Agenda packet, special meeting, second session — Glendora City Council, July 21, 2026 (part 2 of 2)

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
B) Interiors (6-7)
6 Interior Partitions, Doors and Glazing
Work to Existing Building
Patch and replace damage partition as needed - allowance 33,500 SF $3.00 $100,500 Building Expansion
Partition
Metal studs partition with gypsum board lining and insulation (0.045 ratio/GFA) 11,500 SF $20.00 $230,000 Interior Door and Glazing 11,500 SF $6.00 $69,000
Sub-Total: 6 Interior Partitions, Doors and Glazing 45,000 SF $8.88 $399,500 7 Floor, Wall and Ceiling Finishes
Work to Existing Building
New finish at plaza deck 10,341 SF $9.00 $93,069
Ceramic tiles at toilet, resilient flooring, sealed concrete at mechanical spaces and carpet throughout 33,500 SF $12.00 $402,000
Gypsum board ceiling, ACT ceiling, and painted exposed ceiling 33,500 SF $11.50 $385,250 Miscellaneous painting as needed 1 LS $50,000.00 $50,000 Building Expansion
Floors
Ceramic tiles at toilet, resilient flooring, sealed concrete at mechanical spaces and carpet throughout 11,500 SF $13.50 $155,250
Bases
Ceramic tiles at restrooms, resilient/wood base throughout 11,500 SF $1.50 $17,250 Walls
Ceramic tiles to toilet, acoustical wall panel, paint throughout 11,500 SF $8.50 $97,750 Ceilings
Gypsum board ceiling, ACT ceiling, and painted exposed ceiling 11,500 SF $13.50 $155,250 Sub-Total: 7 Floor, Wall and Ceiling Finishes 45,000 SF $30.13 $1,355,819 Total - B) Interiors (6-7) 45,000 SF $39.01 $1,755,319

Page 9 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
C) Equipment and Vertical Transportation (8-9)
8 Function Equipment and Specialties
Work to Existing Building
Allowance for patch and repair, modify as needed building specialties, casework, equipment affected during new construction 33,500 SF $5.00 $167,500 Building Expansion
Specialties
Building specialties such as toilet cubicles and accessories, markerboard and tackboards, mirror, fire extinguisher cabinets, lockers and bench 11,500 SF $3.50 $40,250 Signage - Code, Directional and Exterior ID 11,500 SF $1.00 $11,500 Window shade, manual 3,571 SF $16.00 $57,136
Cabinets and countertops
Fixed casework and millwork 11,500 SF $8.00 $92,000
Equipment
Library shelving/stacks and equipment 11,500 SF $35.00 $402,500 Sub-Total: 8 Function Equipment and Specialties 45,000 SF $17.13 $770,886 9 Stairs and Vertical Transportation
Building Expansion
Staircase
Concrete filled metal pan staircase, finish and railings 1 FLT $35,000.00 $35,000 Elevator
Elevator, 2-stop 1 EA $200,000.00 $200,000
Sub-Total: 9 Stairs and Vertical Transportation 45,000 SF $5.22 $235,000 Total - C) Equipment and Vertical Transportation (8-9) 45,000 SF $22.35 $1,005,886

Page 10 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
D) Mechanical and Electrical (10-13)
10 Plumbing Systems
General Plumbing Equipment
5-9 kW Electric Water Heater 2 EA $5,996.00 $11,992
HW rough-in at water heater 2 EA $1,171.00 $2,342
Sanitary Fixtures
Water closet, WC-1, wall, sensor FV 4 EA $2,132.00 $8,528 Urinal, UR-1 2 EA $1,541.00 $3,082
Lavatory, L-1, wall 4 EA $1,212.00 $4,848
Sink, SS-1 2 EA $1,503.00 $3,006
Drinking fountain, DF-1 1 EA $3,523.00 $3,523
Floor drain, FD-1 2 EA $809.90 $1,620
Rough-ins
Local rough-in at fixture 15 EA $717.00 $10,755
Domestic Cold Water
Domestic Cold Water Piping 11,500 SF $4.87 $56,005
Upsize existing cold water service to 4" with a 2.5" water meter and 4" SOV including trenching and permitting 1 LS $16,500.00 $16,500 New pressure reducing station on domestic water service to the building 2 EA $6,593.00 $13,186 Domestic Hot Water
Domestic Hot Water Piping 11,500 SF $4.18 $48,070
Waste Piping
Waste Piping, SF 11,500 SF $5.36 $61,640
New Sanitary Waste tie-in points including trenching and permitting 1 LS $12,500.00 $12,500 Vent Piping
Vent Piping, SF 11,500 SF $4.39 $50,485
Relocating/Extending the vent pipe serving the friends' room 1 LS $6,500.00 $6,500 Provide vent caps 8 EA $567.30 $4,538
Roof Drainage
Roof Drainage, Allowance 11,500 SF $2.01 $23,115
New Storm Drain tie-in points including trenching and permitting 1 LS $12,500.00 $12,500 Condensate Drainage
Trap and equipment connect 5 EA $503.20 $2,516
3/4" pipe, cu type M, in bldg 150 LF $40.24 $6,036
Pipe insulation, 3/4" 150 LF $12.55 $1,883

Page 11 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Miscellaneous Plumbing
Test / clean plumbing 40 HR $127.18 $5,087
Start-up/check-out 40 HR $152.61 $6,104
Commissioning assist 20 HR $133.87 $2,677
Seismic bracing 11,500 SF $0.85 $9,775
Penetrations and firestopping for plumbing 11,500 SF $0.65 $7,475 Sub-Total: 10 Plumbing Systems 45,000 SF $8.81 $396,289 11 Heating, Ventilation and Air Conditioning
HVAC Demolition
Modify existing ductwork layout to rectify HVAC zoning issues 33,500 SF $6.05 $202,675 Remove air handlers - AHU-1, 660,000 btu/hr, AHU-2, 516,000 btu/hr 2 EA $14,820.00 $29,640 Remove air handlers - AHU-3, 61,500 btu/hr, AHU-4, 57,000 btu/hr 2 EA $13,720.00 $27,440 Remove existing cooling tower 1 LS $30,920.00 $30,920
Existing package units - To remain 2 EA NIC
Chilled Water Equipment
Chiller, centrifugal - water cooled (York), high eff 60 TON $602.00 $36,120 CHW pump, end suction, 5 hp, 225 gpm 1 EA $5,361.00 $5,361 VFD to CHW pump, 5 hp 1 EA $3,887.00 $3,887
Condenser Water Equipment
Cooling towers, pumps, misc 160 TON $507.20 $81,152
CW pump, end suction, 5 hp, 225 gpm 1 EA $5,361.00 $5,361 VFD to CW pump, 5 hp 1 EA $3,887.00 $3,887
Condenser Water Piping
Condenser piping to chiller or HX, weld, 4" 1 EA $8,886.00 $8,886 Cooling tower rough-in, weld, 6" 1 EA $14,250.00 $14,250 CW pump connect, weld, end suct, 4" 1 EA $9,541.00 $9,541 CW piping distribution to HVAC units 11,500 SF $2.08 $23,920 Chilled Water Distribution
Chiller connect, weld, 6" 1 EA $11,400.00 $11,400
CHW pump connect, weld, end suct, 2-1/2" 1 EA $6,232.00 $6,232 CHW coil connect, cu, 2-way, 2" 5 EA $6,025.00 $30,125
CHW distribution to HVAC equipment 11,500 SF $3.76 $43,240 Hot Water Distribution
Coil connection KIT 28 EA $1,250.00 $35,000
HHW distribution to HVAC equipment 45,000 SF $4.44 $199,800

Page 12 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Air-Side Equipment
Replacement AHU-1, 660,000 btu/hr 22,000 CFM $14.40 $316,800 Replacement AHU-2, 516,000 btu/hr 17,200 CFM $14.40 $247,680 Replacement AHU-3, 61,500 btu/hr 2,050 CFM $14.40 $29,520 Replacement AHU-4, 57,000 btu/hr 1,900 CFM $14.40 $27,360 New Air Handling Unit for Expansion 11,500 CFM $14.40 $165,600 Terminal units
VAV box w/ reheat, 10", 1450 cfm max 28 EA $1,197.00 $33,516 Fans
Exhaust fans 2,300 CFM $2.34 $5,382
Air Distribution
Ductwork, galv 9,200 LBS $15.75 $144,900
Duct insulation, wrap 5,750 SF $3.46 $19,895
Manual volume damper 58 EA $88.79 $5,105
Flexible duct, insulated, various sizes 288 LF $24.46 $7,032 Grilles and diffusers
Supply/Return/Exhaust Grilles 58 EA $188.00 $10,810
Miscellaneous
Pre-read and record - cfm, gpm 24 HR $150.96 $3,623
Test / balance HVAC 40 HR $150.96 $6,038
Start-up/check-out 80 HR $137.24 $10,979
Commissioning assist 40 HR $137.24 $5,490
Seismic bracing 11,500 SF $0.90 $10,350
Hoisting and rigging 1 LS $27,610.00 $27,610
Penetrations and firestopping for HVAC 11,500 SF $0.65 $7,475 Integrated Automation
HVAC Controls
DDC controls, chiller 1 EA $20,640.00 $20,640
DDC controls, cooling tower cell 1 EA $28,900.00 $28,900 DDC controls, pump wth vfd 2 EA $8,257.00 $16,514
DDC controls, air handler, vav 5 EA $24,780.00 $123,900 DDC controls, CO2 sensors 10 EA $1,549.00 $15,490
DDC controls, vav box, reheat 28 EA $2,323.00 $65,044
DDC controls, general exhaust fan 2 EA $1,549.00 $3,098 DDC controls, integration/programming 1 EA $15,490.00 $15,490 Plumbing Controls
DDC controls, domestic water heaters 2 EA $3,097.00 $6,194 Sub-Total: 11 Heating, Ventilation and Air Conditioning 45,000 SF $48.65 $2,189,273

Page 13 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
12 Electrical Lighting, Power and Communications
Service and Distribution
Replace 1600A 480/277V service switchboard with modern fault protection standards 1 EA $85,487.50 $85,488
(Alternate - Obtain remaining 400A breaker leftover in stock and install to serve new loads) 1 EA $8,310.00 $8,310
Provide 400A 480/277V distribution board to serve mechanical systems and lighting including feeders 1 EA $14,465.00 $14,465
Provide 112.5kVA 480-208/120V transformer including primary/secondary feeders 1 EA $26,586.50 $26,587 Provide 400A 208/120V panelboard including feeders 1 EA $10,535.00 $10,535 Replace existing panelboards - LX, LA, A, A2 & B with 225A 208/120V copper bus, 100A for Panel 'LX' - panels shall be upgraded with additional breaker capacity 5 EA $2,700.00 $13,500 Replace existing 'MCC' distribution panel with 400A 480/277V 72 poles cupper bus including feeders 1 EA $14,618.75 $14,619
Provide 400A FDS Sw 240V/3Ph on two existing tranformer for secondary protection 1 EA $8,500.00 $8,500
Grounding System/Coring/Firesealing 45,000 SF $0.25 $11,250 Testing and Commissioning 45,000 SF $0.35 $15,750
Mechanical and Equipment Connections
Mechanical equipment upgrades and misc equipment connections 45,000 SF $2.63 $118,500 Convenience power
Provide receptacles on building additions to include computer labs, conference rooms, collaboration spaces, multi-media 11,500 SF $7.00 $80,500 Lighting and Control
Provide LED lighting and lighting controls upgrades to comply with latest energy codes/Title 24 on new additions/renovation areas. Provide centralized lighting control station (nLIght Eclypse) 45,000 SF $33.74 $1,518,500 General/Electrical Requirements
Electrical selective demolition 45,000 SF $0.85 $38,250 General conditions / General requirements - Includes Small Tools, Office Staffing, Indirect Labor, Cosumables, Equipment Rental & General Expenses 45,000 SF $12.00 $540,000 Communication
Existing telecom infrastructure shall be extended from existing 2nd floor IT room to the addition area. 1 LS $15,000.00 $15,000
Provide new telecom outlets to addition areas 11,500 SF $9.00 $103,500 Paging
Paging for new addition areas - allowance 11,500 SF $2.75 $31,625

Page 14 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
AV - Conduit Rough-Ins
AV conduit rough-ins for new addition area - allowance 11,500 SF $1.50 $17,250 Card Access
Existing access control system shall be extended to the new addition area to match City's preferred vendor or standards 11,500 SF $2.75 $31,625 CCTV
Existing CCTV system shall be extended to the new addition area to match City's preferred vendor or standards - allowance 11,500 SF $3.50 $40,250 Sub-Total: 12 Electrical Lighting, Power and Communications 45,000 SF $60.98 $2,744,003 13 Fire Protection Systems
Upgrade existing fire sprinkler system 33,500 SF $4.50 $150,750 Wet-pipe sprinklers 11,500 SF $9.00 $103,500
Sub-Total: 13 Fire Protection Systems 45,000 SF $5.65 $254,250 Total - D) Mechanical and Electrical (10-13) 45,000 SF $124.08 $5,583,814 E) Building Prep & Demo (14-15)
14 Building Preparations & Protection
Sub-Total: 14 Building Preparations & Protection 45,000 SF 15 Building Demolition
Selective Demolition
Remove concrete topping at plaza deck 15,130 SF $2.00 $30,260 Remove rigid insulation at plaza deck 15,130 SF $1.00 $15,130 Remove waterproofing membrane at plaza deck 15,130 SF $2.00 $30,260 Remove (E) friends room expansion complete 1,616 SF $15.00 $24,240 Demo and remove CMU towers 3 EA $3,000.00 $9,000
Cut new openings in (E) CMU wall for egress 1,776 SF $10.00 $17,760 Remove CMU flanges 48 LF $50.00 $2,400
Remove floor and ceiling finishes 33,500 SF $2.50 $83,750 Sub-Total: 15 Building Demolition 45,000 SF $4.73 $212,800 Total - E) Building Prep & Demo (14-15) 45,000 SF $4.73 $212,800

Page 15 of 39 ends

Option 2
Construction Cost Detail - Option 1
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
F) Site Work (16-18)
16 Site Preparation and Demolition
Site clearing
Demo and remove slab on grade and paving for new expansion 8,192 SF $2.50 $20,480 Site grading 8,192 SF $2.50 $20,480
Erosion Control 8,192 SF $0.75 $6,144
Sub-Total: 16 Site Preparation and Demolition 45,000 SF $1.05 $47,104 17 Site Paving, Structures & Landscaping
Paving
New concrete paving around building expansion, 6' width 2,442 SF $16.00 $39,072 Sub-Total: 17 Site Paving, Structures & Landscaping 45,000 SF $0.87 $39,072 18 Utilities on Site
Wet Utilities - No major work anticipated
Allowance for minimal work and reconnection as needed 1 LS $50,000.00 $50,000 Site Electrical
Provide primary feeder ductbank for upsizing of existing SCE 500KW transformer/new transformer pad 1 EA $35,000.00 $35,000 Provide 1600A secondary feeder ductbank only for new service switchboard, (4)- 4"C (secondary cable by SCE)- allow 1 EA $29,300.00 $29,300 Relocate (2) existing generators with (2) new pads + (2) sets 600A emergency feeders at 200ft horizontal run 1 LS $154,250.00 $154,250 Site Lighting
Replace existing site lighting with LED equivalent in same locations, provide LED wall packs over exterior exit ways. Provide astronomically controlled 16 relay panel 1 LS $90,790.00 $90,790
Sub-Total: 18 Utilities on Site 45,000 SF $7.99 $359,340 Total - F) Site Work (16-18) 45,000 SF $9.90 $445,516

Page 16 of 39 ends

Option 2
Construction Cost Detail
Glendora Library Structural Analysis & Expansion
Feasibility Study
August 18, 2023
OPTION 2

Page 17 of 39 ends

OPTION 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
A) Shell (1-5)
1 Foundations
Work to Existing Building
New micropiles to (E) footing, 10' deep 24 EA $2,000.00 $48,000 Building Expansion
Excavation
Over-excavate and compact building footprint, 5' depth and 5' beyond perimeter 2,346 CY $24.00 $56,304
Foundation
Reinforced concrete pad/wall footings at expansion, assume 36" depth 225 CY $850.00 $191,250 Sub-Total: 1 Foundations 51,630 SF $5.72 $295,554
2 Vertical Structure
Work to Existing Building
Structural steel columns - No work anticipated
Building Expansion
Structural steel columns (4 lb/sf) 36 TN $8,000.00 $288,000 New shearwall, 12" thick 3,150 SF $75.00 $236,250
CMU wall, 8" 1,200 SF $38.00 $45,600
Sub-Total: 2 Vertical Structure 51,630 SF $11.04 $569,850 3 Floor & Roof Structures
Seismic/Gravity Repair
FRP strenthening of (E) girders including grinding corners, duct for FRP overlay anchorage 10,161 SF $120.00 $1,219,320
Prepare slab and Epoxy injection of cracks 218 LF $82.00 $17,876 Prepare beam and Epoxy injection of cracks 40 LF $90.00 $3,600 Allowance for additional epoxy injection cracks 200 LF $82.00 $16,400 New 2.5" Light Weight concrete topping, 3,000 psi 15,130 SF $6.00 $90,780 Reinforcement to concrete topping, #3@12" O.C. 15,644 LB $1.80 $28,159 Work to Existing Building
Slab on grade - patch and repair due to construction of new micropiles 540 SF $25.00 $13,500 Supplemetal wall anchorage connections, holdowns wit threaded rods set in adhesive connecting the walls to roof framing, @ 4' o.c. 48 EA $300.00 $14,400 August 18, 2023

Page 18 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Building Expansion
Slab on grade
Reinforced concrete slab on grade, 5" thick 9,656 SF $14.00 $135,184 Suspended floors and Roofs
Structural steel framing (12 lb/sf) 103 TN $8,000.00 $824,000 Metal deck with concrete fill - floor 9,065 SF $19.00 $172,235 Metal deck with concrete fill - roof 9,676 SF $19.00 $183,844 Miscellaneous
Miscellaneous metal, framing backing, equipment support framing 18,130 SF $3.00 $54,390 Seismic joint 204 LF $200.00 $40,800
Sub-Total: 3 Floor & Roof Structures 51,630 SF $26.65 $1,376,135 4 Exterior Cladding
Work to Existing Building
Patch and repaint existing exterior walls 13,890 SF $5.00 $69,450 Windows - to remain No work anticipated
Building Expansion
Wall framing, furring and insulation
Metal studs framing, sheathing, waterproofing, insulation 10,380 SF $30.00 $311,400 Exterior finishes
Metal panel or wood panel, cement plaster 10,380 SF $55.00 $570,900 Interior finish to exterior walls
Gypsum board lining 10,380 SF $5.50 $57,090
Windows, glazing and louvers
Aluminum glazed window and storefronts (30% of wall area) 4,448 SF $130.00 $578,240 Fascias, bands, screens and trim
Miscellaneous architectural features, window canopy, trims 18,130 SF $5.00 $90,650 Exterior doors, frames and hardware
Exterior storefront entry doors, metal doors 1 LS $20,000.00 $20,000 Sub-Total: 4 Exterior Cladding 51,630 SF $32.88 $1,697,730

Page 19 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
5 Roofing and Waterproofing
Existing Plaza Deck
New waterproofing membrane - deck 15,130 SF $12.50 $189,125 New rigid insulation - deck 15,130 SF $5.50 $83,215
Concrete pavers 15,130 SF $25.00 $378,250
Building Expansion
Waterproofing
Waterproofing - stair landing 611 SF $13.00 $7,943
Roofing
Single-ply roofing membrane, with cover board and rigid insulation 9,676 SF $25.00 $241,900 Roofing upstands and sheetmetal
Miscellaneous flashing and sheet metal 9,676 SF $5.00 $48,380 Deck
Hard surface finish to stair landing 611 SF $35.00 $21,385 Caulking and sealants 18,130 SF $1.50 $27,195
Sub-Total: 5 Roofing and Waterproofing 51,630 SF $19.32 $997,393 Total - A) Shell (1-5) 51,630 SF $95.62 $4,936,662
B) Interiors (6-7)
6 Interior Partitions, Doors and Glazing
Work to Existing Building
Restore damage partition as needed - allowance 33,500 SF $2.00 $67,000 Building Expansion
Partition
Metal studs partition with gypsum board lining and insulation (0.045 ratio/GFA) 18,130 SF $20.00 $362,600 Interior Door and Glazing 18,130 SF $6.00 $108,780
Sub-Total: 6 Interior Partitions, Doors and Glazing 51,630 SF $10.43 $538,380

Page 20 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
7 Floor, Wall and Ceiling Finishes
Work to Existing Building
Ceramic tiles at toilet, resilient flooring, sealed concrete at mechanical spaces and carpet throughout 33,500 SF $12.00 $402,000
Gypsum board ceiling, ACT ceiling, and painted exposed ceiling 33,500 SF $11.50 $385,250 Miscellaneous painting as needed 1 LS $50,000.00 $50,000 Building Expansion
Floors
Ceramic tiles at toilet, resilient flooring, sealed concrete at mechanical spaces and carpet throughout 18,130 SF $13.50 $244,755
Bases
Ceramic tiles at restrooms, resilient/wood base throughout 18,130 SF $1.50 $27,195 Walls
Ceramic tiles to toilet, acoustical wall panel, paint throughout 18,130 SF $8.50 $154,105 Ceilings
Gypsum board ceiling, ACT ceiling, and painted exposed ceiling 18,130 SF $13.50 $244,755 Sub-Total: 7 Floor, Wall and Ceiling Finishes 51,630 SF $29.21 $1,508,060 Total - B) Interiors (6-7) 51,630 SF $39.64 $2,046,440
C) Equipment and Vertical Transportation (8-9)
8 Function Equipment and Specialties
Work to Existing Building
Allowance for patch and repair, modify as needed building specialties, casework, equipment affected during new construction 33,500 SF $5.00 $167,500 Building Expansion
Specialties
Building specialties such as toilet cubicles and accessories, markerboard and tackboards, mirror, fire extinguisher cabinets, lockers and bench 18,130 SF $3.50 $63,455 Signage - Code, Directional and Exterior ID 18,130 SF $1.00 $18,130 Window shade, manual 4,448 SF $16.00 $71,168
Cabinets and countertops
Fixed casework and millwork 18,130 SF $8.00 $145,040
Equipment
Library shelving/stacks and equipment 18,130 SF $35.00 $634,550 Sub-Total: 8 Function Equipment and Specialties 51,630 SF $21.30 $1,099,843

