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City of Tigard - Tigard Public Library Tier 1 FCA Final Report Facility Condition Assessment Services Tier 1 Report of Facility Condition Assessment For City of Tigard Tigard Public Library 13500 SW Hall Boulevard Tigard, OR 97223 d i + �v Date of Report: October 12,2016 Provided By: Faithful+Gould, Inc. Provided For: City of Tigard FAITHFUL OULD --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................................................................ 10 Distribution of Future(Year 2-Year 10)Needs by Building System........................................................ 11 Facility Condition Needs Index................................................................................................................ 12 Needs Sorted By Prioritization of Work................................................................................................... 14 NeedsSorted By Plan Type.................................................................................................................... 15 ASubStructure Systems..............................................................................................................................16 A10FOUNDATIONS.............................................................................................................................. 16 BShell Systems............................................................................................................................................17 1310 SUPERSTRUCTURE...................................................................................................................... 17 B20 EXTERIOR ENCLOSURE............................................................................................................... 18 B30ROOFING........................................................................................................................................21 CInteriors Systems.......................................................................................................................................23 C10 INTERIOR CONSTRUCTION..........................................................................................................23 C20STAIRS............................................................................................................................................24 C30 INTERIOR FINISHES......................................................................................................................25 DServices Systems......................................................................................................................................28 D10 CONVEYING SYSTEMS.................................................................................................................28 D20PLUMBING......................................................................................................................................29 D30HVAC...............................................................................................................................................32 D40 FIRE PROTECTION SYSTEMS......................................................................................................36 D50 ELECTRICAL SYSTEMS................................................................................................................37 E Equipment&Furnishing Systems...........................................................................................................41 E10EQUIPMENT....................................................................................................................................41 E20FURNISHINGS................................................................................................................................42 GBuilding Sitework Systems......................................................................................................................43 G20 SITE IMPROVEMENTS ..................................................................................................................43 G40 SITE ELECTRICAL UTILITIES.......................................................................................................45 Appendices....................................................................................................................................................46 City of Tigard Ti and Public Library 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 Tigard Public Library located at 13500 SW Hall Boulevard, Tigard, OR, 97223(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. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 21,2016,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 Tigard Public Library Property Type LIBRARY/MUSEUM Full Address 13500 SW Hall Boulevard Tigard, OR 97223 Onsite Date Aug 21,2016 Historic District No Historic Building No Year Built 2004 Occupancy Status Occupied Number of Stories 2 Gross Building Area(GSF) 47,489 Current Replacement Value(CRV) $11,170,625 ARV/GSF($/Sq Ft) $235.23/Sq Ft F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 BUILDING DESCRIPTION PROPERTY EXECUTIVE SUMMARY The City of Tigard Public Library located at 13500 SW Hall Boulevard,Tigard, Oregon was built in 2004. The Property consists of main two story library building to the east, and a single story community center building to the west connected at the main entrance. The library is provided with a central roof • monitor which provides natural light to the two story portion of the building. r IM ARCHITECTURAL STRUCTURE EXECUTIVE SUMMARY The Property contains a reinforced slab-on-grade with concrete spread strip footings supporting exterior walls, and column footings supporting the steel structure.The upper floor is constructed of reinforced cast-in-place concrete on a metal decking anchored to the frame. The exterior walls are primarily comprised of facing brickwork with prefinished metal concealed fastener panels to the roof monitor walls and HVAC screen. The low-slope roof, and mono-pitch monitor roof consists of a fully adhered Thermoplastic Polyolefin (TPO) single-ply membrane with no ballast. The exterior walls contain aluminum double glazed windows, aluminum curtain walling,glazed doors,and hollow metal doors. MECHANICAL EXECUTIVE SUMMARY The cooling for the Property is provided via three electric large single packaged rooftop units (RTU)s.The RTUs are located on the Properties flat roofs with two serving the library, and one serving the community center. . Heating is provided with a combination of Variable Air Volume (VAV) units supplied via a variable volume heating water system.The community center Audio Visual(AV)room is provided with supplemental cooling from one split- system unit. Domestic hot water was provided by three electric water heaters; one with a capacity of 80-Gal,and two with a 40-Gal capacity. The Property is protected with a wet-pipe fire suppression system. ELECTRICAL EXECUTIVE SUMMARY The electrical system consists of; a Siemens 4801277-Volt main distribution panel (MDP) located within the main electrical room and secondary switchboards. Transformers step down the power from 4801277-Volts to 2081120-Volts and feeds various switchboards located throughout the Property. The property is protected with a fire alarm system with a Fire Alarm Control Panel(FACP)manufactured by Honeywell. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 SITE EXECUTIVE SUMMARY The Property contains one large asphalt paved parking lot connected with interior roadways which serve staff and visitor parking located to the south of the building.ADA parking spaces are provided adjacent to the main entrance. , The asphalt paved parking lot and interior roadways are generally bound with X14 cast-in-place concrete curbs and sidewalks. In addition to this, the facility is i provided with three flagpoles to the southwest of the Property,and bike rack facilities. Backup power is provided by a 20 kW natural gas generator manufactured by Y5' Cummins located within generator set enclosure to the east of the Property with one transfer switch manufactured Cummins located within the main electrical room. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 2.02 Immediate Capital Needs(Year 1) $226,182 included in FCNI Future Capital Needs(Year 2 to Year 10) $2,115,370 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 Tigard Public Library 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$2,341,552. Expenditure Forecast Over Study Period $700K $60OK $50OK $40OK 0 C $30OK L CL $200K $100K 2015 2017 201.& 2019 2070 2021 2072 2023 2024 2025 Expenditure �S226,1.SKIS139.62 S72K s115.e4 s551.521C $0 1$562.8K I $17.55K I s656,a3K $0 F+G Project No.100051118 '. - Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 B Shell: Replace Double ADA Automatic Door Operator System at an estimated cost of$16,000 in year 2016 7 B Shell: Replace Galvanized Steel Hatch at an estimated cost of$5,643 in year 2020 A B Shell: Replace Metal Capping at an estimated cost of$29,795 in year 2020 B Shell: Replace TPO Single-ply Roof Membrane inc. Insulation at an estimated cost of$508,490 in year 2020 7 B Shell: Replace Window I Curtain Wall Sealants at an estimated cost of$12,740 in year 2023 A C Interiors: Replace Stair Handrails-Aluminum Construction at an estimated cost of$61,446 in year 2016 C Interiors: Replace Carpet Tiles-Standard at an estimated cost of$294,321 in year 2022 C Interiors: Replace Laminate Wood Floors at an estimated cost of$8,728 in year 2022 A C Interiors: Replace Wall Paper at an estimated cost of$21,431 in year 2022 C Interiors: Replace Vinyl Composite Tile(VCT)at an estimated cost of$102,557 in year 2022 C Interiors: Replace Painted Finish at an estimated cost of$64,754 in year 2022 A D Services: Replace Card Access System at an estimated cost of$148,736 in year 2016 D Services: ECM-Update Interior Lighting to Energy Efficient Lighting at an estimated cost of$139,618 in year 2017 7 D Services: Replace Hydronic Heating Boiler-Gas-840 MBH at an estimated cost of$60,000 in year 2018 A D Services: Replace Fan Coil Unit-20 MBH at an estimated cost of$6,000 in year 2018 D Services: Replace Fan Coil Unit -20 MBH at an estimated cost of$6,000 in year 2018 7 D Services: Replace Hydronic Heating Boiler-Gas-840 MBH at an estimated cost of$60,000 in year 2019 A D Services: Replace Fire Alarm Control Panel(FACP)-10 to 20 Zone at an estimated cost of$9,327 in year 2019 D Services: Replace Elevator Pit Sump Pump-112 HP at an estimated cost of$13,167 in year 2019 D Services: Replace Domestic Hot Water Heater-Electric at an estimated cost of$7,560 in year 2019 A D Services: Replace Emergency Generator Transfer Switch at an estimated cost of$8,400 in year 2024 D Services: Replace Split-System(Outdoor and Indoor Unit)at an estimated cost of$5,914 in year 2024 D Services: Replace Wall Mounted Drinking Fountain with Cooling System(Single)at an estimated cost of$21,945 in year 2024 D Services: Replace Packaged Rooftop AIC With Heat,Over 20 Tons at an estimated cost of$188,100 in year 2024 D Services: Replace Packaged Rooftop AIC With Heat,Over 20 Tons at an estimated cost of$188,100 in year 2024 A D Services: Replace Emergency Lighting Fixtures at an estimated cost of$37,499 in year 2024 D Services: Replace Packaged Rooftop AIC With Heat,Over 20 Tons at an estimated cost of$52,668 in year 2024 E Equipment&Furnishing: Replace Floor Mounted Base Cabinet(s)-Standard at an estimated cost of$60,480 in year 2022 F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 7 E Equipment&Furnishing: Replace Fixed Casework-Counter Top-Laminated at an estimated cost of$10,534 in year 2022 G Building Sitework: Replace Generator Set, Natural Gas-20 kW at an estimated cost of$18,810 in year 2024 A G Building Sitework: Replace Asphalt Mill&Overlay including Re-Striping at an estimated cost of$134,597 in year 2024 1 All costs presented in present day values 2 Costs represent total anticipated values over the 10 year study period 3 Budget for additional prosect costs of between 25%-35%to allow for professional fees and general contractor overhead/profit and management costs F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 DISTRIBUTION OF IMMEDIATE (YEAR 1) NEEDS BY BUILDING SYSTEM Distribution of Inimediate feeds by Building System air Handrails and Balustrades Glazed Doors EL Entrances Security and Dete€tion5ystem Building System Estimated Cost Percentageof • Glazed Doors&Entrances $16,000 7.1% Security and Detection Systems $148,736 65.8% Stair Handrails and Balustrades $61,446 27.2% Total $226,182 100% F+G Project No.100051118 '.• t Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 DISTRIBUTION OF FUTURE (YEAR 2-YEAR 10) NEEDS BY BUILDING SYSTEM Distribution of Capital Needs by Building System D30 HVA D50 Electrical Systems E20 Furnishings 20 Sibe Improvements DZO Plum6in 0 Sibe Electrical Utilities 820 Exterior Enclosure C30 Interior Finish 830 Roofing Building System Estimated Cost Percentage of Total Cost B20 Exterior Enclosure $47,347 2.2% B30 Roofing $514,133 24.3% C30 Interior Finishes $491,790 23.3% D20 Plumbing $50,232 2.4% D30 HVAC $592,603 28.0% D50 Electrical Systems $194,843 9.2% E20 Furnishings $71,014 3.4% G20 Site Improvements $134,597 6.4% G40 Site Electrical Utilities $18,810 0.9% Total $2,115,370 100% F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 FCNI_ 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. . • • 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 Tigard Public Library building. 