478.28 $3,478 $3,478
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154229 D2010 Capital Renewal Replace Shower-Three Wall Ceramic Tile 1 EACH $2,468.81 $2,469 $2,469
10/12/2016 4:30:52 PM FGould FCA Reports Page 1 of 3
Deficiency Report
Materials
J
Fiscal Year $ ID CSI Type Name Description Qty Units Cost Assessed Estimate
_ _ Cost JL_
2019 $187,822 154230 D2010 Capital Renewal Replace Shower System-Head,Arm, Bypass 2 EACH $1,167.48 $2,335 $2,335
Stops,Handles
2020 $202,573 154232 D2020 Capital Renewal Replace Domestic Hot Water Heater Gas 50 GALS $76.81 $3,841 $3,841
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154235 D3030 Capital Renewal Replace Split-System(Outdoor and Indoor Unit) 0.75 TON $5,913.60 $4,435 $4,435
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154236 D3030 Capital Renewal Replace Split-System(Outdoor and Indoor Unit) 2 TON $5,913.60 $11,827 $11,827
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154245 D5030 Capital Renewal Replace Fire Alarm System(Full System Inc. 20773 SF $8.78 $182,470 $182,470
Panel)
- - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
2021 $153,206 154241 D3050 Capital Renewal Replace Unit Heater-Gas Fired Suspended- 1 EACH $5,047.36 $5,047 $5,047
100 MBH
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154239 D3050 Capital Renewal Replace Unit Heater-Electric(Small) 1 EACH $1,316.70 $1,317 $1,317
- - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154243 D5010 Capital Renewal Replace Emergency Generator Transfer Switch 1 EACH $8,400.00 $8,400 $8,400
154251 G4090 Capital Renewal Replace Generator Sets,Diesel Engine-100 to 200 KW $692.21 $138,442 $138,442
200 kW
2022 $929,288 154219 C1020 Capital Renewal Replace Interior Single Wood Door(s) 20 EACH $1,755.60 $35,112 $35,112
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154220 C1020 Capital Renewal Replace Interior Double Wood Door(s) 2 EACH $2,106.72 $4,213 $4,213
- - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154221 C3010 Capital Renewal Replace Painted Finish-Standard 41349 SF $2.63 $108,665 $108,665
- - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154222 C3010 Capital Renewal Replace Ceramic Wall Tiles 768 SF $22.57 $17,335 $17,335
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154226 C3020 Capital Renewal Replace Carpet Tiles-Standard 8230 SY $81.26 $668,763 $668,763
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154225 C3020 Capital Renewal Replace Vinyl Composite Tile(VCT) 3980 SF $8.64 $34,387 $34,387
154223 C3020 Capital Renewal Replace Ceramic Tile 320 SF $26.20 $8,384 $8,384
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154231 D2020 Capital Renewal Replace Domestic Hot Water Heater-Gas 40 GALS $76.81 $3,072 $3,072
- - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154240 D3050 Capital Renewal Replace Gas Fired Suspended-100 MBH 1 EACH $5,047.36 $5,047 $5,047
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154237 D3050 Capital Renewal Replace Gas Fired Suspended-100 MBH 1 EACH $5,047.36 $5,047 $5,047
10/12/2016 4:30:52 PM Mould FCA Reports Page 2 of 3
Deficiency Report
Materials
Fiscal Year $ ID CSI Type Name Description Qty Units Cost Assessed Estimate
Cost
2022 $929,288 154242 D3050 Capital Renewal Replace Gas Fired Suspended-100 MBH 1 EACH $5,047.36 $5,047 $5,047
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154238 D3050 Capital Renewal Replace Gas Fired Suspended-100 MBH 1 EACH $5,047.36 $5,047 $5,047
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154248 E2010 Capital Renewal Replace Fixed Casework-Counter Top- 46 LF $94.05 $4,326 $4,326
Laminated
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154247 E2010 Capital Renewal Replace Floor Mounted Base Cabinet(s)- 46 LF $540.00 $24,840 $24,840
Standard
- - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
2024 $117,674 154227 C3030 Capital Renewal Replace Acoustic Ceiling System-Standard 7842 SF $6.12 $47,993 $47,993
- - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154234 D2030 Capital Renewal Replace Drainage Pipework(Below ground)-2" 630 LF $110.60 $69,681 $69,681
— — — — — — — — — — — — — — —— - - - - - — — — g- - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