Page 21 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
9 Stairs and Vertical Transportation
Building Expansion
Staircase
Concrete filled metal pan staircase, finish and railings 1 FLT $35,000.00 $35,000 Elevator None
Sub-Total: 9 Stairs and Vertical Transportation 51,630 SF $0.68 $35,000 Total - C) Equipment and Vertical Transportation (8-9) 51,630 SF $21.98 $1,134,843 D) Mechanical and Electrical (10-13)
10 Plumbing Systems
General Plumbing Equipment
5-9 kW Electric Water Heater 4 EA $5,996.00 $23,984
HW rough-in at water heater 4 EA $1,171.00 $4,684
Sanitary Fixtures
Water closet, WC-1, wall, sensor FV 8 EA $2,132.00 $17,056 Urinal, UR-1 4 EA $1,541.00 $6,164
Lavatory, L-1, wall 8 EA $1,212.00 $9,696
Sink, SS-1 4 EA $1,503.00 $6,012
Drinking fountain, DF-1 2 EA $3,523.00 $7,046
Floor drain, FD-1 4 EA $809.90 $3,240
Rough-ins
Local rough-in at fixture 30 EA $717.00 $21,510
Domestic Cold Water
Domestic Cold Water Piping 18,130 SF $4.87 $88,293
Upsize existing cold water service to 4" with a 2.5" water meter and 4" SOV including trenching and permitting 1 LS $16,500.00 $16,500 New pressure reducing station on domestic water service to the building 2 EA $6,593.00 $13,186 Domestic Hot Water
Domestic Hot Water Piping 18,130 SF $4.18 $75,783
Waste Piping
Waste Piping, SF 18,130 SF $5.36 $97,177
New Sanitary Waste tie-in points including trenching and permitting 1 LS $12,500.00 $12,500

Page 22 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Vent Piping
Vent Piping, SF 18,130 SF $4.39 $79,591
Relocating/Extending the vent pipe serving the friends' room 1 LS $6,500.00 $6,500 Provide vent caps 8 EA $567.30 $4,538
Roof Drainage
Roof Drainage, Allowance 18,130 SF $2.01 $36,441
New Storm Drain tie-in points including trenching and permitting 1 LS $12,500.00 $12,500 Condensate Drainage
Trap and equipment connect 7 EA $503.20 $3,522
3/4" pipe, cu type M, in bldg 210 LF $40.24 $8,450
Pipe insulation, 3/4" 210 LF $12.55 $2,636
Miscellaneous Plumbing
Test / clean plumbing 40 HR $127.18 $5,087
Start-up/check-out 40 HR $152.61 $6,104
Commissioning assist 20 HR $133.87 $2,677
Seismic bracing 18,130 SF $0.85 $15,411
Penetrations and firestopping for plumbing 18,130 SF $0.65 $11,785 Sub-Total: 10 Plumbing Systems 51,630 SF $11.58 $598,074 11 Heating, Ventilation and Air Conditioning
HVAC Demolition
Modify existing ductwork layout to rectify HVAC zoning issues 33,500 SF $6.05 $202,675 Remove air handlers - AHU-1, 660,000 btu/hr, AHU-2, 516,000 btu/hr 2 EA $14,820.00 $29,640 Remove air handlers - AHU-3, 61,500 btu/hr, AHU-4, 57,000 btu/hr 2 EA $13,720.00 $27,440 Remove existing cooling tower 1 LS $30,920.00 $30,920
Existing package units - To remain 2 EA NIC
Chilled Water Equipment
Chiller, centrifugal - water cooled (York), high eff 70 TON $602.00 $42,140 CHW pump, end suction, 5 hp, 225 gpm 1 EA $5,361.00 $5,361 VFD to CHW pump, 5 hp 1 EA $3,887.00 $3,887
Condenser Water Equipment
Cooling towers, pumps, misc 170 TON $507.20 $86,224
CW pump, end suction, 5 hp, 225 gpm 1 EA $5,361.00 $5,361 VFD to CW pump, 5 hp 1 EA $3,887.00 $3,887
Condenser Water Piping
Condenser piping to chiller or HX, weld, 4" 1 EA $8,886.00 $8,886 Cooling tower rough-in, weld, 6" 1 EA $14,250.00 $14,250 CW pump connect, weld, end suct, 4" 1 EA $9,541.00 $9,541 CW piping distribution to HVAC units 18,130 SF $2.08 $37,710

Page 23 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Chilled Water Distribution
Chiller connect, weld, 6" 1 EA $11,400.00 $11,400
CHW pump connect, weld, end suct, 2-1/2" 1 EA $6,232.00 $6,232 CHW coil connect, cu, 2-way, 2" 7 EA $6,025.00 $42,175
CHW distribution to HVAC equipment 18,130 SF $3.76 $68,169 Hot Water Distribution
Coil connection KIT 30 EA $1,250.00 $37,500
HHW distribution to HVAC equipment 51,630 SF $4.44 $229,237 Air-Side Equipment
Replacement AHU-1, 660,000 btu/hr 22,000 CFM $14.40 $316,800 Replacement AHU-2, 516,000 btu/hr 17,200 CFM $14.40 $247,680 New Air Handling Units for Expansion 18,130 CFM $14.40 $261,072 Terminal units
VAV box w/ reheat, 10", 1450 cfm max 30 EA $1,197.00 $35,910 Fans
Exhaust fans 3,626 CFM $2.34 $8,485
Air Distribution
Ductwork, galv 14,504 LBS $15.75 $228,438
Duct insulation, wrap 9,065 SF $3.46 $31,365
Manual volume damper 91 EA $88.79 $8,049
Flexible duct, insulated, various sizes 453 LF $24.46 $11,086 Grilles and diffusers
Supply/Return/Exhaust Grilles 91 EA $188.00 $17,108
Miscellaneous
Pre-read and record - cfm, gpm 24 HR $150.96 $3,623
Test / balance HVAC 80 HR $150.96 $12,077
Start-up/check-out 120 HR $137.24 $16,469
Commissioning assist 60 HR $137.24 $8,234
Seismic bracing 18,130 SF $0.90 $16,317
Hoisting and rigging 1 LS $30,100.00 $30,100
Penetrations and firestopping for HVAC 18,130 SF $0.65 $11,785

Page 24 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Integrated Automation
HVAC Controls
DDC controls, chiller 1 EA $20,640.00 $20,640
DDC controls, cooling tower cell 1 EA $28,900.00 $28,900 DDC controls, pump wth vfd 2 EA $8,257.00 $16,514
DDC controls, air handler, vav 5 EA $24,780.00 $123,900 DDC controls, CO2 sensors 15 EA $1,549.00 $23,235
DDC controls, vav box, reheat 30 EA $2,323.00 $69,690
DDC controls, general exhaust fan 4 EA $1,549.00 $6,196 DDC controls, integration/programming 1 EA $15,490.00 $15,490 Plumbing Controls
DDC controls, domestic water heaters 4 EA $3,097.00 $12,388 Sub-Total: 11 Heating, Ventilation and Air Conditioning 51,630 SF $48.12 $2,484,186 12 Electrical Lighting, Power and Communications
Service and Distribution
Replace 1600A 480/277V service switchboard with modern fault protection standards 1 EA $85,487.50 $85,488
(Alternate - Obtain remaining 400A breaker leftover in stock and install to serve new loads) 1 EA $8,310.00 $8,310
Provide 600A 480/277V distribution board to serve mechanical systems and lighting including feeders 1 EA $18,800.00 $18,800
Provide 112.5kVA 480-208/120V transformer including primary/secondary feeders 1 EA $26,586.50 $26,587 Provide 400A 208/120V panelboard including feeders 1 EA $10,535.00 $10,535 Replace existing panelboards - LX, LA, A, A2 & B with 225A 208/120V copper bus, 100A for Panel 'LX' - panels shall be upgraded with additional breaker capacity 5 EA $2,700.00 $13,500 Replace existing 'MCC' distribution panel with 400A 480/277V 72 poles cupper bus including feeders 1 EA $14,618.75 $14,619
Provide 400A FDS Sw 240V/3Ph on two existing tranformer for secondary protection 1 EA $8,500.00 $8,500
Grounding System/Coring/Firesealing 51,630 SF $0.25 $12,908 Testing and Commissioning 51,630 SF $0.35 $18,071
Mechanical and Equipment Connections
Mechanical equipment upgrades and misc equipment connections 51,630 SF $2.44 $125,977 Convenience power
Provide receptacles on building additions to include computer labs, conference rooms, collaboration spaces, multi-media 18,130 SF $6.00 $108,780 Lighting and Control
Provide LED lighting and lighting controls upgrades to comply with latest energy codes/Title 24 on new additions/renovation areas. Provide centralized lighting control station (nLIght Eclypse) 51,630 SF $32.35 $1,670,231

Page 25 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
General/Electrical Requirements
Electrical selective demolition 51,630 SF $0.85 $43,886 General conditions / General requirements - Includes Small Tools, Office Staffing, Indirect Labor, Cosumables, Equipment Rental & General Expenses 51,630 SF $12.00 $619,560 Communication
Existing telecom infrastructure shall be extended from existing 2nd floor IT room to the addition area. 1 LS $20,000.00 $20,000
Provide new telecom outlets to addition areas 18,130 SF $8.00 $145,040 Paging
Paging for new addition areas - allowance 18,130 SF $2.25 $40,793 AV - Conduit Rough-Ins
AV conduit rough-ins for new addition area - allowance 18,130 SF $1.25 $22,663 Card Access
Existing access control system shall be extended to the new addition area to match City's preferred vendor or standards 18,130 SF $2.25 $40,793 CCTV
Existing CCTV system shall be extended to the new addition area to match City's preferred vendor or standards - allowance 18,130 SF $2.85 $51,671 Sub-Total: 12 Electrical Lighting, Power and Communications 51,630 SF $60.17 $3,106,707 13 Fire Protection Systems
Upgrade existing fire sprinkler system 33,500 SF $4.50 $150,750 Wet-pipe sprinklers 18,130 SF $9.00 $163,170
Sub-Total: 13 Fire Protection Systems 51,630 SF $6.08 $313,920 Total - D) Mechanical and Electrical (10-13) 51,630 SF $125.95 $6,502,887 E) Building Prep & Demo (14-15)
14 Building Preparations & Protection
Sub-Total: 14 Building Preparations & Protection 51,630 SF

Page 26 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
15 Building Demolition
Selective Demolition
Remove concrete topping 15,130 SF $2.00 $30,260
Remove rigid insulation 15,130 SF $1.00 $15,130
Remove waterproofing membrane 15,130 SF $2.00 $30,260
Remove (E) friends room expansion complete 1,616 SF $15.00 $24,240 Demo and remove CMU towers 3 EA $3,000.00 $9,000
Cut new openings in (E) CMU wall for egress 1,776 SF $10.00 $17,760 Remove CMU flanges 48 LF $50.00 $2,400
Remove floor and ceiling finishes 33,500 SF $2.50 $83,750 Sub-Total: 15 Building Demolition 51,630 SF $4.12 $212,800 Total - E) Building Prep & Demo (14-15) 51,630 SF $4.12 $212,800 F) Site Work (16-18)
16 Site Preparation and Demolition
Site clearing
Demo and remove slab on grade and paving for new expansion 13,268 SF $2.50 $33,170 Site grading 13,268 SF $2.50 $33,170
Erosion Control 13,268 SF $0.75 $9,951
Sub-Total: 16 Site Preparation and Demolition 51,630 SF $1.48 $76,291 17 Site Paving, Structures & Landscaping
Paving
New concrete paving around building expansion, 6' width 3,612 SF $16.00 $57,792 Sub-Total: 17 Site Paving, Structures & Landscaping 51,630 SF $1.12 $57,792

Page 27 of 39 ends

Option 3
Construction Cost Detail - Option 2
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
18 Utilities on Site
Wet Utilities - No major work anticipated
Allowance for minimal work and reconnection as needed 1 LS $60,000.00 $60,000 Site Electrical
Provide primary feeder ductbank for upsizing of existing SCE 500KW transformer/new transformer pad 1 EA $35,000.00 $35,000 Provide 1600A secondary feeder ductbank only for new service switchboard, (4)- 4"C (secondary cable by SCE)- allow 1 EA $29,300.00 $29,300 Relocate (2) existing generators with (2) new pads + (2) sets 600A emergency feeders at 200ft horizontal run 1 LS $154,250.00 $154,250 Site Lighting
Replace existing site lighting with LED equivalent in same locations, provide LED wall packs over exterior exit ways. Provide astronomically controlled 16 relay panel 1 LS $97,435.00 $97,435
Sub-Total: 18 Utilities on Site 51,630 SF $7.28 $375,985 Total - F) Site Work (16-18) 51,630 SF $9.88 $510,068

Page 28 of 39 ends

Option 3
Construction Cost Detail
Glendora Library Structural Analysis & Expansion
Feasibility Study
August 18, 2023
OPTION 3

Page 29 of 39 ends

OPTION 4
Construction Cost Detail - Option 3 Building
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
A) Shell (1-5)
1 Foundations
Excavation
Over-excavate and compact building footprint, 5' depth and 5' beyond perimeter 4,731 CY $23.00 $108,813 Foundation
Reinforced concrete pad footings, grade beams and wall footings 45,000 SF $18.00 $810,000 Elevator pit, complete 1 EA $15,000.00 $15,000
Sub-Total: 1 Foundations 45,000 SF $20.75 $933,813
2 Vertical Structure
Columns
Steel columns and bracings (6 lb/sf) 135 TN $8,000.00 $1,080,000 Fireproofing steelwork
Sprayed fireproofing steelwork 135 TN $450.00 $60,750
Sub-Total: 2 Vertical Structure 45,000 SF $25.35 $1,140,750 3 Floor & Roof Structures
Slab on grade
Reinforced concrete slab on grade, 5" 22,500 SF $15.00 $337,500 Suspended floors and Roofs
Structural steel framing (12 lb/sf) 270 TN $8,000.00 $2,160,000 Metal deck with concrete topping - floor 22,500 SF $19.00 $427,500 Metal deck - roof 24,750 SF $12.00 $297,000
Fireproofing steelwork
Sprayed fireproofing steelwork 270 TN $450.00 $121,500
Miscellaneous
Miscellaneous metal, framing backing, equipment support framing 45,000 SF $3.00 $135,000 Sub-Total: 3 Floor & Roof Structures 45,000 SF $77.30 $3,478,500 August 18, 2023

Page 30 of 39 ends

Option 4
Construction Cost Detail - Option 3 Building
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
4 Exterior Cladding
Exterior Façade (0.6 ratio/GFA)
Metal studs framing, sheathing, waterproofing, insulation 20,250 SF $30.00 $607,500 Exterior finishes
Metal panel or wood panel, cement plaster 20,250 SF $54.00 $1,093,500 Interior finish to exterior walls
Gypsum board lining 20,250 SF $5.50 $111,375
Windows, glazing and louvers
Aluminum glazed window and storefronts (25% of wall area) 6,750 SF $130.00 $877,500 Fascias, bands, screens and trim
Miscellaneous architectural features, window canopy, trims, mechanical screen 45,000 SF $5.00 $225,000 Exterior doors, frames and hardware
Exterior storefront entry doors, metal doors 1 LS $50,000.00 $50,000 Sub-Total: 4 Exterior Cladding 45,000 SF $65.89 $2,964,875 5 Roofing and Waterproofing
Roofing
Claytile roofing and insulation 24,750 SF $35.00 $866,250 Waterproofing 24,750 SF $6.00 $148,500
Roofing upstands and sheetmetal
Miscellaneous flashing and sheet metal 24,750 SF $10.00 $247,500 Caulking and sealants 45,000 SF $1.50 $67,500
Sub-Total: 5 Roofing and Waterproofing 45,000 SF $29.55 $1,329,750 Total - A) Shell (1-5) 45,000 SF $218.84 $9,847,688
B) Interiors (6-7)
6 Interior Partitions, Doors and Glazing
Partitions
Metal studs partition with gypsum board lining and insulation (0.045 ratio/GFA) 45,000 SF $24.00 $1,080,000 Interior Door and Glazing 45,000 SF $6.00 $270,000
Sub-Total: 6 Interior Partitions, Doors and Glazing 45,000 SF $30.00 $1,350,000

Page 31 of 39 ends

Option 4
Construction Cost Detail - Option 3 Building
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
7 Floor, Wall and Ceiling Finishes
Floors
Ceramic tiles at toilet, resilient flooring, sealed concrete at mechanical spaces and carpet throughout 45,000 SF $13.00 $585,000
Bases
Ceramic tiles at restrooms, resilient/wood base throughout 45,000 SF $1.50 $67,500 Walls
Ceramic tiles to toilet, acoustical wall panel, paint throughout 45,000 SF $9.00 $405,000 Ceilings
Gypsum board ceiling, ACT ceiling, and painted exposed ceiling 45,000 SF $13.00 $585,000 Sub-Total: 7 Floor, Wall and Ceiling Finishes 45,000 SF $36.50 $1,642,500 Total - B) Interiors (6-7) 45,000 SF $66.50 $2,992,500
C) Equipment and Vertical Transportation (8-9)
8 Function Equipment and Specialties
Specialties
Building specialties such as toilet cubicles and accessories, markerboard and tackboards, mirror, fire extinguisher cabinets, lockers and bench 45,000 SF $3.00 $135,000 Signage - Code, Directional and Exterior ID 45,000 SF $1.75 $78,750 Exterior signage 1 LS $20,000.00 $20,000
Window shade, manual 6,750 SF $16.00 $108,000
Cabinets and countertops
Fixed casework and millwork 45,000 SF $9.00 $405,000
Equipment
Library shelving/stacks, book detection system 45,000 SF $50.00 $2,250,000 Sub-Total: 8 Function Equipment and Specialties 45,000 SF $66.59 $2,996,750

Page 32 of 39 ends

Option 4
Construction Cost Detail - Option 3 Building
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
9 Stairs and Vertical Transportation
Stairs
Concrete filled metal pan staircase, finish and railings 2 FLT $35,000.00 $70,000 Elevators
New traction passenger elevator, 2-stop 1 EA $200,000.00 $200,000 Sub-Total: 9 Stairs and Vertical Transportation 45,000 SF $6.00 $270,000 Total - C) Equipment and Vertical Transportation (8-9) 45,000 SF $72.59 $3,266,750 D) Mechanical and Electrical (10-13)
10 Plumbing Systems
Plumbing systems
General Plumbing Equipment 45,000 SF $1.59 $71,550
Sanitary Fixtures 45,000 SF $2.50 $112,500
Rough-ins 45,000 SF $1.15 $51,750
Domestic Cold Water piping 45,000 SF $4.87 $219,150
Domestic Hot Water Piping 45,000 SF $4.18 $188,100
Waste Piping 45,000 SF $5.36 $241,200
Vent Piping 45,000 SF $4.39 $197,550
Roof Drainage 45,000 SF $2.01 $90,450
Condensate Drainage 45,000 SF $0.32 $14,400
Misc. plumbing - test/clean, start-up, commissioning, seismic bracing and penetrations & firestopping 45,000 SF $1.99 $89,550
Sub-Total: 10 Plumbing Systems 45,000 SF $28.36 $1,276,200

Page 33 of 39 ends

Option 4
Construction Cost Detail - Option 3 Building
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
11 Heating, Ventilation and Air Conditioning
HVAC System
Chilled Water Equipment 45,000 SF $2.63 $118,350
Condenser Water Equipment 45,000 SF $1.78 $80,100
Heating Hot Water Equipment 45,000 SF $1.26 $56,700
Condenser Water Piping 45,000 SF $3.95 $177,750
Chilled Water Distribution 45,000 SF $5.64 $253,800
Hot Water Distribution 45,000 SF $6.97 $313,650
Air Side Equipment: Air Handling Units, DX ancoils/Splits, Terminal Units, Exhaust Fans 45,000 SF $16.87 $759,150
Air Distribution: ductwork, insulation, air distribution registers, manual volume dampers, flexible duct 45,000 SF $21.82 $981,900
Misc. HVAC - test/clean, start-up, commissioning, seismic bracing and penetrations & firestopping 45,000 SF $4.90 $220,500
Integrated Automation
Controls & Instrumentation 45,000 SF $11.13 $500,850
Sub-Total: 11 Heating, Ventilation and Air Conditioning 45,000 SF $76.95 $3,462,750 12 Electrical Lighting, Power and Communications
Service and distribution
Service and distribution, including panelboards, transformer, feeders and grounding 45,000 SF $16.00 $720,000
Mechanical and equipment connections, including HVAC/plumbing and misc equipment connections 45,000 SF $7.00 $315,000
Convenience power 45,000 SF $8.00 $360,000
Lighting and lighting control
Lighting and Lighting switching and controls including toggle switches, dimmers, occupancy sensors, and daylighting sensors 45,000 SF $34.00 $1,530,000 General conditions / General requirements - Includes Small Tools, Office Staffing, Indirect Labor, Cosumables, Equipment Rental & General Expenses 45,000 SF $12.00 $540,000