010 10% 20% 30% 40% 50% 50% 70% $0°116 90% 100% ■ FCI ■ Good Fair Poor E Very Poor Tigard Public Library, FCNI: 2.02% F+G Project No.100051118 '. - Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 6946 5% 4% 3 c�-'} 2 fl.Q 1°�6 2016 2017 2018 2019 2020 2021 JM202!Z'2-0 2-3 1 2024 2025 ■ FCI 2.02°la 1.25°la .649% 1.04°la 4.949% 0°la 5.04-A .16% 1 5.879% 0°la ■ FCI i Very Poor 0 Poor Fair a 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 25% 2 FG, 15% 10% 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 ■ FCI 2.02°116 3.27°l0 3.92°r6 4.96°/a 9.89°la 9.899la 14.93°/a 15.09°{O 20.96°l4 20.96°lO ■ FCI Very Poor 0 Poor Fair 0 Good F+G Project No.100051118 '. - Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 $700,000.00-- $600,000.00- M $500,000.00 rt C $400,000.00 C SJS Q $300,000.00 O d �--4 $2-00,000.00 S15 $100,000.00- $0.00 B Shell D Serrices 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 $16,000 $0 $561,480 $577,480 C Interiors $0 $0 $553,237 $553,237 D Services $195,561 $139,618 $651,235 $986,414 E Equipment&Furnishing $0 $0 $71,014 $71,014 G Building Sitework $0 $0 $153,407 $153,407 Totals $211,561 $139,618 $1,990,373 $2,341,552 F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 �2,soa,00 *z,oaa,00 �i,saa,00 *1_0430,000,- �saa,00 .yam �hC� �6lil5- hrC Building System Total Cost Deferred Maintenance $16,000 Capital Renewal $2,111,748 Routine Maintenance $12,740 Energy&Sustainability $139,618 ADA $61,446 Total $2,341,552 F+G Project No.100051118 '.• Powered by iPlan—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 A SUBSTRUCTURE 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. A1012 Column Foundations&Pile Caps DESCRIPTION The building's steel columns are supported by reinforced concrete column foundations. CONDITION Column foundations were not visible due to their location within the wall constructions. However,there is no deterioration to the roof and wall constructions that they are supporting;therefore we assume column foundations to be in fair condition and free from defects. A1031 Standard Slab on Grade DESCRIPTION The building is constructed with cast-in-place concrete slab-on-grade, 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. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 B SHELL SYSTEMS 1310SUPERSTRUCTURE B1012 Upper Floors Construction DESCRIPTION The upper floor appeared to consist of reinforced cast-in-place concrete on metal decking. The compressive strength of the upper floor is unknown. CONDITION The upper floor was observed to be in generally fair-to-good condition,with no significant cracking or failure observed. No actions will be generated during the study period. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 B20 EXTERIOR ENCLOSURE B2011 Exterior Wall Construction DESCRIPTION Exterior wall systems typically consist of 4" thick facing brickwork with an air gap cavity, tied to a 6" light metal stud framing with exterior gypsum board sheathing,batt insulation and gypsum board sheeting to the internal wall face. Facing brickwork is laid in a stretcher bond with standard mortar joints, it was noted on construction drawings that the brickwork was originally coated with a water repellant. The central roof monitor is clad with prefinished metal concealed fastener panels. In addition to this,a HVAC screen wall is provided to the east of the roof monitor which conceals two RTUs. The HVAC screen wall was constructed from steel posts and prefinished metal concealed fastener panels with a prefinished metal capping.In addition,painted CMU walls are provided adjacent to the community center HVAC equipment at the roof level. CONDITION The exterior wall constructions were 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 expansion joint sealants to the facing brickwork were found to be in fair to good condition with minimal cohesive and/or adhesive failure noted. However, exposure to moisture, heat and ultraviolet radiation throughout the study period will cause the sealants to lose movement capabilities due to a loss of plasticizers, allowing air and water to enter the building.Sealant such as this has a typical EUL of fifteen-years, therefore we anticipate replacement with a suitable polyurethane sealant after mid-term of the study period to prevent any water penetration into the building. B2012 Parapets DESCRIPTION The low-slope roofs at the Property are bound with parapet walls ranging in height from approximately 2'to 4' high,which consist of an extension of the exterior wall system,and are clad with plywood and an extension of the Thermoplastic polyolefin(TPO)single-ply roofing membrane to the internal face.The parapet is capped with plywood and a prefinished metal capping. CONDITION The parapet walls were observed to be in good condition will no evident cracking or deterioration therefore no action will be generated during the study period.The prefinished metal capping was in fair condition with localized defective connections and delamination of the factory applied finish,therefore we recommend replacement in conjunction with the roof replacement works in the mid-term of the study period. 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. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 CONDITION The window systems appeared to be in fair condition generally and original to construction. We noted only aesthetic deterioration of the frame and/or glass of the window units,such as staining,which should not require any replacement actions during the study period. The elastomeric sealant were found to be in to fair condition with minimal cohesive and/or adhesive failure noted. It is anticipated that, sealants will continue to loose dexterity throughout the study period with exposure to moisture, heat and ultraviolet radiation. We recommend replacement in the mid-term in the study period to maintain water integrity and prevent any water penetration of the building. B2022 Curtain Walls DESCRIPTION The Property contained anodized aluminum-framed double-glazed curtain wall system with gaskets between glazing and aluminum frame, and elastomeric sealant between the curtain wall and exterior masonry elements. In addition to double-glazed units, aluminum backed non-vision panels are provided to the curtain walling. CONDITION The curtain wall system appeared to be in fair condition and original to construction. We noted only aesthetic deterioration of the frame and/or glass of the window units,such as staining,which should not require any replacement actions during the study period. The elastomeric sealant surrounding the curtain wall system was found to be in fair condition similar to that at the window units,therefore will require replacement in the mid-term in the study period. The cost for this is included with window sealant replacement. B2031 Glazed Doors&Entrances DESCRIPTION There are four sets of double,and two single leaf anodized aluminum glazed doors and door frames with insulated tempered glass glazing at the exterior main entrances, 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 glazed door sets appeared to be in fair condition operating satisfactory with the hardware performing as required. No actions are necessary during the study period. It was reported that,the ADA door openers were not operating as designed,and that replacement will be required in the near term of the study period.It should be noted that,following consultation Faithful+Gould have determined the following likely causes; the effects of positive/negative pressure in the building, and/or electrical supply issues (under-voltage supply) burning out the opening motors.In consideration of this we recommend consultation with the manufacturer at the time of replacement,and furthermore, an assessment of the condition of the opening devises prior to expiration of the warranty within the study period. B2039 Other Doors&Entrances DESCRIPTION There is one set of double,and two single leaf hollow metal doors and door frames at the exterior mechanical room entrances.The doors contain a turn handle set with door closers at the interior. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 CONDITION The door sets appeared to be in fair condition operating satisfactory with the hardware performing as required. No actions are necessary 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. mendation Priority Year Expenditures 154280 B2010 Replace Expansion Joints Priority3 2023 $4,812 154281 B2010 Replace Metal Capping Priority 3 2020 $29,795 154282 B2020 Replace Window I Curtain Wall Sealants Priority 3 2023 $12,740 154283 82030 Replace Double ADA Automatic Door Operator System Priority 1 2016 $16,000 TOTALS BY YEAR Year • . l Expenditures 2016 $16,000 2020 $29,795 2023 $17,552 F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 B30 ROOFING B3011 Roof Finishes DESCRIPTION The Property is enclosed with a combination of two low-sloped reinforced cast-in-place concrete slab on metal decking roofs,and a mono- pitched insulated wood deck roof at the library monitor. Roof decks are supported by steel beams and trusses with a fully adhered Thermoplastic Polyolefin (TPO) single-ply membrane with no ballast. Base flashings at the library monitor curb detail consist of an extension of the TPO membrane with metal counter flashings and sealant to the counter flashing and prefinished sheet metal sidi CONDITION The TPO single ply roof membrane appeared to be in fair condition with debonding between the membrane and roof deck noted adjacent to the HVAC screen at the library roof.The typical Estimated Useful Life(EUL)of a TPO membrane is twenty years,however,considering the current condition we expect that replacement will be necessary in the mid-term of the study period to maintain water integrity. B3016 Gutters and Downspouts DESCRIPTION The mono-pitched monitor roof collects storm water at north elevation within polyester powder-coated metal box gutters mounted to the aluminum clad wood fascia which discharge into two downspouts and onto splash pads located on the lower level low-slope roof system. The low-slope roof levels drain to 4"diameter gullies with leaf guards located throughout the roof surfaces and are connected to interior leaders.Overflow scuppers which cut through the parapet walls are also provided at the building perimeter. CONDITION The rain water goods to the Property appeared to be in fair-to-good condition. The typical EUL for this type of equipment is twenty-years; however based on our observations we have extended the RUL beyond the study period. B3022 Roof Hatches DESCRIPTION The building contained two galvanized aluminum roof hatches;one to the library roof,and one to the community center roof,with vertical wall mounted ships ladders. CONDITION The roof hatches were observed to be in poor-to-fair condition with signs of corrosion;therefore we anticipate replacement to coincide with the TPO system replacement in the middle-term of the study period. F+G Project No.100051118 EM - Powered by iPlon—0 4tell-Solutions, LP City of Tigard Tigard Public Library October 12,2016 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. 154284 B3010 Replace TPO Single-ply Roof Membrane inc. Insulation Priority 3 2020 $508,490 154285 B3020 Replace Galvanized Steel Hatch Priority 3 2020 $5,643 TOTALS BY YEAR Year Total Expenditures 2020 $514,133 F+G Project No.100051118 Powered by iPlan"O 4tell""Solutions, LP City of Tigard Ti and Public Library October 12,2016 E: INTERIORS SYSTEMS C10 INTERIOR CONSTRUCTION C1021 Interior Doors DESCRIPTION Interior doors at the Property primarily consist of a combination of single leaf wood doors and frames and single leaf hollow metal doors and frames. CONDITION The doors were generally found to be in fair-to-good working condition with a typical EUL of 30-years,therefore no actions will be generated during the study period. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 C20 STAIRS C2011 Regular Stairs DESCRIPTION The Property contained two staircases that provided access to the 2nd story of the library building; one half-turn staircase to the east of the building, and one quarter-turn staircase adjacent to the main elevator shaft. The staircases are constructed from steel with concrete pan infill for the treads. The wall enclosures are formed from painted gypsum board,with metal handrails. CONDITION The staircases were 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 staircases have shop fabricated handrails consisting of 1 1/2" metal pipe. CONDITION The staircase handrails were found to be in fair-to-good condition structurally; however, it was noted that the handrails did not extend 12" beyond the top riser,and that handrails were not continuous at landings,therefore not compliant with ADA requirements.We recommend budgeting for the replacement of handrails early 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. RecommendationID Type . 