City Council - Successor Agency - Housing Authority
March 1, 2022

Prepared for:

City of Fullerton Public Works Department
1500 West Commonwealth Avenue
Fullerton, California 92833
Bill Roseberry

FACILITY CONDITION ASSESSMENT
City Hall
303 West Commonwealth Avenue
Fullerton, California 92832

P R E P A R E D B Y : E M G C O N T A C T :

EMG | A Bureau Veritas Group Company Mark Surdam
10461 Mill Run Circle, Suite 1100 Program Manager
Owings Mills, Maryland 21117 800.733.0660 x6251
800.733.0660 m s u r d a m @ e m g c o r p . c o m
www.EMGcorp.com

EMG Project Number: Date of Report:
133449.18R000-003.354 January 8, 2019

On Site Date:

D e c e m b e r 1 0 , 2 0 1 8

FACILITY CONDITION ASSESSMENT

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TABLE OF CONTENTS

1.  Executive Summary ............................................................................................................................. 1 Property Summary & Assessment Details ............................................................................................. 1 Significant/Systemic Findings or Deficiencies ........................................................................................ 2 Facility Condition Index (FCI) ................................................................................................................. 3 Immediate Needs.................................................................................................................................... 4

2.  Building & Site Overview ..................................................................................................................... 6

3.  Building Structure ................................................................................................................................ 9 A10 Foundations..................................................................................................................................... 9 B10 Superstructure ................................................................................................................................. 9

4.  Building Envelope .............................................................................................................................. 11 B20 Exterior Vertical Enclosures .......................................................................................................... 11 B30 Exterior Horizontal Enclosures (Roofs) ......................................................................................... 12

5.  Interiors ............................................................................................................................................... 14 C10 Interior Construction ...................................................................................................................... 14 C20 Interior Finishes ............................................................................................................................ 15

6.  Services (MEPF).................................................................................................................................. 17 D10 Conveying Systems ...................................................................................................................... 17 D20 Plumbing ....................................................................................................................................... 18 D30 Building Heating, Ventilating, and Air Conditioning (HVAC) ......................................................... 19 D40 Fire Protection ............................................................................................................................... 22 D50 Electrical ........................................................................................................................................ 23 D60 Communications ........................................................................................................................... 25 D70 Electronic Safety and Security ...................................................................................................... 25

7.  Equipment and Furnishings .............................................................................................................. 26 E10 Equipment ..................................................................................................................................... 26 F10 Special Construction ..................................................................................................................... 26

8.  Sitework ............................................................................................................................................... 27 G20 Site Improvements ........................................................................................................................ 27 G30 Liquid and Gas Site Utilities .......................................................................................................... 31 G40 Electrical Site Improvements ........................................................................................................ 31

9.  Ancillary Structures ........................................................................................................................... 32

10.  Opinions of Probable Costs .............................................................................................................. 33 Methodology ......................................................................................................................................... 33 Immediate Repairs ............................................................................................................................... 33 Replacement Reserves ........................................................................................................................ 33

11.  Purpose and Scope ............................................................................................................................ 34 Purpose ................................................................................................................................................ 34 Scope……………………………………………………………………………………………………………35

12.  ADA Accessibility ............................................................................................................................... 36

13.  Certification ......................................................................................................................................... 37

14.  Appendices ......................................................................................................................................... 38

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1. Executive Summary
Property Summary & Assessment Details
General Information
Main Address 303 West Commonwealth Avenue, Fullerton, California 92832 Site/Building Developed 1964
First Floor council chambers renovated 2001
Site Area 2.67 acres (estimated)
Building Area 48,000 SF
Number of Stories Four
Current Occupants City of Fullerton
Percent Utilization 100%
Management Point of Contact City of Fullerton, William Roseberry 714.738.6373 phone
[email protected] email
Property Type Office Building
Date(s) of Visit December 10, 2018
On-site Point of Contact (POC) William Roseberry
Assessment and Report Prepared
By Logan Hoshiko
Reviewed By Mark Surdam
Program Manager
[email protected]
800.733.0660 x6251

Unit Allocation
All 48,000 square feet of the property are occupied by City of Fremont. The spaces are a combination of offices, council rooms, and lounges with supporting restrooms and mechanical and other utility spaces.

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Areas Observed
The interior spaces were observed in order to gain a clear understanding of the property’s overall condition.

Other areas accessed included the site within the property boundaries, the exterior of the property and the roofs.

Key Spaces Not Observed
All key areas of the property were accessible and observed.

Significant/Systemic Find ings or Deficiencies
Historical Summary
The City Hall building was originally constructed in 1964. The First-Floor council chambers was renovated in 2001, the rest of the building is original. The building is currently occupied by the City of Fullerton.

Architectural
The four-story City Hall building has board formed concrete ext erior walls with brick accents atop a concrete foundation. The roof has a flat construction with a single-ply TPO finish. The air-handling room on the roof of the building has significantly deteriorated and weathered paint; re painting is required. The First-Floor council chambers underwent a significant renovation in 2001; the interior finishes throughout the rest of the building are original. Typical lifecycle-based interior and exterior finish replacements are budgeted and anticipated.

Mechanical, Electrical, Plumbing & Fire (MEPF)
Most of the MEPF systems are original to the 1964 construction date. Due to this, many of the mechanical and electrical system components are antiquated and nearing the end of their remaining useful lives. Some of the MEPF system components, such as the domestic hot water heater, have been replaced as needed throughout the years; however, other c omponents are budgeted and anticipated for replacement. Halon gaseous fire suppression system has since been outlawed – EMG recommends that it be replaced with a FM200 system. A cost for this has been included.

Site
The site is composed of areas of asphalt and concrete pavement, grass, and fountains. The site irrigation and drainage appear to be adequate for the property’s needs.

Recommended Additional Studies
No additional studies recommended at this time.

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Facility Condition Index (FCI)
One of the major goals of the FCA is to calculate the FCI, which gives an indication of a building’s overall condition. Two FCI ratios are calculated and presented, the Cur rent Year and Ten-Year. The Current Year FCI is the ratio of Immediate Repair Costs to the building’s Current Replacement Value. Similarly, the Ten-Year FCI is the ratio of anticipated Capital Reserve Needs over the next ten years to the Current Replacement Value.

FCI Ranges and Description
0 – 5% In new or well-maintained condition, with little or no visual e vidence of wear or other deficiencies.
5 – 10% Subjected to wear but is still in a serviceable and functioning condition. 10 – 60% Subjected to hard or long-term wear. Nearing the end of its useful or serviceable life. 60% and above Has reached the end of its useful or serviceable life. Renewal is now necessary.

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The graphs above and tables below represent summary-level findings for the FCA. The deficiencies identified in this assessment can be combined with potential new construction requirements to develop an overall strategy that can serve as the basis for a portfolio-wide capital improv ement funding strategy. Key findings from the assessment include:

Immediate Needs

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Plan Types
Each line item in the cost database is assigned a Plan Type, wh ich is the primary reason or rationale for the recommended replacement, repair, or other corrective action. T his is the “why” part of the equation. A cost or line item may commonly have more than one applicable Plan Type; however, only one Plan Type will be assigned based on the “best” fit, typically the one with the greatest significance.

Plan Type Descriptions
Safety  An observed or reported unsafe condition that if left unaddressed could result in an injury; a system or component that presents a potential liability risk.

Performance/Integrity  Component or system has failed, is almost f ailing, performs unreliably, does not perform as intended, and/or poses a risk to overall system stability.

Accessibility  Does not meet ADA, UFAS, and/or other handicap accessibility requirements.

Environmental  Improvements to air or water quality, including removal of hazardous materials from the building or site.

Retrofit/Adaptation  Components, systems, or spaces that are recommended for upgrade s in in order to meet current standards, facility usage, or client/occupant needs.

Lifecycle/Renewal  Any component or system in which future repair or replacement i s anticipated beyond the next several years or is of minimal substantial early-term consequence.