Page 34 of 39 ends

Option 4
Construction Cost Detail - Option 3 Building
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Communications
Telephone Data Systems 45,000 SF $12.50 $562,500
Paging system 45,000 SF $3.50 $157,500
Audio Visual - roughin only 45,000 SF $1.50 $67,500
Electrical Safety And Security
Security system, access control and CCTV 45,000 SF $8.00 $360,000 Fire alarm System 45,000 SF $7.50 $337,500
Sub-Total: 12 Electrical Lighting, Power and Communications 45,000 SF $110.00 $4,950,000 13 Fire Protection Systems
Wet-pipe sprinklers system 45,000 SF $9.00 $405,000
Sub-Total: 13 Fire Protection Systems 45,000 SF $9.00 $405,000 Total - D) Mechanical and Electrical (10-13) 45,000 SF $224.31 $10,093,950

Page 35 of 39 ends

Option 4
Construction Cost Detail - Option 3 Site Development
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
F) Site Work (16-18)
16 Site Preparation and Demolition
Selective demolition and removal
Site clearing and demolition (assumed no building structure to be removed) 60,000 SF $2.50 $150,000 Earthwork
General site grading and compaction 60,000 SF $3.00 $180,000 Erosion Control 60,000 SF $0.75 $45,000
Sub-Total: 16 Site Preparation and Demolition 60,000 SF $6.25 $375,000 17 Site Paving, Structures & Landscaping
Paving
Asphalt paving at parking, concrete pavers, standard concrete paving elsewhere 27,500 SF $18.00 $495,000 Landscaping and irrigation
Allowance for landscaping, trees, shrubs and ground cover 10,000 SF $15.00 $150,000 Irrigaton 10,000 SF $5.50 $55,000
Site structures
Allowance for site walls, curb, planter wall and perimeter fencing 60,000 SF $10.00 $600,000 Specialties
Site specialties such as bike racks, trash receptacle, benches 60,000 SF $0.35 $21,000 Signage, ADA signs, parking striping 60,000 SF $0.50 $30,000 Sub-Total: 17 Site Paving, Structures & Landscaping 60,000 SF $22.52 $1,351,000 18 Utilities on Site
Storm drainage
Drainage system including piping, area drain, catch basin, cleanouts, trench drain 60,000 SF $2.00 $120,000 Storm water capture, assume 4,000 sf x 6' deep 24,000 CF $9.00 $216,000 Sewer
PVC piping, connections including trenching and backfill, 6" 300 LF $180.00 $54,000 Manhole 1 EA $8,500.00 $8,500
Cleanouts 2 EA $1,800.00 $3,600
Connect to existing 1 EA $2,200.00 $2,200
Connect to Building 1 EA $2,200.00 $2,200
August 18, 2023

Page 36 of 39 ends

Option 4
Construction Cost Detail - Option 3 Site Development
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Rate Total Cost
August 18, 2023
Domestic water
PVC piping, connections including trenching and backfill, 4" 300 LF $160.00 $48,000 Backflow prevener, 6" 1 EA $14,000.00 $14,000
Meter 1 EA $750.00 $750
Connect to existing 1 EA $2,200.00 $2,200
Connect to Building 1 EA $2,200.00 $2,200
Fire water
PVC piping, connections including trenching and backfill, 6" 300 LF $160.00 $48,000 Connect to existing 1 EA $2,200.00 $2,200
Connect to Building 1 EA $2,200.00 $2,200
Backflow prevener, 6" 1 EA $14,000.00 $14,000
Fire hydrant, 6" 1 EA $12,000.00 $12,000
Fire department connection including (1) post-indicator valve 1 EA $9,500.00 $9,500 Site Electrical
Site distribution including transformer, feeder 1 LS $150,000.00 $150,000 Telecommunication 1 LS $60,000.00 $60,000
Electric Vehicle Charging Station - Dual Level 2 EVCS with Base - allow 5 EA $21,000.00 $105,000 Site lighting 60,000 SF $1.50 $90,000
Sub-Total: 18 Utilities on Site 60,000 SF $16.11 $966,550 Total - F) Site Work (16-18) 60,000 SF $44.88 $2,692,550

Page 37 of 39 ends

Option 4
Alternate
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Code Quantity Unit Unit Cost Total Cost
New Planter at Plaza Deck (Option 2)
Concrete planter wall, 30" high 925 SF $75.00 $69,375
Plaster finish ith paint to planter wall 925 SF $30.00 $27,750 Waterproofing 2,486 SF $12.00 $29,832
Planter soil 159 CY $75.00 $11,924
Landscaping and irrigation 1,561 SF $30.00 $46,830
Drainage 6 EA $2,000.00 $12,000
Markups
Design Contingency 15.00 % $197,711.31 $29,657
Escalation 6.93 % $227,368.00 $15,746
General Conditions 8.00 % $243,114.06 $19,449
General Requirements 4.00 % $243,114.06 $9,725
Subcontractor Default Insur. 1.20 % $243,114.06 $2,917
General Liability Insurance 1.50 % $272,287.75 $4,084
Overhead & Profit 4.50 % $279,289.43 $12,568
$291,857
August 18, 2023

Page 38 of 39 ends

(Option 3 and 1a)
Market Snapshot
Glendora Library Structural Analysis & Expansion
Feasibility Study SOPC
Project Escalation Forecast
Estimate Date 07/24/23
Construction Start 09/01/24
Construction Midpoint 03/01/25
Construction Completion 08/31/25
Construction Buyout 09/01/24
Construction Duration 364 Days
Construction Duration 12 months
Year Time Rate Total Rate
### 2023 0.44 7.86% 3.47%
### 2024 0.67 5.0% 3.3% 6.93%
Total Escalation to Start Date 6.93%
August 18, 2023
Cumming revises our escalation forecast on a quarterly basis. All rates subject to change with market conditions.

Confidential - Not For Public View Page 39 of 39
Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page C.1
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX C: Mechanical, Electrical, & Plumbing
Assessment Report
Glendora Public Library Expansion Study

Page 1 ends

August 8, 2023
P2S Project #23-0674
www.p2sinc.com
Glendora Public Library
Expansion Study
Final Submission
Glendora Public Library Expansion Study

Page 2 ends

Table of Contents
Table of Contents ....................................................................................................................................2 Mechanical Assessment ...........................................................................................................................3 Existing Conditions ..............................................................................................................................3 Estimated Loads vs. Capacity............................................................................................................ 10 Observed Deficiencies......................................................................................................................... 11 Expansion and Improvement...................................................................................................................13 Department Needs ..............................................................................................................................13 Recommendations ..................................................................................................................................14 Option 1..............................................................................................................................................14 Option 2 .............................................................................................................................................17 Expansion of existing Chilled / Hot Water Plants: ...............................................................................20 Extension of Chilled/Hot water loop to new addition:..........................................................................20 Electrical Assessment..............................................................................................................................21 Electrical Capacity .............................................................................................................................21 Electrical Distribution ......................................................................................................................... 22 Utility Power Conditioning..................................................................................................................22 Standby Power ..................................................................................................................................23 Electrical Distribution - Options for Consideration..............................................................................24 Receptacles, Lighting, and Device Power ...........................................................................................25 Receptacles and Device Power - Options for Consideration ............................................................... 26 Auxiliary/Mechanical - Options for Consideration ..............................................................................26 Interior Lighting - Options for Consideration ...................................................................................... 27 Exterior Lighting - Options for Consideration ..................................................................................... 27 Lighting Controls - Options for Consideration.................................................................................... 27 Plumbing Assessment ............................................................................................................................ 29 Existing Conditions ............................................................................................................................ 29 Department Needs .............................................................................................................................35 Recommendations .............................................................................................................................35 Technology Assessment......................................................................................................................... 37 Physical Security Assessment ................................................................................................................ 37 Glendora Public Library Expansion Study

Page 3 ends

Mechanical Assessment
The HVAC system at Glendora Library utilizes a mix of hydronic systems and standalone DX packaged and split AC systems. The equipment comprises a combination of original components, replacements, and additions made throughout the years. Moreover, a separate system serves the newly constructed west-side library addition. To accommodate the planned expansion, the existing system capacity will require expansion.

Existing Conditions
MPR + 1st Floor
The library's first floor utilizes a dual duct air handling system (AHU-1) that supplies air to a hot and a cold plenum. These two plenums connect to 8 mixed air ducts equipped with 16 dampers (See Figure 1 below). These dampers regulate the air temperature in 8 distinct zones spanning the entire first floor of the library. (See Figure 2 below)
Figure 1: Original air conditioning zones for (AHU-1) serving the first floor.

Throughout the life of the library, as the need for additional office spaces was observed, portions of the stacks area and children's area were carved off to be dedicated to office spaces or small group meeting rooms. As these spaces were added to the main library, it does not appear that the existing air handling system was modified to accommodate the changes. These additional spaces are shown on the plan above with bright red lines.

Glendora Public Library Expansion Study

Page 4 ends

Figure 2: Existing double duct plenums with mixing dampers During our site investigation, facility personnel noted that the controls for the air handling system are managed by Siemens and that they have limited control and access to the system. They also noted that due to changes to the spaces, some portions of the floor feel hotter while the other portions are freezing. This can be due to multiple factors, such as dampers not working properly, or the fact that the additional office spaces have isolated one of the thermostats from the rest of the building.

Furthermore, a portion of the air distribution ducts are embedded within the structural beams which poses additional challenges to proper adjustment of zones within this area. Because of this condition, there are not many opportunities for reprogramming of the stacks area. (See Figure 3 below) Figure 3: Ducts embedded within concrete beams.

Glendora Public Library Expansion Study

Page 5 ends

Like the first floor, under the old design, a smaller dual duct air handling unit (AHU-2) catered to the entire second floor, including the multi-purpose room (also called the Forum), staff lounge, and what previously used to be a storage space. The multi-purpose room has a retractable wall in the middle that divides the room into two smaller areas. Hence, the multi-purpose room is divided into two zones to better control each smaller room's temperature. AHU-2 also feeds into a hot and cold plenum on the first floor above the offices (see Figure 4 and Figure 5 below). Under the original design, the aforementioned hot and cold plenums fed into six thermal zones on the second floor, including the Forum, staff lounge, lobby, the old history society, and the old storage and tech services. However, later modifications were made to the library that changed the storage and tech services room into a bookstore and the history society room into an IT closet. As a result of these changes, the original HVAC system was modified. A package system was added on the roof, which served both the bookstore and the staff lounge. Three split air conditioning units were also added to provide cooling for the IT closet.

Refer to “IT room” and “Bookstore and Staff Lounge” sections below for more information.

Figure 4: Original air conditioning distribution on first floor for (AHU-2) serving the second floor.

Glendora Public Library Expansion Study

Page 6 ends

Figure 5: Original air conditioning zones for (AHU-2) serving the second floor.

Glendora Public Library Expansion Study

Page 7 ends

Both AHU-1 and AHU-2 take the air from the mechanical room (See Figure 6 below), filter it, and feed it to the building after passing through the cooling or heating coils. A return duct from each area returns the air to the mechanical room. There are two Fresh air intake louvers mounted on the exterior face of the mechanical room. Hence, the entire mechanical room is a mixing chamber for mixing the return air and fresh outside air. This arrangement might have worked in the past, but it lacks controllability.

Figure 6: Air intakes for both AHU-1 and AHU-2
Both air-handling units are served by a central chiller and boiler system. The existing chiller system is housed within a chain-linked area situated at the rear of the building. It consists of a Baltimore Aircoil Company (BAC) evaporative cooling system and a packaged Chiller system comprising two Multistack modules and chilled water pumps.

Glendora Public Library Expansion Study

Page 8 ends

IT Room
The IT closet (MDF room) on the second floor of the existing library is being served by three mini-split cooling systems. Two of the existing split systems are manufactured by Mitsubishi, and the third one is manufactured by Fujitsu. The three split systems can provide 10.25 tons of cooling for the MDF room (See figure 7 below).

Figure 7: Three split systems serving the IT closet.

Bookstore and Staff Lounge
The bookstore and the Staff Lounge are being served by a packaged system (AC-1) located on the roof that feeds down to serve both spaces. It is believed that the package system is being controlled by a thermostat located inside the bookstore. The temperature inside the staff lounge is believed to be controlled by a separate thermostat combined with a zone damper creating a Variable Volume and Temperature (VVT) system.

Glendora Public Library Expansion Study

Page 9 ends

Westside addition (Friends Room)
The Westside addition is being used as a community gathering room. A packaged system (AC-2) is dedicated to serving this room. This packaged system is manufactured by International Comfort Products and is capable of producing 57,000 Btu/Hr of cooling. This unit at first glance appeared to be in fair condition; however, upon further investigations it was noted that the air intake of the unit was closed off with a plate screen that is heavy enough to prevent any outdoor air entering the unit.

Existing Chiller (CH-1) and Condensers (CD-1)
The Chiller plant is in the mechanical yard on the back side of the library, next to the parking lot. The original chillers were replaced in 2019. The chillers are inside a container that also houses two condenser pumps and heat exchangers. The existing chillers are Multistack modular chillers consisting of two modules, each having (2) two 25-ton compressors for a total of 100-ton cooling capacity. The chillers are being served by an evaporative condenser manufactured by Baltimore Aircoil Company (BAC) with 1518.00 MBH capacity (See Figure 8 below). The condenser is located next to the chiller box (See Figure 9 in the subsequent sections of this report).

Figure 8: Multistack Chiller and Condensers inside the mechanical yard Existing Boiler (B-1)
The existing boiler is brand new to the building. According to the information provided to us by the staff, this boiler was replaced in May of 2023. The existing boiler is manufactured by Raypack and is a condensing type. Our team did not have the opportunity to visit the boiler, but considering it has recently been installed, we expect that the existing boiler is in good shape. From the manufacturer data provided to us by the staff, this boiler is rated for 850,000 Btu/hr input and can produce 826,200 Btu/hr output. It appears that the existing boiler has enough capacity for the existing building, but not for the new additions.

Glendora Public Library Expansion Study

Page 10 ends

Consolidated table of each system
Equipment Area
Served
Manufacturer Model Cooling
Capacity
(BTU/HR)
Heating
Capacity
(BTU/HR)
Age
(years)
Estimated
Useful Life*
(years)
AHU-1 1
st Floor Carrier 39CB1301UA20 790,000 750,000 53 15
AHU-2 2
nd Floor Carrier 39C110 540,000 430,000 53 15
AC-1 Bookstore
/ Lounge
Carrier 50TCQA06A2A6A0A0A0 61,500 58000 13 15
FC-1/CU-1 IT Room Fujitsu AOU36RLXB 33,000 34000 Unknown 15 FC-2,3/CU-2 IT Room Mitsubishi PUMY-P60NKMU1 60,000 66000 6 15 AC-2 West
Expansion
ICP PHN360000H00A1 57,000 55000 15 15
CH-1 AHU-1 /
AHU-2
Multi-Stack (2)MS050XN1H1A0AOC410A1,237,200 N/A 4 20
CD-1 CH-1 BAC VC1-90P 1,518,000 N/A 4 20
B-1 AHU-1 /
AHU-2
Raypak H7-0856L - 826,200 1 25
*Information is based on “ASHRAE Equipment Life Expectancy Chart” of ASHRAE Applications handbook chapter 37 Estimated Loads vs. Capacity
The ventilation rate estimation of the existing library was conducted by utilizing a range of 400 to 450 CFM (cubic feet per minute) across the cooling and heating coils. A range of 200 to 300 square feet per ton was employed to estimate the cooling load of the new addition. Manufacturers' published data or submittals were relied upon to obtain information regarding the chillers, condensing unit, packaged AHU, and DX AC systems. This data provided valuable insights into the specifications and performance of the equipment. By combining these methods and utilizing the available manufacturer-provided information, the load of the existing library was estimated, and the requirements for the new addition were determined. Informed decisions were made based on these estimations to ensure optimal performance of the HVAC system for the entire facility.

Area Area (SF) Installed
Cooling
Capacity
Estimated
Cooling Load
Installed
Heating
Capacity
Estimated
Heating Load
1 st Floor minus
Mechanical
room
21,330 790,000 731,300 750,000 319,950
Forum + 2nd
floor lobby
4000 540,000 192,000 430,000 60,000
IT Room 320 93,000 76,800 - -
Bookstore +
Staff Lounge
1600 61,500 54,860 58,000 24,000
Friends Room 2340 57,000 93,600 55,000 35,100
Glendora Public Library Expansion Study

Page 11 ends

Observed Deficiencies
Age and condition issues:

The survey of the existing building determined that the two air handling units currently in place were original to the building. However, numerous deficiencies were observed during the assessment process.

One significant issue identified was the presence of multiple leaks in both air handling units. These leaks were causing inefficiencies in the system and compromised the overall performance and significantly reducing capacity. Furthermore, the bottom side of both air handling units has rusted, and condensate water leaks into the floor from the bottom. Not to mention that the existing condensate traps provided on these air handling units are installed incorrectly, possibly the main reason for the rusting at the bottom (See Figure 8 below).

Figure 9: Incorrect condensate trap and rusted walls on AHU-2 Furthermore, based on our conversations with the tenants, it became apparent that there were complications with the zoning of the air handling units. The zones were found to be misconfigured, leading to improper distribution of conditioned air throughout the building. This resulted in inconsistent temperatures and discomfort for the occupants.

Addressing these deficiencies and rectifying the problems with the air handling units and zone configurations became imperative to improve the overall functionality and comfort of the building.

Capacity issues:

The current library spans approximately 33,500 square feet. Assuming an average cooling load of 350 square feet per ton, the estimated total cooling load for the existing library is around 96 tons, equivalent to 1,152,000 BTU/hr. It should be noted that these calculations are based on assumptions due to the absence of envelop details. Nevertheless, the existing air handling unit and chiller operate at their maximum capacity, set at 1,237,200 BTU/hr. With no spare capacity, the current air handling unit and chilled water system cannot accommodate any additions or expansions to the existing building.

Glendora Public Library Expansion Study

Page 12 ends

Code violation issues:

During the site visit a few code violations were observed that will need to be remedied as part of the renovation project. Below is a list of issues noted during the site visit:
1- In the Friends Room, the sanitary vent pipe termination above the roof is too close to the fresh air intake of the air handling unit AHU-4
2- The fresh air intake for the AHU-4 serving the Friends Room is blocked off. 3- The condensate drains serving several air handling units are not installed correctly and need to be corrected.

Glendora Public Library Expansion Study

Page 13 ends

Expansion and Improvement
There are two general concepts proposed for the new addition to the library. • Option 1: considers using the courtyard and adding a second story to the main lobby. A twostory addition will also be added on the west side incorporating the Friends room. This option will increase the library’s square footage by about 11,500 square feet to a total of 45,000 square feet.
• Option 2: aims to utilize the adjacent property around the library for two-story additions, which will increase the total square footage of the library by 18,130 square feet to the total of 51360 square feet.

Under both options, about 4,000 square feet and over 9,000 square feet of assembly spaces are being added to the first and second floors. Both Expansion programs will also house over 4500 square feet of library spaces, about 2000 square feet of reading spaces, and over 5831 square feet of business spaces.

Moreover, the new addition will have about 2500 square feet dedicated to the mechanical room and storage spaces.

First Floor Area (SF) Cooling load
(SF/Ton)
Cooling
Load (Ton)
Heating load
(BTU/SF)
Heating Load
(Btu/Hr)
Assembly 1 1458 200 7.3 15 21870
Assembly 2 2346 200 11.7 15 35190
Library Stacks 10072 300 33.6 15 151080
Business 5831 300 19.4 15 87465
Storage 2009 500 4.0 15 30135
Second floor Area (SF) Cooling load
(SF/Ton)
Cooling
Load (Ton)
Heating load
(BTU/SF)
Heating Load
(Btu/Hr)
Assembly 1 4368 200 21.8 15 65520
Assembly 2 4832 200 24.2 15 72480
Reading room 1728 300 5.8 15 25920
Library Stack 3491 300 11.6 15 52365
Storage 460 500 0.9 15 6900
Business 7834 300 26.1 15 117510
Total Cooling
Demand (ton) 166.5
Total Heating
Demand
(MBH)
666.4
Department Needs

1. HVAC zoning to adequately serve each area’s comfort and ventilation needs; approximately 12- 20 zones based on the new building expansion schematic plan for location 3.

2. Balance equipment efficiency to minimize utility costs with ease of maintenance.

Glendora Public Library Expansion Study

Page 14 ends

Recommendations
While the two options for expansion listed above are different from the Architectural standpoint, our recommendations for both options are similar.

Option 1

1. Replace both AHU-1 and AHU-2: As was mentioned under deficiencies, both AHU-1 and AHU-2 are original to the building and are past their useful life. Both air handling units have major leaks and show signs of deterioration, especially on the lower part. We recommend replacing both AHU-1 and AHU-2 with new and more efficient air-handling units. The replacement can be with an in-kind model, however, considering the minimum flexibility available on the routing of ductworks, we recommend using air handling units with VAV reheat coils for more flexibility and efficiency.

2. Replace ductworks within the existing Library: Because of the existing air distribution system arrangements and the fact that portions of the existing ductwork run through concrete beams, there is not much flexibility within the air distribution system to accommodate deviations from the original space programming of the library. Hence, if the owner decides to reprogram the spaces within the book stacks area, the entire ductwork system shall be replaced with more efficient systems. At this point, using VAV boxes with hydronic reheat coils is recommended. If the client is seeking to restore the original programming of the spaces (i.e., removing all offices that were added throughout the time), at a minimum, both air handling units shall be replaced with in-kind as the existing air handling units are in bad condition and past their useful life.

3. Expand the Central Chiller and boiler plant and loops, relocate Emergency Generator as needed: For the expansion, we recommend expanding the central chillers and boiler plants and extending the chilled/hot water loops to the new addition (Please see the subsequent “Expansion of existing Chiller / Boiler plant” and “Extension of Chilled/Hot Water loop” sections below). Using Central AHU on the roof to provide cooling and ventilation. Ductwork connects AHU to VAV boxes (located above-ceiling throughout the building) for zoning. Heating is provided at VAV box coils with hydronic heating coils. A total of two (2) air handling units will be required.