2025 $1,123,581 154217 B3010 Capital Renewal Replace Standing Seam Metal Roof Panels 24930 SF $43.90 $1,094,32 $1,094,327
7
- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - -
154218 B3010 Capital Renewal Replace Aluminum Perimeter Gutters& 1620 LF $18.06 $29,253 $29,253
Downspout
- - - - - - - - - - — — — — — — — — — — -
- - - - - - - - - - - - - - - - -- - - - - - - - - - - -
Total Total: $3,133,317
10/12/2016 4:30:52 PM FGould FCA Reports Page 3 of 3
APPENDIX B :
PHOTOGRAPHIC RECORD
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A1031 Standard Slab on Grade:-View of Slab-on-Grade B2011 Exterior Wall Construction:-View of Expansion Joints-
Reinforced Concrete View of cohesive and adhesive sealant failure
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B2011 Exterior Wall Construction:-View of Veneer Brick B2021 Windows:-View of Aluminum Window Units-View of
typical gasket and sealant condition
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B2021 Windows:-View of Aluminum Window Units-View of B2034 Overhead Doors:-View of Rolling Overhead Doors,
typical window unit Electric
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B2039 Other Doors&Entrances:-View of Single HM Doors B3011 Roof Finishes:-View of Standing Seam Metal Roof
Panels-Overview of roof arrangement and standing seam
covering
.5
B3016 Gutters and Downspouts:-View of Aluminum Perimeter B3016 Gutters and Downspouts:-View of Aluminum Perimeter
Gutters&Downspout Gutters&Downspout-View of vegetation blocking gutters
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C1021 Interior Doors:-View of Interior Single Wood Door(s) C2011 Regular Stairs:-View of Regular Stairs-Steel
Construction
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C3012 Wall Finishes to Interior Walls:-View of Ceramic Wall C3023 Hardeners and Sealers:-View of Epoxy Floor Coating
Tiles
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C3024 Flooring:-View of Vinyl Composite Tile(VCT) C3025 Carpeting:-View of Carpet Tiles—Standard
. r
C3032 Suspended Ceilings:-View of Acoustic Ceiling System D2011 Water Closets:-View of Floor Mounted Water Closets
-Standard-View of typical interior finishes
i
D2012 Urinals:-View of Stall Type Urinals D2013 Lavatories:-View of Vanity Top Lavatories
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4
1
D2013 Lavatories:-View of Wall Hung Lavatories D2014 Sinks:-View of Service Sink Floor Mounted
D2017 Showers:-View of Shower-Three Wall Ceramic Tile D2017 Showers:-View of Shower-Three Wall Fiberglass
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D2018 Drinking Fountains and Coolers:-View of Wall Mounted D2022 Hot Water Service:-View of Domestic Hot Water Heater
Standard Drinking Fountain(Dual/Bi-Level) Electric
. -
D2022 Hot Water Service:-View of Domestic Hot Water D3012 Gas Supply System:-View of Gas Main-2"
Heater-Gas
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D3023 Auxiliary Equipment:-View of Baseboard Convection D3032 Direct Expansion Systems:-View of Split-System
Heaters-Electric (Indoor Furnace Unit)60,000 BTU/HR
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D3032 Direct Expansion Systems:-View of Split-System D3032 Direct Expansion Systems:-View of Split-System
(Outdoor and Indoor Unit) (Outdoor and Indoor Unit)
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D3051 Terminal Self-Contained Units:-View of Unit Heater- D5012 Low Tension Service&Dist:-View of Switchboard-
Electric(Small) 120I208volts,400 to 2000amp
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D5033 Telephone Systems:-View of Telephone&Data D5037 Fire Alarm Systems:-View of Fire Alarm System(Full
System System Inc. Panel)
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E1031 Vehicular Service Equipment:-View of Bollards E2012 Fixed Casework:-View of Fixed Casework-Counter
Top-Laminated
G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay
including Re-Striping including Re-Striping-View of pitting to asphalt pavement
G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay G2031 Paving&Surfacing:-View of Concrete Curb
including Re-Striping-View of alligator cracking to asphalt
pavement
A.