Plan Type Distribution (by Cost)

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2. Building & Site Overview

Systems Overview
System Description Condition
Structure

Steel frame with concrete-topped metal decks

Fair

Façade

Board-formed concrete and brick with aluminum windows Fair

Roof

Primary: Flat construction with single-ply TPO/PVC membrane

Fair

Interiors

Walls: Painted gypsum board, vinyl, wood panel, ceramic tile and granite Floors: Carpet, VCT, ceramic tile, quarry tile, and elastomeric coated concrete
Ceilings: Painted gypsum board, ACT, and metal
Fair

Elevators

Traction: Two cars serving all four floors

Fair

Plumbing

Copper supply and cast iron waste and venting
Gas water heater
Fair

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Systems Overview
HVAC

Central system with boilers, chillers, air handlers, and coolin g tower feeding VAV terminal units
Individual package units
Supplemental components: ductless split-systems
Fair

Fire Suppression

Wet-pipe sprinkler system; hydrants, fire extinguishers, and ho se cabinets
Fair

Electrical

Source and Distribution: Main switchboard with copper wiring Interior Lighting: T-10
Emergency: Diesel generator and UPS
Fair

Fire Alarm

Alarm panel, smoke detectors, alarms, strobes, pull stations, b ack-up emergency lights, and exit signs
Fair

Equipment/Special

None --

Site Pavement Asphalt lots with areas of concrete and concrete sidewalks, curbs, and stairs
Fair

Site Development Property entrance signage
Fountains
Fair

Key Issues and
Findings
Deteriorated and weathered paint on rooftop air-handler room, isolated areas rooftop ponding, antiquated HVAC components and infrastructure, aged electrical infrastructure, Halon suppression system

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3. Building Structure
A10 Foundations
Building Foundation
Description Condition
Foundation Concrete spread footings Good
Basement and Crawl Space Concrete slab and concrete walls Good Anticipated Lifecycle Replacements:
 No components of significance

Actions/Comments:
 The foundation systems are conc ealed. There are no significant signs of settlement, deflection, or movement. The basement wal ls appear intact and structurally sound. There is no evidence of movement or water infiltration.

B10 Superstructure
B1010 Floor Construction and B1020 Roof Construction
Description Condition
Framing / Load-Bearing Walls Steel columns and beams Fair Ground Floor Concrete slab Fair
Upper Floor Framing Steel beams Fair
Upper Floor Decking Metal decking with concrete
topping Fair
Roof Framing Steel beams or girders Fair
Roof Decking Metal decking with concrete
topping Fair

B1010 Balcony Construction
Description Condition
Balcony Framing None --
Balcony Decking None --
Balcony Deck Toppings NA --
Balcony Guardrails NA --

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Maintenance Issues
Location Additional Comments
☐ Caulk minor cracking
☐ Monitor cracking for growth
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 No components of significance
Actions/Comments:
 The superstructure is concealed. Walls and floors appear to be plumb, level, and stable. There are no significant signs of d eflection or movement.

B1080 Stairs
Description Riser Handrail Balusters Condition
Exterior Stairs Concrete stairs Closed Metal -- Fair
Interior Stairs Concrete stairs Closed Metal -- Fair
Anticipated Lifecycle Replacements:
 Exterior concrete stairs
 Interior and exterior stair metal handrails
Actions/Comments:
 No significant actions are ident ified at the present time. Ong oing periodic maintenance is hi ghly recommended. Future lifecyc le replacements of the components listed above will be required.

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4. Building Envelope
B20 Exterior Vertical Enclosures
B2010 Exterior Walls
Location Condition
Primary Finish Board-formed concrete Fair
Secondary Finish Painted metal siding Poor
Accented with Brick Fair
Soffits NA --
Building sealants Between dissimilar materials, at joints, around windows and doors Fair

Maintenance Issues
Location Additional Comments
☐ Graffiti
☐ Efflorescence
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Exterior paint
Actions/Comments:
 The painted metal rooftop air-han dler room has significant areas of deteriorated and weathered paint throughout the room’s ext erior walls. The structure requires repainting.

B2020 Exterior Windows
Glazing Condition
Aluminum-framed, fixed Double glaze Fair

B2050 Exterior Doors
Door Type Condition
Main Entrance Doors Fully glazed, metal framed Fair

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B2050 Exterior Doors
Secondary Entrance Doors Metal, insulated Fair
Service Doors None --
Overhead Doors Aluminium Fair
Anticipated Lifecycle Replacements:
 Exterior fully-glazed sliding doors
 Exterior steel doors
 Window sealants
Actions/Comments:
 No significant actions are iden tified at the present time. Ong oing periodic maintenance is highly recommended. Future lifecy cle replacements of the components listed above will be required.

B30 Exterior Horizonta l Enclosures (Roofs)
B3010 Roof
Finish Single-ply TPO/PVC
membrane

Coatings None
Type / Geometry Flat Installation Year Estimated early 2000s Flashing Sheet metal Warranties Unknown
Parapet Copings Pre-cast concrete Roof Drains Internal drains Fascia None Insulation Indeterminable
Soffits None Skylights No
Attics None Ventilation Source-1 None
Roof Condition Fair Ventilation Source-2 NA

Degradation Issues
Location Additional Comments
☐ Evidence of roof leaks
☐ Excessive patching or repairs
☒ Significant Ponding
☐ Blistering or ridging
☐ No major degradation issues observed

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Maintenance Issues
Location Additional Comments
☐ Drainage components broken/missing
☐ Vegetation/fungal growth
☐ Blocked drains
☐ Debris
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Single-ply TPO roof finish
 Roof flashings
 Parapet wall copings
Actions/Comments:
 The roof finishes vary in age appear to be more than 15 years o ld. Information regarding roof warranties or bonds was not available.

The roofs are maintained by an outside contractor.
 According to the POC, there are no active roof leaks. There is no evidence of active roof leaks.  There is no evidence of roof deck or insulation deterioration. The roof substrate and insulation should be inspected during any future roof repair or replacement work.
 Roof drainage appears to be inadequate. Isolated areas of pond ing are evident throughout the roof. When reroofed, the low spo ts in the roof must be resloped with a topping compound to promote adequate drainage to existing drainage devices.

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5. Interiors
C10 Interior Construction
C1030 Interior Doors
Type Condition
Interior Doors – Type 1 Solid-core wood Fair
Interior Doors – Type 2 NA --
Interior Doors – Type 3 NA --
Door Framing Metal and wood Fair
Fire Doors (90+ Minutes) All doors observed w/ ratings of 1-hour or less
Fair
Closet Doors Hollow-core wood Fair

Maintenance Issues
Location Additional Comments
☐ Improperly adjusted door closures
☐ Damaged/loose door hardware
☒ No major maintenance issues observed

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C20 Interior Finishes
The following table identifies the locations and typical conditions of the finishes within the facility:

Location/Space Finish Condition Qty (SF)
1st Floor Lobby Wall Granite Fair 400
Basement Floor Elastomeric Coating Fair 1,250
Council Chamber Ceiling Metal Fair 1,000
Wall Wood Paneling Fair 1,600
Hallways Ceiling Gypsum Board/Plaster Fair 8,800
HR Offices and Lobby Floor Quarry Tile Good 2,300
Restrooms Ceiling Exposed/Generic Fair 1,000
Floor Ceramic Tile Fair 1,000
Wall Ceramic Tile Fair 2,560
Throughout building Ceiling Suspended Acoustical Tile (ACT) Fair 37,200 Floor Vinyl Tile (VCT) Fair 1,000
Floor Carpet Standard-Commercial Medium-Traffic Fair 41,450 Wall Generic Surface Fair 17,150
Wall Vinyl Fair 9,500

Maintenance Issues
Location Additional Comments
☐ Loose carpeting/flooring
☐ Minor paint touch-up
☒ Minor areas of stained ceiling tiles
☐ Areas of damaged/missing baseboard
☐ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Carpet
 Vinyl tile
 Elastomeric Coating
 Interior paint
 Vinyl wall covering
 Ceramic tile
 Wood paneling
 Metal ceiling
 Suspended acoustic ceiling tile
 Interior doors

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Actions/Comments:
 The First Floor was last renovated in 2001. The rest of the building has not been renovated within the last 20 years.  The ceiling tiles have isolated areas of stained and missing ceiling tiles throughout the building. The damaged ceiling tiles need to be replaced. The cost to replace t he damaged finishes is relativel y insignificant and the work can be performed as part of the pr operty management’s routine maintenance program.

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6. Services (MEPF)
D10 Conveying Systems
D1030 Vertical Conveying (Building Elevators)
Hydraulic Elevators None
Overhead Traction
Elevators Two cars at 3000 LB each
Freight Elevators None
Manufacturer Otis Machinery Location Penthouse or top of shaft Safety Stops Electronic
Emergency
Communication
Equipment
☒
Cab Floor Finish Ceramic tile Cab Wall Finish Plastic-laminated wood Incandescent Fair Elevator Cab Lighting T-10
Machinery Condition Fair Controls Condition Fair
Other Conveyances None Other Conveyance
Condition --

Maintenance Issues
Location Additional Comments
☐ Inspection certificate not available
☐ Service call needed
☐ Inspection certificate expired
☐ Minor cab finish repairs
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Elevator controls
 Overhead traction machinery
 Elevator cab finishes

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Actions/Comments:
 The elevators appear to provide adequate service. The elevators are serviced by Otis on a routine basis. The elevator machinery and controls are the originally installed system. The elevators will require continued periodic maintenance.  The elevators are inspected on an annual basis by the municipal ity, and a certificate of inspection is displayed in each eleva tor cab.