154286 1 C2010 Replace Stair Handrails-Aluminum Construction Priority 3 2016 $61,446 TOTALS BY YEAR Year Total Expenditures 2016 $61,446 F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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 clad with ceramic wall tiles,and the community center walls are partially clad with fabric acoustic panels. CONDITION Paint finishes throughout the Property were generally observed to be in fair-to-good condition and redecorated on an 'as needed' basis, with localized marking,and minor impact damage observed.Wall paper finishes were observed to be in fair condition.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 the mid-term of the study period.Typical EUL for wall paper is twenty years;therefore we recommend replacement in the mid-term of the study period concurrently with the painted finish. The fabric acoustic panels to the seminal room were found to be in good condition and we do not anticipate any actions during the study period. The ceramic tile finishes to restrooms were generally found to be in good condition and original to construction. With the typical EUL of thirty-years we anticipate that the ceramic tiles will last beyond the study period without replacement. C3024 Flooring DESCRIPTION Interior flooring throughout the public areas,restrooms,office,and ancillary spaces is typically finished with a combination of carpet,wood laminate,ceramic tiling,and Vinyl Composite Tile(VCT). CONDITION The VCT,and wood laminate flooring were found to be in fair,to fair-to-good condition and assumed to be original to construction(excluding localized alteration works). We recommend budgeting for replacement of the floor finishes in the mid-term of the study period, and in conjunction with holistic refurbishment works. The ceramic tile flooring was generally found to be in good condition and original to construction. With the typical EUL of thirty-years we anticipate that the ceramic tiles will last beyond the study period without replacement. C3025 Carpeting DESCRIPTION The library and community center public areas, and office/ancillary area floors are typically clad with a combination of 2'x 2'carpet tiles, and roll carpet adhered to the cast-in-place concrete slab-on-grade or suspended floor slab. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 CONDITION The carpet finishes throughout the Property were generally found to be in fair condition considering age. 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 the various suspended ceiling systems there are also painted gypsum board ceilings, wood tongue, and groove ceilings finished with a clear coat varnish. 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 mid-term of the study period,and in conjunction with holistic refurbishment works. Wood tongue and groove ceilings appeared to be in fair-to-good condition, therefore we do not anticipate replacement during the study period. C3032 Suspended Ceilings DESCRIPTION The office, ancillary, breakout, and restroom spaces typically consists of 2' x 4'suspended acoustical ceiling tiles in a pre-formed metal grid. In addition to this,the community center is provided with an engineer acoustic ceiling fixed to the underside of the structural roof deck. CONDITION The suspended ceiling systems to the Property were generally found to be in fair-to-good condition,with localized water staining and scuff marking noted.The ceiling systems will surpass the EUL during the study period; however, considering existing condition, and assuming as needed maintenance and ceiling tile replacement,we do not anticipate that major replacement will be required during the study period. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Tigard Public Library October 12,2016 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. 154287 C3010 Replace Wall Paper Priority 3 2022 $21,431 154288 C3010 Replace Painted Finish Priority 3 2022 $64,754 154289 C3020 Replace Carpet Tiles-Standard Priority 3 2022 $294,321 154290 C3020 Replace Laminate Wood Floors Priority 3 2022 $8,728 154291 C3020 Replace Vinyl Composite Tile(VCT) Priority 3 2022 $102,557 TOTALS BY YEAR Year Total Expenditures 2022 $491,790 F+G Project No.100051118 Powered by iPlan"O 4tell""Solutions, LP City of Tigard Ti and Public Library October 12,2016 D SERVICES SYSTEMS D10 CONVEYING SYSTEMS D1011 Passenger Elevators DESCRIPTION The building contained two hydraulic-drive passenger elevators. The elevators are manufactured by Otis Elevators and have an assumed capacity of 4,500 lbs.The speed of the elevator could not be obtained.Elevator records were not made available during the site inspection. Each elevator has its own machine room which contained the hydraulic fluid tank,pump and valve equipment serving the hydraulic ram to the elevator car together with the individual control equipment. The elevator cab consists of front entry pre-finished steel elevator doors and surrounds with a combination of stainless steel and laminate sheet panel interior walls. A car-operating panel is provided within the cab. CONDITION The hydraulic elevators appeared to be in fair to good condition. The equipment was operational at the time of the assessment and no issues were reported to us.We do not anticipate any actions beyond regular maintenance during the study period. Performance measurements were not taken to evaluate system performance to industry standards as published by the National Elevator Industry Inc. (N.E.I.I.). General system performance was observed such as door operation, acceleration and stopping and performance appeared adequate. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D20 PLUMBING D2011 Water Closets DESCRIPTION There are seven floor mounted, and five wall 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-to-good condition. 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 three wall mounted vitreous china urinals with automatic flush valves within the men's restrooms. CONDITION The urinals were observed to be in fair-to-good condition.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 seven wall mounted, and five 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-to-good condition.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. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D2014 Sinks DESCRIPTION The Property contained four single bowl stainless steel kitchen sinks with a single lever handles and non-metered faucets located within staff breakout areas and the kitchen area. In addition to this,the Property contained two floor mounted janitor sinks within the janitor closets. CONDITION The stainless steel kitchen sinks appeared to be in to fair-to-good condition.They functioned properly with no leaks;therefore, no actions for replacement are anticipated during the study period. The janitor sink 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 until 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. D2018 Drinking Fountains and Coolers DESCRIPTION There are four stainless steel wall mounted refrigerated drinking fountains set at duel height for ADA compliance, two set at each floor adjacent to the restrooms. CONDITION The water fountains were observed to be in good condition and operating properly;therefore no actions will be generated during the study period. D2021 Cold Water Service DESCRIPTION The domestic cold water system to the building is supplied directly from local utilities. CONDITION The domestic water system at the building appeared to be in fair-to-good condition. No known corrosion was observed that could be attributed to age and deferred maintenance. No actions anticipated in the study period. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D2022 Hot Water Service DESCRIPTION The Property contained three electric Domestic Water Heaters (DWH) manufactured by A.O. Smith in 2004. The DWHs located at the kitchen preparation area had a capacity of 40-Gal,and the remaining two DWHs located throughout the library have a capacity of 40-Gal and 80-Gal. CONDITION The electric domestic water heaters appeared to be in fair condition and original to construction.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 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. In addition to this,each elevator pit is reportedly provided with one U189; HP sump pump. 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. The sump was not accessible at the time of our site visit, however, based on an EUL of fifteen-years,we anticipate replacement early in 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. ID Type Recommendation 154292 D2010 Replace Wall Mounted Drinking Fountain with Cooling Priority 3 2024 $21,945 System(Single) 154293 D2020 Replace Domestic Hot Water Heater-Electric Priority 3 2019 $7,560 154294 D2020 Replace Domestic Hot Water Heater-Electric Priority 3 2019 $3,780 154295 D2020 Replace Domestic Hot Water Heater-Electric Priority 3 2019 $3,780 154296 D2030 Replace Elevator Pit Sump Pump-112 HP Priority 3 2019 $13,167 TOTALS BY YEAR Year Total Expenditures 2019 $28,287 2024 $21,945 F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D30 HVAC D3012 Gas Supply System DESCRIPTION The building has natural gas piping for the hydronic heating boilers. 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. D3021 Boilers DESCRIPTION The Property is served by two gas pulse combustion hydronic heating boilers manufactured by Fulton with a capacity of 840 MBH.The heating boilers are located at the main mechanical room to the east of the building. CONDITION The hydronic heating boilers appeared to be in fair-condition due to age,with a typical EUL of fifteen-years we recommend that they are replaced in the near-term of the study period to maintain the efficiency of the heating systems. D3023 Auxiliary Equipment DESCRIPTION The Property uses two vertical fan coil units within circulation areas/corridors with a heating capacity outputs of 20 MBH each, and manufactured by Carrier in 2004. CONDITION The vertical fan coil units appeared to be in fair condition.As the units are twelve years old,with a typical EUL of fifteen years,we anticipate that the vertical fan coil units will require replacement early within the study period. D3032 Direct Expansion Systems DESCRIPTION There is one split-system present at the community center portion of the Property manufactured by Mitsubishi in 2004. The split-system provides supplemental cooling for community center projectorNA room with a capacity of 3-ton. CONDITION The split-system units appeared to be in fair condition and original to construction. Based on a typical EUL of twenty-years we anticipate that unit will require replacement in the far-term of the study period. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D3041 Air Distribution Systems DESCRIPTION Air from RTUs is sent through sheet metal ductwork to approximately 42 Variable Air Volume(VAV)units mounted above the suspended ceiling systems to allow variation to rooms.The RTUs and VAV are controlled via a Building Automation System(BAS)which is portfolio wide for City of Tigard facilities. Variable Frequency Drive's (VFD's) are present to control the supply and return air and are installed adjacent to the hydronic heating boilers located at the main mechanical room to the east of the building. CONDITION The VAV's and VFD's appeared to be in fair condition although they will reach the EUL within the study period having been installed at the time of construction.However,based on their observed conditions and with continued regular maintenance the equipment is not considered for replacement at this time.Although we do recommend a review of the VAVs midterm during the study period to further evaluate their condition. D3042 Exhaust Ventilation Systems DESCRIPTION There were seven exhaust fans provided to the Property roofs and manufactured by PennBarry. Exhaust fan capacities range from 150 CFM to 2,400 CFM,with a total calculated capacity of 5,600 CFM. CONDITION The exhaust fans appeared in fair condition and are with a typical EUL of fifteen-years; therefore, due to age we anticipate replacement towards the mid-term of the study period. D3044 Hot Water Distribution DESCRIPTION The Property contained five heating hot water circulation pump/motors located at the main mechanical room to the east side of the building. The pump/motors have capacity ranging from 1/2 HP though to 3 HP and are manufactured by Super E. CONDITION The hot water circulation pump/motors were observed to be in fair condition. Based on a typical EUL of fifteen-years for this type of equipment and based on their observed condition,we anticipate replacement early in the study period. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D3052 Package Units DESCRIPTION The library is provided with two 60-Ton Roof-Top Package (RTU) heating and cooling units manufactured by Carrier. In addition to this cooling to the community center is provided by one 30-Ton RTU cooling only unit manufactured by Carrier.RTUs do not appear to operate continuously only when the building is occupied. The manufacturer's information and capacities can be found in the following HVAC mechanical table. The conditioned air is distributed throughout the building via various sized sheet metal ducts within the ceiling plenum and diffused via ceiling diffusers. CONDITION The RTUs to the Property were observed to be in fair condition. The package units have a typical EUL of twenty years therefore, due to age we anticipate replacement in the late term of study period. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Tigard Public Library October 12,2016 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. mmmnR"m�Type Recommendation '?W MxpenditureM 154297 D3020 Replace Fan Coil Unit -20 MBH Priority 3 2018 $6,000 154298 D3020 Replace Hydronic Heating Boiler-Gas-840 MBH Priority 3 2018 $60,000 154299 D3020 Replace H dronic Heating Boiler-Gas-840 MBH Priority 3 2019 $60,000 154300 D3020 Replace Fan Coil Unit-20 MBH Priority 3 2018 $6,000 154301 D3030 Replace Split-System Outdoor and Indoor Unit Priority 3 2024 $5,914 154302 D3040 Replace HW Circulation Pump/Motors 1/2HP Priority 3 2019 $3,150 154303 D3040 Replace HW Circulation Pump/Motors 1/2HP Priority 3 2019 $3,150 154304 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $542 154305 D3040 Replace HW Circulation Pump/Motors 3HP Priority 3 2019 $4,389 154306 D3040 Replace HW Circulation Pump/Motors 3HP Priority 3 2019 $4,389 154307 D3040 Replace HW Circulation Pump/Motors 1/2HP Priority 3 2019 $3,150 154308 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $1,831 154309 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $814 154310 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $3,254 154311 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $407 154312 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $542 154313 D3040 Replace Centrifugal Roof Exhaust Fan System Priority 3 2020 $203 154314 D3050 Replace Packaged Rooftop A/C With Heat,Over 20 Priority 3 2024 $188,100 Tons 154315 D3050 Replace Packaged Rooftop A/C With Heat,Over 20 Priority 3 2024 $188,100 Tons 154316 D3050 Replace Packaged Rooftop A/C With Heat, Over 20 Priority 3 2024 $52,668 Tons TOTALS BY YEAR Year al Expenditures 2018 $72,000 2019 $78,228 2020 $7,594 2024 $434,782 F+G Project No.100051118 Powered by iPlan"O 4tell""Solutions, LP City of Tigard Ti and Public Library October 12,2016 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. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D50 ELECTRICAL SYSTEMS D5012 Low Tension Service&Dist DESCRIPTION The Property contains a Main Distribution Panel (MDP)with a capacity of 480/277-Volts at 800-amp located in the main electrical room, secondary switchboards with a capacities of 480/277-Volts at 700-amp and 600-amp, and 208/120-volt switchboards at 20-amp through to 500-amp located throughout the building. In addition to this,the building contained Motor Control Centers(MCC's), Lighting Distribution Panels(LDP's)and dry type step down transformers ranging in capacity from 15-kVA through to 75-kVA located throughout the building. The switchboards and transformers are typically manufactured by Siemens. There is an emergency generator transfer switch manufactured by Cummins and wall mounted within the main electrical room. CONDITION The MDP, MCC,transformers,and branch panels appeared to be in good condition for their age.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. We recommend further evaluation of the switchboard via an infrared electrical inspection which will highlight if high temperatures, excessive electrical resistance,failing components, ground faults and short circuiting issues exist. 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 during 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. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 D5022 Lighting Equipment DESCRIPTION The interior lighting is provided by a combination of a variety of light fixtures which are surface mounted and recessed within the suspended ceiling grid. We noted 2'x 2"fluorescent fixtures within the office areas, hallways and staircase, and 4' strip fluorescent fixtures with a combination of one and two light tubes within the mechanical room.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,in addition to,parking and interior roadway pole lighting. CONDITION The interior lighting was observed to be in fair condition generally, however, it was reported that the level of maintenance had increased dramatically over recent years due to the age and quantity of fixtures.In consideration of this,we recommend upgrading the existing interior light fixtures with energy efficient lighting in the near term of 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.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 Notifier AFP-200 Series by Honeywell,intelligent fire detection system with addressable Fire Alarm Control Panel (FACP). The FACP is wall mounted and located within the library electrical room. The FACP monitors manual pull stations and smoke detectors throughout the building interior. CONDITION The fire alarm system appeared to be in fair to good condition with no operational issues observed or reported to us.There is no action for the system replacement during the study period,as we believe this will last beyond the study period with regular maintenance and testing F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 It was noted that the FACP is approaching obsolesce which will make replacement parts difficult to obtain. We anticipate that the FACP will require replacement towards the mid-term of the study period due to the lack of available replacement parts and to insure it provides its intended function. 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 emergency lights were observed to be in fair-to-good condition with no issues. The typical EUL for this type of equipment is twenty- years;therefore we anticipate replacement late in the study period. F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 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. �r Expenditures 154317 D5010 Replace Emergency Generator Transfer Switch Priority 3 2024 $8,400 154318 D5020 ECM-Update Interior Lighting to Energy Efficient Priority 2 2017 $139,618 Lighting 154319 D5030 Replace Card Access System Priority 1 2016 $148,736 154320 D5030 Replace Fire Alarm Control Panel(FACP)-10 to 20 Priority 1 2019 $9,327 Zone 154321 D5090 Replace Emergency Lighting Fixtures Priority 1 2024 $37,499 TOTALS BY YEAR Year MM Total Expenditures 2016 $148,736 2017 $139,618 2019 $9,327 2024 $45,899 F+G Project No.100051118 '. Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 E10 EQUIPMENT E1031 Vehicular Service Equipment DESCRIPTION The facility is provided with four bike racks set in cast-in-place concrete footings to the south elevation of the Property. CONDITION The bike racks appeared to be in fair-to-good condition,therefore no actions will be generated during the study period. F+G Project No.100051118 '.�- Powered by iPlon—0 4tell-Solutions, LP City of Tigard Tigard Public Library October 12,2016 E20 FURNISHINGS E2012 Fixed Casework DESCRIPTION The Property contains fixed laminate finished countertops and floor mounted base cabinets throughout. L—urvvi i iui The countertops and base cabinets were generally found to be in fair condition and original to construction;therefore we anticipate that all casework will be replaced in the mid-term of the study period,and in conjunction with holistic refurbishment works. PROJECTED EXPEND1171LIRES 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 154322 E2010 Replace Fixed Casework-Counter Top-Laminated Priority 3 2022 1 $10,534 154323 E2010 1 Replace Floor Mounted Base Cabinet(s)-Standard Priority 3 2022 $60,480 TOTALS BY YEAR Year Total ExpLn ditures 2022 $71,014 F+G Project No.100051118 Powered by iPlan"O 4tell""Solutions, LP City of Tigard Ti and Public Library October 12,2016 E5 SUILDINC5 SITEWORK SYSTEMS G20 SITE IMPROVEMENTS G2021 Bases and Sub-Bases DESCRIPTION The Property contains one parking lot accessed off Wall Street to the south of the building which serves staff and visitor parking with interior roadways and one drop off point to the east building.The parking lot contains approximately 114 spaces,including five accessible spaces adjacent to the main entrance. 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 far-term of the study period. 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 courtyard to the north of the Property is secured with 6'high painted metal ornamental fence and pedestrian gate resting upon isolated cast-in-place concrete footings. F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 CONDITION The fencing and gate appeared to be in fair condition considering age.Assuming the metalwork is cleaned and repaired as an maintenance expenditure,we do not anticipate that any replacement will be required during the study period.It should be noted that,the gate will require regular routine maintenance of the hinges and operations to ensure ease of operation for visitors and employees. It is required that the gate has a maximum opening force of 5 pounds to comply with ADA requirements. G2048 Flagpoles DESCRIPTION The facility is provided with three flagpoles to the south of the Property adjacent to the main entrance which consists of approximately 20' high aluminum poles,countersunk with concrete footings. CONDITION The flagpoles 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 overheadiprofit and management costs. ID �Jllkecommendation Priority 154324 G2020 I Replace Asphalt Mill&Overlay including Re-Striping Priority 3 1 2024 1 $134,597 TOTALS BY YEAR Year Total Expenditures 2024 $134,597 F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP City of Tigard Ti and Public Library October 12,2016 G40 SITE ELECTRICAL UTILITIES G4092 Site Emergency Power Generation DESCRIPTION The Property power is backed up by a natural gas emergency generator located within a generator set enclosure to the east of the Property. It was manufactured by Cummins and has a capacity of 20 kW at 25 M.The transfer switch is wall mounted within the electrical closet and was also manufactured by Cummins. CONDITION The emergency generator and transfer switch both appeared to be in fair condition and original to construction. It was noted that,the paint finish to the exterior generator enclosure/casing was delaminating due to natural weathering and UV degradation, however,the enclosure was watertight and this was not effecting the operation of the generator. The typical EUL for this type of equipment is twenty-years and based on observed conditions,we recommend the replacement in late middle-term of the study period. In addition to this,we recommend repairs and refinishing to the enclosure/casing paint finish as an operational expenditure 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 overhead/profit and management costs. 154325 1 G4090 I Replace Generator Set, Natural Gas-20 kW Priority 3 2024 $18,810 TOTALS BY YEAR 2024 $18,810 F+G Project No.100051118 Powered by iPlon—0 4tell-Solutions, LP 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 Tigard Public Library GSF: 47,489 Year Built: 2004 Renew Year : Replacement Cost: $11,170,625 Materials Fiscal Year $ ID CSI Type Name Description Qty Units Cost Assessed Estimate - Cost 2016 $226,182 154283 B2030 Deferred Replace Double ADA Automatic Door Operator 4 EACH $4,000.00 $16,000 $16,000 Maintenance System — 154286 C2010 ADA Replace Stair Handrails-Aluminum Construction 112 LF $548.63 $61,446 $61,446 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154319 D5030 Capital Renewal Replace Card Access System 47489 SF $3.13 $148,736 $148,736 2017 $139,618 154318 D5020 Energy& ECM-Update Interior Lighting to Energy Efficient 47489 SF $2.94 $139,618 $139,618 Sustainability Lighting — — — — — — — — — — — — — — —— p. - - - - - — — — — — — — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — - 2018 $72,000 154297 D3020 Capital Renewal Replace Fan Coil Unit -20 MBH 1 EACH $6,000.00 $6,000 $6,000 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154298 D3020 Capital Renewal Replace Hydronic Heating Boiler-Gas-840 1 EACH $60,000.00 $60,000 $60,000 MBH - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154300 D3020 Capital Renewal Replace Fan Coil Unit-20 MBH 1 EACH $6,000.00 $6,000 $6,000 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 2019 $115,842 154293 D2020 Capital Renewal Replace Domestic Hot Water Heater-Electric 80 GALS $94.50 $7,560 $7,560 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154294 D2020 Capital Renewal Replace Domestic Hot Water Heater-Electric 40 GALS $94.50 $3,780 $3,780 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154295 D2020 Capital Renewal Replace Domestic Hot Water Heater-Electric 40 GALS $94.50 $3,780 $3,780 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154296 D2030 Capital Renewal Replace Elevator Pit Sump Pump-1/2 HP 2 EACH $6,583.50 $13,167 $13,167 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154299 D3020 Capital Renewal Replace Hydronic Heating Boiler-Gas-840 1 EACH $60,000.00 $60,000 $60,000 MBH 10/12/2016 5:37:23 PM FGould FCA Reports Page 1 of 3 Deficiency Report Materials Fiscal Year $ ID CSI Type Name Description Qty Units Cost Assessed Estimate Cost 2019 $115,842 154302 D3040 Capital Renewal Replace HW Circulation Pump/Motors 1/2HP 1 EACH $3,150.00 $3,150 $3,150 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154303 D3040 Capital Renewal Replace HW Circulation Pump/Motors 1/2HP 1 EACH $3,150.00 $3,150 $3,150 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154305 D3040 Capital Renewal Replace HW Circulation Pump/Motors 3HP 1 EACH $4,389.00 $4,389 $4,389 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154306 D3040 Capital Renewal Replace HW Circulation Pump/Motors 3HP 1 EACH $4,389.00 $4,389 $4,389 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154307 D3040 Capital Renewal Replace HW Circulation Pump/Motors 1/2HP 1 EACH $3,150.00 $3,150 $3,150 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154320 D5030 Capital Renewal Replace Fire Alarm Control Panel(FACP)-10 to 1 EACH $9,326.63 $9,327 $9,327 20 Zone 2020 $551,521 154281 B2010 Capital Renewal Replace Metal Capping 1080 SF $27.59 $29,795 $29,795 154284 83010 Capital Renewal Replace TPO Single-ply Roof Membrane inc. 28554 SF $17.81 $508,490 $508,490 Insulation - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154285 B3020 Capital Renewal Replace Galvanized Steel Hatch 2 EACH $2,821.50 $5,643 $5,643 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154311 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 300 CFM $1.36 $407 $407 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154312 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 400 CFM $1.36 $542 $542 - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154313 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 150 CFM $1.36 $203 $203 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154304 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 400 CFM $1.36 $542 $542 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154308 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 1350 CFM $1.36 $1,831 $1,831 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154309 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 600 CFM $1.36 $814 $814 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154310 D3040 Capital Renewal Replace Centrifugal Roof Exhaust Fan System 2400 CFM $1.36 $3,254 $3,254 - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 2022 $562,804 154287 C3010 Capital Renewal Replace Wall Paper 1628 SF $13.16 $21,431 $21,431 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154288 C3010 Capital Renewal Replace Painted Finish 24640 SF $2.63 $64,754 $64,754 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154289 C3020 Capital Renewal Replace Carpet Tiles-Standard 3622 SY $81.26 $294,321 $294,321 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154290 C3020 Capital Renewal Replace Laminate Wood Floors 580 SF $15.05 $8,728 $8,728 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154291 C3020 Capital Renewal Replace Vinyl Composite Tile(VCT) 11870 SF $8.64 $102,557 $102,557 10/12/2016 5:37:23 PM FGould FCA Reports Page 2 of 3 Deficiency Report Materials Fiscal Year $ ID CSI Type Name Description Qty Units Cost Assessed Estimate _ Cost 2022 $562,804 154322 E2010 Capital Renewal Replace Fixed Casework-Counter Top- 112 LF $94.05 $10,534 $10,534 Laminated - - — — — — — — — — — — — — — — — — — — — — — — T -- I — — — — — — — — —— — — — — — — — — — — - 154323 E2010 Capital Renewal Replace Floor Mounted Base Cabinet(s)- 112 LF $540.00 $60,480 $60,480 Standard — — — — — — — — — — — — — — —— - - - - - - -p — — — — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — - 2023 $17,552 154280 B2010 Capital Renewal Replace Expansion Joints 72 LF $66.84 $4,812 $4,812 — — — — — —— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — - 154282 B2020 Routine Replace Window/Curtain Wall Sealants 1820 LF $7.00 $12,740 $12,740 Maintenance - - - - - - - - - - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 2024 $656,033 154292 D2010 Capital Renewal Replace Wall Mounted Drinking Fountain with 4 EACH $5,486.26 $21,945 $21,945 Cooling System(Single) - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154301 D3030 Capital Renewal Replace Split-System(Outdoor and Indoor Unit) 1 TON $5,913.60 $5,914 $5,914 154314 D3050 Capital Renewal Replace Packaged Rooftop A/C With Heat,Over 60 TON $3,135.00 $188,100 $188,100 20 Tons 154315 D3050 Capital Renewal Replace Packaged Rooftop A/C With Heat,Over 60 TON $3,135.00 $188,100 $188,100 20 Tons - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154316 D3050 Capital Renewal Replace Packaged Rooftop A/C With Heat,Over 35 TON $1,504.80 $52,668 $52,668 20 Tons - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154317 D5010 Capital Renewal Replace Emergency Generator Transfer Switch 1 EACH $8,400.00 $8,400 $8,400 - - - - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -- - - - - - - - - - - - 154321 D5090 Capital Renewal Replace Emergency Lighting Fixtures 18 EACH $2,083.28 $37,499 $37,499 154324 G2020 Capital Renewal Replace Asphalt Mill&Overlay including Re- 5110 SY $26.34 $134,597 $134,597 Striping - - — — — — — — — — — — -- — - - - - - - — — — — — — — — — — — — — — — — — — — — — —— — — — — — — — — — — - 154325 G4090 Capital Renewal Replace Generator Set, Natural Gas-20 kW 20 KW $940.50 $18,810 $18,810 - - - - - - - - - — — — — — — — — — — — — — — — — — —— — — — — — — — — — — - Total Total: $2,341,552 10/12/2016 5:37:23 PM FGould FCA Reports Page 3 of 3 APPENDIX B : PHOTOGRAPHIC RECORD f A1031 Standard Slab on Grade:-View of Slab-on-Grade B1012 Upper Floors Construction:-View of Metal Decking with Reinforced Concrete Concrete Topping F7 ' moms B2011 Exterior Wall Construction:-View of Aluminum Panel 82011 Exterior Wall Construction:-View of Aluminum Panel Siding-HVAC Screen Wall Siding-Roof Monitor B2011 Exterior Wall Construction:-View of Expansion Joints B2011 Exterior Wall Construction:-View of Painted CMU Walls h Aft: r B2012 Parapets:-View of Metal Capping 82021 Windows:-View of Aluminum Window Units I � I I' F i B2022 Curtain Walls:-View of Curtain Walling-Insulated B2022 Curtain Walls:-View of Curtain Walling-Insulated Glass Glass View of typical gasket condition d � r I .r ISI� J { B2039 Other Doors&Entrances:-View of Double HM Doors B3011 Roof Finishes:-View of TPO Single-ply Roof Membrane incl. Insulation 3 Y F ! B3016 Gutters and Downspouts:-View of Aluminum Perimeter B3022 Roof Hatches:-View of Galvanized Steel Hatch Gutters&Downspout C1021 Interior Doors:-View of Interior Double Wood Door(s) C1021 Interior Doors:-View of Interior Single Hollow Metal Door(s) r.' C2011 Regular Stairs:-View of Regular Stairs-Cement Fill C3012 Wall Finishes to Interior Walls:-View of Ceramic Wall Metal Pan Tiles C3012 Wall Finishes to Interior Walls:-View of Fabric Wall C3024 Flooring:-View of Laminate Wood Floors Finish I irRl�lii'I i C3024 Flooring:-View of Vinyl Composite Tile(VCT) C3025 Carpeting:-View of Carpet Tiles—Standard 1 C3031 Ceiling Finishes:-View of Wood Tongue&Groove D1011 Passenger Elevators:-View of Hydraulic Elevator- Ceiling-Varnished Standard ri i r D2011 Water Closets:-View of Floor Mounted Water Closets D2012 Urinals:-View of Wall Hung Urinals r f F l� 7 D2013 Lavatories:-View of Vanity Top Lavatories D2014 Sinks:-View of Countertop Single Bowl Kitchen Sink i i f F D2014 Sinks:-View of Service Sink Floor Mounted D2018 Drinking Fountains and Coolers:-View of Wall Mounted Drinking Fountain with Cooling System(Single) y k I D2022 Hot Water Service:-View of Domestic Hot Water D2022 Hot Water Service:-View of Domestic Hot Water Heater Heater-Electric -Electric w MN D3012 Gas Supply System:-View of Gas Main-2"-View of D3021 Boilers:-View of Hydronic Heating Boiler-Gas-840 gas main MBH D3032 Direct Expansion Systems:-View of Split-System D3042 Exhaust Ventilation Systems:-View of Centrifugal Roof (Outdoor and Indoor Unit) Exhaust Fan System 4 R y 4w i D3044 Hot Water Distribution:-View of HW Circulation D3052 Package Units:-View of Packaged Rooftop A/C With Pump/Motors 3HP Heat,Over 20 Tons R I T � w y �- T yE � S � D3052 Package Units:-View of Packaged Rooftop A/C With D3069 Other Controls&Instrumentation:-View of Variable Heat,Over 20 Tons Frequency Drive(s)(VFD) D4011 Sprinkler Water Supply:-View of Wet-Pipe Sprinkler D5012 Low Tension Service&Dist:-View of Emergency System Generator Transfer Switch .PL f D5012 Low Tension Service&Dist:-View of Panelboard- D5012 Low Tension Service&Dist:-View of Panelboard- 2771480volts,800amp-View of Main Distribution Panel(MDP) 277I480volts,800amp �i I � - M 5 � S x D5012 Low Tension Service&Dist:-View of Switchboard- D5012 Low Tension Service&Dist:-View of Transformer-30 277/480volts,600amp KVA �. ry � r D5022 Lighting Equipment:-View of Light Control Panel D5033 Telephone Systems:-View of Telephone&Data System i I 'x 1 f s F I D5037 Fire Alarm Systems:-View of Fire Alarm Control Panel E1031 Vehicular Service Equipment:-View of Bike Rack (FACP)-10 to 20 Zone 5 M � 1 E2012 Fixed Casework:-View of Fixed Casework-Counter G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay Top—Laminated including Re-Striping-View of hairline cracking at asphalt repairs ,tom•r k - G2021 Bases and Sub-Bases:-View of Asphalt Mill&Overlay G2031 Paving&Surfacing:-View of Concrete 4'Wide-View of including Re-Striping-Overview of asphalt paved parking area typical CIP concrete sidewalks G2041 Fences&Gates:-View of Steel Ornamental Fence G2048 Flagpoles:-View of Flag Pole(s),Aluminum-20'High G4092 Site Emergency Power Generation:-View of Generator Set, Natural Gas-20 kW APPENDIX C : DOCUMENT REVIEW AND WARRANTY INFORMATION The following documents were reviewed as part of the facility condition assessment of the Tigard Public Library facility: 1 st,2nd Floor Plans Restroom—Floor Plans/Elevations fi Building Elevations Building Sections(not complete set) Building Details(not complete set) fi MEP—As Build Schedules HVAC Due Diligence Report Comprehensive Management Plan for Arsenic-Contaminated Soil and Sediment Comprehensive Management Plan for Arsenic-Contaminated Soil and Sediment Tigard Library 13500 SW Hall Boulevard Tigard, Oregon for City of Tigard November 16, 2012 • Comprehensive Management Plan for Arsenic-Contaminated Soil and Sediment Tigard Library 13500 SW Hall Boulevard Tigard, Oregon for City of Tigard November 16, 2012 GWENGINEERS� 15055 SW Sequoia Parkway, Suite 140 Portland, Oregon 97224 503.624.9274 Comprehensive Management Plan for Arsenic- Contaminated Soil and Sediment Tigard Library 13500 SW Hall Boulevard Tigard , Oregon File No . 4025-003-05 November 16 , 2012 Prepared for: City of Tigard 13125 SW Hall Boulevard Tigard , Oregon 97223 Attention : Dennis Koellermeier Prepared by: GeoEngineers , Inc . 15055 SW Sequoia Parkway, Suite 140 Portland , Oregon 97224 503 . 624 . 9274 MAU; rn Marsi Beeson Senior Project Manager Dana Carlisle , PE Principal _ L Fts 31 MMB : DLC :cje 3 Disclaimer: Any electronic form , facsimile or hard copy of the original document (email , text, table, and/ orfigure) , if provided , and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record . Copyright© 2012 by GeoEngineers, Inc. All rights reserved. GEOENGINEERS Table of Contents 1.0 INTRODUCTION...................................................................................................................................1 2.0 SITE DESCRIPTION.............................................................................................................................1 2.1 Setting.............................................................................................................................................1 2.2 Geology and Hydrogeology.............................................................................................................1 2.3 Previous Investigations..................................................................................................................2 3.0 BASELINE CONTAMINANT CONDITIONS...........................................................................................2 4.0 HEALTH AND SAFETY.........................................................................................................................2 4.1 Parking Area and Pine Tree Area...................................................................................................3 4.2 Wetland Area and Wild Area..........................................................................................................3 4.3 North Field ......................................................................................................................................4 5.0 INSTITUTIONAL CONTROLS................................................................................................................4 5.1 Deed Restriction..............................................................................................................................4 