Since the existing system does not have additional capacity for the additional spaces, it is recommended to increase the capacity of the existing chiller and boiler plants to accommodate the additional loads and extend the chilled and hot water loop to the new buildings. Because the existing facility is already on the chilled/hot water system, expanding on the current system appears to be more cost-effective. Secondly, water-cooled systems offer enhanced cooling performance and reliability. These systems are also known for their simplicity and longer useful life, leading to improved reliability and reduced downtime. Furthermore, water-cooled systems provide flexibility for future expansion or modifications. Adjusting the system's capacity to meet changing cooling requirements is relatively straightforward by adding or removing chillers, pumps, or cooling towers. This adaptability allows the chilled water plant to accommodate growth without significant disruptions to the facility's operations. Lastly, from a maintenance standpoint, it would be more efficient to have similar equipment in the facility rather than having a variety of different types of equipment, each with varying requirements of maintenance.

Glendora Public Library Expansion Study

Page 15 ends

4. If Item 2 above is not acceptable, provide new packaged units: If item 3 mentioned above is not acceptable due to the costs associated with the expansion of the existing Chilled / Hot water plants, and possible relocation of the generator, a cheaper alternative would be to provide two new packaged rooftop units with hydronic VAV reheat coils to serve the additional spaces. It is worth mentioning that while this option is cheaper from the installation cost standpoint, the maintenance cost and the life expectancy of this system is lower and may eventually outweigh the lower initial costs.

5. Remove the package unit serving staff lounge, and reconnect these rooms to the AHU-2:

Considering that the Bookstore and the Staff Lounge were originally served by the AHU-2, and considering that the package unit serving these spaces is at the end of its useful life, we recommend demolishing the existing package unit serving the staff lounge and the Bookstore and providing new VAV system served by the new AHU-2.

6. Remove Package unit serving the friends room and serve friends room with AHU serving the addition: The package unit serving the Friends Room will be removed as part of the expansion.

Because of the code issues associated with this unit and considering the fact that this unit is at the end of its useful life, we recommend that the Friend’s room be served by the new air handling unit that will be serving the new addition building.

7. Keep the split units serving the IT closet: The cooling systems serving the IT closet are relatively in good working condition. We recommend keeping the existing two split systems that serve the IT closet.

8. Update the control system: Per the information provided by the facilities personnel, the existing control system does not offer enough controllability for the personnel. Considering the fact that the existing air handling units will be replaced, and at least two new air handling units will be added to the facility, we recommend a new control system be provided for the entire library.

The control system for the new library needs to be simple yet code compliant. CO2 sensors shall be provided in all high-density spaces, such as assembly and meeting rooms. CO2 sensors shall monitor CO2 levels in the space and increase ventilation as needed.

Glendora Public Library Expansion Study

Page 16 ends

Figure 10: Option 1 proposed mechanical Layout
Glendora Public Library Expansion Study

Page 17 ends

Option 2

3. For the new expansion buildings, a few HVAC system types are worth considering. a. Expand the Central Chiller and boiler plant and loops, relocate Emergency Generator as needed: Expanding the central plant chillers and boiler and extending the chilled water and hot water loops to the new addition. Using Central AHU to provide cooling and ventilation. Ductwork connects AHU to VAV boxes (located above-ceiling throughout the building) for zoning. Heating is provided at VAV box coils with hydronic heating coils.
i. AHU is located outdoors on the roof, packaged chilled water cooling. Or… ii. AHU located indoors if the space has exterior wall that can be louvered for outside air intake and louvered for relief air.
b. If Item a above is not acceptable, provide new packaged units: Using DX packaged AC units providing cooling, and ventilation. Ductwork runs from the AC units to each zone, for individual zone control and ventilation. AC units located outdoors on roof, packaged with DX cooling, or the AC unit located indoors if space has exterior wall that can be louvered for outside air intake and louvered for relief air. Split DX condensing unit separately located outdoors, connected to AC units by refrigerant piping.

4. Keep the split units serving the IT closet: The cooling systems serving the IT closet are relatively in decent condition. We recommend keeping the existing two split systems that serve the IT closet.

5. Remove the package unit serving staff lounge, and reconnect these rooms to the AHU2:Considering that the Bookstore and the Staff Lounge were originally served by the AHU-2, and considering that the package unit serving these spaces is at the end of its useful life, we Glendora Public Library Expansion Study

Page 18 ends

recommend demolishing the existing package unit serving the staff lounge and the library and providing new VAV system served by the new AHU-2.

6. Remove Package unit serving the friends room and serve friends room with AHU serving the addition: The package unit serving the Friends Room will be removed as part of the expansion.

7. Update the control system: Per the information provided by the facilities personnel, the existing control system does not offer enough controllability for the personnel. Considering the fact that the existing air handling units will be replaced, and at least two new air handling units will be added to the facility, we recommend a new control system be provided for the entire library.

Glendora Public Library Expansion Study

Page 19 ends

Figure 11: Option 2 proposed mechanical Layout.

Glendora Public Library Expansion Study

Page 20 ends

Expansion of existing Chilled / Hot Water Plants:

The existing chiller is modular and manufactured by Multistack. The current Modules can handle 50 cooling tons. Based on coordination with the manufacturer's representative, there is a possibility for replacement of the existing modules with 70-ton modules, thus expanding the capacity from 100 to 140 tons is possible within the existing chiller enclosure. However, the expected total load of the library with the new expansion is expected to exceed 140-ton. Therefore, we recommend the chiller plant extension to include a second chiller enclosure. Adding a second chiller enclosure or upgrading the existing chiller modules will require upgrading the existing evaporative condenser unit.

Considering the space constraints within the existing utility yard on the back of the building, the available options are either adding a second chilled water plant or relocate the existing Emergency generators to a different location outside of the utility yard to allow for addition of a new chiller box.

Figure 12: Mechanical Yard arrangements
As was mentioned before, the existing boiler has recently been replaced. Based on the manufacturer information this boiler has enough capacity to support the heating needs for both the existing building and the addition. Hence, we recommend keeping the existing boiler.

Extension of Chilled/Hot water loop to new addition:

Chilled water needs to extend to the Air Handling Units on the new addition roof. We propose routing the chilled/hot water pipes along the side of the existing building, and through the new addition to the related equipment.

With the addition of new VAV reheat units throughout the existing library and the new addition, the existing heating hot water loop shall be extended to serve the VAV boxes within each zone as needed.

Glendora Public Library Expansion Study

Page 21 ends

Electrical Assessment
The library’s electrical system covers both its facility, and the neighbouring City Hall and Police station, with a central 480Y/277V switchboard ‘MS’. This electrical system includes two paralleled, standby power generators for backup on utility power loss. The library’s remaining electrical infrastructure has changed little from the original 1970s design. Fluorescent lamp fixtures and receptacle coverage are consistent, with mechanical systems having a few more upgrades in the interim. The proposed additions and alterations will necessitate expanding the electrical equipment and devices, correcting several deficiencies, and tentative remodels of existing spaces.

Electrical Capacity
The main electrical service for the library consists of a 1,600Amp, 480Y/277V switchboard ‘MS’. The electrical service room resides on the east side of the ground level, with an SCE pad mount transformer feed from the exterior east parking lot (2nd level). ‘MS’ energizes both the City Hall and Police Station facilities via underground ductbanks.

The existing electrical infrastructure at the library has adequate capacity to serve additional loads:

1. The existing service switchboard ‘MS’ has a capacity of 1600 Amps.

2. The existing SCE transformer has a capacity of 500kVA, equivalent to 600 Amps. (Note that facility equipment designs require greater capacity than utility electrical loads)

3. Existing four (4) 4” conduits from SCE transformer to switchboard ‘MS’ will permit only 1200 Amps per latest SCE standards.

If it is determined that additional power is necessary beyond the 600 Amp transformer, SCE could replace the transformer with a larger unit. Note that the existing raceways will cap the limit to 1,200 Amps. The anticipated electrical load of the library is 18W/ft2. For an 16,000 ft addition, this would equate to approximately 300 kiloWatts, an additional 600 Amps (nominally). The existing 1200 Amp infrastructure should be able to accommodate.

Figure13: Utility Service Transformer Figure14: ‘MS’ Switchboard Glendora Public Library Expansion Study

Page 25 ends

a. During coordination with SCE regarding service capacity, inquiry shall be made if SCE can provide any solution to the issue.

5. Existing 1970 branch electrical panels LX, LA, A, A2, and B are deficient for fault protection and lack spare capacity for additional circuits.
a. Replace panelboards: 72 poles, 225Amp, recessed 208/120V, copper bus. (100 Amps for panel ‘LX’)
b. Reconfigure panels A and A2 with listed Bus-feed through configuration.

6. The existing 1970 Motor Control Center ‘MCC’ distribution Panels are deficient for fault protection and lack spare capacity for upgrades.
a. Replace with Distribution Panelboards: 72 poles, 400Amp, recessed 408Y/277V, copper bus.

7. The existing two (2) 480-208Y/120V transformers at electrical room do not have secondary overcurrent protection within 25 ft.
a. Provide fused switch or enclosed breaker at each transformer – 3p-400Amps.

8. Existing two (2) generators at exterior east inhibit extension to chiller systems. a. Relocate generators to a new location.
b. Provide reconnection feeders to transfer switches.

Receptacles, Lighting, and Device Power

RECEPTACLES AND MECHANICAL DEVICES
Aside from aesthetics for surface-mount raceways in select locations, no other concerns were observed or brought to attention for the existing receptacles or power connections at the facility.

For the proposed alterations and additions, refer to “Receptacles and Device Power” and “Auxiliary/Mechanical” under the Options for Consideration section for extent of provisions.

INTERIOR LIGHTING
The facility’s existing lighting is consistent with the original 1970’s designs and is in mixed condition both aesthetically and functionally. Interior facilities are illuminated with fluorescent type fixtures with LED retrofit lamps. Many fixture housings are worn out, though the lenses appear to have been cleaned and maintained. Still the illumination output has depreciated enough for some lenses to be removed (center reading area). The required maintenance for the fixture includes re-lamping and ballast replacement.

Pending light fixtures are renovated, Title 24 would require that lighting power be restricted per the square footage of space (sections 141.0-I and 140.6).

Exit sign coverage appears adequate at egresses (corridors and exits). Emergency lighting is covered by the generator.

Glendora Public Library Expansion Study

Page 26 ends

EXTERIOR LIGHTING
Exterior lighting is consistent with the original 1970’s designs and is in mixed condition both aesthetically and functionally as well. Exteriors fixtures shall require limiting the amount of power they use where renovated.

LIGHTING CONTROLS
A majority of interior lighting controls consist of manual toggle switches, providing on/off operation only. Switches do not offer automated control or dimming capability. Ceiling motion sensors are present in select areas. Where lighting fixtures are rewired in any fashion, Title 24 would require that these areas have their controls upgraded as well (141.0-E). Exterior lighting controls shall require astronomical tracking and scheduling to limit lights to precise daylight operations.

FIRE ALARM
The library has an existing, complete manual fire alarm system by Fire-Lite. System is a non-proprietary system manufactured by Honeywell and offering readily available components. The system is up to date on tests; Central Monitoring Station: 1-866-890-1519, account A191358.

Where partition changes occur and spaces are re-purposed, fire alarm will need to be updated per building and fire code requirements.

Receptacles and Device Power - Options for Consideration

1. Devices for the building additions may include computer labs, conference rooms, collaboration spaces, and multimedia.
a. Provide receptacles per use of space:
i. Dedicated 1p-20A receptacles for each AV controller, projector, hand dryer, motorized door opener, drinking fountain, etc.
ii. (1) 1p-20A circuit per four (4) computer receptacles iii. (1) 1p-20A circuit per two (2) display screens/televisions iv. (3) 1p-20A circuits per four station cubicle office station v. Conference rooms – one receptacle for every 12ft of perimeter wall length vi. Floor outlets at conference rooms and central table locations

2. Receptacles for the renovations include those listed in the additions. a. Utilizing existing panelboards, A, A2, and B – panels shall be upgraded to additional breaker space capacity.

Auxiliary/Mechanical - Options for Consideration

1. New Mechanical Systems shall be added to accommodate building renovation. a. Install replacement feeders from new 600Amp, 480/277V distribution board. (Anticipate (3) 3p-50A feeders, and (2) 3p-100A feeders) b. Install circuits for accessory items from new 400Amp, 208/120V panelboard. (Anticipate (12) 1p-20A and (4) 2p-40A circuits)

2. Existing Mechanical Systems shall be altered/replaced. a. Install replacement feeders from the distribution board replacing MCC. (Anticipate (6) 3p-200A feeders)
Glendora Public Library Expansion Study

Page 27 ends

Interior Lighting - Options for Consideration

1. New additions/renovation - Interior lighting shall be energy code compliant (Title 24: sections 141.0-I and 140.6).
a. Install interior LED lighting and 277V circuiting to the addition building (color rendering index (CRI) of 90), similar to following:
i. 8ft length Pendant Linear LED: Open Areas, lobbies, centered in conference areas, etc.
(Basis Axis Lighting #BBRLED)

1. Account 13ft on-center lengthwise, and in rows 8ft apart (example 12 fixtures in a 16ft x 75ft area)
ii. 2x4 troffer LED: Offices and grid ceiling area
(Basis Mark Architectural Lighting #WHSPR)

1. Account 8ft x 8ft on-center grid (example 4 fixtures in a 15ft x 15ft area) iii. 8ft length recessed Linear LED: Restrooms
(Basis Axis Lighting #TB4SLED)

1. Account 3 fixtures per restroom.
iv. 4in or 6in downlight LED: restrooms, reception areas, larger conference areas (Basis Alphabet #NU6)

1. Account centered in restrooms, over reception desks, and on perimeter of conference spaces (example fixtures arranged for 6ft x 6ft center-tocenter square grid)

2. Existing interior lighting may not prove consistent with renovations; upgrades/alterations shall comply with latest energy codes (Title 24: sections 141.0-I and 140.6). a. Pending ceiling and structural changes: remove existing lighting and replace with new LED consistent to the addition/renovated areas’ lighting noted prior.

Exterior Lighting - Options for Consideration

1. Exterior site lighting may not prove aesthetically consistent with renovations; upgrades/alterations shall comply with latest energy codes (Title 24 - 141.0-L-ii-a&b, 130.2-C-1). a. Replace existing site lighting with LED equivalent in same locations of 1970s design plan. b. Provide LED wall packs over exterior exit ways (basis Lithonia WDGE2), 277V circuiting.

Lighting Controls - Options for Consideration

1. Where lighting is added or altered, lighting controls shall be compliant for latest energy codes (Title 24 - TABLE 141.0-E, 110.9-B-5).
a. Interior Additions - Install low-voltage interior lighting control system to building (nLight Eclypse basis):
i. Low-voltage dimming switches and relay pack in each space and control zone with dimming. Account the following zoning:

1. 1 zone/relay each: enclosed office, electrical and mechanical service spaces, restroom, corridors and stairs, breakrooms

2. 1 zone/relay per 1,000-1,500 ft2 of open library and office spaces

3. 2 zones/relays per small conference spaces

4. 6 zones/relays per large conference spaces
Glendora Public Library Expansion Study

Page 28 ends

ii. Provide motion sensors in all locations.

1. General spaces: spaced 14ft x 14ft apart in a square grid pattern

2. Integrated sensor/wall switches in restrooms and smaller spaces. iii. Provide a centralized lighting control station (nLight eclypse) b. Exterior - Provide one astronomically controlled 16-relay panel for exterior lighting control for site (nLight ARP-16 basis).

2. Where lighting is altered, lighting controls shall comply with the latest energy codes (Title 24 - TABLE 141.0-E, 110.9-B-5).
a. Remove all existing toggle light switches.
b. Replace lighting controls consistent with the addition/renovated areas noted prior.

Glendora Public Library Expansion Study

Page 29 ends

Plumbing Assessment
Existing Conditions
The Plumbing System consists of:
• Domestic water system
o Domestic water system is serving plumbing fixtures in restrooms, Janitor rooms, and drinking fountains, etc.
o Domestic hot water consists of point of use tankless water heaters serving the lavatories inside the restrooms, and a small electric water heater serving the mop sinks. o The piping material within the building is copper.
• Sanitary drainage systems
o Sanitary drainage system is serving plumbing fixtures in restrooms, drinking fountains, etc.
o Piping material is unknown but is expected to be Cast Iron. • Storm drains system
o The roof drainage is served by gutter systems that either spill to grade or go below grade.
• Natural gas system
o Natural gas system is serving space conditioning equipment. o Piping material is steel.

The following conditions are noted:

1. The plumbing fixtures observed in the field are code compliant and meet EPA recommended flow rates; however, a few lavatories were noted to be missing flow aerators/restrictors which should be provided.

2. There is no evidence that the piping systems have been renovated. The bulk of the piping within the building is copper. Although the existing tank type water heaters were not accessible during our site visit, we were informed that the heaters have been replaced and reconnected to the existing system.

Glendora Public Library Expansion Study

Page 30 ends

3. The condensate traps on the air handling units were observed to be installed incorrectly which has played a major role in water damage to the air handling unit.

Figure 17: Incorrect Condensate Trap on AHU-1 and AHU-2

4. The water service size was observed to be 2 inches.

5. The gas meters were observed inside the utility yard. The gas meter, regulator, valves, and piping were in good condition.

Figure 18: Existing Natural Gas Regulator and Meter
Glendora Public Library Expansion Study

Page 31 ends

6. Storm drains were observed to be in ok condition, but they require cleaning. Also, overflow drains are just pipes sticking off roof. While this is acceptable, in some cases the overflow drain does not stick high enough and drains water at the same time as the main roof drain.

Figure 19: Existing roof drains

7. As was mentioned in the structural assessment there are signs of water intrusions in parts of the library under the plaza that need to be addressed properly.

Glendora Public Library Expansion Study

Page 32 ends

8. Few sump pumps were noted around the plaza under the stair landings dedicated to each stair.

These sump pumps although old, appeared to be functional.

Figure 20: Existing Sump pumps
Glendora Public Library Expansion Study

Page 33 ends

9. Water pressure on the second floor was measured to be about 80 psi, this means the pressure on the first floor exceeds the maximum value allowed per code of 80 psi. A pressure reducing station is needed to maintain the pressure under code suggested value.

Figure 21: Existing Water Pressure

10. On air handling unit serving the staff lounged it was observed that the condensate drains directly into the storm receptor, which is not per code and needs to be corrected.

Figure 22: Existing condensate drain discharging into storm.

Glendora Public Library Expansion Study

Page 34 ends

11. There are three condensate pumps serving the AC units inside the MDF room. These condensate pumps appeared to be in good condition.

12. It was also noted that most of the sanitary vent piping terminated above roof without any protection against dirt or leaves that may clog the pipe. We recommend a vent cap be added to all vent pipes.

Figure 23: Missing Vent Caps from Sanitary Vents
Glendora Public Library Expansion Study

Page 35 ends

13. During the survey a fire sprinkler branched off was noted with a tamper switch inside the mechanical room. Although the location of the sprinklers could not be determined, from the size of the branch line, it appeared that it served multiple sprinklers.

Figure 24: Sprinkler Flow Switch
Department Needs

1. The maintenance personnel stated that other than the water intrusion issue they have had limited issues with the existing plumbing system at the library.

Recommendations

1. Clean all existing plumbing fixtures. Provide flow aerators/restrictors on the lavatories.

2. For the new addition provide new plumbing fixtures that meet the current regulations. a. Current Regulation (CAL Green) mandatory measures to have the following maximum flow characteristics:
1) Water Closet: 1.28 Gallons/flush (Flush valve).
2) Urinals: 0. 125 Gallons/flush (Flush valve).
3) Lavatory Faucet: 0.5 GPM.
4) Shower: 1.5 GPM

3. For the new addition, the existing water service size is inadequate. We recommend the service size be increased to 4-inches minimum and a branch is extended from the existing meter location to serve the new additions.

Glendora Public Library Expansion Study

Page 36 ends

Figure 25: Upsize the existing water service.

4. Provide a pressure reducing station on domestic water service before distributing in the building.

5. A new sanitary tie in shall be provided for the addition buildings as the current sanitary drainage line is maxed out.

6. The existing gas service line serving the existing boilers shall remain in place. If the intent is to provide gas water heaters inside the building or increase the capacity of the boilers, then the existing pipe sizes downstream of the gas meter should be increased to meet the demand.

7. Provide vent caps on all sanitary vent termination points Glendora Public Library Expansion Study

Page 37 ends

Technology Assessment
The existing Telecom infrastructure shall be extended from the existing 2nd floor IT room to the addition area. An additional IDF room may be needed in the addition area.

Physical Security Assessment
The existing access control system shall be extended to the new addition area and shall match the City’s preferred vendor or standard.

Glendora Public Library – Phase 2 Options for Vertical Expansion October 18, 2023 City of Glendora Page D.1
3900 Cover Street MHP, Inc. , Long Beach, CA 90808 562.985.3200 P 562.985.1011 F www.mhpse.com APPENDIX D: Workshop Presentation Slide Decks
City of Glendora Public Library
Kick - off & Strategic Thinking | March 21, 2023
Today
Welcome & Introductions (Michael)
Background Info (by Library)
Discussion
Logistics for Site Walkthrough
Next Steps
Process
Process
Process
Process
Process
Process
Process
Proposed Timeline & Meeting Schedule
Welcome & Introductions (Michael)
Background Info (by Library)
Discussion
Logistics for Site Walkthrough
Next Steps
Let’s Engage!
perkinse125 You can enter your
name or skip this step
to remain anonymous.