The current permit is temporary; a new inspection should be scheduled as soon as possible.  The emergency communication equipment in the elevator cabs appears to be functional. Equipment testing is not within the scope of the work.
 The finishes in the elevator cabs will require replacement.

D20 Plumbing
D2010/D2020 Domestic Water Distribution
Description Condition
Water Supply Piping Copper Fair
Waste/Sewer Piping Cast iron Fair
Vent Piping Cast iron Fair

Domestic Water Heaters or Boilers
Components Water heaters
Fuel Natural gas
Boiler or Water Heater Condition Fair
Supplementary Storage Tanks ☐
Adequacy of Hot Water Adequate
Adequacy of Water Pressure Adequate
Plumbing Systems/Equipment
Location/Space Asset Condition Qty (SF)
Boiler room Water Heater, Gas, Commercial, 100 GAL Fair 1 Building exterior Backflow Preventer, Domestic, 2" Fair 1 Chiller Room Air Compressor, 2 HP Fair 1
Restrooms Sink/Lavatory, Enameled Steel Fair 17
Toilet, Flush Tank (Water Closet) Fair 1
Toilet, Tankless (Water Closet) Fair 24
Urinal, Vitreous China Fair 7
Throughout building Drinking Fountain, Refrigerated Fair 4 Plumbing System, Domestic Supply Fair 48,000
Utility closet Service Sink, Porcelain Enamel, Cast Iron Fair 2

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Maintenance Issues
Location Additional Comments
☐ Hot water temperature too hot or cold
☐ Minor/isolated leaks
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Water heaters
 Toilets
 Urinals
 Sinks
 Drinking fountains
 Backflow preventer
Actions/Comments:
 The plumbing infrastructure is original to the 1964 construction of the property. Although there have been no reported chronic problems to date, the plumbing systems may begin to leak and fail due to the age of the piping. A cost allowance for full replacement of the plumbing infrastructure is included.

D30 Building Heating, Ventilating , and Air Conditioning (HVAC) Building Central Heating System
Primary Heating System Type Hot water boilers
Heating Fuel Natural gas
Location of Major Equipment Mechanical rooms
Space Served by System Entire building
Building Central Cooling System
Primary Cooling System Type Water-cooled chillers, centrifugal Refrigerant R123
Cooling Towers Galvanized steel
Location of Major Equipment Rooftop and mechanical rooms Space Served by System Entire building

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Distribution System
HVAC Water Distribution System Four-pipe
Air Distribution System Variable volume
Location of Air Handlers Mechanical rooms
Terminal Units VAV boxes
Quantity and Capacity of Terminal Units Approximately 20 VAV boxes ranging from 401 to 800 CFM
Location of Terminal Units Along ceilings

Packaged, Split and Individual Units
Primary Components Packaged units
Cooling (if separate from above) Performed via components above Heating Fuel Electric
Location of Equipment Rooftop
Space Served by System IT Department

Supplemental/Secondary Components
Supplemental Component #1 Ductless split systems
Location / Space Served UPS and IT room
Supplemental Component #2 None
Location / Space Served --
Supplemental Component #3 None
Location / Space Served --

Controls and Ventilation
HVAC Control System BAS, direct digital controls (DDC)
Building Ventilation Central AHU, with fresh air intake

Degradation Issues
Location Additional Comments
☐ Heating, cooling or ventilation is not
adequate
☐ HVAC controls pneumatic or antiquated

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Degradation Issues
Location Additional Comments
☐ Major system inefficiencies
☒ Obsolete refrigerants: R11, R12, R22,
R123, R502
☐ No major maintenance issues observed

Mechanical Systems/Equipment
Location/Space Asset Condition Qty (SF)
Air Handler Room Air Handler, Interior, 6,501 to 8,000 CFM Fair 1 Exhaust Fan, Centrifugal, 1350 CFM Fair 1
Boiler Room Boiler, Gas, 797 MBH [1] Fair 1
Boiler, Gas, 797 MBH [2] Fair 1
Building exterior Condensing Unit/Heat Pump, Split System, 1 Ton Fair 1 Chiller Room Chiller, Centrifugal, 900 Ton Fair 1
Distribution Pump, Chiller and Condenser Water, .5 HP Fair 1 Distribution Pump, Chiller and Condenser Water, 10 HP Fair 1 Distribution Pump, Heating Water, 1.5 HP Fair 1
Generator Pit Condensing Unit/Heat Pump, Split System, 1 Ton Fair 1 IT room Condensing Unit/Heat Pump, Split System, 1 Ton Fair 1 Roof Air Handler, Exterior, 56,001 to 80,000 CFM Fair 1 Cooling Tower, 130 Tons Fair 1
Dry cooler/Condenser, Air-Cooled, 5 Ton Fair 1
Dry cooler/Condenser, Air-Cooled, 5 Ton Fair 1
Packaged Unit (RTU), 5 Ton Fair 1
Throughout building HVAC System Hydronic Piping, 4-Pipe Fair 48,000 Throughout Building Ceiling Variable Air Volume (VAV) Unit, 401 to 800 CFM Fair 20 UPS Room Condensing Unit/Heat Pump, Split System, 1 Ton Fair 1 Maintenance Issues
Location Additional Comments
☐ Ductwork/grills need cleaned
☐ Leaking condensate lines
☐ Minor control adjustments needed
☐ Poor mechanical area access
☐ No major maintenance issues observed

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Anticipated Lifecycle Replacements:
 Boilers
 Chillers
 Cooling towers
 Air handling units
 Distribution pumps and motors
 Package units
 Ductless split-systems
 Exhaust fans
Actions/Comments:
 Records and other on-site evidence suggest the HVAC systems and components have been regularly maintained since the property was first occupied. The HVAC systems are maintained by in-house staff.  Approximately 90 percent of the HVAC equipment is original. HVAC equipment is replaced on an as-needed basis.  The HVAC system appears to be functioning adequately overall wi th the exception of some isolat ed issues further described in t he bullet below. The property management staff was interviewed ab out the historical and recent performance of the equipment and systems. No widespread problems were reported and an overall sense of satisfaction with the systems was conveyed.  The air handlers are original to the 1964 construction and appear to be functioning adequately. However, many of the fan motors are also original and as-needed replacements are anticipated. High-efficiency motor replacements are recommended.

D40 Fire Protection
D40 Fire Protection
Sprinkler System and
Suppression Components
☒ Wet-pipe system ☐ Dry-pipe system ☐ No sprinklers
☒ Standpipes ☐ Backflow preventer ☒ Siamese connections ☒ Hose cabinets ☐ Fire pump ☒ Fire extinguishers
Sprinkler System Condition Fair
Hydrant Location Amerige Avenue
Siamese Location City Hall Parking Lot
Special Systems ☐ Kitchen Suppression System ☒ Computer Room Suppression System Fire Extinguishers Last Service Date: January 17, 2018 Servicing Current: Yes, serviced within last year

Maintenance Issues
Location Additional Comments
☐ Extinguisher tag expired
☐ Riser tag expired (5-year)
☒ No major maintenance issues observed

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Anticipated Lifecycle Replacements:
 Sprinkler heads
 Fire extinguishers
Actions/Comments:
 Halon gaseous fire suppression system in the IT computer room h as since been outlawed – it is recommended to be replaced with a FM200 system. A cost for this has been included
D50 Electrical
Distribution and Lighting
Electrical Lines Underground Transformer Pad-mounted
Main Service Size 1,600 Amps Volts 277/480 Volt, three-phase Meter Location Electrical Room Branch Wiring Copper
Conduit Metallic Step-Down Transformers Yes
Main Distribution
Condition Fair
Secondary Panel and
Transformer Condition Fair
Interior Lighting Fixtures
and Lamps
Most Prevalent: T-10
Supplemental/Accent: None
Special Areas: None
Interior Lighting
Condition Fair

Building Emergency Systems
Generator/s Present? ☒ UPS Present? ☒
Size 71 kW Fuel Type Diesel
Generator / UPS Serves Emergency lights and
elevators Tank Location Integral “Belly” Tank
Testing Frequency Weekly Tank Type Integral ("belly") tank Generator / UPS
Condition Fair