5.2 Maintenance and Monitoring Plan.................................................................................................4 5.2.1 Visual Inspection..................................................................................................................4 5.2.2 Reporting..............................................................................................................................5 5.3 Contaminated Media Management Plan.......................................................................................5 5.3.1 Identification of Potentially Contaminated Soil..................................................................5 5.3.2 Handling of Contaminated Soil............................................................................................5 5.3.3 Erosion Control.....................................................................................................................6 5.3.4 Soil Stockpile Testing...........................................................................................................6 5.3.5 Disposition Options for Soil .................................................................................................7 6.0 LIMITATIONS.......................................................................................................................................7 7.0 BIBLIOGRAPHY...................................................................................................................................8 LIST OF FIGURES Figure 1.Vicinity Map Figure 2. Site Plan Showing Remedial Action Areas APPENDICES Appendix A. Inspection Form Appendix B. Comprehensive Management Plan Limitations and Guidelines For Use GEOENGINEER� November 16,2012 Page i File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon 1.0 INTRODUCTION This document outlines the Comprehensive Management Plan (CMP) for arsenic-contaminated soil and sediment at the Tigard Library, property (hereafter referred to as "site"). The CMP is a tool intended for use by the City of Tigard staff that work at and maintain the site. The document presents a monitoring and maintenance plan for contaminated areas, guidelines for the management of contaminated soil and sediment, and recommended protection of worker and visitor health. The CMP was requested by the Oregon Department of Environmental Quality(DEQ) as a condition of regulatory closure of the site. 2.0 SITE DESCRIPTION The site location, geologic setting and background are summarized in the following sections. 2.1 Setting The approximate 14.7-acre site is located east of the intersection of SW Hall Boulevard and SW Wall Street in Tigard, Oregon, as shown in Figure 1. The site is bordered by SW Hall Boulevard and residences to the west, residences to the south, vacant land and Fanno Creek to the north and east. Fanno Creek is a perennial stream that discharges to the Tualatin River approximately 2 miles south of the site. The site is occupied by a City of Tigard library and associated parking and vegetated areas. A concrete pedestrian trail traverses the east and north sides of the site. The elevation of most of the site is approximately 150 feet above mean sea level (MSL). The site is relatively flat, with the exception of a low area, occupied by Pinebrook Stream that traverses the south side of the site in a west-east direction. A gentle swale, oriented in a southwest-northeast direction, runs through the middle of the site. Much of the southwest-northeast trending swale was filled during construction of the library, and the swale no longer channels stormwater at the site. Pinebrook Stream flows across the south side of the site, after entering the site through a culvert underneath Hall Boulevard. Pinebrook Stream discharges to Fanno Creek near the southeast corner of the site. A stormwater pond (the "pond") is located at the southeast corner of the site, adjacent to and north of Pinebrook Stream. The pond receives stormwater runoff from parking areas at the site. The stormwater enters the north side of the pond through a constructed channel. During high water events, the pond, Fanno Creek, and Pinebrook Stream are sometimes connected. Site features are shown in Figure 2. 2.2 Geology and Hydrogeology The surface of the site outside of the building footprint is generally covered with trees, shrubs, grasses, and in some areas, asphalt and concrete. Organic sandy silt with some clay is present in the upper 2 to 5 feet of soil (Shannon and Wilson, 2003). Silt with varying amounts of clay and sand, but fewer organics is present below the upper organic layer and extends to at least 10 feet below ground surface (bgs), the maximum depth explored at the site. Groundwater has been encountered at depths ranging between 2 and 9 feet bgs. Shallow groundwater presumably flows toward Fanno Creek. GEOENGINEERS� November 16,2012 1 Page 1 File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon 2.3 Previous Investigations Several phases of soil assessment and remediation were completed at the site between 2002 and 2009. Past investigation activities are described in GeoEngineers' Human Health Risk Assessment and Level I and Level II Ecological Risk Assessment, dated July 11, 2008 (hereafter referred to as the "Risk Assessment Report") and GeoEngineers' Revised Focused Feasibility Study, dated June 15, 2009. The Focused Feasibility Study (FFS) was conducted to evaluate remedial alternatives for addressing potential risks to human health posed by arsenic in soil at the site. The selected remedial alternative was a combination of excavation, access restriction and capping of residual arsenic-contaminated soil and sediment at the site. Soil and sediment excavation activities were performed concurrently with library construction activities and are described in previous reports (GeoEngineers, 2008). Residual contaminant locations and conditions are described in the following sections. 3.0 BASELINE CONTAMINANT CONDITIONS The only contaminant of concern at the site is arsenic. Areas of the site where arsenic has been detected at concentrations exceeding applicable DEQ risk-based concentrations (RBCs) include the following: ■ Pine Tree Area - Soil ■ Parking Lot Area - Soil ■ Wetland Area - Soil and Sediment ■ Wild Area - Soil ■ North Field -Soil The maximum detected concentration of arsenic in soil and sediment in these areas exceed relevant risk screening criteria for human health, indicating that the arsenic concentrations in these areas could pose an unacceptable risk to human health. The concentrations of arsenic in soil and sediment do not appear to pose an unacceptable risk to terrestrial or ecological receptors. Contaminant risk-management actions implemented by the City are outlined in Section 4.0. 4.0 HUMAN HEALTH EXPOSURE PATHWAYS Arsenic is considered a potential carcinogen. Health effects from unacceptable levels of arsenic exposure include ulcerated nasal septum, dermatitis, gastrointestinal disturbances, peripheral neuropathy, respiratory irritation, and hyper pigmentation of skin. Potential exposure pathways for arsenic in soil and/or sediment include human exposure via direct contact, ingestion, and/or inhalation to exposed soil. The maximum detected concentration of arsenic (264 milligrams per kilogram [mg/kg]) at the site does not exceed the DEQ generic RBC for the excavation worker exposure scenario. However, arsenic concentrations at many site areas do exceed DEQ's generic RBCs for construction and occupational worker scenarios. RBCs are conservative screening levels. Under some circumstances, exposure to chemical concentrations that exceed RBCs can lead to unacceptable human health risks; however, contaminant risk-management measures can significantly reduce human health risks. Page 2 November 16,2012 GeoEngineers,Inc. File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon Under current site conditions the following contaminant exposure pathways and potential receptors at the site include: ■ City workers: librarian, maintenance, and excavation worker exposure through soil ingestion, dermal contact with soil and inhalation of soil particles. ■ Public: adult and children library/park user exposure through soil ingestion, dermal contact with soil and inhalation of soil particulates. Covers or caps that can prevent or reduce exposure include vegetation, geotextile, plastic, bark dust, imported soil, asphalt, and concrete. The following sections describe actions that have been implemented at the site to prevent human exposure to arsenic-contaminated soil and sediments. 4.1 Parking Area and Pine Tree Area Human exposure to arsenic-contaminated soil at the Parking and Pine Tree Areas was eliminated by capping arsenic-contaminated soil. A 6-inch thick layer of bark dust or equivalent, underlain by a demarcation layer (geotextile or equivalent), was applied to the ground surface at these locations. The cap thickness may be less immediately adjacent to large trees, due to the potential harm caused by overly-thick bark dust adjacent to the trees. Figure 2 shows the location of capped arsenic-containing soil in the Parking and Pine Tree Areas. The City is required to conduct routine (annual) inspections and maintain the cap and demarcation layer (see Section 5.2). No operations should be conducted that will penetrate the cap or jeopardize the cap's functional integrity including, but not limited to, excavation, drilling, scraping and erosion. 4.2 Wetland Area and Wild Area Human access to a portion of the Wetland Area is controlled by fencing. The City has installed a 4-foot- high chain link fence around the southern Wetland Area and along a portion of the pedestrian trail on the east side of the parking lot (Figure 2). Human access is further restricted to the Wetland and Wild Areas by maintaining the wild character (dense brush, blackberry bushes and thicket) of this and surrounding areas to discourage regular usage of the area by people. The City is required to maintain the wild character of the Wetland and Wild Areas. DEQ has indicated that additional fencing is not necessary with the vegetation maintained in a wild state. Annual inspections that identify unintended trails (created by users that do not stay on designated walkways) shall be noted and repaired and returned to a natural state, such that they will no longer be readily usable. Arsenic in sediment in Pinebrook Stream, the pond, and the Wetland Area has been shown to pose no unacceptable risk to ecological receptors. Nonetheless, the City installed riprap for erosion protection at the pond outfall to minimize the potential for erosion from Pinebrook Stream, the pond, and the Wetland Areas to Fanno Creek. Other erosion prevention steps, if needed in the future, may include planting and encouraging growth of beneficial vegetation and/or installation of additional engineered structures, such as riprap or woody debris. GEoENGINEERS� November 16,2012 Page 3 File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon 4.3 North Field Human access to the North Field is partially restricted by wooden split-rail fencing. Access to the North Field is further restricted by allowing area vegetation to grow (no cutting of vegetation beyond rough seasonal mowing for fire prevention). When funding by the City is secured, the top 6 inches of soil will be removed, replaced with clean fill, and the area re-planted with grass. If funding for the excavation work cannot be secured within 2 years from the date of this CMP, access to the North Field will be further limited through the installation of additional fencing, approximately as shown in Figure 2. The City is required to maintain the fence and discourage human use of the North Field. 5.0 INSTITUTIONAL CONTROLS Access restrictions and capping minimize or eliminate human exposure to contaminated soil; however, because contamination remains at the site, institutional controls are necessary to ensure the long-term success of contaminant risk-management actions. The institutional controls for the Tigard Library site include a deed restriction, maintenance and monitoring of fencing and caps, and a contaminated media management plan (CMMP). 5.1 Deed Restriction A deed restriction will be recorded to notify potential future owners of the property of the presence of elevated concentrations of arsenic in soil at the site and to record requirements and limitations associated with use of the property (i.e. requirements to maintain fencing and caps and restrictions on residential use of the property). 5.2 Maintenance and Monitoring Plan A maintenance and monitoring plan is necessary to ensure the continued protectiveness of institutional controls. The maintenance and monitoring plan consists of regular (i.e. annual) inspections of fencing and caps and reporting the results of the inspections to DEQ. If the fencing and/or cap are determined to be ineffective,the City is obligated to improve, repair or replace the damaged fence or cap. After 5 years DEQ will complete a 5-year review of the implemented remedy to ensure fencing and other measures are in place and being maintained. DEQ will then determine whether continued annual inspection and reporting are necessary, or less-frequent inspection is acceptable to DEQ. The CMP will be updated accordingly, if necessary. 