Welcome & Introductions (Michael)
Background Info (by Library)
Discussion
Logistics for Site Walkthrough
Next Steps
Welcome & Introductions (Michael)
Background Info (by Library)
Discussion
Logistics for Site Walkthrough
Next Steps
City of Glendora Public Library
Vi s i o n C o n f i r m a t i o n | Ap r i l 1 0 , 2 0 2 3 Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 1 of 26 ends

Today
Welcome / Process
Vision Verification
Right Sizing
Library’s Visioning Statement
Areas for Growth / Expansion (enviroscan)
Prioritization
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 2 of 26 ends

Process
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 3 of 26 ends

Welcome / Process
Vision Verification
Right Sizing
Library’s Visioning Statement
Areas for Growth / Expansion (enviroscan)
Prioritization
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 4 of 26 ends

https://worldpopulationreview.com/us-cities/glendora-ca-population https://www.cityofglendora.org/aboutglendora/demographics-and-statistics City of Glendora - Population
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 5 of 26 ends

Original Library Area (per 1967 drawing) 28,699 GSF
Floor Area
Lower 21,927 SF
Upper 06,722 SF
Total 28,699 SF
Per 1967 drawings: 28,699 SF / 1970 Population: 31,380 / 0.9 SF per Capita Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 6 of 26 ends

Existing Library Area (per 2023 utilization mapping) 29,720 GSF Existing First Floor
23,150 GSF
Existing Second Floor
6,570 GSF
per 2023 utilization mapping: 29,720 GSF / 2023 Population: 49,707 / 0.57 SF per Capita (27,454 NSF)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 7 of 26 ends

Year Population Lib GSF Per Capita
1970 31,380 28,699 0.91 1,021
1980 38,500 29,720 0.77
1990 47,828 29,720 0.62
2000 49,415 29,720 0.60
2010 50,073 29,720 0.59
2020 52,505 29,720 0.57
Library Area Per Capita
2020 Population Lib GSF Per Capita
52,558 29,720 0.57
52,505 29,720 0.57
49,747 29,720 0.60
44,700 29,720 0.66
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 8 of 26 ends

Target Growth - Scenarios
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 9 of 26 ends

Service / Philosophy ≠ Building
Strategic Framework
• Proximity
• Human Development
• Physiology
• Preservation
• Organization
• Protection/Availability
• Interpretation/Context
• Sustainability
Flexibility  meet community’s aspirations & evolving needs Best practices are only a starting point….

Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 10 of 26 ends

How might we ...

Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 11 of 26 ends

Desired outcomes
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 12 of 26 ends

What’s right for GPL?
‘ I n t e n t i o n a l s e r v i c e m a k e s t h e w o r l d o f i d e a s a c c e s s i b l e ’ Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 13 of 26 ends

Learning Opportunities
• Language Center
• Makers Space
• Tech Arts Lab
• Dedicated Areas (By User)
- Early Childhood Play
- Storytelling
- Children’s Computers
- Homework Help
- Tween Area
- Teen Space
- Adult
Civic / Cultural Center
• Café / Coffee Cart
• Community Gallery
• Business & Career Center
• Social Services Center
• Local History / Archives
Exciting Place
• Pop-ups
• Culinary Kitchen
• Tinkering Garage
• Garden
• Art Trucks
Primary Spaces
• Service/Welcome Desk
• Collections
• Reading / Living Room
• Friends Room
• Bidwell Forum (MPR)
• Study Rooms**
• Computers
• Copy
• Bookstore
• Quiet Zone
• Meeting Rooms
Primary Spaces Exciting Place Learning Opportunities Civic / Cultural Center What’s right for GPL?
‘ I n t e n t i o n a l s e r v i c e m a k e s t h e w o r l d o f i d e a s a c c e s s i b l e ’ Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 14 of 26 ends

Co-Working
Washoe County Library (NV) Skokie Public Library (IL)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 15 of 26 ends

Learning / Studying
Seattle Public Library_Homework Help Appleton Public Library WI ‘Tutoring Thursday’ Peterborough Public Library, Ontario, Canada
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 16 of 26 ends

Skilling
Tinker Lab _ New Haven Free Public Library (CT)
Los Angeles Central Library
Charlotte & William Bloomberg Medford Public Library (MA) Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 17 of 26 ends

Discovering
Edmonton Public Library_Milner-branch, Alberta Queens Library Discovery Center, NY Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 18 of 26 ends

Making
King County Library System, CA
King County Library System, CA
Edmonton Public Library_Milner-branch, Alberta Charlotte & William Bloomberg Medford Public Library (MA) Carroll County Public Library, MD, Exploration Commons
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 19 of 26 ends

Creating (Tech Arts)
Carroll County Public Library, MD, Exploration Commons
SJSU_King Library_Presentation Practice Room
Richland Library North, Columbia, SC
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 20 of 26 ends

Gaming
Edmonton Public Library_Milner-branch, Alberta
Halifax Public Library
Longview Public Library (TX)
Memphis Public Library (TN)
MLK Library_DC_Teen Space
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 21 of 26 ends

Sharing (Arts & Culture)
MLK Library_DC Plano Public Library (TX)
Ruidoso Public Library (NM)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 22 of 26 ends

Playing
Toronto Public Library, Ontario, Canada
Austin Public Library, TX
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 23 of 26 ends

Chilling
Austin Public Library, TX Austin Public Library, TX Boston Public Lib_Central Library_Teen Central Richland Library North Main, Columbia, SC Salt Lake UT, Daybreak Library Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 24 of 26 ends

Page 25 of 26 ends

Welcome / Process
Vision Verification
Right Sizing
Library’s Visioning Statement
Areas for Growth / Expansion (enviroscan)
Prioritization
Next Steps
Meeting #3 – April 20, 2023
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 26 of 26 ends

City of Glendora Public Library
C h a l l e n g e s & O p p o r t u n i t i e s | Ap r i l 2 0 , 2 0 2 3 Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 1 of 56 ends

Today
Welcome / Process
The Findings
Structural
Architectural
Programmatic Utilization
The Library’s Vision
Discussion: Challenges & Opportunities
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 2 of 56 ends

Process
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 3 of 56 ends

Welcome / Process
The Findings
Structural
Architectural
Programmatic Utilization
The Library’s Vision
Discussion: Challenges & Opportunities
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 4 of 56 ends

Structural Evaluation Process
 Current: Phase 1
 Establish the baseline
 Material Testing & Geotechnical Site Classification
 Seismic Evaluation
 Next: Phase 2
 Evaluation of new level addition or other alteration
 Evaluation of Code triggers for upgrade/strengthening  For gravity loads – 5% increase trigger
 For seismic – 10% increase trigger
 Risk Category – increase in RC trigger
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 5 of 56 ends

Structural Evaluation Process
 Phase 1 Discussion/Findings
 Changes in structural Code provisions are responsive to observed poor performance or new research findings
 Seismic Code requirements have changed significantly – continued research and several notable seismic events have demonstrated the need for more stringent requirements
 Seismic Finding: In compliance with the ASCE 41-17 BPOE (“Basic Performance Objective for Existing Buildings”)
 Gravity Code requirements have proven adequate – current requirements are similar to those in the 1970’s
 As a result, typically wouldn’t be reviewed in this phase… Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 6 of 56 ends

Structural Evaluation Process
 Phase 1 Discussion/Findings
 During course of seismic review, potential gravity load-resisting deficiencies were identified that will affect Phase 2
recommendations:

1. Existing plaza beams do not satisfy Code gravity criteria

2. Existing soil bearing pressure exceeds recommended
allowable per original design
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 7 of 56 ends

Library Structure Overview
Beams /
Girders
Architectural
Towers
“Pan Joists”
(Hard to see…
Piers below)
Computer model of Library
(as if pulled out of the ground)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 8 of 56 ends

Structural Evaluation: Item #1 Plaza Beams
Computer model of Library
(beams of interest in red)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 9 of 56 ends

Structural Evaluation: Item #1 Plaza Beams
 Plaza beams include built-in mechanical ducts – very unusual design  (though not the first time we’ve seen it)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 10 of 56 ends

Structural Evaluation: Item #1 Plaza Beams
 Effect of “torsion” may have been
overlooked
 Very limited Code requirements at
time of original design
 Likely not even considered in original
design due to hand calcs and
simplifying assumptions that would
have typically been used (vs. our
computer models now)
 Beams do not meet the current
requirements:
 “Closed hoops”
 “Skin reinforcement”
 Possible explanation for cracks
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 11 of 56 ends

Zoom-in on
Piers and
Footing
Structural Evaluation: Item #2 Existing Footings
Computer model of Library
(plaza framing hidden)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 12 of 56 ends

Uniform Bearing Assumption Actual Non-Uniform Bearing
Footing
Wall
Piers
Uniform
Soil
Bearing
Pressure
Concentric
Gravity Load Offset
Gravity
Load
Non-Uniform
Soil Bearing
Pressure
(about 20%
overstressed)
Structural Evaluation: Item #2 Existing Footings
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 13 of 56 ends

Structural Evaluation: Current Summary
 Overall Opinion
 No structural need for immediate shoring or strengthening  No issue with continued occupancy
 However, cannot recommend adding new gravity loads without strengthening
 For the beams/girders: Fiber-Reinforced Polymer wrap (FRP)  For the footings: enlargement or addition of micropiles Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 14 of 56 ends

Structural Evaluation: FRP Strengthening
FRP Wrap Strengthening
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 15 of 56 ends

Structural Evaluation: Gravity
 Gravity Analysis Basics
 “Dead” loads (D): weights of materials that are always there:
 e.g.: concrete beams, slabs, roofing, etc.
 “Live” loads (L): weight from use of the space
 e.g.: occupants, furniture, etc.
 Concrete uses “Load and Resistance Factor Design” methodology  Gravity loads are increased by a Load Factor (1.2D+1.6L)  Element strength is reduced by a Resistance Factor (0.75, 0.90)  This is how we get safety factors that ensure safe design for extreme events
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 16 of 56 ends

Structural Evaluation: Gravity
 Gravity Analysis Basics
 Example: 100 psf Dead Load and 100 psf Live Load.
 We don’t design for 100 + 100 = 200 psf total load and compare that to 100% of what we think the capacity is
 We design for 1.2*100 + 1.6*100 = 280 psf and compare to 75% of what we think the capacity is
 Resulting safety factor of almost 2.0
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 17 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 18 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 19 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 20 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 21 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 22 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 23 of 56 ends

Approach / Entry Sequence
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 24 of 56 ends

Vertical circulation
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 25 of 56 ends

Building Entry
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 26 of 56 ends

Architectural features
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 27 of 56 ends

Welcoming
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 28 of 56 ends

Welcoming
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 29 of 56 ends

Code-related Issues
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 30 of 56 ends

Code-related Issues
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 31 of 56 ends

Vertical Circulation
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 32 of 56 ends

Code-related Issues
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 33 of 56 ends

Electrical
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 34 of 56 ends

Electrical
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 35 of 56 ends

Electrical
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 36 of 56 ends

Heating & Cooling
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 37 of 56 ends

Heating & Cooling
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 38 of 56 ends

Lighting
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 39 of 56 ends

Leaks
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 40 of 56 ends

Leaks
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 41 of 56 ends

Sight lines
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 42 of 56 ends

Sight lines
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 43 of 56 ends

Storage
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 44 of 56 ends

Storage / Workplace
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 45 of 56 ends

Workplace
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 46 of 56 ends

Workplace
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 47 of 56 ends

Space Utilization - Existing
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 48 of 56 ends

Space Utilization - Existing
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 49 of 56 ends

Space Utilization - Existing
LOWER FLOOR 18,747 68%
CHILDREN AREA FLOOR LEVEL 2,668 10%
UPPER FLOOR 6,040 22%
TOTAL 27,455 100%
CIRCULATION 10,788 39%
GENERAL COLLECTION / STACKS 3,902 14%
BIDWELL FORUM 2,929 11%
LIBRARY STAFF 2,875 10%
READER - OPEN 2,104 8%
BUILDING SUPPORT 1,278 5%
FRIENDS ROOM 1,151 4%
FRIENDS 951 3%
CHILDRENS COLLECTION / STACKS 714 3%
READER - COLLABORATIVE 315 1%
READER SUPPORT 251 1%
STORAGE 185 1%
EXHIBIT 12 0%
TOTAL 27,455 100%
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 50 of 56 ends

Page 51 of 56 ends

Library’s Visioning (projected space utilization based on 50,000 GSF assumption) Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 52 of 56 ends

Library’s Visioning Statement (projected space utilization based on 50,000 GSF assumption) Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 53 of 56 ends

Library’s Visioning Statement (projected space utilization based on 50,000 GSF assumption) Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 54 of 56 ends

Library’s Visioning Statement (projected space utilization based on 50,000 GSF assumption) Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 55 of 56 ends

Library’s Visioning Statement (projected space utilization based on 50,000 GSF assumption) Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 56 of 56 ends

City of Glendora Public Library
Program Development | May 04, 2023
Today
Welcome / Process
Program Matrix
Available Square Footage
Next Steps
Process
16 Building Lobby
Customer Driven Workspaces
Public Assembly Spaces
Library Mediated Public Workspace
Fulfillment Center Services
Small Private / Semi-Private Spaces
Physical Content Showroom
Leisure Spaces – Relaxation
Library Services
Building Support
Non-Assignable
Program Summary
Entry / Lobby
Customer Workstations / Public Assembly
Missing Friends Room Total existing capacity
for Bidwell & Friends
is 522
Change “reader” to
“activity”
Library Mediated Public Workspace
Fulfillment Center & Private Spaces
Physical Content Showroom
Physical Showroom Cont’d & Leisure
Library Services
Library Services Cont’d
Library Services Cont’d & Building Support
Non-Assignable
Available Square Footage
• Location 1
• Location 2
• Location 3
Location 1
Existing – 33,500 GSF
Available – 15,900 GSF
Possible – 48,400 GSF
Location 2 – 1st Floor
Existing – 33,500 GSF
Available – 15,900 GSF
Possible – 49,400 GSF
Location 2 – 2nd Floor
Existing – 33,500 GSF
Available – 15,900 GSF (1st)
Available – 15,900 GSF (2nd)
Possible – 49,400 to 65,300 GSF
Location 3 – 1st Floor
Existing – 33,500 GSF
Available – 15,100 GSF
Possible – 48,600 GSF
Location 3 – 2nd Floor
Existing – 33,500 GSF
Available – 15,100 GSF (1st)
Available – 15,100 GSF (2nd)
Possible – 48,600 to 63,700 GSF
City of Glendora Public Library
E x p l o r i n g O p t i o n s | M a y 1 6 , 2 0 2 3
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 1 of 21 ends

Today
Welcome / Process
Exploring Options
Discussion
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 2 of 21 ends

16 Process
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 3 of 21 ends

zoning code analysis
Zoning : Civic Center Area Plan; T-5
Village Core
Land Use Designation: CCAP-T5
Setbacks Requirements: *None
Maximum Height: 45’ + 5’ for additional architectural
features
Maximum Stories: 3 Stories
*Properties Fronting on Glendora Avenue
CIVIC

CENTER GLENDORA AVE

FOOTHILL BLVD

CARROLL AVE
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 4 of 21 ends

Location 1
Existing – 33,500 GSF
Available – 15,900 GSF
Possible – 48,400 GSF
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 5 of 21 ends

Location 1- Scenario A
LOWER LEVEL UPPER LEVEL Existing
Expansion
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 6 of 21 ends

Location 1- Scenario A.1

LOWER LEVEL UPPER LEVEL

5.0 8.0

LEISURE - RELAXATION

6.0 SML PRIVATE/ SEMI PRIVATE SPACES

3.2 PUBLIC ASSEMBLY

7.1 SHOWROOM
(COLLECTIONS)

2.0 CUSTOMER
DRIVEN

WORKSPACES

9.1 9.0

7.1 SHOWROOM
(COLLECTIONS)

3.2 PUBLIC

ASSEMBLY

5.0 FULLFILMENT

9.0 LIBRARY SERVICES

7.1 SHOWROOM
(COLLECTION)

9.1 LIBRARY

SERVICE POINT

7.3 SHOWROOM
(BOOKSTORE)

4.2 LIBRARY

MEDIATED
PUBLIC

WORKSPACE

7.2 SHOWROOM
(EXHIBIT)

2.0 CUSTOMER
DRIVEN

WORKSPACES

4.1 LIBRARY

MEDIATED
PUBLIC

WORKSPACE

8.0 LEISURE -

RELAXATION
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 7 of 21 ends

Location 1- Scenario A.2

LOWER LEVEL

6.0 SML PRIVATE/ SEMI PRIVATE SPACES

7.1 SHOWROOM
(COLLECTIONS)

2.0 CUSTOMER DRIVEN

WORKSPACES

5.0 9.1 9.0

8.0 LEISURE -

RELAXATION

7.1 SHOWROOM
(COLLECTIONS)

3.2 PUBLIC

ASSEMBLY

5.0 FULLFILMENT

9.0 LIBRARY SERVICES

7.1 SHOWROOM
(COLLECTION)

9.1 LIBRARY

SERVICE POINT

7.3 SHOWROOM
(BOOKSTORE)

4.2 LIBRARY

MEDIATED
PUBLIC

WORKSPACE

7.2 SHOWROOM
(EXHIBIT)

4.1 LIBRARY

MEDIATED
PUBLIC
WORKSPACE 8.0

LEISURE -

RELAXATION

8.0 LEISURE -

RELAXATION

3.2 PUBLIC ASSEMBLY

UPPER LEVEL
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 8 of 21 ends

Location 3
Existing – 33,500 GSF
Available – 15,100 GSF (1st)
Available – 15,100 GSF (2nd)
Possible – 48,600 to 63,700 GSF
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 9 of 21 ends

Location 3
LOWER LEVEL UPPER LEVEL Existing
Expansion
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 10 of 21 ends

Location 3 - Scenarios

LOWER LEVEL

1.0 LOBBY

LOWER LEVEL LOWER LEVEL

1.0 LOBBY
A B C
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 11 of 21 ends

Location 3 - Scenario A

LOWER LEVEL UPPER LEVEL

1.0 LOBBY
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 12 of 21 ends

6.0 5.0

1.0 LOBBY
Location 3 - Scenario A.15.0 FULLFILMENT 9.0 LIBRARY SERVICES 7.1 SHOWROOM (COLLECTION)

9.1 LIBRARY

SERVICE
POINTS

7.2 SHOWROOM
(EXHIBIT)

7.3 SHOWROOM
(BOOKSTORE)

7.1 SHOWROOM
(COLLECTIONS)

3.2 PUBLIC

ASSEMBLY

8.0 LEISURE - RELAXATION

7.1 SHOWROOM
(COLLECTION)

2.0 CUSTOMER DRIVEN

WORKSPACES

3.2 PUBLIC ASSEMBLY

LOWER LEVEL UPPER LEVEL

4.1 LIBRARY

MEDIATED
PUBLIC

WORKSPACE

6.0 6.0

SML PRIVATE/

SEMI PRIVATE
SPACES

4.2 LIBRARY

MEDIATED
PUBLIC

WORKSPACE
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 13 of 21 ends

1.0 LOBBY
Location 3 - Scenario A.25.0 FULLFILMENT 9.0 LIBRARY SERVICES

4.1 LIBRARY

MEDIATED
PUBLIC

WORKSPACE

7.1 SHOWROOM
(COLLECTION)

9.1 LIBRARY

SERVICE
POINTS

7.3 SHOWROOM
(BOOKSTORE)

3.2 PUBLIC ASSEMBLY 8.0 LEISURE - RELAXATION

8.0 LEISURE - RELAXATION

7.1 SHOWROOM
(COLLECTION)

LOWER LEVEL UPPER LEVEL

4.2 LIBRARY

MEDIATED
PUBLIC
WORKSPACE 8.0 LEISURE - RELAXATION

7.2 SHOWROOM
(EXHIBIT)

6.0 5.0

2.0 CUSTOMER DRIVEN

WORKSPACES

3.2 PUBLIC ASSEMBLY

6.0 SML PRIVATE/

SEMI PRIVATE
SPACES

6.0 Pfeiffer, a Perkins Eastman Studio City of Glendora Library Structural Analysis - Phase 2

Page 14 of 21 ends

1.0 LOBBY
Location 3 - Scenario B

LOWER LEVEL UPPER LEVEL
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 15 of 21 ends