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Electrical Systems/Equipment
Location/Space Asset Condition Qty (SF)
Basement Uninterruptible Power Supply (UPS), 8 kVA Fair 1 Building exterior Compact Fluorescent Lighting Fixture, 80 W Fair 5 Chiller Room Distribution Panel, 480 Y, 277 V, 400 Amp [EDP-1] Fair 1 Motor Control Center with Main Breaker, 300 AMP Fair 1
Secondary Transformer, Dry, 113 kVA Fair 1
Electrical room Building/Main Switchgear, 480 Y, 277 V, 1,600Amp Fair 1 Secondary Transformer, Dry, 30 kVA Fair 1
Secondary Transformer, Dry, 75 kVA Fair 1
Secondary Transformer, Dry, 75 kVA Fair 1
Secondary Transformer, Dry, 75 kVA Fair 1
Transfer Switch, Automatic (ATS), 600 V, 225 Amp Fair 1 Generator Pit Generator, Diesel, 71 kW Fair 1
IT Department Fire Alarm Control Panel, Multiplex Fair 1 Lobby Fire Alarm Control Panel, Addressable Fair 1
Roof Motor Control Center with Main Breaker, 300 AMP Fair 1 Variable Frequency Drive (VFD), 20 HP Fair 1
Variable Frequency Drive (VFD), 20 HP Fair 1
Throughout building Electrical Distribution System, Office Building Fair 48,000 Exit Lighting Fixture, with Battery Fair 18
Fire Alarm System, Office Building Fair 48,000
Lighting System, Interior, Office Building Fair 48,000
Security/Surveillance System, Cameras and CCTV Good 48,000 UPS Room Secondary Transformer, Dry, 75 kVA Fair 1
Transfer Switch, Automatic (ATS), 600 V, 200 Amp Fair 1 Utility closet Secondary Transformer, Dry, 75 kVA Fair 1 Secondary Transformer, Dry, 75 kVA Fair 1

Maintenance Issues
Location Additional Comments
☐ Improperly stored material in electrical room
☐ Unsecured high voltage area
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Circuit breaker panels
 Main switchgear
 Switchboards
 Step-down transformers
 Interior light fixtures

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 Distribution wiring (VERY rare as a lifecycle replacement; if deficient go short term)  Emergency generator
 Automatic transfer switch
Actions/Comments:
 The onsite electrical systems up to the meters are owned and maintained by the respective utility company.  The electrical service and capacity appear to be adequate for the property’s demands.  The vast majority of electrical components within the building, including the circuit breaker p anels, switchboards, step-down transformers, and wiring, are original to the 1964 construction . A full modernization/upgrade is recommended to the aging int erior electrical infrastructure.

D60 Communications
Not applicable. There are no public-address systems.

D70 Electronic Safety and Security
D7010 Access Control and Intrusion Detection / D7050 Detection and Alarm Access Control and
Intrusion Detection
☒ Exterior Camera ☒ Interior Camera ☐ Front Door Camera Only ☒ Cameras Monitored ☒ Security Personnel On-Site ☐ Intercom/Door Buzzer Fire Alarm System
☒ Central Alarm Panel ☐ Battery-Operated Smoke
Detectors ☒ Alarm Horns
☒ Annunciator Panels ☒ Hard-Wired Smoke Detectors ☒ Strobe Light Alarms ☒ Pull Stations ☒ Emergency Battery-Pack
Lighting ☒ Illuminated Exit Signs
Fire Alarm System
Condition Fair
Central Alarm Panel
Location Installation Date
Lobby Fire Alarm Closet 2011 Estimated
Anticipated Lifecycle Replacements:
 Central alarm panel
 Alarm devices and system
 Exit signs
 Defibrillators
Actions/Comments:
 No significant actions are ident ified at the present time. Ong oing periodic maintenance is highly recommended. Future lifecyc le replacements of the components listed above will be required.

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7. Equipment an d Furnishings
E10 Equipment
E1030 Commercial Kitchen Equipment
Comment Condition
Refrigerators -- --
Freezers -- --
Ranges -- --
Ovens -- --
Griddles / Grills -- --
Fryers -- --
Hood -- --
Dishwasher -- --
Microwave ☐ --
Ice Machines ☒ Fair
Steam Tables ☐ --
Anticipated Lifecycle Replacements:
 Ice maker
Actions/Comments:
 No significant actions are identified at the present time. Ongoing periodic maintenance is highly recommended. Future lifecycle replacements of the components listed above will be required.

F10 Special Construction
Not applicable. There are no swimming pools present at the site.

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8. Sitework
G20 Site Improvements
G2020 Parking Lots and G2030 Pedestrian Walkways
Material Condition
Entrance Driveway Apron Concrete Fair
Parking Lot Asphalt Fair
Drive Aisles Asphalt Fair
Service Aisles None --
Sidewalks Concrete Fair
Curbs Concrete Fair
Pedestrian Ramps None --
Ground Floor Patio or Terrace None --

Parking Count
Open Lot Carport Private Garage Subterranean Garage Freestanding Parking Structure
88 -- -- -- --
Total Parking Spaces 88
Total Number of ADA Compliant Spaces 4
Number of ADA Compliant Spaces for Vans 2

Site Stairs
Location Material Handrails Condition
Rear Elevation Concrete stairs Metal Fair
Front Elevation Concrete stairs None Fair
-- None None --

Maintenance Issues
Location Additional Comments
☐ Pavement oil stains

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Maintenance Issues
Location Additional Comments
☐ Stair/ramp rails loose
☐ Vegetation growth in joints
☐ Stair/ramp rail needs scrape/repaint
☒ No major maintenance issues observed

Degradation Issues
Location Additional Comments
☐ Potholes/depressions
☐ Concrete spalling
☐ Alligator cracking
☐ Trip hazards (settlement/heaving)
☒ No major degradation issues observed
Anticipated Lifecycle Replacements:
 Asphalt seal coating
 Asphalt pavement
 Concrete pavement
 Curbs
 Site stairs
Actions/Comments:
 N o s i g n i f i c a n t a c t i o n s a r e i d entified at the pr esent time. Ongoing periodic maintenance is highly recommended. Future lifecyc le replacements of the components listed above will be required.

G2060 Site Development – Property Signage
Property Signage Monument
Street Address Displayed? Yes

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Site Fencing
Type Location Condition
None -- --
None -- --
None -- --

Dumpster Enclosures
Location Surface Enclosure Condition
Parking areas Concrete pads No enclosures Fair

Other Site Amenities
Description Location Condition
Playground Equipment None -- --
Tennis Courts None -- --
Basketball Court None -- --
Fountain None Site Fair
Anticipated Lifecycle Replacements:
 Signage
 Fountain decking
 Fountain pumps
 Flagpole
Actions/Comments:
 N o s i g n i f i c a n t a c t i o n s a r e i d entified at the pr esent time. Ongoing periodic maintenance is highly recommended. Future lifecyc le replacements of the components listed above will be required.

G2080 Landscaping/Draining System and Erosion Control
Exists at Site Condition
Surface Flow ☒ Fair
Inlets ☒ Fair
Swales ☐ --
Detention pond ☐ --

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G2080 Landscaping/Draining System and Erosion Control
Exists at Site Condition
Lagoons ☐ --
Ponds ☐ --
Underground Piping ☒ Good
Pits ☐ --
Municipal System ☒ Good
Dry Well ☐ --
Anticipated Lifecycle Replacements:
 No components of significance

Actions/Comments:
 There is no evidence of storm water runoff from adjacent properties. The storm water system appears to provide adequate runof f capacity. There is no evidence of major ponding or erosion.

Site Topography/Landscaping
Site Topography Slopes gently down from the north side of the property to the south property line.

Landscaping

☒ Trees
☒ Grass
☒ Flower beds
☐ Drought tolerant plants
☐ Planters
☐ Decorative stone ☐ None
Landscaping
Condition Fair
Irrigation ☒ Automatic underground
☐ Drip ☐ Hand watering ☐ None
Irrigation Condition Fair

Retaining Walls
Location Condition
None -- --
Anticipated Lifecycle Replacements:
 No components of significance

Actions/Comments:
 The topography and adjacent uses do not appear to present condi tions detrimental to the property. There are no significant ar eas of erosion.

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G30 Liquid and Gas Site Utilities
Not applicable. There is no natural gas or propane provided at the facility.

G40 Electrical Site Improvements
G4050 Site Lighting

Site Lighting
☐ Pole Mounted
☐ Bollard Lights
☒ Ground Mounted
☐ Parking Lot Pole Type
☐ None

Condition: Fair

Building Lighting
☒ Wall mounted ☐ Recessed soffit ☐ None
Condition: Fair

Maintenance Issues
Location Additional Comments
☐ Isolated bulb/lamp replacement
☐ Discolored/dirty lens cover
☒ No major maintenance issues observed
Anticipated Lifecycle Replacements:
 Exterior lighting
Actions/Comments:
 No significant actions are ident ified at the present time. Ong oing periodic maintenance is highly recommended. Future lifecyc le replacements of the components listed above will be required.

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9. Ancillary Structures
Not applicable. There are no major accessory structures.

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10. Opinions of Probable Costs
Cost estimates are attached throughout this report, with the Replacement Reserves in the appendix.