5.2.1 Visual Inspection The property owner, or its agent, shall visually inspect the remedial action areas identified on the attached map (Figure 2) on or before November 1 of each year. The inspection will assess the general condition of the area, looking for signs of deterioration, erosion, damage or unauthorized uses. The inspection will consist of walking the entire area so that the entire surface can be observed and taking no fewer than two photographs of each area to document the current condition. The inspection will specifically identify areas with visible physical damage, erosion or settlement. Areas determined to require maintenance will be delineated with flagging or wooden stakes and photographed. Page 4 November 16,2012 GeoEngineers,Inc. File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon An inspection form was prepared for City personnel to use and is presented in Appendix A. Observations and maintenance issues identified during the inspection will be recorded on this inspection form. Additional information will be attached if necessary. Maintenance issues identified during the inspection will be documented on this form and addressed in a timely manner. The property owner will initiate and oversee any repairs or maintenance of the caps and fencing. The owner will monitor maintenance activities and re-inspect repairs when completed. Maintenance and/or repair activities will be documented on the inspection form with accompanying photographs. The City representative performing the inspection shall sign and date the form confirming resolution of the issue. 5.2.2 Reporting The completed inspection form, including maintenance actions performed, shall be submitted to DEQ by December 31 of each year and will be maintained in the City's permanent records for the site. Copies of this plan and completed inspection forms should be provided to subsequent site owners. 5.3 Contaminated Media Management Plan This section is intended to provide guidance to the City and their contractors regarding: 1) identification; 2) characterization; 3) handling; and 4) disposal of contaminated soil that may be encountered during construction, maintenance, and landscaping activities performed at the site. 5.3.1 Identification of Potentially Contaminated Soil 1. Personnel that may contact contaminated soil shall review this plan to familiarize themselves with the locations of soil contamination prior to beginning the construction, maintenance, or landscaping activities. 2. All soil in the areas shown in Figure 2 shall be treated as contaminated and shall be handled and characterized as described below. 5.3.2 Handling of Contaminated Soil 1. Any soil that is contaminated shall require special handling and disposal. Workers that conduct routine maintenance and landscaping activities that are limited in duration (i.e. the workers will be exposed to contaminated soil for less than 7 days per year), should be provided with contaminant awareness training. Contaminant awareness training should include discussion of the nature and extent of contamination, the hazards posed by contamination, and risk mitigation measures. Hazardous Waste Site Operations and Emergency Response (HAZWOPER) certified personnel are not required for routine maintenance and landscaping activities. 2. To mitigate potential risks to workers during all soil disturbing activities in contaminated areas (as shown in Figure 2), care should be taken to minimize worker exposure to soil. During all soil disturbing activities, personnel shall: a) Wear coveralls and boot protectors during plantings and landscape maintenance; b) Remove soil and dust from clothing and shoes to the extent practicable following soil disturbance; c) Wash hands prior to the consumption of any food or beverage; and d) Refrain from eating, smoking, or drinking while in contaminated portions of the site. GEoENGINEERS� November 16,2012 Page 5 File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon Techniques that may be useful for mitigating exposure include wetting soil to minimize airborne dust, providing washing stations for removing soil from skin, and removing dust from clothes and shoes to the extent possible at the end of work shifts. 3. If extended or large-scale (i.e. utility excavations or road and parking area construction) soil disturbance is planned and/or personnel will be exposed to contaminated soil for more than 7 days per year), upon initiation of those activities, an air sample should be collected from breathing space that is representative of a worst-case worker exposure scenario. The air sample should be analyzed for arsenic. If arsenic is detected in the air sample at a concentration that exceeds the Occupational Safety and Health Administration (OSHA) Permissible Exposure Level (PEL), further soil-disturbing activities shall be completed by HAZWOPER-certified personnel. If arsenic is detected in the air sample at a concentration that is less than the OSHA PEL, excavation can be completed by personnel that have received contaminant awareness training. 4. A Health and Safety Plan (HASP) will be required to perform excavation within contaminated areas. The HASP shall be prepared in accordance with the requirements identified above. OSHA regulation 29 CFR Part 1910.120 includes the provision for HAZWOPER training, including a health and safety program for employees working in hazardous waste cleanup areas. The City and contractors shall develop and be responsible for implementation of their own site-specific health and safety plan for site workers in accordance with these and any other applicable requirements. 5. A condition of no visible airborne dust shall be maintained at all times during construction, maintenance, and landscaping activities in contaminated areas. 6. Contaminated soil that is excavated can be loaded directly into trucks for transport to a subtitle D landfill under permit. Alternatively, soil can be stockpiled onsite in accordance with the instructions in item 7 below. 7. Contaminated soil shall be segregated from non-contaminated soil and can be secured onsite by placing it either in: 1) a designated stockpile area that is either lined or asphalt/concrete paved, covered by durable plastic sheeting and bermed to control runoff, or 2) in labeled roll-off containers, or other covered containers. Access to the secured soil will be restricted by fencing or other physical barriers to prevent unauthorized personnel from contacting the soil. On-site storage of soils shall be managed to comply with Best Management Practices for erosion and sediment control. 8. DEQ will be informed in writing of any significant release of contaminated material. 5.3.3 Erosion Control Personnel shall take appropriate steps to prevent the erosion of soil in and from contaminated areas. Erosion control methods my include one or more of the following: 1) installation of silt fence; 2) use of filter bags and/or fabric; 3) scheduling of activities to avoid rainy periods; 4) avoidance of construction activities in high risk areas such as the banks of Fanno Creek; and 5) other methods that are necessary and appropriate. 5.3.4 Soil Stockpile Testing 1. Soil that is excavated from contaminated areas of the site shall either: 1) be treated as contaminated and disposed of as described in Section 5.3.5, or 2) be tested as described below to assess soil quality. Page 6 November 16,2012 GeoEngineers,Inc. File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon 2. Stockpiled soil shall be tested at the frequency described below: 0 - 100 cubic yards of soil Minimum of 3 samples 101- 500 cubic yards of soil Minimum of 5 samples 501- 1,000 cubic yards of soil Minimum of 7 samples 1,001 - 2,000 cubic yards of soil 10 samples+for each additional 500 cubic yards of soil 3. Samples shall be collected from stockpiled soil in general accordance with the most recently promulgated version of the U.S. Environmental Protection Agency's (EPA) "Test Methods for Evaluating Solid Waste, Physical/Chemical Methods, SW-846." 4. Samples shall be submitted to an Oregon-accredited analytical laboratory for analysis of arsenic by EPA Method 6010. 5.3.5 Disposition Options for Soil 1. Soil that contains concentrations of arsenic less than 7 mg/kg shall be considered non-contaminated and can be re-used at the site or disposed of at a non-regulated facility. Soil that contains concentrations of arsenic exceeding 7 mg/kg shall be considered contaminated and must be disposed of at a Subtitle D facility. 2. Contaminated soil that is transported offsite shall be disposed of at a Resource Conservation and Recovery Act (RCRA) Subtitle D municipal and/or non-hazardous waste landfill facility. Waste Management's Hillsboro Landfill is a local Subtitle D facility. 3. Transport and disposal of soil shall be in accordance with local, state and federal regulations. 4. Soil profiling will be required prior to disposal. The City, as owner of the property, will be considered the hazardous material generator for arsenic-contaminated soil at the site. The City will not be considered the generator for hazardous substances that are a result of others' operations or negligence. 5. The City will be presented with waste authorization forms and bills of lading for City signature prior to the removal of any contaminated soil from the site. 6.0 LIMITATIONS This CMP has been prepared for the exclusive use of the City of Tigard and DEQ for the Tigard Library in Tigard, Oregon. This CMP is not intended for use by others, and the information contained herein is not applicable to other sites. No other party may rely on the product of our services unless we agree in advance and in writing to such reliance. Within the limitations of scope, schedule and budget, our services have been executed in accordance with generally accepted environmental science practices in this area at the time this Plan was prepared. No warranty or other conditions, express or implied, should be understood. Please refer to the appendix titled "Comprehensive Management Plan Limitations and Guidelines for Use" for additional information pertaining to use of this report. GEoENGINEERS� November 16,2012 Page 7 File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon Any electronic form, facsimile or hard copy of the original document (email, text, table, and/or figure), if provided, and any attachments are only a copy of the original document. The original document is stored by GeoEngineers, Inc. and will serve as the official document of record. 7.0 BIBLIOGRAPHY GeoEngineers, Inc., Soil Assessment, Tigard Library, Tigard, Oregon,April 2007a. GeoEngineers, Inc., Contaminated Soil Management Plan, Tigard Library,Tigard, Oregon,April 11, 2007b. GeoEngineers, Inc., Human Health Risk Assessment and Level I and Level II Ecological Risk Assessments, Tigard Library, 13500 SW Hall Boulevard,Tigard, Oregon,July 11, 2008. GeoEngineers, Inc., Letter to Oregon Department of Environmental Quality regarding Supplemental Sediment Sampling, Tigard Library, 13500 SW Hall Boulevard, Tigard, Oregon, January 12, 2009a. GeoEngineers, Inc., Revised Focused Feasibility Study, Tigard Library, 13500 SW Hall Boulevard, Tigard, Oregon,June 15, 2009b. Hahn Associates, Inc., Phase II Environmental Site Assessment Report, 14.7 Acre Property, 13360 and 13560 SW Hall Boulevard, Tigard, Oregon, December 2, 2002. Hahn Associates, Inc., Draft Supplemental Site Investigation Report, October 6, 2006. McDonald, D.D, Ingersoll, C.G, and Berger, T.A., Development of Consensus-Based Sediment Quality Guidelines for Freshwater Sediment. Archives of Environmental Contamination and Toxicology, 39: 20-31, 2000. Oregon Department of Environmental Quality, Guidance for Identification of Hot Spots, 1998. Oregon Department of Environmental Quality, Default Background Concentrations for Metals, Memo from Toxicology Workshop to DEQ Cleanup Project Managers, 2002. Oregon Department of Environmental Quality, Risk-Based Decision Making for the Remediation of Petroleum-Contaminated Sites, Including Table of Generic Risk-Based Concentrations for Petroleum Constituents and Total Petroleum Hydrocarbons and Generic Remedy for Simple Risk- Based Sites, November, 2008. Oregon Department of Environmental Quality, Record of Decision, Remedial Action Alternative, Tigard Library Property, Tigard, Oregon, 2011. Shannon and Wilson, Geotechnical Investigation, Wall Street LID, Tigard, Oregon, 2003. Page 8 November 16,2012 GeoEngineers,Inc. File No.4025-003-05 j 54 • tet- ,� • i- hia •~-..�}- • '.Z. . :,� ♦ ^p, !sir rr 1r :' r • rte,)• `• •!;: .: ' r «G,;II•.. ,a,hr'. f' ,i/ i•,:,`+ r -• ;y ! I1� `4s s, I.. •• yrs r a� . .- , • 4P� i . �'� •.• �� 1r ��. X .• •• �=•�' 4Y� Xch v; Stch .�.• � _ ��y - l /�fir'� Ci - • F •^ arta. / 'r �•,r— q` 'Site_ 5, • �., _ T ` ♦ I ■. . , •;Bon[ :�� r•. - - ._ _ ��, 16res MY f - dv di. " . �� f• • �tl. • 1 yew fJ J� � •' ,3 j• b.