1.0 LOBBY

2.0 CUSTOMER DRIVEN

WORKSPACES
Location 3 - Scenario B.1
LOWER LEVEL UPPER LEVEL 5.0 FULLFILMENT

9.0 LIBRARY SERVICES

4.1 LIBRARY MEDIATED

PUBLIC WORKSPACE

7.1 SHOWROOM
(COLLECTION)

9.1 LIBRARY

SERVICE POINTS

7.3 SHOWROOM
(BOOKSTORE)

4.2 LIBRARY MEDIATED

PUBLIC WORKSPACE

3.2 PUBLIC

ASSEMBLY

8.0 LEISURE - RELAXATION

7.1 SHOWROOM
(COLLECTION) 6.0

7.2 SHOWROOM
(EXHIBIT)

8.0 LEISURE - RELAXATION

6.0 5.0

8.0 LEISURE -

RELAXATION

6.0 6.0

SML PRIVATE/

SEMI PRIVATE
SPACES

6.03.2 PUBLIC ASSEMBLY
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 16 of 21 ends

1.0 LOBBY
Location 3 - Scenario B.2
LOWER LEVEL UPPER LEVEL 3.2 PUBLIC ASSEMBLY 8.0 LEISURE - RELAXATION

7.1 SHOWROOM (COLLECTION)

6.0 5.0

6.0 SML PRIVATE/

SEMI PRIVATE
SPACES

6.0 6.0

SML PRIVATE/

SEMI PRIVATE SPACES

2.0 CUSTOMER DRIVEN WORKSPACES

5.0 FULLFILMENT

9.0 LIBRARY SERVICES

4.1 LIBRARY MEDIATED

PUBLIC WORKSPACE

7.3 SHOWROOM
(BOOKSTORE)

4.2 LIBRARY MEDIATED

PUBLIC WORKSPACE

3.2 PUBLIC

ASSEMBLY

7.2 SHOWROOM
(EXHIBIT)

8.0 LEISURE - RELAXATION

8.0 LEISURE -

RELAXATION

9.1 LIBRARY

SERVICE POINTS

7.1 SHOWROOM
(COLLECTION)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 17 of 21 ends

1.0 LOBBY
Location 3 - Scenario B.3
LOWER LEVEL UPPER LEVEL 3.2 PUBLIC ASSEMBLY 8.0 LEISURE - RELAXATION

7.1 SHOWROOM (COLLECTION)

6.0 5.0

6.0 SML PRIVATE/

SEMI PRIVATE
SPACES 6.0

6.0 2.0

CUSTOMER
DRIVEN

WORKSPACES

5.0 FULLFILMENT

4.1 LIBRARY MEDIATED

PUBLIC WORKSPACE

7.1 SHOWROOM
(COLLECTION)

7.3 SHOWROOM
(BOOKSTORE)

4.2 LIBRARY MEDIATED

PUBLIC WORKSPACE

8.0 LEISURE - RELAXATION

8.0 LEISURE -

RELAXATION

9.0 LIBRARY SERVICES

3.2 PUBLIC ASSEMBLY

9.1 LIBRARY

SERVICE POINTS

7.1 SHOWROOM (COLLECTION)

6.0 6.0

7.1 SHOWROOM
(COLLECTION)

7.2 SHOWROOM
(EXHIBIT)
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 18 of 21 ends

Location 3 - Scenario C

LOWER LEVEL UPPER LEVEL

1.0 LOBBY
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 19 of 21 ends

8.0 LEISURE - RELAXATION

7.1 SHOWROOM
(COLLECTION)
Location 3 - Scenario C.1

LOWER LEVEL UPPER LEVEL

1.0 LOBBY

6.0 SML PRIVATE/

SEMI PRIVATE SPACES

2.0 CUSTOMER DRIVEN

WORKSPACES

5.0 FULLFILMENT

6.0 4.1

LIBRARY MEDIATED

PUBLIC WORKSPACE

7.3 SHOWROOM
(BOOKSTORE)

4.2 LIBRARY MEDIATED

PUBLIC WORKSPACE

7.2 SHOWROOM
(EXHIBIT)

8.0 LEISURE -

RELAXATION

3.2 PUBLIC ASSEMBLY

9.1 LIBRARY

SERVICE
POINTS

7.1 SHOWROOM
(COLLECTION)

3.2 PUBLIC ASSEMBLY

6.0 5.0

6.0 SML PRIVATE/

SEMI PRIVATE
SPACES

6.0 9.0

LIBRARY SERVICES
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 20 of 21 ends

8.0 LEISURE - RELAXATION
Location 3 - Scenario C.2

LOWER LEVEL UPPER LEVEL

1.0 LOBBY

6.0 SML PRIVATE/

SEMI PRIVATE SPACES

2.0 CUSTOMER DRIVEN

WORKSPACES

5.0 FULLFILMENT

6.0 7.3

SHOWROOM
(BOOKSTORE)

4.2 LIBRARY

MEDIATED
PUBLIC

WORKSPACE

7.2 SHOWROOM
(EXHIBIT)

8.0 LEISURE -

RELAXATION

3.2 PUBLIC ASSEMBLY

9.1 LIBRARY

SERVICE
POINTS

7.1 SHOWROOM (COLLECTION)

3.2 PUBLIC ASSEMBLY

6.0 5.0

6.0 SML PRIVATE/

SEMI PRIVATE
SPACES

6.0 9.0

LIBRARY

SERVICES

7.1 SHOWROOM
(COLLECTION)

8.0 LEISURE - RELAXATION

7.1 SHOWROOM
(COLLECTION)

8.0 LEISURE -

RELAXATION

4.1 LIBRARY

MEDIATED
PUBLIC

WORKSPACE
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 21 of 21 ends

City of Glendora Public Library
R e f i n i n g O p t i o n s | J u n e 1 , 2 0 2 3
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 1 of 21 ends

Today
Welcome / Process
Refining Options
Discussion
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 2 of 21 ends

16 Process
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 3 of 21 ends

Refining the Options
Option 1 - over the deck Option 2 – towards Glendora Ave Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 4 of 21 ends

Option 1 studies at-a-glance
Base
48,924 SF
Terrace
49,570 SF
Deck
45,091 GSF
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 5 of 21 ends

Option 1 - Deck
Aerial View - Northeast
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 6 of 21 ends

Option 1 - Deck
Aerial View - Southwest
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 7 of 21 ends

Option 1 - Deck
Street View - Glendora
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 8 of 21 ends

Option 1 - Deck
Parking Lot
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 9 of 21 ends

Option 1 - Deck
Street View - North
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 10 of 21 ends

Option 1 - Deck
Street View - South
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 11 of 21 ends

Option 2 studies at-a-glance
Base
49,495 SF
Terraces
47,770 SF
Paseo
50,949 GSF
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 12 of 21 ends

Option 2 - Paseo
Aerial View - Northeast
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 13 of 21 ends

Option 2 - Paseo
Aerial View - Southwest
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 14 of 21 ends

Option 2 - Paseo
Street View - Glendora
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 15 of 21 ends

Option 2 - Paseo
Parking Lot
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 16 of 21 ends

Option 2 - Paseo
Street View - North
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 17 of 21 ends

Option 2 - Paseo
Street View - South
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 18 of 21 ends

Precedent Imagery - Deck
Austin Central Library, Austin, TX Facebook Seattle, Seattle, WA Colorado College Tutt Library, Colorado Springs, CO MLK Library, Chicago, IL Cherie Flores Garden, Huston, TX Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 19 of 21 ends

Precedent Imagery - Entry
Roxbury Branch Library, Boston, MA Santa Monica Library, Santa Monica, CA Oregon City Library, Oregon City, OR Gilead Wellbeing Center, Foster City, CA Brooklyn College, NY
Davidson Library, Santa Barbara, CA
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 20 of 21 ends

Precedent Imagery - Entry
Stoughton Public Library, MA Stoughton Public Library, MA Davidson Library, Santa Barbara, CA Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 21 of 21 ends

City of Glendora Public Library
Conceptual Diagram | June 15, 2023
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 1 of 26 ends

Today
Welcome / Process
Concept Diagram
Discussion
Next Steps
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 2 of 26 ends

16 Process
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 3 of 26 ends

Option 1 – Deck - feedback
Deck
45,091 GSF
• Explore additional views within the trellis area:
− South (between the library and Police Station)
− North (between the library and City Hall)
• New elevator/stair tower
− moderate height
− enclosed structure
• Maximize connectivity between the roof decks.

Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 4 of 26 ends

Option 1 – Deck
Deck
± 45,000 GSF
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 5 of 26 ends

Option 1 - Deck
Aerial View - Northeast
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 6 of 26 ends

Option 1 - Deck
Aerial View - Southwest
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 7 of 26 ends

Option 1 - Deck
Paseo
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 8 of 26 ends

Option 1 - Deck
Street View – Vista Bonita
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 9 of 26 ends

Option 1 - Deck
Street View - Glendora
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 10 of 26 ends

Option 1 - Deck
Parking Lot
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 11 of 26 ends

Option 1 - Deck
Police Station- North
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 12 of 26 ends

Option 1 - Deck
Police Station - West
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 13 of 26 ends

Option 1 - Deck
Ground Entry
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 14 of 26 ends

Option 1 - Deck
Street View - North
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 15 of 26 ends

Option 1 - Deck
Street View - South
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 16 of 26 ends

Option 2 – Paseo - feedback
Paseo
50,949 GSF
• Minimize the visual impact of the addition
Suggestions include:
− Setting the addition away from the sidewalk
− Stepping back the 2nd floor on all sides
• Explore additional camera views
• in the space between the addition and the
Police Station (East elevation)
• Maximize connectivity between the roof decks.

Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 17 of 26 ends

Option 2 – Paseo
Base
45,000 GSF
Parking Lot Expansion
45,356 GSF
Deck Expansion
46,686 GSF
* *
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 18 of 26 ends

Option 2 - Paseo
Aerial View - Northeast
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 19 of 26 ends

Option 2 - Paseo
Aerial View - Southwest
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 20 of 26 ends

Option 2 - Paseo
Street View – Vista Bonita
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 21 of 26 ends

Option 2 - Paseo
Street View - Glendora
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 22 of 26 ends

Option 2 - Paseo
Parking Lot
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 23 of 26 ends

Option 2 - Paseo
Police Station- North
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 24 of 26 ends

Option 2 - Paseo
Street View - North
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 25 of 26 ends

Option 2 - Paseo
Street View - South
Pfeiffer, a Perkins Eastman Studio City of Glendora
Library Structural Analysis - Phase 2

Page 26 of 26 ends

PHASING PLAN REPORT

GLENDORA CORPORATE YARD IMPROVEMENTS

CITY OF GLENDORA
1250 ST. VLADIMIR STREET
GLENDORA, CA 91740
Prepared for:

CITY OF GLENDORA
116 E. Foothill Boulevard
Glendora, CA 91741
By:
1 Peters Canyon Rd., Suite 130
Irvine, CA 92606
IDS Project Number 22X021.07
July 15, 2026
Phasing Plan Report
Glendora Corporate Yard Improvements

Page 2 of 13 ends

TABLE OF CONTENTS
Table of Contents .......................................................................................................................................... 2 Seals Page...................................................................................................................................................... 3 Executive Summary ....................................................................................................................................... 4 Section 1. PROJECT OVERVIEW ..................................................................................................................... 5

1.1 Summary .................................................................................................................................... 5 Section 2. PHASING STRATEGY OVERVIEW ................................................................................................... 5

2.1 Summary .................................................................................................................................... 5 Section 3. PHASE IA & 1B, Office Building (Building 1) and Initial Site Development................................... 6

3.1 Phase 1A – Northwest of Big Dalton Wash ................................................................................ 6

3.2 Phase 1B - Southeast of Big Dalton Wash (Building 1) ............................................................. 6 Section 4. Transition Zone and Interim Conditions ...................................................................................... 7

4.1 Summary .................................................................................................................................... 7 Section 5. Phase 2 – Remaining Buildings and Site Completion ................................................................... 8

5.1 Summary .................................................................................................................................... 8 Section 6. Access, Circulation, and Safety..................................................................................................... 8

6.1 Summary .................................................................................................................................... 8 Section 7. Discipline Coordination ................................................................................................................ 9

7.1 Civil Engineering ......................................................................................................................... 9

7.2 Landscape Architecture ............................................................................................................. 9

7.3 Electrical Engineering ................................................................................................................. 9

7.4 Plumbing Engineering .............................................................................................................. 10 Section 8. ROM Construction Cost Estimates ............................................................................................. 10 Section 9. Conclusion .................................................................................................................................. 12 Appendix A: Phasing Diagrams ................................................................................................................... 13

Phasing Plan Report
Glendora Corporate Yard Improvements

Page 3 of 13 ends

SEALS PAGE
Design Professional of Record at IDS Group, Inc.

Mechanical/Plumbing Engineer:

Darren Smith, PE, BEAP
M30841

Electrical Engineer:

Steven Collins, PE, LEED AP
E22808

Civil Engineer:

Adrian Anderson, PE
C60955

Landscape Architect
Jill Van Sickle, PLA, ASLA
5804

Architect
John Silber, AIA
C-34131

End of Seals Page
Phasing Plan Report
Glendora Corporate Yard Improvements

Page 4 of 13 ends

EXECUTIVE SUMMARY
The Glendora Corporate Yard Improvements Project is a comprehensive modernization of the City’s primary corporate yard, replacing obsolete buildings with new, efficient facilities and upgrading site infrastructure. The project will be implemented through a three-stage construction sequence consisting of Phase 1A, Phase 1B, and Phase 2.

Phase 1 is subdivided based on site constraints created by the Big Dalton Wash, which bisects the property.
• Phase 1A includes all Phase 1 work located northwest of the covered drainage channel (Big Dalton Wash).
• Phase 1B includes all Phase 1 work southeast of the Big Dalton Wash, including construction of the Office Building (Building 1).
• Phase 2 completes the remainder of the site, including all remaining buildings and final infrastructure.

A designated transition zone between Phase 1 (A/B) and Phase 2 allows for safe and coordinated installation of underground utilities while maintaining active yard operations. This phased strategy minimizes disruption, ensures continuity of City services, and provides a clear sequencing framework for construction and utility implementation.

Phasing Plan Report
Glendora Corporate Yard Improvements

Page 5 of 13 ends

SECTION 1. PROJECT OVERVIEW

1.1 Summary
The project site functions as the City’s corporate yard, supporting storage, maintenance, fleet operations, and parks services. It is bounded by residential neighborhoods on three sides and the LA Metro rail corridor to the south, with primary access from St. Vladimir Street and secondary access from Walnut Avenue.

The site is physically divided by the Big Dalton Wash, a major covered drainage channel that creates a natural separation influencing construction phasing, circulation, and utility routing.

The proposed improvements include four new buildings:
• Office Building (Building 1)
• Fleet Maintenance Garage (Building 2)
• Sign Shop and Tire Storage (Building 3)
• Facility Workshops (Building 4)
Additional improvements include a vehicle wash station, emergency generator, ADA accessibility, material storage bins, site lighting, trash enclosure, landscaping, and full site repaving. The project also involves complex coordination of utilities, including water, sewer, gas, electrical, and storm drainage systems.

SECTION 2. PHASING STRATEGY OVERVIEW

2.1 Summary
The phasing approach is driven by two primary goals: maintaining uninterrupted City operations and accommodating the physical constraint of the Big Dalton Wash.

Phase 1 is divided into Phase 1A and Phase 1B, allowing construction to proceed on one side of the wash while maintaining operations on the other. Phase 1A includes the construction of new material storage bins and a stormwater Low Impact Development (LID) treatment area along the western portion of the site to maintain operational accessibility during Phase 1B construction. This reduces conflicts, improves safety, and allows for more efficient staging of construction activities.

A transition zone is maintained between Phase 1 and Phase 2 work areas to allow staged installation of underground utilities. This zone supports temporary and permanent connections, enabling systems installed during Phase 1A and Phase 1B to be extended and finalized during Phase 2.

Phasing Plan Report
Glendora Corporate Yard Improvements

Page 6 of 13 ends

SECTION 3. PHASE IA & 1B, OFFICE BUILDING (BUILDING 1) AND

INITIAL SITE DEVELOPMENT

3.1 Phase 1A – Northwest of Big Dalton Wash
Phase 1A includes all Phase 1 construction activities located on the northwest side of the Big Dalton Wash.

This phase focuses on early site preparation, utility work, and improvements that can be completed independently of the southeastern portion of the site.

Work in this phase includes:
• Select demolition of existing features and utilities within the Phase 1A limits • Installation of new storm drain utilities and Low Impact Development treatment device • Construction of new material storage bins
• Site grading and paving improvements within the northwest work area • Establishment of circulation routes to support ongoing operations Utility work in Phase 1A is designed to support both current operations and future connections to Phase 1B and Phase 2 systems.

Throughout Phase 1A, operations in the eastern portion of the site remain active and unaffected, maintaining functionality of essential City services.

3.2 Phase 1B - Southeast of Big Dalton Wash (Building 1) Phase 1B includes all Phase 1 construction activities located on the southeast side of the Big Dalton Wash, including the construction of the Office Building (Building 1).

This phase establishes the administrative core of the corporate yard and includes:
• Construction of Building 1 for Facilities, Maintenance, and Parks and Trees staff • Development of adjacent parking and primary circulation areas • Installation of utility infrastructure serving Building 1, including domestic water, fire water, sanitary sewer, irrigation, and gas systems.
• The sanitary sewer for Building 1 will be temporarily connected to the existing sanitary sewer between the existing vehicle wash and vehicle maintenance building. • Utility stub-outs and extensions for Phase 2 connections, including fire water service and distribution lines, including irrigation mainline.

Phase 1B utilities initially connect to existing site systems to maintain operational continuity. These systems are designed to be upgraded and integrated into the final site-wide infrastructure during Phase

2. Phasing Plan Report
Glendora Corporate Yard Improvements

Page 7 of 13 ends

The Electrical scope elements for Phase 1B are as follows:
• New lighting panel for exterior lighting control
• New 400-amp Panel CL, as indicated on the plans, including stubbed conduits for future power connections associated with Phases 1B and 2.
• New 400-amp Meter Main to feed building 1
• New 400-amp Underground Feeder to GWP utility's P.O.C.

Per Glendale's (GWP) Underground service manual, GWP does not allow direct burial lines, conduit and wire will need to be ran to the utilities Point of Connection (POC), then abandoned after power is turned over. Coordinate with Glendora Water and Power (GWP) to confirm the final utility Point of Connection (POC).

During Phase 1B construction, operations in Phase 1A areas remain functional, with coordinated circulation and access maintained across the site. Upon completion, staff relocate to Building 1, enabling subsequent demolition activities in Phase 2.

SECTION 4. TRANSITION ZONE AND INTERIM CONDITIONS

4.1 Summary
The transition zone serves as a critical interface between the completed Phase 1B improvements and ongoing Phase 2 construction activities. It accommodates staged installation of utilities and provides flexibility for sequencing and connections.

Within this zone:
• Temporary paving and grading to connect Phase 1B to the existing site and later, Phase 1B to Phase 2 during Phase 2.
• Utilities installed during Phases 1B are extended and connected to Phase 2 systems • New gas and domestic water lines will be temporarily connected to existing underground lines to maintain service to the existing site during Phase 1B. In Phase 2, existing gas and water lines will be removed and new gas and water lines will be connected to the Phase 1B lines. • Access routes and paving may be temporarily modified to support construction logistics The transition zone ensures that construction activities can proceed safely without disrupting ongoing operations or previously completed work.

Phasing Plan Report
Glendora Corporate Yard Improvements

Page 8 of 13 ends

SECTION 5. PHASE 2 – REMAINING BUILDINGS AND SITE

COMPLETION

5.1 Summary
Phase 2 includes demolition of remaining existing buildings and construction of:
• Fleet Maintenance Garage (Building 2)
• Sign Shop and Tire Storage (Building 3)
• Facility Workshops (Building 4)
This phase also completes all remaining site improvements, including parking, circulation, perimeter walls, and landscaping.

Utility work in Phase 2 includes:
• Completion of all Phase 2 underground systems and connections to Phase 1A and 1B utilities • Demolition or abandonment of existing utility lines no longer needed • Full integration of new water, sewer, gas, and storm drain systems • Coordination with Big Dalton Wash drainage infrastructure The Electrical scope elements for Phase 2 are as follows:
• Future conduit routed from building 1 panel CL to Phase 2 area. to be picked up and extended to main switch board for final connections.

Final installation of the vehicle wash station and emergency generator occurs during this phase, along with completion of all site features.

SECTION 6. ACCESS, CIRCULATION, AND SAFETY

6.1 Summary
Access and circulation are carefully maintained throughout all phases. The primary entrance from St.

Vladimir Street remains operational, with Walnut Avenue providing secondary access as needed.

The division of Phase 1 into 1A and 1B allows for improved separation between construction and operational zones, especially across the Big Dalton Wash. Temporary circulation routes, barriers, and signage will be implemented to ensure safety for staff and construction personnel.

Special consideration is given to adjacent residential areas to minimize noise, traffic impacts, and visual disruption.

Phasing Plan Report
Glendora Corporate Yard Improvements

Page 9 of 13 ends

SECTION 7. DISCIPLINE COORDINATION

7.1 Civil Engineering
Civil engineering design is central to the phased implementation strategy, particularly with respect to grading, drainage, and utility infrastructure. The project requires careful coordination of domestic water, fire water, sanitary sewer, storm drain systems across both phases.

Civil systems are phased to align with the 1A/1B split, with utilities installed and extended toward the transition zone for later connection. Final system integration occurs in Phase 2, including full replacement of select existing lines.

Stormwater management is designed to accommodate site constraints and coordinate with Big Dalton Wash, ensuring proper drainage and water quality treatment throughout all phases of construction.

7.2 Landscape Architecture
Landscape improvements are phased to align with construction activities and minimize rework. Phase 1A/1B includes installation of irrigation equipment at the existing Point of Connection (POC) and providing a stub-out for the mainline expansion at the transition area for Phase 2. Tree protection zone fencing for the mature existing Coast Live Oak northwest of proposed Building 1, will be installed during Phase 1B prior to demolition. Initial irrigation and planting installation in Phase 1B will be limited to areas adjacent to the Office Building where construction is complete and stable, and to satisfy City parking lot tree requirements.

Final landscape and irrigation improvements, including perimeter planting, screening and buffering of adjacent residential properties, and bioswale planting and irrigation, will be completed in Phase 2 following major construction activities. Coordination with grading, irrigation, and utility systems is critical to ensure successful installation and long-term performance.

7.3 Electrical Engineering
Electrical infrastructure will be installed in phases to maintain continuous power service to existing operations while introducing new systems. Phase 1B includes installation of electrical service to Building 1 and associated site lighting, along with provisions for future expansion.

The emergency backup generator will be integrated into the overall electrical system, with final connections completed in Phase 2. Electrical routing, lighting, and equipment connections will be coordinated with the transition zone to allow staged implementation and minimize service interruptions.]
Phasing Plan Report
Glendora Corporate Yard Improvements

Page 10 of 13 ends

Due to the proximity of the existing residential neighborhood located directly behind the proposed equipment yard relocation area, we do not recommend relocating the equipment to the southeast corner.

If this area is converted into an electrical yard housing the generator, additional mitigation measures would be required. The generator would need to be installed within a soundproof enclosure designed to limit noise levels to no more than 50 dBA at the property line during nighttime hours.

Additionally, because the generator would be located within 100 feet of a residential neighborhood, it would require a Diesel Particulate Filter (DPF) system. These requirements would increase the overall equipment footprint, add complexity to the installation, and significantly increase costs. The anticipated cost of the generator package could potentially double due to these added requirements.

Based on these considerations, we recommend keeping the existing electrical transformer and generator in their current location on the west side of the proposed Vehicle Washing Station.

7.4 Plumbing Engineering
Plumbing design includes sanitary sewer, domestic water, and gas systems coordinated across the phased construction. Phase 1A/1B includes initial connections to existing systems and installation of new lines serving Building 1, including sewer realignment to the municipal system.