4.1
G2041 Fences&Gates:-View of Chain Link Galvanized G2041 Fences&Gates:-View of Chain Link Galvanized Fence
Fence-View of defective fencing
V II A
G2048 Flagpoles:-View of Flag Pole,Aluminum-20'High G4092 Site Emergency Power Generation:-View of Generator
Sets, Diesel Engine-100 to 200 kW
APPENDIX C :
DOCUMENT REVIEW AND
WARRANTY INFORMATION
The following documents were reviewed as part of the facility condition assessment of the Public Works facility:
HVAC Due Diligence Report
APPENDIX D :
EQUIPMENT TABLES
Table D20 Summary of Domestic Water Heating Equipment
Capacity/Location Equipment Manufacturer Model Serial Tag
Type No. No. Rating Type
Interior Domestic Energy Saver M-I EE 6920706 Unknown 50 Gallons Electric 1992
Water Heater 5055DS-9
Domestic General GG40T06A GELN407V Natural
Interior Water Heater Electric VG01 G01 Unknown 40 Gallons Gas 2007
Domestic American FF6150T4 Natural
Interior Water Heater Water Heater 03NO 0505103392 Unknown 50 Gallons Gas 2005
Company
Table D30 Summary of HVAC Equipment
Location Equipment Manufacturer Model Serial Tag Capacity/ Fuel Year
Type No. No. Rating Type
Interior Furnace Carrier 58MXB080 350060639 Unknown 80 MBH Gas 2006
Interior Furnace Carrier 58MXB060 3506A06387 Unknown 60 MBH Gas 2006
Split-System
Exterior Outdoor Carrier 24ABA336 1207E32390 Unknown 28 Ton Electric 2007
Condenser A318
Unit
Split-System
Exterior Outdoor Carrier 24ABA348 1207E12192 Unknown 29 Ton Electric 2007
Condenser A310
Unit
Interior Furnace Carrier 58MXB080 3306A03726 Unknown 80 MBH Gas 2006
Interior Furnace Carrier 58MXB080 Unknown Unknown 80,000 Gas 2006
BTU/HR
Split-System
Exterior Outdoor Carrier 24ABA336 Unknown Unknown 28 Ton Electric 2007
Condenser A310
Unit
Interior Furnace Carrier 58MXB060 3506A06390 Unknown 60 MBH Gas 2006
Exterior Split-System Fujitsu AOU24RL CNT 005843 Unknown 2 Ton Electric 2000
(Full System) X
Split-System
Exterior Outdoor Carrier 24AHA348 1207E1218 Unknown 29 Ton Electric 2007
Condenser A0031010
Unit
Split-System
Exterior Outdoor Carrier 24AHA348 1207E32539 Unknown 29 Ton Electric 2007
Condenser A0031010
Unit
Exterior Split-System Mitsubishi MU09NW2 0000652T Unknown 0.75 Ton Electric 2000
(Full System)
Interior Furnace Carrier 58MXB080 4006A02316 Unknown 80 MBH Gas 2006
Interior Furnace Carrier 58MXB080 Unknown Unknown 80 MBH Gas 2006
Split-System
Exterior Outdoor Carrier 24AHA348 Unknown Unknown 29 Ton Electric 2007
Condenser A0031010
Unit
Split-System
Exterior Outdoor Carrier 24ABA360 Unknown Unknown 30 Ton Electric 2007
Condenser A310
Unit
Interior Unit Heater Pulse Unknown Unknown Unknown Unknown Gas 2007
Interior Unit Heater Modine Unknown Unknown Unknown Unknown Gas 2006
Interior Unit Heater Pulse Unknown Unknown Unknown Unknown Gas 2007
Interior Unit Heater Qmark MUH 0381 Unknown Unknown 3 kW Electric 2006
Interior Unit Heater Pulse Unknown Unknown Unknown Unknown Gas 2007
Interior Unit Heater Pulse Unknown Unknown Unknown Unknown Gas 2007
Table G40 Summary of Site Emergency Power Generation
Location Equipment Manufacturer Model Serial Tag Capacity/ Voltage Year
Type No. No. I Rating
Exterior Generator Cummins 2000FBC I J910431283 Unknown 200 Unknown 1989
APPENDIX E :
GLOSSARY OF TERMS
Acronyms&Glossary of Terms
ABC Aggregate Base Course
BUR Built-Up Roof
CIP Cast-In-Place
CMU Concrete Masonry Unit
EIFS Exterior Insulation and Finish System
EPDM Ethylene Propylene Diene Monomer
HM Hollow Metal Doors
MH Man Holes
SC Solid Core Doors
TPO Thermoplastic Polyolefin
AHU Main Air Handling Units
EF Exhaust Fan
EMC Electrical Metallic Conduit
EMT Electrical Metallic Tubing
FACP Fire Alarm Control Panel
FCC Fire Command Center
FCU Fan Coil Unit
FSS Fuel Supply System
MDP Main Distribution Panel
NAC Notification Appliance Circuit
RTU Roof Top Unit
SES Service Entrance Switchboard's