• y� !_7 �` ell +W T • �r r rrLffi. ,R • ••err �� +�''•� •I + Trailer Ky,k all ciea Q2446'IVati01ial o',gra +.�/ '=, •�:• '• �' o f ra3 :h: 0 5 TN MN U NATIONAL 0 ,� zoo m 4000 50M M 170 GEOGRAPHIC I .5 0 KILOMETERSgU l 1000 0 MET(RS tUyo 05/17/07 m Vicinity Map Tigard Library Tigard, Oregon S GEDENGINEERS Figure 1 o: D:\PROJECT\PORTLAND\4025003\05\CAD\402500305_F2.dwg\TAB:F2 modified on Nov 15,2012-11:14am PORT:MMB:SCY q IF F f 40 t1h + i � I North Field Wild Area IIF IWill IF + illit LD f , y ' Pine Tree i w t Area _ U z ILL .� IF }+ �, •� —Parking Lot t � •� � Area — • ,'LE # r 1 1I � V � f -y• � . � and + Wetland ' ' Area Stream r w mill IF 1 Wetland i A ~ Area '0 to jV `V8�. Mtn Legend: N F-1 Approximate Areas of Soil Exceeding Adult and Child Park W User RBC (2.6 mg/kg) and Background (7 mg/kg) S 70 0 70 ® Cap Feet ————— 4' Chain—link Fence Site Plan Showing —X—X— Split—rail Fence Remedial Action Areas ———— Proposed Fence Tigard Library Notes: Tigard, Oregon 1.The locations of all features shown are approximate. 2.This drawing is for information purposes.It is intended to assist in showing features discussed in an attached document.GeoEngineers,Inc.can not guarantee the accuracy and content of electronic files. G EO E N G I N E E R Figure 2 The master file is stored by GeoEngineers,Inc.and will serve as the official record of this communication. Reference:Base drawing provided by Portland Maps. APPENDIX A — ' • ' ' Inspection Form 1 l: l � Appendix A Inspection Form Site Name Tigard Library, Tigard, Oregon Date of Inspection Inspection Conducted by Weather Conditions Instructions: The property owner or its agent shall visually inspect the remedial action areas identified on attached map on or before November 1 of each year. The inspection will assess the general condition of the area, looking for signs of deterioration, erosion or damage. The inspection will consist of walking the entire area so that the entire surface can be observed and taking no fewer than two photographs of each area to document the current condition. The inspection will specifically identify areas with visible physical damage, erosion, settlement and/or unauthorized use. Areas determined to require maintenance will be delineated with flagging or wooden stakes and photographed. Observations and maintenance issues identified during the inspection will be recorded on this inspection form. Additional information will be attached if necessary. Maintenance issues identified during the inspection will be documented on this form and addressed in a timely manner. The property owner will initiate and oversee any repairs or maintenance of the caps and fencing. The owner will monitor maintenance activities and re-inspect repairs when completed. Maintenance and/or repair activities will be documented on the inspection form with accompanying photographs. The City representative performing the inspection shall sign and date the form confirming resolution of the issue. The completed inspection form, including maintenance actions performed, shall be submitted to DEQ by December 31 st of each year and will be maintained in the City's permanent records for the site. Copies of this plan and completed inspection forms should be provided to subsequent site owners. NORTH FIELD Condition: Issues identified and resolved: City of Tigard Library Inspection Form Page 1 of 3 Appendix A Inspection Form WILD AREA Condition: Issues identified and resolved: PINE TREE AREA Condition: Issues identified and resolved: PARKING LOT AREA Condition: Issues identified and resolved: City of Tigard Library Inspection Form Page 2 of 3 Appendix A Inspection Form EAST WETLAND/POND AREA Condition: Issues identified and resolved: SOUTH WETLAND AREA Condition: Issues identified and resolved: By signing,I verify that the information on this form and any attachments is accurate and complete: Signature: Print Name: Date: City of Tigard Library Inspection Form Page 3 of 3 - - - • . � APPENDIXB — ' • ' ' Comprehensive Management Plan Limitations and Guidelines for Use 1 l: l • TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon APPENDIX B COMPREHENSIVE MANAGEMENT PLAN LIMITATIONS AND GUIDELINES FOR USE This Appendix provides information to help you manage your risks with respect to the use of this plan. Environmental Services Are Performed For Specific Purposes, Persons and Projects This CMP has been prepared for the exclusive use of the City of Tigard and the DEQ. This CMP is not intended for use by others, and the information contained herein is not applicable to other sites. This Comprehensive Management Plan is Based on a Unique Set of Project-Specific Factors This CMP has been prepared for the property occupied by the Tigard Library in Tigard, Oregon. GeoEngineers considered a number of unique, project-specific factors when establishing the scope of services for this project and CMP. Unless GeoEngineers specifically indicates otherwise, do not rely on this CMP if it was: ■ Not prepared for you. Not prepared for your project. ■ Not prepared for the specific site. ■ Completed before important project changes were made. If important changes are made after the date of this CMP, GeoEngineers should be given the opportunity to review our interpretations and recommendations and provide written modifications or confirmation, as appropriate. Reliance Conditions for Third Parties Our CMP was prepared for the exclusive use of the City of Tigard. No other party may rely on the product of our services unless we agree in advance to such reliance in writing. This is to provide our firm with reasonable protection against open-ended liability claims by third parties with whom there would otherwise be no contractual limits to their actions. Within the limitations of scope, schedule and budget, our services have been executed in accordance with our Agreement with the City of Tigard and generally accepted environmental practices in this area at the time this CMP was prepared. Environmental Regulations Are Always Evolving Some substances may be present in the site vicinity in quantities or under conditions that may have led, or may lead, to contamination of the subject site, but are not included in current local, state or federal regulatory definitions of hazardous substances or do not otherwise present current potential liability. GeoEngineers cannot be responsible if the standards for appropriate inquiry, or regulatory definitions of hazardous substance, change or if more stringent environmental standards are developed in the future. GEoENGINEER� November 16,2012 Page B-1 File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon Subsurface Conditions Can Change This CMP is based on conditions that existed at the time it was prepared. The findings and conclusions of this CMP may be affected by the passage of time, by manmade events such as construction on or adjacent to the site, by new releases of hazardous substances, or by natural events such as floods, earthquakes, slope instability or groundwater fluctuations. Always contact GeoEngineers before applying this CMP to determine if it is still applicable. Soil and Groundwater End Use The cleanup levels referenced in this report are site-and situation-specific. The cleanup levels may not be applicable for other sites or for other on-site uses of the affected media (soil and/or groundwater). Note that hazardous substances may be present in some of the site soil and/or groundwater at detectable concentrations that are less than the referenced cleanup levels. GeoEngineers should be contacted prior to the export of soil or groundwater from the subject site or reuse of the affected media on site to evaluate the potential for associated environmental liabilities. We cannot be responsible for potential environmental liability arising out of the transfer of soil and/or groundwater from the subject site to another location or its reuse on-site in instances that we were not aware of or could not control. Most Environmental Findings Are Professional Opinions Our interpretations of subsurface conditions are based on field observations and chemical analytical data from widely spaced sampling locations at the site. Site exploration identifies subsurface conditions only at those points where subsurface tests are conducted or samples are taken. GeoEngineers reviewed field and laboratory data and then applied our professional judgment to render an opinion about subsurface conditions throughout the site. Actual subsurface conditions may differ - sometimes significantly - from those indicated in this CMP. Our report, conclusions and interpretations should not be construed as a warranty of the subsurface conditions. Read These Provisions Closely Some clients, design professionals and contractors may not recognize that the geoscience practices (geotechnical engineering, geology and environmental science) are far less exact than other engineering and natural science disciplines. This lack of understanding can create unrealistic expectations that could lead to disappointments, claims and disputes. GeoEngineers includes these explanatory "limitations" provisions in this CMP to help reduce such risks. Please confer with GeoEngineers if you are unclear how these "CMP Limitations and Guidelines for Use" apply to your project or site. Page B-2 November 16,2012 GeoEngineers,Inc. File No.4025-003-05 TIGARD LIBRARY COMPREHENSIVE MANAGEMENT PLAN Tigard,Oregon Biological Pollutants GeoEngineers' Scope of Work specifically excludes the investigation, detection, prevention or assessment of the presence of Biological Pollutants. Accordingly, this report does not include any interpretations, recommendations, findings, or conclusions regarding the detecting, assessing, preventing or abating of Biological Pollutants and no conclusions or inferences should be drawn regarding Biological Pollutants, as they may relate to this project. The term "Biological Pollutants" includes, but is not limited to, molds, fungi, spores, bacteria, and viruses, and/or any of their byproducts. If the City of Tigard desires these specialized services, they should be obtained from a consultant who offers services in this specialized field. GEOENGINEER� November 16,2012 Page B-3 File No.4025-003-05 I 1 � - Type Name of Services Here Name of Project Here for Type Client Name Here Type Date of Report Here v APPENDIX D : EQUIPMENT TABLES Table D20 Summary of Domestic Water Heating Equipment Capacity/Location Equipment Manufacturer Model Serial Tag Type No. No. I Rating Type Interior Domestic A.O.Smith DEL 40110 ML0400040 Unknown 40 Electric 2004 Water Heater 51 Gallons Interior Domestic A.O.Smith Unknown DEL 40110 Unknown 40 Electric 2004 Water Heater Gallons Interior Domestic A.O.Smith DEN 80 ML0300276 Unknown 80 Electric 2004 Water Heater 920 07 Gallons Table D30 Summary of HVAC Equipment Capacity/Location Equipment Manufacturer Model Serial Tag Type No. No. Rating Type Interior Unit Heater Carrier 42VFA06A 2397902/52 Unknown 20 MBH Electric 2004 LCYSAJYZ 334 Interior Unit Heater Carrier 42VFA06A 2397902/52 Unknown 20 MBH Electric 2004 LCYSAJYZ 334 Interior Boiler- Fulton PHW 1000 A4-59217 Unknown 840 MBH Gas 2004 Heating Water Interior Boiler- Fulton PHW 1000 94915 Unknown 840 MBH Gas 2004 Heating Water Exterior Split-System Mitsubishi PUY- 8YU0121OA Unknown 3 Ton Electric 2004 (Full System) A36NHA2 Hot Water Interior Circulation Unknown Unknown Unknown Unknown 112 HP Electric 2004 Pump/Motor Hot Water EJMM3211 36G87Y434 Interior Circulation Super-E T G1 Unknown 3 HP Electric 2004 Pump/Motor Interior VAV Unknown Unknown Unknown Unknown 51020 CFM Unknown 2004 Hot Water Interior Circulation Unknown Unknown Unknown Unknown 1/3 HP Electric 2004 Pump/Motor Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 400 CFM Electric 2004 Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 300 CFM Electric 2004 Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 600 CFM Electric 2004 Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 400 CFM Electric 2004 Hot Water EJMM3211 36G687Y43 Interior Circulation Super-E T 4G1 Unknown 3 HP Electric 2004 Pump/Motor Hot Water Interior Circulation Unknown Unknown Unknown Unknown 1/2 HP Electric 2004 Pump/Motor Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 2400 CFM Electric 2004 Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 150 CFM Electric 2004 Exterior Exhaust Fan PennBarry Unknown Unknown Unknown 1350 CFM Electric 2004 Packaged Exterior Rooftop Unit Carrier 50ZNK060 5102F70460 Unknown 60 Ton Electric 2004 Heating And LZK72819 Cooling Packaged Exterior Rooftop Unit Carrier 50ZNK060 51021`70461 Unknown 60 Ton Electric 2004 Heating And LZK72819 Cooling Packaged Rooftop Unit 50AY- Exterior Heating And Carrier 035AP- 5103F70131 Unknown 35 Ton Electric 2004 Cooling 72819 Table G40 Summary of Site Emergency Power Generation Location Equipment Manufacturer Model Serial Tag Capacity/ Voltage Year Type No. No. Rating FExterior Generator- Cummins GGDB- J030563995 Unknown Unknown 120/2083 2004 Natural Gas 5635349 Phase 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.