Phase 2 completes the plumbing infrastructure for Buildings 2, 3, and 4, including new gas and water distribution systems and removal or abandonment of obsolete lines. Plumbing systems between Buildings 2, 3, and 4 are coordinated to be installed as part of the Phase 2 scope.

SECTION 8. ROM CONSTRUCTION COST ESTIMATES

8.1 Rough Order of Magnitude (ROM) Construction Cost Estimate A Rough Order of Magnitude (ROM) construction cost estimate has been prepared to evaluate the anticipated construction costs associated with implementation of the proposed phased development approach for the Project. The estimate reflects the currently defined project scope, conceptual phasing strategy, and anticipated sequencing requirements necessary to maintain continuous City operations throughout construction. The estimates are intended for planning and budgeting purposes only and will require refinement as design progresses.

Phasing Plan Report
Glendora Corporate Yard Improvements

Page 11 of 13 ends

Based on the current phasing plan, the estimated construction costs are as follows:

Phase Description Approximate Construction Cost
Phase 1 Phase 1A and Phase 1B, including Building 1 (Office Building), initial site improvements, utility
infrastructure, material storage bins, stormwater
facilities, transition zone improvements, and
associated paving and circulation improvements.
$6,500,000
Phase 2 Demolition of remaining existing facilities, construction of Buildings 2, 3, and 4, completion of site
infrastructure, landscaping, vehicle wash station,
emergency generator, utility integration, and final site improvements
$7,100,000
Total Total Phased Construction Cost $13,600,000
The above values represent anticipated direct construction costs only and exclude soft costs, including but not limited to design fees, construction management, inspections, permitting, environmental review, geotechnical services, testing, agency fees, escalation, financing costs, and owner contingencies.

The Phase 1 estimate reflects the additional infrastructure and temporary improvements required to establish an operational corporate yard during ongoing construction activities. This includes interim utility connections, phased site circulation routes, temporary access provisions, construction staging accommodations, and development of the transition zone necessary to support future Phase 2 work.

The Phase 2 estimate includes the completion of the remaining facilities and site improvements, final utility integration, demolition of obsolete infrastructure, and restoration of areas temporarily utilized during Phase 1 construction.

For comparison purposes, a previous planning-level construction estimate prepared in 2025 assumed the project would be constructed under a single-phase delivery approach. That estimate identified a total projected construction cost of $13,464,328. The current phased estimate of approximately $13,600,000 reflects the additional costs associated with maintaining uninterrupted City operations while construction occurs in multiple stages.

Conclusion
The phased construction cost estimate totals approximately $13.6 million, consisting of $6.5 million for Phase 1 and $7.1 million for Phase 2, exclusive of all soft costs. While the overall construction value remains generally consistent with the 2025 single-phase estimate of $13,464,328, the current estimate Phasing Plan Report
Glendora Corporate Yard Improvements

Page 12 of 13 ends

accounts for the added complexities associated with construction phasing, operational continuity, temporary utility connections, transition-zone improvements, contractor mobilization sequencing, and site logistics. These considerations are necessary to allow the City to maintain critical corporate yard functions throughout construction while minimizing disruption to ongoing municipal operations.

SECTION 9. CONCLUSION
The phased implementation strategy allows the City to maintain uninterrupted corporate yard operations while systematically replacing aging facilities and infrastructure. The ROM construction cost estimate reflects the additional coordination, temporary infrastructure, utility transitions, staging requirements, and logistical considerations necessary to support phased construction. Despite these added requirements, the overall phased construction cost remains generally consistent with previous planning-level estimates while providing a practical approach for maintaining essential City services throughout construction
Phasing Plan Report
Glendora Corporate Yard Improvements

Page 13 of 13 ends

APPENDIX A: PHASING DIAGRAMS
End of Report
U M M U U U U U U W W W W U W W W W W W M W ICV U W U W W W W KEY S W T WW ICV ICV W ST. VLADIMIR STREET BIG DALTON WASH (E) BLDG (W) (W) (W) U U (W)(W) (W) (W) (W) (W) (W) (W) (W) (W)
(W)
(E)
(W) (W) (W)
(W)
(G)
(G)
(G)
U
(E) (E)
(E)
(E)
(C)
(C)
(C)
(C)
(W)
(W)
(W)
(W)
(C)
(C)
(W)
(W)
(W)
(E)
(G) (G)
(G)
(G)
(SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS)
(SS)
(EOH) (EOH) (EOH) (EOH) (EOH) (EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(E) RAILROAD (E) BLDG
(E) BLDG
(E) BLDG
1 PETERS CANYON ROAD, SUITE 130
IRVINE, CA. 92606
TEL: 949-387-8500, FAX: 949-387-0800 IDS IDS GROUP PROJECT: CHECK BY: TITLE: DESIGN: PROJECT #: DATE: SCALE: SKETCH #: REV: 0' 60' 120' SCALE: 1"=60' LEGEND NEW CONCRETE PAVEMENT EXISTING WALL GLENDORA CORPORATE YARD IMPROVEMENTS PHASING DEMOLITION PLAN - - 22X021.02 7/15/2026 AS NOTED 1 OF 2 - (E) VEHICLE WASH (E) FUEL STATION NEW ASPHALT CONCRETE PAVEMENT NEW TRUNCATED DOMES NEW LANDSCAPE AREA EXISTING ASPHALT CONCRETE PAVEMENT EXISTING CONCRETE PAVEMENT (W) EXISTING DOMESTIC WATER LINE (SS) EXISTING SANITARY SEWER LINE (EOH) (EOH) EXISTING OVERHEAD ELECTRICAL LINE PROPERTY LINE EASEMENT LINE (E) TREE, TYPICAL (E) WALL (E) VEHICLE GATE (E) STORAGE CONTAINER, TYPICAL (E) TRASH AREA (E) MATERIAL STORAGE BINS (E) FIRE HYDRANT (E) FIRE HYDRANT (E) FIRE HYDRANT (G) EXISTING GAS LINE (E) EXISTING ELECTRICAL LINE (C) EXISTING COMMUNICATIONS LINE PHASE 1 UTILITY REMOVAL PHASE 2 UTILITY REMOVAL PHASE 2 UTILITY ABANDONMENT PHASE 1A / 1B LIMITS PHASE 2 LIMITS PHASE 1 TO PHASE 2 TRANSITION AREA 1A 1B E E E E GENERATOR E E E E T E E E E E E E E E E E E E E E E U M M U U U U UW W W M W KEY S W T WW ICV ICV W ST. VLADIMIR STREET BIG DALTON WASH (N) BLDG 1 (N) BLDG 2 (N) BLDG 3 (N) BLDG 4 SS SS SS SS 2"W 6"W FW2"W 6"W 10"SD 10"SD SD (W) (W) (W) (W) (W) (W) (W) (W) (W) (W) U
(SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS) (SS)
(SS)
(EOH) (EOH) (EOH) (EOH) (EOH) (EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH)
(EOH) G G G RAILROAD 1 PETERS CANYON ROAD, SUITE 130
IRVINE, CA. 92606
TEL: 949-387-8500, FAX: 949-387-0800 IDS IDS GROUP PROJECT: CHECK BY: TITLE: DESIGN: PROJECT #: DATE: SCALE: SKETCH #: REV: 0' 60' 120' SCALE: 1"=60' LEGEND NEW CONCRETE PAVEMENT EXISTING WALL GLENDORA CORPORATE YARD IMPROVEMENTS PHASING IMPROVEMENT PLAN - - 22X021.02 7/15/2026 AS NOTED 2 OF 2 - (N) MATERIAL STORAGE BINS (N) STORMWATER LOW IMPACT DEVELOPMENT TREATMENT (N) ELECTRICAL PANEL, TRANSFORMER, AND GENERATOR (N) TRASH ENCLOSURE (E) FUEL STATION (N) FIRE WATER DDC FOR BLDG 3 & 4 (N) FIRE WATER DDC FOR BLDG 1 (N) SITE DOMESTIC WATER BACKFLOW PREVENTOR (N) SITE GAS METER (N) STORMWATER LOW IMPACT DEVELOPMENT TREATMENT (N) STORMWATER LOW IMPACT DEVELOPMENT TREATMENT (N) FIRE WATER DDC FOR BLDG 2 NEW ASPHALT CONCRETE PAVEMENT NEW TRUNCATED DOMES NEW LANDSCAPE AREA EXISTING ASPHALT CONCRETE PAVEMENT EXISTING CONCRETE PAVEMENT W NEW DOMESTIC WATER LINE FW NEW FIRE WATER LINE SS NEW SANITARY SEWER LINE SD NEW STORM DRAIN LINE G NEW GAS LINE E NEW ELECTRICAL LINE (W) EXISTING DOMESTIC WATER LINE (SS) EXISTING SANITARY SEWER LINE (EOH) (EOH) EXISTING OVERHEAD ELECTRICAL LINE PROPERTY LINE EASEMENT LINE NEW WALL (N) LIGHT POLE, TYPICAL (E) TREE, TYPICAL (N) TREE, TYPICAL (N) LANDSCAPE, TYPICAL (N) WALL (N) WALL (E) WALL (N) VEHICLE GATE (N) ADA PEDESTRIAN GATE (N) ACCESSIBLE PARKING, TYPICAL (N) PHASE 1 SEWER CONNECTION. TO BE REMOVED IN PHASE 2. SEE SHEET 1 FOR LOCATION ON EXISTING SITE (N) PHASE 1 WATER CONNECTION TO SUPPLY EXISTING SITE. TO BE REMOVED IN PHASE 2. SEE SHEET 1 FOR LOCATION ON EXISTING SITE (E) WATER METER (E) FIRE HYDRANT (N) IRRIGATION METER, BACKFLOW PREVENTOR, MASTER VALVE, AND FILTER (N) IRRIGATION CONTROLLER PHASE 1 UTILITY CONSTRUCTIONPHASE 2 UTILITYCONSTRUCTION PHASE 1A / 1B LIMITS PHASE 2 LIMITSPHASE 1 TO PHASE 2TRANSITION AREA 1A 1B Year Project / Action Category System / Focus Key Significance Source File 1969 New Glendora Public Library - planning
and authorization
Original Construction Planning / Construction Council authorization and pre-construction documents describe a two-story, approximately 28,000-square-foot
library and civic facility.

Library Building Proposal - Specs, Est. Costs, Newspaper Article, State Grant Application (1969)(1).pdf
1970 Ground lease, project financing, design,
and groundbreaking
Original Construction Legal / Planning Ground lease, revenue bond, architectural and construction documents established the project and site; groundbreaking occurred November 20, 1970.

Library Ground Lease and Sublease (1970).pdf; Library GroundBreaking Ceremony (1970).pdf 1971 Carillon and civic amenity systems Original Construction Technology / Civic Amenity Carillon system proposal included controls, amplification equipment, tower speakers, and installation.

Library Pre-Construction Documents - Agreement with A&L and E.

Casler, Revenue Bonds, Guarantees, Carillon (1968-1971).pdf 1972 Library opens; landscaping, public
telephones, AV and dedication
improvements
Original Construction Site / Interior / Technology Completion records include landscaping, public telephone decisions, audiovisual systems, dedication plaque, and
contractor guarantees.

Library Landscaping & Public Telephones (1972).pdf; Library Construction-Related Documents - AV Contract, Revenue Bonds, Preliminary Estimates, Payments to Architect (1969-1972)(1).pdf 1983 Building systems evaluation - plaza deck
and water intrusion
Assessment / Study Building Envelope / Drainage Consultant documented cracking, failed waterproofing, settlement, deteriorated joints, ponding, and leakage into occupied library areas.

Report No. 110383 (1983) Building Systems Evaluation.pdf 1990 Proposition 85 modernization grant
application
Planning / Grant Comprehensive
Modernization
Proposed comprehensive modernization included deck
replacement, seismic work, expansion, remodeling, and
architectural services.

Notices of Intent to Apply for State Grant Funds (1990).pdf 1997 Fire alarm modernization Life Safety Fire / Life Safety Plans show a modern monitored fire alarm system with smoke detection, annunciation, notification, and centralstation connection.

Library Fire Alarm Plans (1997)(1).pdf
1997 Retaining wall and drainage
improvements
Site / Structural Drainage / Site Work addressed site drainage, block walls, sidewalks, and flooding concerns near the library entrance and Children's Room exit.

Retaining Wall Project (1997).pdf
1998 ADA planning, hardware, furnishings,
shelving and drainage initiatives
Accessibility / Interior ADA / Interior Facilities goals included accessible door hardware, restroom retrofit design, automatic door funding,
furnishings, seismic shelving, drainage, carpeting and wallfinish planning.

ADA Library Restroom Retrofit Project (1998).pdf; Retaining Wall Project (1997).pdf
1999 First-floor restroom ADA compliance
renovation
Accessibility ADA / Restrooms Cogley & Son bid and contract renovated public restrooms for ADA compliance; construction records document
completion in September 1999.

Library ADA Compliance Project - Contract with Cogley & Son General Contractor, and Plans (2000)(1).pdf
2000 Waterproofing and crack injection repairs Building Envelope Waterproofing Repair program addressed leaking cracks in the library ceiling and roof using waterproofing materials with a threeyear guarantee.

Waterproofing Work and Bid Specs (1991-2001).pdf
2001 Targeted leak, wall, window tower, drain
and concrete repairs
Building Envelope Waterproofing / Concrete Repairs addressed east wall leakage, plaza-fill cracking, window tower sealants, urethane injection, box drain
leakage, drain holes, and an air-register leak.

Waterproofing Work and Bid Specs (1991-2001).pdf
2003 Library structural retrofit - columns and
north retaining walls
Structural Structural / Seismic Structural reinforcement was required before the plaza resurfacing project; contract awarded to D & M
Construction.

Library Retrofit Plan No. 841 - Bid, Structural Calculations, and Plans (2003).pdf
2004 Library plaza demolition, waterproofing
and resurfacing
Building Envelope / Site Plaza / Waterproofing /
Drainage
Project removed topping and site-cast slabs, waterproofed the structural slab, installed insulation, concrete topping, drains, electrical work, and new finishes.

Plaza Demo and Resurfacing Project Plan No. 852 - RFP, Bids, and Related Info (2004).pdf
2008 Children's Room expansion Program Expansion Interior / Program Space Expansion improved children's services and program space. Amount should be confirmed against the final award and closeout documents before external publication.

Children's Room Expansion project records (uploaded set) 2014 Second-floor restroom ADA renovation -
CDBG funding
Accessibility ADA / Restrooms Renovated two second-floor restrooms for wheelchair access and reduced reliance on the elevator for accessible restroom access.

Second Floor Restroom ADA Renovation Plan No. 1167 - CDBG Funding Agreement, Bid Specs, and Plans (2014-2015).pdf 2017 Public restroom renovation, Plan No.
1233
Accessibility ADA / Restrooms Renovation included ADA upgrades to men's and women's public restrooms, fixtures, partitions, plumbing, finishes, and a 45-working-day construction schedule.

Library Public Restroom Renovation Plan No. 1233 - Bid Specs and Plans (2016).pdf
2017 Roof repairs - Library, Police Department,
and City Hall
Building Envelope Roof Combined roof-repair bid package covered the Library, Police Department, and City Hall; the library-specific share is not separately stated in the reviewed records.

Plan No. 1241 (2017) Roof Repairs - LIB, GPD, CH.pdf

GLENDORA PUBLIC LIBRARY CAPITAL IMPROVEMENT TIMELINE
2017 Server room improvements, Plan No.
1231
Technology IT / HVAC / Security Work secured the IT server room, closed openings, installed walls and a protective hard-lid ceiling, and
upgraded HVAC and lighting.

Server Room Improvements Plan No. 1231 (2017).pdf
2018 Clean-agent fire suppression system for
server room
Life Safety / Technology Fire Suppression / IT NOVEC-1230 clean-agent system protected the server room and technology infrastructure without water-based
suppression.

B18-1151 Fire Suppression System - Server Room (2018).pdf 2026 Comprehensive facility assessment and
modernization planning
Assessment / Study Comprehensive
Modernization
Current work evaluates the cumulative condition of the
facility and long-term modernization options.

Current Library and Public Works workshop records
City of Glendora — Corporation Yard History
1 City Corporate Yard — Chronology of Actions
Compiled from City Council and Planning Commission agenda packets and meeting minutes, 1960–1989 (retained in the project archive).

Date Meeting Action
Jun 8, 1960 City Council City Manager listed "relocation and construction of a new City Corporation Yard" (est. $27,500) among priority projects for the 1960-61 budget year.

Council voted to make the relocation/construction a priority project, then designated it Priority No. 2 (behind a fireservice study, Priority No. 1).

Jul 7, 1961 City Council
(adjourned mtg)
City Manager discussed the San Jose Reservoir site and the need for a new Corporation Yard.

Mayor Day stated the Council consensus: if a Flood Control easement could be obtained, relocating the yard there would be agreeable to the Council.

Jan 28, 1963 City Council City Manager produced a map showing planned improvements to the existing yard at Sierra Madre and Loraine Avenues.

Council voted (Speck/Detwiler) to instruct the Engineering Dept. to prepare a more detailed study and drawings for later presentation. Councilman Finkbiner voted yes but asked to keep investigating a more centrally located yard.

A separate year-end project status report presented the same night listed the "Corporation Yards" line item under the Sand Slurry program as: "No action has been taken."
May 7, 1963 City Council Assistant City Engineer presented a study on building the yard on property adjacent to the Santa Fe Railroad, as an alternative to the San Jose Reservoir site — estimated at $105,000 in two phases.

Council instructed the City Engineer to negotiate purchase of a small triangular parcel from Wilke Lumber Co. (up to $300), and to request a title search on an adjoining 1.7' strip.

Nearby residents protested the plan, preferring the site be made into a park.

Jul 23, 1963 Planning
Commission
(Public Hearing)
Hearing on the yard's location, with extensive public testimony both for and against.

PC voted (Dunham/Cleveland) to recommend the yard be sited adjacent to the Santa Fe tracks, with conditions:
primary access via the railroad right-of-way, design by a licensed architect, screening/landscaping, and masonry walls where needed.

Aug 6, 1963 City Council
(Public Hearing)
Council held its own hearing (Conditional Use Permit) on the same site, with continued public protest.

Voted 4–1 (Finkbiner/Crumpler; Detwiler dissenting) to follow the Planning Commission's recommendation and approve the site per the Exhibit #1 plans.

Feb 18, 1964 City Council Architect John Bartlett presented plans and cost estimates for Phase 1 and Phase 2 of the Corporation Yard.

City of Glendora — Corporation Yard History
2 Date Meeting Action
Council voted 4–1 (Crumpler/Speck; Detwiler dissenting) to extend the architect's agreement through Phase 2 and to call for construction bids on both phases (~April 21, 1964).

Jun 16, 1964 City Council Six construction bids for the Corporation Yard were opened, ranging from $117,224 to $138,992.

Council voted (Speck/McGill) to refer the bids to the City Engineer for tabulation and report (no award made at this meeting).

Apr 6, 1965 City Council Property owners (Rush, Krause, Gates) claimed city crews destroyed their property corner stakes while grading/oiling the Santa Fe right-of-way — identified as the access easement for the new Corporation Yard.

Council denied the claims and referred them to the City's insurance carrier.

Jan 18, 1966 City Council City Engineer reported that the owner of a 0.06-acre parcel immediately west of the yard offered to sell it to the City for $375.

Council voted (Speck/Crumpler) to authorize the purchase and had the Mayor and City Clerk sign the escrow papers.

Feb 23, 1971 Planning
Commission
Tangential mention only: a staff report on Tract 29772 identified the adjoining land use to the east as the “Division of Highways' Maintenance Yard” — a state (Caltrans) facility, not the City's own Corporation Yard.

No action regarding the City's Corporation Yard was taken at this meeting.

Jun 8, 1982 City Council / CRA Council voted (Martyns/Prestesater) to select the architectural firm Grillias/Pirc/Rosier/Alves and authorize a contract, not to exceed $18,500, to design a new “Corporation Yard Complex.” Nov 8, 1988 City Council / CRA Council approved an amendment to the 1987 agreement with CHCG Architects for the Corporation Yard expansion, raising the fixed fee from $117,000 to $209,000.

The scope grew from a 22,220 sq. ft. building program to 32,070 sq. ft., plus 9,000 sq. ft. of covered vehicle storage and 2,800 sq. ft. for a fuel dispensing/fueling structure.

Feb 28, 1989 City Council
(Special Meeting)
Consultant James Nash and architect Manual Carlos (CHCG) presented the Corporation Yard Project design: a sixfoot masonry perimeter wall, relocated fuel tanks, and a repositioned street-sweeper garage intended to reduce noise for neighboring residents.

Estimated project cost: $3.2 million. Schematic design expected mid-March; construction documents by midsummer; construction to be phased over roughly one year.

Council voted (Martyns/Glenn) to receive and file the report.

Note: The February 23, 1971 Planning Commission entry references a state Division of Highways maintenance yard adjacent to an unrelated subdivision application, not the City's own Corporation Yard, and is included here only because it appears in the source file set.

WORKSHOP 2: LIBRARY & PUBLIC WORKS YARD
July 21, 2026

RECOMMENDATION
What Staff Is RecommendingThat the City Council:
1 Receive and file the updated reports on the Glendora Public Library and the City Corporate Yard.2 Provide direction to staff on prioritization and funding strategies for these two critical facility projects.

Scope of tonight's discussion: This workshop does not award a construction contract or appropriate full project funding. It provides the full context of the City's two largest outstanding facility needs, clarifies the magnitude, and prepares for Workshop 3, where funding strategies will be discussed based on tonight's direction.

CityofGlendora.gov 2

A MULTI-YEAR DISCUSSION, BROKEN INTO THREE FOCUSED MEETINGS A Three-Workshop Series
01 Workshop 01 • June 16 — COMPLETE
Foundation & Funding
City Council directed approximately $11.88M in one-time funds to streets and current facility needs. The first $3M was appropriated July 14, 2026 to initiate the approved street work.