These estimates are based on Invoice or Bid Document/s provided either by the Owner/facility and construction costs developed by construction resources such as R.S. Means, CBRE Whitestone, and Marshall & Swift, EMG’s experience with past costs for similar properties, city cost indexes, and assumptions regarding future economic conditions.

Opinions of probable costs should only be construed as prelimin ary, order of magnitude budgets. A ctual costs most probably wil l vary from the consultant’s opinions of probable costs depending on such matters as type and design of suggested remedy, quality of materials and installation, manufacturer and type of equipment or system selected, field conditions, whether a physical deficiency is re paired or replaced in whole, phasing or bundling of the work (if applicable), quality of contractor, qua lity of project management exercised, market conditions, use of subcontractors, and whether competitive pric ing is solicited, etc. Certain opinions of probable costs canno t be developed within the scope of this guide without further study. Opinions of probable cost for further study should be included in the FCA.

Methodology
Based upon site observations, research, and judgment, along wit h referencing Expected Useful Life (EUL) tables from various in dustry sources, EMG opines as to when a system or component will most probably necessitate replacement. Accurate historical replacem ent records, if provided, are typically the best source of informat ion. Exposure to the elements, initial quality and installation, extent of use, the quality and amount of preventive maintenance exercised, etc., are all factors that impact the effective age of a system or component.

As a result, a system or component may have an effective age th at is greater or less than its ac tual chronological age. The Remaining Useful Life (RUL) of a component or system equals the EUL less its effective age, whether explicitly or impli citly stated. Projections of Remaining Useful Life (RUL) are based on continued use of the P roperty similar to the report ed past use. Significant changes in occupants and/or usage may affect the service life of some systems or components.

Where quantities could not be or were not derived from an actua l construction document take-off or facility walk-through, and/ or where systemic costs are more applicable or provide more intrinsic va lue, budgetary square foot and gr oss square foot costs are used.

Estimated costs are based on professional judgment and the prob able or actual extent of the obs erved defect, inclusive of the cost to design, procure, construct and manage the corrections.

Immediate Repairs
Immediate repairs are opinions of probable costs that require i mmediate action as a result of: (1) material existing or potent ial unsafe conditions, (2) failed or imminent failure of mission critical building systems or components, or (3) conditions that, if not addressed, have the potential to result in, or contribute to, critical element or system failure within one year or will most probably result in a significant escalation of its remedial cost.

Replacement Reserves
Replacement Reserves (more commonly referenced throughout AssetCALC as Lifecycle/Renewals) are for recurring probable renewals or expenditures, which are not classified as operation or maint enance expenses. The replacement reserves should be budgeted f or in advance on an annual basis. Replacement Reserves are reasonably predictable both in terms of frequency and cost. However, Replacement Reserves may also include components or systems that have an indeterminable life but, nonetheless, have a potential for failure within an estimated time period.

Replacement Reserves generally exclude systems or components th at are estimated to expire after the reserve term and are not considered material to the structural and mechanical integrity of the subject property. Further more, systems and components t hat are not deemed to have a material effect on the use of the Property are also excluded. Costs that are caused by acts of God, acci dents, or other occurrences that are typically covered by insurance, rather than reserved for, are also excluded.

Replacement costs are solicited from ownership/property managem ent, EMG’s discussions with service companies, manufacturers' representatives, and previous experience in preparing such sche dules for other similar facilitie s. Costs for work performed b y the ownership’s or property management’s maintenance staff are also considered.

EMG’s reserve methodology involves identification and quantification of those systems or compon ents requiring capital reserve funds within the assessment period. The assessment period is defined as the effective age plus the reserve term. Additional information concerning system’s or component’s respective replacement costs (in today's dollars), typical expected useful lives, and remaining useful lives were estimated so that a funding schedule could be prepared. The Replacement Reserves Schedule presupposes that all required remedial work has been performed or that monies for remediation have been budgeted for items def ined in the Immediate Repair C ost Estimate.

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11. Purpose and Scope
Purpose
EMG was retained by the client to render an opinion as to the Property’s current general physical condition on the day of the site visit.

Based on the observations, interviews and document review outlined below, this report identifies significant deferred maintenance issues, existing deficiencies, and material code violations of record, which affect the Property’s use. Opinions are rendered as to i ts structural integrity, building system condition and the Property’s overall condition. The report also notes building systems or components that have realized or exceeded their typical expected useful lives.

CONDITIONS:

The physical condition of building systems and related componen ts are typically defined as being in one of five conditions: E xcellent, Good, Fair, Poor, Failed or a combination thereof. For the purposes of this report, the following definitions are used:

Excellent = New or very close to new; component or system typically has been installed within the past year, sound and performing its function. Eventual repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Good = Satisfactory as-is. Component or system is sound and performing its function, typically within the first third of its lifecycle. However, it may show minor signs of normal wear and tear. Repair or replacement will be required when the component or system either reaches the end of its useful life or fails in service.

Fair = Showing signs of wear and use but still satisfactory as-is, typ ically near the median of its estimated useful life.

Component or system is performi ng adequately at this time but m ay exhibit some signs of wear, deferred maintenance, or evidence of previous repairs. Repair or replac ement will be required due to the component or system’s condition and/or its estimated remaining useful life.

Poor = Component or system is significantly aged, flawed, functioning intermittently or unreliably; displays obvious signs of deferred maintenance; shows evidence of previous repair or workmanship not in compliance with commonly accepted standards; has become obsolete; or exhibits an inheren t deficiency. The present condition could contribute to or cause the deterioration of contiguous elements or systems. Either full component replacement is needed or repairs are required to restore to good condition, prevent premature failure, and/or prolong useful life.

Failed

= Component or system has ceased functioning or performing as int ended. Replacement, repair, or other significant corrective action is recommended or required.

Not Applicable

= Assigning a condition does not apply or make logical sense, most commonly due to the item in question not being present.

FORMAT OF THE BODY OF THE REPORT:

Throughout the main body of this report, each report section will typically contain these subsections organized in the following sequence:
 A descriptive table (and/or narrative), which identifies the components assessed, their condition, and other key data points.  Maintenance and/or Degradation “check-box” tables which quickly identify those respective issues.  A simple bulleted list of Anticipated Lifecycle Replacements, w hich lists components and assets typically in Excellent, Good, or Fair condition at the time of the assessment but that will require replacement or some other attention once aged past their estimated useful life. These listed components are typically included in the as sociated inventory database with c osts identified and budgeted beyond the first several years.
 A bulleted cluster of Actions/Co mments, which include more deta iled narratives describing deficiencies, recommended repairs, a nd short term replacements. The assets and components associated with these bullets are/were typically problematic and in Poor o r Failed condition at the time of the assessment, with corresponding costs included within the first few years.

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DEFINITION OF EXCEEDINGLY AGED:

A fairly common scenario encountered during the assessment proc ess, and a frequent source of debate, occurs when classifying a nd describing “very old” systems or components that are still functioning adequately and do not appear in any way deficient. To help provide some additional intelligence on these items, such components wi ll be tagged in the database as Exceedingly Aged. This designation will be reserved for systems or components that have aged well beyond their industry standard lifecycles (typically at least 1 5 years beyond and/or twice their EUL) but are not otherwise apparently deficient. In tandem with this designation, these items will be assigned an RUL not less than 2 but not greater than 1/3 of their standard EUL. As such the recommended replacement time for these components will reside outside the typical Immediate Repair window but will not be pushed ‘irresponsibly’ (too far) into the future.

Scope
The standard scope of the Facility Condition Assessment includes the following:
 Visit the Property to evaluate the general condition of the building and site improvements, review available construction docu ments in order to familiarize ourselves with, and be able to comment on, the in-place construction systems, life safety, mechanical, electrical, and plumbing systems, and the general built environment.  Identify those components that a re exhibiting deferred maintenance issues and provide cost est imates for Immediate Costs and Replacement Reserves based on obs erved conditions, maintenance history and industry standard useful life estimates. This will include the review of documented capital improvements completed within the last five-year period and work currently contracted for, if applicable.
 Provide a full description of the Property with descriptions of in-place systems and commentary on observed conditions.  Provide a high-level categorical general statement regarding th e subject Property’s compliance to Title III of the Americans w ith Disabilities Act. This will not constitute a full ADA survey, but will help identify exposure to issues and the need for further review.  Obtain background and historical information about the facility from a building engineer, property manager, maintenance staff, or other knowledgeable source. The preferred methodology is to have the client representative or buildi ng occupant complete a Pre-Surv ey Questionnaire (PSQ) in advance of the site visit. Common alternatives include a verbal interview just prior to or during the walk-through portion of the assessment.
 Review maintenance records and procedures with the in-place maintenance personnel.  Observe a representative sample of the interior spaces/units, i ncluding vacant spaces/units, to gain a clear understanding of the property’s overall condition. Other areas to be observed include the exterior of the property, the roofs, interior common areas, and the significant mechanical, electrical and elevator equipment rooms.  Provide recommendations for additional studies, if required, with related budgetary information.  Provide an Executive Summary at the beginning of this report, which highlights key findings and includes a Facility Condition Index as a basis for comparing the relative conditions of the buildings within the portfolio.