VAV Variable Air Volume
VFD Variable Frequency Drives
CRV Current Replacement Value
DM Deferred Maintenance
EOL End of Life
EUL Estimated Useful Life
FCI Facility Condition Index
HVAC Heating Ventilating and Air conditioning
RUL Recommended Useful Life
AMP Amperage
BTU/HR British Thermal Units per Hour
FPM Feet per Minute(Elevator Speed)
GPF Gallons Per-Flush
HID High-Intensity Discharge
HP Horse Power
KVA kilovolt-Ampere
kW Kilowatt
PSF Pounds-Per-Square-Foot
PSI Pounds-Per-Square-Inch
RO Reverse Osmosis
SF Square Foot
SY Square Yards
NEMA National Electrical Manufactures Association
NFPA National Fire Protection Association
Acronyms&Glossary of Terms
BTU—British Thermal Unit;the energy required to raise the temperature of one pound of water by one degree.
Building Envelope-The enclosure of the building that protects the building's interior from the outside elements,namely the exterior
walls, roof and soffit areas.
Building Systems — Interacting or independent components or assemblies, which from single integrated units, that comprise a
building and its site work,such as, pavement and flatwork,structural frame, roofing,exterior walls,plumbing, HVAC,electrical,etc.
Caulking—Soft,putty-like material used to fill joints,seams,and cracks.
Codes—See building codes.
Component—A fully functional portion of a building system,piece of equipment,or building element.
Deferred Maintenance—Physical deficiencies that cannot be remedied with routine maintenance, normal operating maintenance,
etc.,excluding de minimis conditions that generally do not present a material physical deficiency to the subject property.
Expected Useful Life(EUL)—The average amount of time in years that an item,component or system is estimated to function when
installed new and assuming routine maintenance is practiced.
Facility—All or any portion of buildings,structures,site improvements,complexes,equipment, roads,walks, passageways, parking
lots,or other real or personal property located on site.
Flashing—A thin, impervious sheet of material placed in construction to prevent water penetration or to direct the flow of water.
Flashing is used especially at roof hips and valleys, roof penetrations,joints between a roof and a vertical wall,and in masonry walls
to direct the flow of water and moisture.
Remaining Useful Life(RUL)—A subjective estimate based upon observations,or average estimates of similar items,components,
or systems,or a combination thereof, of a number of remaining years that an item, component,or system is established to be able
to function in accordance with its intended purpose before warranting replacement.Such period of time is affected by the initial quality
of an item,component,or system,the quality of the initial installation,the quality and amount of preventative maintenance exercised,
climatic conditions,extent of use,etc.
Structural Frame—The components or building systems that support the building's non-variable forces or weights(dead loads)and
variable forces or weights(live loads).
Thermal Resistance(R)—A unit used to measure a material's resistance to heat transfer.The formula for thermal resistance is: R
=Thickness(in inches)/K.
Warranty — Legally enforceable assurance of quality or performance of a product or work, or of the duration of satisfactory
performance.Warranty guarantee and guaranty are substantially identical in meaning;nevertheless,confusion frequently arises from
supposed distinctions attributed to guarantee(or guaranty)being exclusively indicative of duration of satisfactory performance or of
a legally enforceable assurance furnished by a manufacturer or other third party.The uniform commercial code provisions on sales
(effective in all states except Louisiana)use warranty but recognize the continuation of the use of guarantee and guaranty.