YOU ARE HERE
02 Workshop 02 • July 21
Library & Public Works Yard
Tonight: the City's two most significant facility needs – condition, history, cost estimates, phasing options, and service-continuity considerations. 03 Workshop 03 • Sept 15
Funding Options & Next Steps
Grants, land sales, debt issuance, and other strategies to pay for the work, shaped by the direction provided tonight.

CityofGlendora.gov 3
WORKSHOP 1 RECAP — HOW THE CITY EARNED THIS CONVERSATION A Turnaround Two Decades in the Making
$3.5–$4M
structural deficit eliminated
through modernization,
Measures E & Z, and pension
restructuring
AAA
bond rating earned — the
highest available
$2M+/yr
in efficiency savings
deliberately reinvested into
maintenance
$11.88M
in one-time funds directed to
streets and facilities —
without a new tax
Fiscal discipline created the capacity. Workshop 1 put it to work.In 2002, the Los Angeles Times warned that Glendora's infrastructure was crumbling and the City could not afford repairs. It took organizational modernization, voter-approved measures, and years of disciplined budgeting to change that. On June 16, 2026 the City Council directed nearly $12 million toward streets and current facility needs – the first meaningful strike against decades of underinvestment. The first $3 million was appropriated on July 14, 2026 to begin the approved street work. Tonight addresses the two projects that were intentionally set aside from that discussion because they are too large for it: the Library and the Corporate Yard.

CityofGlendora.gov 4
WORKSHOP 2 ANSWERS TWO QUESTIONS
Two Facilities — One Decision Framework
1 What is the true condition – and cost – of the Library and the Corporate Yard?Decades of assessments, updated reports (2026), and current cost estimates – from a $3.2M structural repair to a $42.5M new library, and a $13.6M phased Corporate Yard. 2 What direction will shape the funding strategy for Workshop 3?City Council identifies which Library scenario to evaluate further – repair, modernization, expansion, replacement, or EOC-ready – and confirms the Corporate Yard phasing approach.

CityofGlendora.gov 5

EXECUTIVE SUMMARY
Two Essential Facilities, One Common Thread
Glendora Public Library — 1972One of the City's most visible and heavily used public facilities, and its designated Emergency Operations Center. Water intrusion and structural concerns date to the year the building opened.

City Corporate Yard — c. 1965The operational hub for Public Works: fleet, streets, facilities, materials, and emergency response support —with Parks, Trees, and Landscape operations planned to consolidate here.

The common thread: Both facilities are essential to City operations, both are far beyond the scope of routine maintenance budgets, and neither has a dedicated funding source. Per City Council direction (April 28, 2026), both were intentionally excluded from the Workshop 1 one-time funds allocation.

CityofGlendora.gov 6
FY 2025–2027 STRATEGIC PLAN — GOAL 3: NEW + REVITALIZED FACILITIES This Moment Didn't Happen by Accident
We studied the problemThe City Council directed a Citywide facility condition analysis, in-depth Library structural evaluations (2021–2026): a Corporate Yard site analysis, and community surveys — replacing assumptions with engineering and data.This is in addition to the studies, evaluations, work, and improvements previously completed.

We planned deliberatelyThe Strategic Plan made new and revitalized facilities a formal City goal. The City Council adopted the Civic Center vision as a public starting point, approved the three-workshop framework, and set the one-time funding range.

We chased every dollar1990 California Library Construction and Renovation Bond Act; 2023 Building Forward application, a $10M State budget request.Nearly $50M invested in capital projects since 2020.Standing City Council direction (January 2026): pursue all state and federal grant funding.

The through-line: these workshops are the strategy – a structured, public process to confront facility needs that have been documented for decades, with the community in the room. Tonight is the second of three deliberate steps.

CityofGlendora.gov 7

SECTION ONE
The Glendora Public Library
A 27,000-square-foot community anchor and a 50-year story of water, concrete, and hard funding choices.

PHOTO
ONE LARGE PHOTO — full-bleed hero image of the Library
(dramatic exterior with Bidwell Plaza, or the iconic sculpted tree view)

THE GLENDORA PUBLIC LIBRARY
Completed 1972 – one of the City's most visible and heavily used public facilities, and its Emergency Operations Center. 9 THE GLENDORA PUBLIC LIBRARY
The Building Today
PHOTO
Main library floor — public reading area beneath the plaza CityofGlendora.gov 10
COMPLETED 1972 AS PART OF THE CIVIC CENTER COMPLEX
The Library at a Glance
1972
two-story reinforced
concrete & masonry
27,000
square feet of
building area
EOC
serves as the City's
Emergency Operations
Center
$2.95M
current annual
operating budget
The plaza is the roofThe Bidwell Plaza sits directly above the occupied Library space and serves as part of its roof structure. The condition of the Plaza – and its drainage system – is directly tied to the water intrusion and structural concerns inside the Library below. Water intrusion was first documented shortly after the building opened, and the issues have been studied and repaired repeatedly for five decades without a comprehensive permanent solution.

CityofGlendora.gov 11

THIS IS NOT A RECENTLY DISCOVERED ISSUE
Fifty Years of Study & Repair
1983
Slab &
Waterproofing Study
Plaza deck cracking and water intrusion; recommended removal and replacement of slab and waterproofing. 1988
Structural
Soundness Review
Identified concrete girder cracking and structural load concerns (the same core finding confirmed in 2023). 1990
Prop 85 Grant Effort
Grant application for repairs, renovation, and expansion; grant program has since expired. 2003–04
Voluntary Upgrade
Reinforced portions of the building and resurfaced the plaza; water intrusion and cracking later continued. 2021
Preliminary
Assessment
Shade-structure study revealed visible cracking and water intrusion –prompting deeper evaluation. 2022
CDA Condition
Assessment
Confirmed cracking exceeding allowable standards (0.016"; some over 0.06") and water intrusion. 2023
MHP Phase 1 + 2
In-depth structural analysis ($2.87M repair estimate) plus visioning: seven workshops, 50,000 sq. ft. target. 2023
State Grant
Application
$8M Building Forward request; competitive but not selected – criteria prioritized disadvantaged communities. 2023–24
Bureau Veritas FCA
$6.96M in building systems and component costs identified over 20 years (3% annual inflation). 2026
MHP Update
Structural strengthening and waterproofing remain needed. Updated cost estimate: $3.2M.

CityofGlendora.gov 12

THE GLENDORA PUBLIC LIBRARY
2004 Renovations
CityofGlendora.gov 13
Rear Wall Reinforcement Column Reinforcement

THE GLENDORA PUBLIC LIBRARY
2004 Plaza Resurfacing
CityofGlendora.gov 14
DOCUMENTED CONDITIONS 2021 TO 2026
2022 CDA Condition Assessment
PHOTO
Water intrusion & staining on the main library floor
(interior ceiling/wall staining photos)
PHOTO
Bidwell Plaza deck surface conditions
(deteriorated waterproofing membrane areas)
PHOTO
2003–04 repair areas — epoxy-repaired cracks now leaking (before/after or current condition)
CityofGlendora.gov 15
DOCUMENTED CONDITIONS 2021 TO 2026
2022 CDA Condition Assessment
CityofGlendora.gov 16

DOCUMENTED

CONDITIONS
2021 TO 2026
2022 CDA
Condition
Assessment
Annotation from
visual survey in
March 2022 (not
comprehensive)
PHOTO
Water intrusion & staining on the main library floor
(interior ceiling/wall staining photos)
PHOTO
2003–04 repair areas — epoxy-repaired cracks now leaking (before/after or current condition)
CityofGlendora.gov 13
MHP STRUCTURAL EVALUATION — UPDATED JULY 2026
The 2026 MHP Update
Site ConditionsCracking of main beams and girders appears stable – does not present an immediate concern under current loading. Waterintrusion areas should be addressed nearterm to prevent further concrete damage.

Seismic AnalysisThe main structural system generally meets essential-facility standards. The exception: the Bidwell Forum – needing wall anchorage, fiber-reinforced wrapping around supporting beams, and new shear walls.

Foundation ImprovementsFour central pier foundations must be enlarged (one foot of concrete around the full perimeter) to support a 100-psf live load at essential-facility standards.

Non-Structural / EOCIf the Library is to remain the Emergency Operations Center, mechanical, electrical, plumbing, IT, and ceiling systems require further review and anchorage (not in the current repair scope). $3.2M
Updated construction cost for
structural strengthening and
Bidwell Plaza waterproofing
(Sept 2027 start).

Excludes soft costs, broader
modernization, comprehensive
waterproofing, interior
improvements, and EOCrelated non-structural work.

CityofGlendora.gov 18

DOCUMENTED CONDITIONS
2021 TO 2026
2023 and 2026
MHP Assessments
PHOTO
Water intrusion & staining on the main library floor
(interior ceiling/wall staining photos)
PHOTO
2003–04 repair areas — epoxy-repaired cracks now leaking (before/after or current condition)
CityofGlendora.gov 13
2023 and 2026
MHP Assessments
PHOTO
Water intrusion & staining on the main library floor
(interior ceiling/wall staining photos)
PHOTO
2003–04 repair areas — epoxy-repaired cracks now leaking (before/after or current condition)
CityofGlendora.gov 13

DOCUMENTED CONDITIONS
2021 TO 2026
P2S MEP ASSESSMENT (2023) + BUREAU VERITAS FCA
Beyond Structure: The Rest of the Building (2023)
MechanicalBoth original air handlers are ~53 years old – well past their 15-year useful life –with major leaks and rusted casings. The chiller plant runs at maximum capacity with zero room for expansion. Ductwork is embedded in structural beams.

ElectricalThe 1,600-amp main switchboard and panels are 1970 originals – obsolete, with uncertain replacement parts and no spare circuit capacity. Two interior transformers lack code-required overcurrent protection.

PlumbingThe 2-inch water service is inadequate for any addition (minimum 4 inches needed). Water pressure exceeds the 80-psi code maximum, and the sanitary drainage line is already at capacity.

PHOTO
1970 main electrical switchboard
$6.96M (2026) in building systems and component improvement costs identified by the Bureau Veritas FCA over the next 20 years (mechanical, electrical, plumbing, fire, flooring, roofing, windows — assuming 3% annual inflation).

CityofGlendora.gov 22
FROM REPAIR TO REPLACEMENT — THE FULL RANGE
The Menu of Library Options
Option Description Estimate (2023)
$2.9M (recommended project budget: $4.0M) 1 Structural strengthening and repairs 1a Option 1 plus plaza hardscape and green roof $3.2M
2 “The Deck” expansion concept $20.6M
3 “The Paseo” expansion concept $23.0M
4 New building (50,000 sf vision) $42.7M
Context: Estimates prepared in 2023 as part of the Visioning (MHP/Pfeiffer) $2.9M baseline addresses structural repair only and leaves identified MEP deficiencies substantially unaddressed. A new standalone Library is estimated at $39M to upward of $72M.

Hard construction estimates by Cumming; excludes soft costs (design, plan check, permits, inspection).

CityofGlendora.gov 23
“The Deck” expansion “The Paseo” expansion
MHP / PFEIFFER VISIONING — 2023
Two Visions for an Expanded Library
PHOTO
PHOTO OPTION A — “The Deck” concept rendering
(Pfeiffer visioning graphic)
PHOTO
PHOTO OPTION B — “The Paseo” concept rendering
(Pfeiffer visioning graphic)
OPTION 1 — “THE DECK” • $20.6M OPTION 2 — “THE PASEO” • $23.0M CityofGlendora.gov 24
Visioning was non-architectural in nature, only massing and general use of space(s)

IF THE LIBRARY MUST CLOSE FOR AN EXTENDED PERIOD
Keeping Library Services Running
Option 1Rental facility of at least 7,000 sf
$3.15M
estimated Year One cost – approx. $900k in
one-time funding
Highest service continuity — study space, programming, staff functions all continue.

Option 2One portable location (2,160 sf) + two outreach vehicles $3.41M
estimated Year One cost – approx. $1M in onetime funding Core services continue; no study, programming, or staff space on site.

Option 3Two temporary locations (4,320 sf) + one outreach vehicle $3.78M
estimated Year One cost – approx. $1.3 million
in one-time funding
Adds limited study space back; still no programming or staff space.

For scale: the Library's entire annual operating budget is approximately $2.95M. All options assume a two-month relocation, current staffing levels, mobile-service purchases in year one, and long-term storage of collection unavailable to the public.

CityofGlendora.gov 25
HOW THE LIBRARY WAS PAID FOR — AND WHY IT CAN'T HAPPEN AGAIN A Financing Model Frozen in Time
Then — 1970● A 1955 library bond failed 68% to 32%; state and federal grants were denied.
● The City formed a JPA with the school district and issued approximately $950K in lease revenue bonds (no voter approval required). ● Fire services transferred to LA County, but the City kept the property tax capacity that had funded them.
● That freed-up tax capacity to make the annual lease
payments.

Now — 2026● Proposition 13 (1978) ended a city's ability to set or retain its own property tax rates.
● Cities can no longer create new repayment capacity by reallocating property taxes after a service transfer.
● Any significant new revenue source now generally requires voter approval (Props 13, 218, 26).
● JPAs and lease revenue bonds remain legal tools – but the revenue behind them must come from somewhere.

CityofGlendora.gov 26

SIX DECADES OF PURSUING OUTSIDE MONEY
Grant Efforts — Past and Present
Late 1960sState & federal construction grants sought to reduce local financing for the new library. Applications were denied, forcing the JPA lease-revenue approach. 1990 – Proposition 85Approximately $650K sought for structural repairs, renovation, and modest expansion under the state library bond act. The program has long since expired; no comparable program exists today. 2023 – Building Forward Grant$8M request for waterproofing, electrical, HVAC, plumbing, and structural repairs. Technically competitive but was not selected; the program prioritized disadvantaged communities.

NOW — FY 2026/27 State Budget RequestStaff is working with Senator Pérez to secure an allocation as part of Fiscal Year 2026/27 State budget; initial figure identified is $10 million, based on the scope of the previously submitted Building Forward grant (critical maintenance including mechanical, electrical, plumbing, structural, and weatherproofing repairs). Pending City Council direction tonight, staff will meet again with the Senator's office and submit a formal funding request. Pursuing this appropriation does not preclude future competitive state, county, or federal opportunities.

CityofGlendora.gov 27

SECTION TWO
The Corporate Yard
Built around 1965 — the operational engine behind every street, park, tree, and City facility.

THE CITY CORPORATE YARD Built c. 1965 — the operational hub behind every street, park, tree, facility, and emergency response in Glendora. 29 1250 ST. VLADIMIR STREET — 2.8 ACRES
The Yard Today
CityofGlendora.gov 30

FACILITIES DIVISION

STREETS DIVISION FLEET DIVISION
1250 ST. VLADIMIR STREET — 2.8 ACRES
The Yard Today
CityofGlendora.gov 31

THE OPERATIONAL HUB OF PUBLIC WORKS
The Corporate Yard at a Glance
c. 1965
original construction — six
decades of service

2.8 acres at
1250 St. Vladimir Street
8,270
square feet of existing
building area
$2.12M
in deferred maintenance
identified by Bureau Veritas
What runs through this siteFleet Services, Streets, Facilities Maintenance, materials and equipment storage, vehicle operations, and emergency response support, with Parks, Landscape Maintenance, and Urban Forestry planned to consolidate here. A centralized yard improves coordination, reduces travel time, shares equipment, and strengthens emergency response.

PHOTO
Site plan or aerial with building labels
(existing 4-building layout)
CityofGlendora.gov 32

THE IDS GROUP SITE ANALYSIS
Why Repair Isn't the Answer
The condition problem● $2.12M in deferred maintenance: deteriorated roofing, exterior deficiencies, pavement failures.
● Aging electrical, sewer, and stormwater infrastructure requiring substantial upgrades.
● But fixing all of it still would not fix the yard.

The obsolescence problem● Buildings are functionally obsolete; the site layout is inefficient.
● Inadequate office, training, storage, staging, and employee support space.
● IDS conclusion: demolition and reconstruction is more costeffective and operationally efficient than renovation.

CityofGlendora.gov 33
IDS GROUP DESIGN — FROM 8,270 SF TO 18,310 SF
The Proposed New Corporate Yard
Proposed
SF
Existing
SF Building Proposed Use
1,203 7,500
Facilities, Streets, Parks, Trees & Landscape offices; future traffic control center / EOC potential (1) Office
4,346 5,510 Fleet office, maintenance garage, repair space, car wash station (2) Garage / Fleet Paint/sign shop and tire storage 1,200 1,800 (3) Sign & Tire Storage 1,521 3,500 Workshop space for wood and metal work (4) Facility Shops Total 8,270 18,310
$12.6M
2024 preliminary construction estimate
$13.6M
2026 estimate with phased construction
Design status: City Council approved the IDS design agreement on Nov. 12, 2024; work has advanced through design and construction documentation.

CityofGlendora.gov 34

SIX DECADES APART
The Yard Today — and the Yard Tomorrow
PHOTO
PHOTO A — existing Corporate Yard buildings
(functionally obsolete structures, aging conditions)
TODAY — BUILT c. 1965 TOMORROW — 18,310 SF MODERN CAMPUS CityofGlendora.gov 35

BUILDING IT WITHOUT STOPPING OPERATIONS
The Phasing Strategy
Phase 1ANorthwest of the Big Dalton Wash: selective demolition, new storm drain infrastructure, LID facilities, material storage bins, grading, and paving.Phase 1BSoutheast of the Wash: the new Administration Office (Building 1), employee parking, primary circulation, and major utility infrastructure.Transition ZoneShared utility connections and infrastructure to keep operations running continuously between Phase 1 and Phase 2.Phase 2Demolish remaining buildings; construct Fleet Maintenance, Sign & Tire Storage, and Maintenance Shops, plus all remaining site improvements. Why phasing costs more: temporary operations, mobilization, sequencing, utility transitions, and escalation add ~$1M to the project.

CityofGlendora.gov 36

SECTION THREE
The Decision Before You
Two essential facilities, no dedicated funding source. Tonight's direction shapes the Workshop 3 funding conversation.

DIFFERENT FROM ROUTINE FACILITY MAINTENANCE
Why These Projects Need Their Own Strategy
Too big to absorbNeither project fits in annual maintenance budgets. The Library's near-term structural work alone is approximately $3.2M (construction only) – and that isn't modernization. The Corporate Yard is $13.6M and may grow with escalation and market conditions.

More than repairsThe Library requires a decision about its long-term role – including whether it remains the Emergency Operations Center. The Corporate Yard is a decision about how Public Works operates for the next several decades.

Citywide significanceThe Library is a major community asset and gathering space; the Yard underpins daily operations and emergency response. Deferring either means higher future costs, continued inefficiency, and growing facility risk.

CityofGlendora.gov 38
TRUE NORTH BOND FEASIBILITY SURVEY — 600 LIKELY VOTERS (MAY 2024) The Funding Reality
45%
support for a Library-only
bond measure
53%
support for a Citywide
facilities bond

66.7%
voter approval required to
pass a G.O. bond
$0
dedicated funding source
exists for either project
Every option stays on the table● State & federal grants and state budget appropriations (including the approximately $10M request with Senator Pérez)● Available one-time funds, if directed by City Council, and proceeds from potential land sales● Capital project debt financing and re-prioritization within the Capital Improvement Plan● Phasing improvements over several years, future revenue measures if directed, or a combination of sources CityofGlendora.gov 39

THE DIRECTION STAFF IS SEEKING TONIGHT
Setting Up Workshop 3
For the LibraryWhich scenario should staff evaluate further?● Repair only ($4.5+M recommended budget)● Broader modernization (MEP + structural)● Expansion (“The Deck” / “The Paseo”)● Replacement (“Civic Center Vision” – new building)● EOC-ready facility (adds non-structural scope) For the Corporate Yard● Confirm the phased construction approach ($13.6M)● Direct staff to continue refining phasing and updated construction cost estimates
● Weigh the trade-off: phasing preserves operations and spreads cost over years — but adds expense through mobilization, sequencing, and escalation Workshop 3 – September 15: Funding strategies, prioritization, phasing, and potential future City Council actions, built on tonight's direction.

CityofGlendora.gov 40

FOR THE RECORD
Fiscal Impact & Environmental Determination
Fiscal ImpactThere is no fiscal impact associated with receiving and filing this report. Any future appropriation, funding plan, design modification, construction award, or financing action will be brought back to the City Council for consideration.Environmental DeterminationReceiving and filing this update is not a “project” under the California Environmental Quality Act (CEQA) because it does not approve construction, authorize physical improvements, or commit the City to a specific project. Future project approvals for the Library or Corporate Yard will include appropriate environmental review.

Next steps: following tonight's direction, staff will refine scenarios and cost estimates, advance the state budget request, and return for Workshop 3 with funding strategies and a recommended roadmap.

CityofGlendora.gov 41

BEFORE THE DISCUSSION
The Record is Clear. The Need Remains.

The Need Has Been Carefully EvaluatedDecades of assessments, decades of improvements, updated 2026 engineering, seven public visioning workshops, community surveys since 2011, and a deliberate three-workshop process. The City has studied the problem thoroughly and the record is clear.Funding Opportunities Have Been PursuedGrants pursued in the 1960s, 1990, and 2023. A $10+M state budget request underway today. Voter-approved Measures E & Z. Efficiency savings reinvested year after year. Nearly $50M in capital projects delivered since 2020 and nearly $12M more directed in Workshop 1. $12M that resulted from operational efficiencies, strong financial management, and the support of the community.Planning For Future GenerationsThe Library's water intrusion was documented the year it opened…54 years ago! Every decade of deferral has raised the price. Investing in these facilities is not about today alone – it is about ensuring they continue to serve the community for future generations. 42 Workshop 2: Library & Public Works Yard
Questions & City Council discussion
CityofGlendora.gov 43

Glendora City CouncilJuly 21, 2026

Glendora City Council
July 21, 2026