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12. ADA Accessibility
Generally, Title III of the Americans with Disabilities Act (AD A) prohibits discrimination by entities to access and use of “a reas of public accommodations” and “commercial facilities” on the basis of dis ability. Regardless of its age, t hese areas and facilities mus t be maintained and operated to comply with the Americans with Disabilities Act Accessibility Guidelines (ADAAG).

Buildings completed and occupied after January 26, 1992 are req uired to comply fully with the ADAAG. Existing facilities cons tructed prior to this date are held to the lesser standard of complianc e to the extent allowed by structural feasibility and the finan cial resources available. As an alternative, a reasonable accommodation pertaining to barrier removal must be made.

During the FCA, EMG performed a limited high-level accessibility review of the facility non-specific to any local regulations or codes. The scope of the visual observation was limited to those areas and categories set forth in the tables throughout this report. It is understood by the Client that the limited observations described herein do not comprise a full ADA Compliance Survey, and that such a sur vey is beyond the scope of EMG’s undertaking. Only a representative sample of areas was observed and actual measurements were not taken to verify compliance.

The facility was originally constructed in 1964. The First Floor of the facility was significantly renovated in 2001. Compla ints about accessibility issues have not been received by the property management. The property does not have associated prior or pending litigation related to existing barriers or previously removed barriers.

An accessibility study has not been performed at the site. Alt hough no significant issues were i dentified, a comprehensive AD A Compliance Survey would reveal specific aspects of the property that are not in full compliance.

Removal of barriers to accessibility should be addressed from a liability standpoint in order to comply with federal law, but the barriers may or may not be building code violations. The Americans with Disabilities Act Accessibility Guidelines are part of the ADA federal civil rights law pertaining to the disabled and are not a constructio n code. State and local jurisdictions have adopted the ADA Guid elines or have adopted other standards for accessibility as part of their construction codes.

Accessibility Issues
Major Issues
(ADA study recommended)
Moderate Issues
(ADA study recommended)
Minor/No Issues
Parking ☐ ☐ ☒
Exterior Accessible Route ☐ ☐ ☒
Interior Accessible Route ☐ ☐ ☒
Public Use Restrooms ☐ ☐ ☒
Elevators ☐ ☐ ☒
Kitchens/Kitchenettes ☐ ☐ ☒

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13. Certification
The City of Fullerton (the Client) retained EMG to perform this Facility Condition Assessment in connection with its continued operation of City Hall, 303 West Commonwealth Avenue, Fullerton, CA 92832, the “Property”. It is our understanding that the primary int erest of the Client is to locate and evaluate materials and building sys tem defects that might signific antly affect the value of the pr operty and to determine if the present Property has conditions that will have a significant impact on its continued operations.

The conclusions and recommendations presented in this report are based on the brief review of the plans and records made available to our Project Manager during the site visit, interviews of availa ble property management personnel and maintenance contractors f amiliar with the Property, appropriate inquiry of municipal authorities, our Project Manager’s walk-through observations during the site visit, and our experience with similar properties.

No testing, exploratory probing, dismantling or operating of eq uipment or in-depth studies wer e performed unless specifically required under the Purpose and Scope section of this report. This assessment did not include engineering calculations to determine the adequacy of the Property’s original design or existing systems. Although walk-through observations were performed, not all areas may have been observed (see Section 1 for spec ific details). There may be de fects in the Property, which were in areas not observed or read ily accessible, may not have been visible, or were not disclosed by management personnel when questioned. The report describes property conditions at the time that the observations and research were conducted.

This report has been prepared on behalf of and exclusively for the use of the Client for the purpose stated within the Purpose and Scope section of this report. The report, or any excerpt thereof, sh all not be used by any party other than the Client or for any other purpose than that specifically stated in our agreement or within the Purpose and Scope section of this report without the express written consent of EMG.

Any reuse or distribution of this report without such consent shall be at the Client and the recipient’s sole risk, without liability to EMG.

Prepared by: Logan Hoshiko,
Project Manager

Reviewed by:

Kathleen Sullivan,
Technical Report Reviewer for
Mark Surdam, R.A.

Program Manager
800.733.0660 x6251
[email protected]

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14. Appendices
Appendix A: Photographic Record
Appendix B: Site and Floor Plans
Appendix C: Supporting Documentation
Appendix D: Pre-Survey Questionnaire
Appendix E: Replacement Reserves

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Appendix A:

Photographic Record
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#1 FRONT ELEVATION

#2 LEFT ELEVATION

#3 RIGHT ELEVATION

#4 REAR ELEVATION

#5 LOBBY

#6 1ST FLOOR OFFICES

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#7 2ND FLOOR OFFICES

#8 3RD FLOOR OFFICES

#9 COUNCIL CHAMBER

#10 PARKS AND REC OFFICES

#11 HR OFFICES

#12 IT DEPARTMENT

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#13 LOUNGE

#14 HALLWAY

#15 CONFERENCE ROOM

#16 AIR HANDLER ROOM

#17 CENTRAL SERVICES

#18 WORKSHOP

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#19 CHILLER ROOM

#20 IT VAULT

#21 ELECTRICAL ROOM

#22 ELEVATOR ROOM

#23 ROOFTOP AIR HANDLER ROOM

#24 BOILER ROOM

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#25 EXTERIOR BOARD-FORMED

CONCRETE WALLS

#26 EXTERIOR BRICK WALL

#27 EXTERIOR METAL WALL

#28 EXTERIOR WINDOWS

#29 EXTERIOR STEEL DOORS

#30 FULLY-GLAZED SLIDING

EXTERIOR DOORS

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#31 SINGLE-PLY TPO ROOF

#32 INTERIOR WOOD DOORS

#33 OVERHEAD TRACTION

ELEVATOR

#34 ELEVATOR CONTROLS

#35 CAB FINISHES

#36 WATER HEATER

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#37 BOILER

#38 CHILLER

#39 AIRCOOLED CONDENSER

#40 COOLING TOWER

#41 AIR-HANDLER

#42 VARIABLE FREQUENCY DRIVE
(VFD)

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#43 SPLIT SYSTEM CONDENSER

#44 DUCTLESS SPLIT SYSTEM

#45 PACKAGED UNIT

#46 AIR COMPRESSOR

#47 FIRE ALARM CONTROL PANEL

#48 SPRINKLER SYSTEM

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#49 FIRE ALARM SYSTEM AND

HOSE CABINET

#50 MAIN SWITCHBOARD

#51 MOTOR CONTROL CENTER

#52 TRANSFORMER

#53 GENERATOR

#54 AUTOMATIC TRANSFER
SWITCH

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#55 SECURITY/SURVEILLANCE
SYSTEM

#56 ASPHALT PAVEMENT AND

STRIPING

#57 PROPERTY SIGNAGE

#58 FLAGPOLE

#59 SITE FOUNTAINS

#60 SITE STAIRS

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Appendix B:

Site and Floor Plans
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Aerial Site Plan

SOURCE:

Google Maps: Imagery ©2018 Google, Map data ©2018Google ON-SITE DATE:

December 10, 2018

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Floor Plan

First Floor

SOURCE:

City of Fullerton
ON-SITE DATE:

December 10, 2018

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Floor Plan

Second Floor

SOURCE:

City of Fullerton
ON-SITE DATE:

December 10, 2018
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Floor Plan

Third Floor

SOURCE:

City of Fullerton
ON-SITE DATE:

December 10, 2018
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Floor Plan

Basement

SOURCE:

City of Fullerton
ON-SITE DATE:

December 10, 2018

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Appendix C:

Supporting Documentation

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Appendix D:

Pre-Survey Questionnaire

TT HH EE PP RR EE -- SS UU RR VV EE YY QQ UU EE SS TT II OO NN NN AA II RR EE WW AA SS NN OO TT

RR EE TT UU RR NN EE DD TT OO EE MM GG

CITY HALL EMG PROJECT NO.: 133449.18R000-003.354

www.EMGcorp.com p 800.733.0660

Appendix E:

Replacement Reserves
/0 /1 /2 /1 /3 /4 /0 /5 /6 /7 /7 /8 /9 /10 /6 /11 /10
/12 /9 /9 /13 /7 /14 /1 /1 /15 /15 /15 /16 /17 /7 /7 /8 /9 /18 /17 /19 /18 /16 /20 /8 /9 /1 /21 /8 /13 /22 /23 /9 /7 /1 /21 /8 /13 /19 /17 /18 /8/24/8/20 /9 /21 /8 /7 /8 /23 /25 /8 /16 /17 /7 /13 /26 /0 /1 /3 /27 /28 /29 /30 /31 /32 /28/33/28/34 /35 /i255 /27 /28 /37 /28 /38 /39 /28 /37 /i255 /27 /28 /29 /40 /38 /35 /i255 /41 /42 /35 /43 /i255 /44 /31 /30 /30 /i255
/i255
/45 /46 /47 /46 /48 /49 /45 /50
/51 /34 /42 /52 /40 /38/33/31/35 /i255 /41/40 /53 /28 /54 /40 /32 /31 /35 /42 /40 /34 /i255 /55 /28 /37 /32 /38 /42 /29 /35 /42 /40/34/56 /55/41 /40 /37 /35 /i255 /55 /28 /37 /32 /38 /42 /29 /35 /42 /40/34/54 /42 /52 /28 /37 /29 /31 /34 /i255 /57 /58 /51 /54 /59 /58 /60 /61/28/27/51/54/62 /63/31 /34 /35 /42 /35 /43 /51 /34 /42/35/51 /34 /42 /35 /i255 /41 /40 /37 /35 /i255/64/65/63 /66 /35 /40 /35 /31/30/48 /49 /45/47/48/49 /45/50/48/49 /48/49/48 /49 /48/45/48 /49 /48/48/48 /49 /48/67/48 /49 /48/68/48 /49 /48/69/48 /49 /48/70/48 /49 /48/71/48 /49 /48/47/48/49 /48/50/48 /49 /67/49/48/49 /67/45/48 /49 /67/48/48 /49 /67/67/48/49 /67/68/48/49 /67/69/48 /49 /67/70/48 /49 /67/71/48/49 /67 /47 /55 /28 /52 /42 /32 /42 /28 /34 /32 /43 /i255 /27 /28 /29 /31 /42 /38 /i255 /58 /37 /35 /42/33/31/35 /28 /72 /73 /9/8/0 /0 /0 /2 /74 /75/76/77/17 /23 /78 /73 /20 /79 /i255 /11 /22 /9 /7 /81 /i255 /10 /22 /20 /18 /23 /8 /9 /8 /i255 /77 /17 /25 /8/24/8/20 /9 /81 /i255 /21 /8 /13 /19 /17 /18/8/76 /4/3 /3/2 /0/3 /4 /4/4/72 /82/83 /2 /16 /2/84/83/0 /4 /84 /81 /76 /84/2 /i255 /i255 /i255/i255 /i255/i255/i255/i255 /83 /0 /4 /84 /81 /76 /84/2 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /i255 /i255/i255 /85 /45 /49 /70 /86 /67 /70 /47 /87 /0 /4 /0 /88 /72 /73 /9/8/0 /0 /0 /2 /74 /74/74/89/26 /9 /8 /23 /73 /22 /23 /i255 /72 /9 /17 /73 /23 /1 /21 /17/24/13/i255 /21 /17 /73 /19 /7 /81 /i255/90/8/9 /17 /19 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /88/0 /5/84/84 /4/11 /82/83 /88 /88 /16 /75/4/83 /76 /81 /76 /3/75/i255 /i255 /i255 /i255 /i255 /i255 /83 /76 /81 /76 /3/75 /i255 /i255 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /i255 /i255/i255 /85/67 /86 /67 /48 /68 /87 /3 /4 /0 /0 /21 /22 /22/91/0 /0 /0 /2 /74 /2/3/89/26 /9 /8 /23 /73 /22 /23 /i255/92/17/19 /19 /81 /i255 /77 /17 /73 /20 /9 /8 /93 /i255 /72 /94 /23 /91 /17 /18 /8 /81 /i255 /0 /95 /3 /i255 /72 /9 /22 /23 /73 /8 /7 /81 /i255 /77 /23 /8 /13 /i255 /96 /i255 /77 /17 /73 /20/9/0 /4/5 /0 /3 /4 /4/4/72 /82/83 /76 /16 /0/2/83 /84 /81 /76 /84/4/i255 /83 /84 /81 /76 /84/4 /i255/i255 /i255/i255/i255/i255/i255 /i255 /i255 /83 /84 /81 /76 /84/4 /i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85 /45 /48 /86 /71 /48 /49 /87 /3 /4 /0 /0 /87 /94 /73 /19 /93 /73 /20 /79 /i255 /89 /26 /9 /8 /23 /73 /22/23/0 /0 /3 /84 /2 /2/4/89/26 /9 /8 /23 /73 /22 /23 /i255/92/17/19 /19 /81 /i255 /77 /17 /73 /20 /9 /8 /93 /i255 /72 /94 /23 /91 /17 /18 /8 /81 /i255 /76 /97 /i255 /72 /9 /22 /23 /73 /8 /7 /81 /i255 /77 /23 /8 /13 /i255 /96 /i255 /77 /17 /73 /20/9/0 /4/88 /88 /3 /88 /4 /4/4/72 /82/83 /75 /16 /3/75/83/0 /4 /84 /81 /4 /5/0/i255 /i255 /i255 /i255 /i255 /83 /0 /4 /84 /81 /4 /5/0 /i255/i255/i255 /i255 /i255 /i255/i255 /i255/i255 /83 /0 /4 /84 /81 /4 /5/0/i255 /i255 /i255 /i255 /i255 /85 /48 /45 /48 /86 /45 /47 /48 /87 /3 /4 /76 /0 /87 /94 /73 /19 /93 /73 /20 /79 /i255 /89 /26 /9 /8 /23 /73 /22/23/0 /0 /0 /2 /74 /3/4/89/26 /9 /8 /23 /73 /22 /23 /i255 /98 /22 /22 /23 /81 /i255 /82 /94 /19 /19 /99 /95/100/19/17 /101 /8 /93 /i255 /6 /19 /94/24/73/20 /94/24/95/82 /23 /17/24/8/93 /i255 /72 /19 /73 /93 /73 /20 /79 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /88/0 /84/5 /3 /89 /6/83 /3 /81 /88 /2 /84 /16 /75/3/83 /88 /81 /0 /74/76 /i255 /i255 /i255/i255 /i255/i255/i255/i255/i255 /83 /88 /81 /0 /74/76 /i255 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85/69 /86 /45 /71 /67 /87 /3 /4 /76 /3 /87 /94 /73 /19 /93 /73 /20 /79 /i255 /89 /26 /9 /8 /23 /73 /22/23/0 /0 /0 /2 /2 /3/84/89/26 /9 /8 /23 /73 /22 /23 /i255 /98 /22 /22 /23 /81 /i255 /72 /9 /8 /8 /19 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /88/3 /3/76 /74 /89 /6/83 /0 /81 /4 /88 /3 /16 /74/76/83 /74 /81 /76 /84/5/i255 /i255 /i255 /83 /74 /81 /76 /84/5 /i255 /i255 /i255 /i255 /i255 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /i255 /i255/i255 /85/71 /86 /67 /70 /50 /87 /3 /4 /76 /75 /87 /17 /7 /8/24/8/20/9/0 /0 /0 /2 /2 /3/88/102 /25/8 /23 /12 /8 /17 /93 /i255 /98 /22 /22 /23 /81 /i255 /6 /19 /94/24/73/20 /94/24/i255/21 /22 /19 /19 /95 /103 /13 /i255 /0 /75 /75 /i255 /72 /82 /81 /i255 /21 /8 /13 /19 /17 /18/8/76 /88/76 /76/3 /0 /89 /6/83 /75 /81 /75 /84 /4 /16 /76/4/83 /75 /81 /75 /84/4/i255 /i255 /83 /75 /81 /75 /84/4 /i255 /i255/i255/i255/i255/i255 /i255 /i255 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85/68 /86 /68 /70 /49 /87 /76 /4 /0 /0 /21 /22 /22/91/0 /0 /0 /2 /74 /5/4/21/22 /22 /91 /81 /i255 /72 /73 /20 /79 /19 /8 /95 /77 /19 /99 /i255 /104 /77/102/1/77 /105 /10 /i255/90/8 /24/106/23 /17 /20 /8 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /4/0 /88/88 /0 /88 /74 /88/4/72 /82/83 /0 /74 /16 /84/88/83/3 /74 /74 /81 /5 /5/75/i255 /i255 /i255 /i255 /i255 /83 /3 /74 /74 /81 /5 /5/75 /i255/i255/i255 /i255 /i255 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85 /48 /71 /71 /86 /50 /50 /68 /10 /0 /4 /0 /74 /104 /12 /23 /22 /94 /79 /12 /22 /94 /9 /i255 /106 /94 /73 /19 /93 /73 /20/79/0 /0 /0 /2 /74 /2/5/107/20 /9 /8 /23 /73 /22 /23 /i255/92/73/20 /93 /22 /15 /81 /i255 /0 /3 /i255 /72 /82 /81 /i255 /21 /8 /13 /19 /17 /18/8/76 /4/3 /4/0 /4/84 /4/89 /6/83 /3 /75 /2 /16 /3/4/83 /0 /75 /81 /2 /5/3 /i255 /i255 /i255/i255 /i255/i255/i255/i255/i255 /i255 /83 /0 /75 /81 /2 /5/3 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85 /45 /68 /86 /47 /50 /48 /10 /0 /4 /0 /74 /108 /21 /i255/102/91/91 /73 /18 /8/7/0 /0 /0 /2 /2 /0/76/107/20 /9 /8 /23 /73 /22 /23 /i255/92/73/20 /93 /22 /15 /81 /i255 /0 /3 /i255 /72 /82 /81 /i255 /21 /8 /13 /19 /17 /18/8/76 /4/3 /4/0 /4/0 /3/89 /6/83 /3 /75 /2 /16 /3/4/83 /3 /81 /5 /74/2 /i255 /i255 /i255/i255 /i255/i255/i255/i255/i255 /i255 /83 /3 /81 /5 /74/2 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85/48 /86 /50 /71 /47 /10 /0 /4 /3 /0 /104 /12 /23 /22 /94 /79 /12 /22 /94 /9 /i255 /106 /94 /73 /19 /93 /73 /20/79/0 /0 /0 /2 /74 /74/88/107/20 /9 /8 /23 /73 /22 /23 /i255 /98 /22 /22 /23 /81 /i255/92/22/22 /93 /i255 /72 /22 /19 /73 /93 /95 /10 /22 /23 /8 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /4/0 /3/2 /0 /84/2/89 /6/83 /0 /81 /88 /74 /84 /16 /2/0/83/3 /84 /75 /81 /5 /4/76 /i255 /i255 /i255/i255 /i255/i255/i255/i255 /83 /3 /84 /75 /81 /5 /4/76 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /i255 /i255/i255 /85 /48 /70 /68 /86 /50 /49 /67 /10 /0 /4 /76 /0 /21 /8 /7 /9 /23 /22 /22/24/7 /0/0 /0 /2 /2 /0/74/104/22 /73 /19 /8 /9 /i255 /77 /17 /23 /9 /73 /9 /73 /22 /20 /7 /81 /i255/90/8/9 /17 /19 /i255/102/25/8 /23 /12 /8 /17 /93 /95 /87 /23 /17 /18 /8 /93 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /4/84 /0 /75/3 /75/89 /6/83 /5 /75 /0 /16 /2/4/83 /3 /3 /81 /84 /4/76 /i255/i255/i255 /i255 /i255 /i255 /i255 /i255 /i255 /i255 /i255/i255 /i255/i255 /83 /3 /3 /81 /84 /4/76/i255 /i255 /i255 /i255 /i255 /i255 /85 /48 /48 /86 /70 /49 /67 /10 /3 /4 /0 /0 /104 /12 /23 /22 /94 /79 /12 /22 /94 /9 /i255 /106 /94 /73 /19 /93 /73 /20/79/0 /0 /0 /2 /74 /2/88/107/20 /9 /8 /23 /73 /22 /23 /i255 /72 /9 /17 /73 /23 /7 /81 /i255 /10 /22 /20 /18 /23 /8 /9 /8 /81 /i255 /21 /8 /13 /19 /17 /18/8/88 /4/75 /4/0 /4/75 /4/4/72 /82/83 /75 /2 /16 /5/0/83 /0 /5 /81 /88 /84/76 /i255 /i255 /i255/i255 /i255/i255/i255/i255/i255 /i255 /83 /0 /5 /81 /88 /84/76 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85 /45 /50 /86 /69 /70 /67 /10 /3 /4 /0 /0 /10 /22 /94 /20 /18 /73 /19 /i255 /10 /12 /17/24/106/8/23/0 /0 /0 /2 /74 /75/74/107/20 /9 /8 /23 /73 /22 /23 /i255 /72 /9 /17 /73 /23 /1 /21 /17/24/13/i255 /21 /17 /73 /19 /7 /81 /i255/92/22/22 /93 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /4/0 /4/0 /4/0 /88/4/11 /82/83 /0 /75 /16 /76/4/83 /3 /81 /0 /75/84 /i255 /i255 /i255/i255 /i255/i255/i255/i255/i255 /i255 /83 /3 /81 /0 /75/84 /i255/i255 /i255/i255/i255 /i255 /i255/i255/i255 /i255 /85/48 /86 /45 /68 /70 /10 /3 /4 /0 /0 /104 /12 /23 /22 /94 /79 /12 /22 /94 /9 /i255 /106 /94 /73 /19 /93 /73 /20/79/0 /0 /0 /2 /74 /84/4/107/20 /9 /8 /23 /73 /22 /23 /i255 /72 /9 /17 /73 /23 /1 /21 /17/24/13/i255 /21 /17 /73 /19 /7 /81 /i255/90/8/9 /17 /19 /81 /i255 /21 /8 /13 /19 /17 /18/8/76 /4/0 /2/0 /3/3 /88/4/11 /82/83 /88 /88 /16 /75/4/83 /0 /76 /81 /2 /88/4 /i255 /i255 /i255/i255 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/88/5 /84 /5 /88 /4/4/72 /82/83 /3 /16 /88/3/83 /3 /76 /81 /2 /5/75/i255 /i255 /i255 /i255 /i255 /i255 /83 /3 /76 /81 /2 /5/75 /i255 /i255 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /i255 /i255/i255 /85/48 /67 /86 /47 /50 /68 /10 /76 /4 /0 /3 /10 /22 /94 /20 /18 /73 /19 /i255 /10 /12 /17/24/106/8/23/0 /0 /0 /2 /74 /2/75/107/20 /9 /8 /23 /73 /22 /23 /i255/92/17/19 /19 /i255 /82 /73 /20 /73 /7 /12 /81 /i255/92/22/22 /93 /i255 /77 /17 /20 /8 /19 /73 /20 /79 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /4/0 /75/84 /0 /84 /4/4/72 /82/83 /3 /84 /16 /3/5/83 /75 /3 /81 /4 /84/5/i255 /i255 /i255 /i255 /i255 /i255 /83 /75 /3 /81 /4 /84/5 /i255 /i255 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /i255 /i255/i255 /85/68 /48 /86 /49 /70 /50 /10 /76 /4 /0 /3 /21 /8 /7 /9 /23 /22 /22/24/7 /0/0 /0 /2 /74 /84/84/107/20 /9 /8 /23 /73 /22 /23 /i255/92/17/19 /19 /i255 /82 /73 /20 /73 /7 /12 /81 /i255 /10 /8 /23 /17/24/73/18 /i255 /104 /73 /19 /8 /81 /i255 /21 /8 /13 /19 /17 /18/8/3 /88/0 /88/0 /4/3 /88 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/i255 /104 /73 /19 /8 /i255 /109 /105 /10 /104 /110 /81 /i255 /21 /8 /13 /19 /17 /18/8/0 /88/0 /3/76 /0 /4 /4/4/72 /82/83 /88 /16 /76/3/83 /88 /81 /76 /0/2/i255 /i255 /i255 /83 /88 /81 /76 /0/2 /i255 /i255 /i255 /i255 /i255 /i255 /i255/i255 /i255/i255 /i255 /i255/i255/i255 /83 /88 /81 /76 /0/2/i255 /i255 /85 /45 /49 /86 /70 /67 /71 /10 /76 /4 /3 /88 /104 /12 /23 /22 /94 /79 /12 /22 /94 /9 /i255 /106 /94 /73 /19 /93 /73 /20/79/0 /0 /0 /2 /2 /4/5/107/20 /9 /8 /23 /73 /22 /23 /i255 /82 /19 /22 /22 /23 /i255 /82 /73 /20 /73 /7 /12 /81 /i255 /10 /17 /23 /13 /8 /9 /i255 /72 /9 /17 /20 /93 /17 /23 /93 /95 /10 /22/24/24/8/23 /18 /73 /17 /19 /i255/90/8/93 /73 /94/24/95/104 /23 /17 /91 /91 /73 /18 /81 /i255 /21 /8 /13 /19 /17 /18/8/0 /4/84 /75 /75 /0 /75 /88/4/72 /82/83 /2 /16 /4/75/83/76 /76 /76 /81 /75 /3/74/i255 /i255 /i255 /i255 /83/76 /76 /76 /81 /75 /3/74 /i255 /i255 /i255 /i255 /i255 /i255/i255 /i255/i255 /83 /76 /76 /76 /81 /75 /3/74/i255 /i255 /i255 /i255 /i255 /i255 /85 /70 /70 /70 /86 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